land use & develop- ment / districts
Currently, the majority of downtown Palm Springs is used primarily during the daytime. However, there is potential to extend the hours of use and to create a more exciting and lively atmosphere in downtown Palm Springs through the introduction of mixed-use residential developments and the expansion of nighttime commercial/retail uses. People create a sense of vitality through activity and use of the streets and sidewalks. Downtown residents would enliven the area by using downtown areas when others Above: A map of zones in downtown Palm Springs. (For building heights for the various zones have left and by creating a new nighttime see the “Building Height, Orientation, Massing, & Design” section starting on page thirty-six.) market for activities, stores, and restaurants. These zones should be further subdivided into theme based districts to create areas with separate and unique identities within the downtown. Therefore, downtown Palm Springs would benefi t from downtown residents and those new residents would benefi t from the exciting and lively atmosphere of the area.
To achieve the desired mix of vitality and activity, downtown Palm Springs should be comprised of a number of different zones distinguished by land use and height. These zones include: the core (comprised of a high intensity mixed-use center with taller buildings surrounded by a vibrant mixed-use area); two shorter, less intense mixed-use transition zones to the north and south of the core; taller, more intense north and south gateway areas; the Resort/Convention Center District; and the Tennis Club District (see map to the right). Further defi ned theme based districts (areas identifi ed by specialized uses, such as cultural and art uses, restaurant uses, nightlife uses, etc.) within these larger districts are encouraged and should be strengthened where they already exist when possible.
thirty-four Land Use & Development / Districts
• Downtown Core: The downtown core (approximate area bounded by Amado Road and Arenas Road and Museum Drive and Indian Canyon Drive) should be a vibrant, compact, and walkable center of activity in the downtown area. The core should be comprised of a central core area consisting of taller (max. 60 ft; see “Building Height, Orientation, Massing, & Design” section starting on the next page for more detail on allowed building heights in the downtown), high intensity mixed-use (residential/ commerical) buildings surrounded by an equally vibrant, but shorter (max. 30 to 45 ft.) mixed-use (commercial/offi ce/ residential) outer core area. land use & develop- • Transition Zones: The transition zones should serve as less ment / districts intense connector areas between the high intensity downtown core and north and south gateways to help create a varied downtown experience. These areas are ideal for theme based districts (areas with similar or complementary uses such as restaurants, art galleries, etc.) and should consist primarily of shorter, one to two story (max. 30 ft.) commerical/offi ce mixed-use buildings. Slightly taller mixed-use buildings with ground fl oor retail/offi ce and residential lofts above (max. 45 ft.) are permitted on the east side of Palm Canyon Drive.
• Gateways: The north and south entrances to the downtown (along Alejo Road and Ramon Road between Belardo Road and Indian Canyon Drive) should be well defi ned areas that make one’s entrance into the downtown a memorable experience. They should be taller (max. 60 ft.), high intensity mixed-use (residential/ commercial) areas with distinctive landscaping and signage marking the entrance to downtown.
• The Resort/Convention Center District: This district is completely contained within the Section 14 area and its land uses are defi ned by the Section 14 Specifi c Plan. The district’s location adjacent to the downtown core makes it an integral part of the downtown. It should be well connected with the rest of the downtown to ensure the success of the entire downtown area.
• The Tennis Club District: The Tennis Club district is an important historic area in downtown Palm Springs. It contains many architecturally, socially, and culturally important hotels, small resorts, and residences. This district should continue to retain the current land uses, sense of place, and character that currently exists.
• Within all of the downtown zones (especially in the core and transition areas) theme based villages or districts are encouraged. These districts should be lively, walkable areas with similar or complementary uses that create a sense of district identity. These areas should be connected with each other and the central downtown core to create a dynamic and pedestrian friendly downtown. Existing theme based districts should be strengthened and new ones created when possible.
thirty-five building height, orientation, massing, & design
Building height, orientation, and massing all affect the character of a downtown. Currently, the majority of buildings in downtown Palm Springs are low-rise structures facing onto the street. These building types help create the pedestrian friendly village character of downtown. If the correct Above: A map of building heights by zone in downtown Palm Springs. (For more detail on the techniques are used, taller buildings can characteristics of the zones see the “Land Use & Development/Districts” section starting on produce the same effect while allowing page thirty-four.) for increased residential and retail uses in the downtown area. However, care must be taken to protect existing public view corridors along streets, and when possible, to create new ones.
Another defi ning feature of the village atmosphere of downtown Palm Springs is its eclectic architecture. Early homes were constructed primarily in Spanish Colonial and Mediterranean styles. Mid- century and post-World War II buildings and homes were designed by an array of well-known Modern architects. The result is an architecturally rich and varied downtown. New buildings should be sensitive to the historic context and complement the unique mix of architectural styles. In addition, new projects should strive for excellence " in architectural design.
Above: Gateway corners, which have distinguishing buildings set back from the corner, should be used at entrances to the downtown area.
thirty-six Building Height
• Downtown Core: Building height in the central core area should be a maximum of 30 feet on the street front stepping back to 60 feet in height with minor intrusions for architectural features. The surrounding mixed-use areas in the downtown outer core should be a maximum of 30 feet with intrusion areas for architectural features on the west side of Palm Canyon Drive and a maximum of 30 feet for offi ce/retail mixed- use and 45 feet for buildings with ground fl oor offi ce/commercial uses and second story residential lofts with intrusion areas for architectural features on the east side of Palm Canyon Drive. • Transition Zones: Building height in transition areas should be a building height, maximum of 30 feet with intrusion areas for architectural features. On the east side of Palm Canyon Drive mixed-use buildings with residential orientation, massing, lofts are excepted from the 30 foot restriction. They should be a maximum of 45 feet (18 feet on street front stepping back to 45 feet on & design the second fl oor) to accommodate the residential lofts.
• Gateways: Building height in the north and south gateway areas should be a maximum of 30 feet on the street front stepping back to 60 feet in height with minor intrusions for architectural features.
• The Resort/Convention Center District: Allowed building heights can be found in the Section 14 Specifi c Plan.
• The Tennis Club District: Building heights should be consistent with current heights and zoning restrictions.
• Building heights should result in a varied skyline. Taller buildings, if properly designed, will create dramatic view corridors that will add to the vitality of downtown.
• Taller buildings (in excess of three stories) should compensate for their height through the provision of grade level public open space, preservation of views, superior design, and quality construction.
• First and second fl oors of taller buildings should be pedestrian friendly through the use of large display windows, awnings or other shade covers, architectural detailing, etc. They should contain elements at a pedestrian scale and provide pedestrian uses, such as retail, restaurant, and offi ce spaces.
Orientation & Massing
• An east-west orientation of taller buildings will reduce the bulk facing the mountains, which will help create/preserve view corridors in the downtown area. The east-west orientation of taller buildings is recommended when appropriate.
• Building massing should step back above the ground fl oor to maintain and protect public view corridors along streets. (See the bottom of page twenty-four for a graphic representation of a building step back.)
• Buildings should have variable roof lines.
thirty-seven Architecture & Architectural Detailing
• It is important that the rich architectural heritage of Palm Springs be protected. The City urges property owners to preserve, restore, and productively use class I and class II historical buildings whenever practical. An appropriate high level of maintenance is also an important prerequisite to the preservation of historic buildings as well as the ambiance of downtown. (See the historic sites map on page forty-one.) Listings of historical buildings can be found in the Historic Site Preservation Board 30-June-03 List of Class I and Class II Historic Sites and the June 2004 City of Palm Springs Department of Planning and Zoning Citywide Historic Resources Survey.
• New buildings should be sensitive to the architectural styles and detailing of surrounding buildings while adding to the architectural quality and eclectic nature of downtown.
• Detailed architectural treatment should be integrated and consistent on all of a building’s exteriors (360 degree architecture). Provide the same level of detail on rear-facing building facades as on front and side elevations.
Top & Left: Arcades, such as those at Santana Row (above) and La Plaza (left), add character to the streetscape and provide shade for pedestrians. They are recommended in areas of pedestrian oriented retail.
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ORCHID TREE RESORT & SPA PROJECT 284 SOUTH CAHUILLA ROAD PALM SPRINGS, CA 92262
HISTORICAL RESOURCES IMPACTS EVALUATION
Prepared for: Weintraub Real Estate Group P.O. Box 6528, Malibu, CA 90264
Prepared by: Chattel, Inc. | Historic Preservation Consultants 13417 Ventura Boulevard Sherman Oaks, CA 91423
June 6, 2014
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TABLE OF CONTENTS
I. INTRODUCTION AND SUMMARY OF FINDINGS 1
II. QUALIFICATIONS 2
III. REGULATORY SETTING 3
IV. PROPERTY HISTORY AND MAJOR ALTERATIONS 8
V. PROPERTY SIGNIFICANCE 8
VI. PHYSICAL DESCRIPTION 11
VII. DESCRIPTION OF PROPOSED PROJECT 14
VIII. SECRETARY’S STANDARDS CONFORMANCE REVIEW 17
IX. MITIGATION MEASURES 20
X. CONCLUSION 21
XI. BIBLIOGRAPHY 22
ATTACHMENTS
EXHIBIT A: MAPS AND AERIALS EXHIBIT B: HISTORIC PHOTOS, CHURCH EXHIBIT C: ORIGINAL DRAWINGS, CHURCH EXHIBIT D: HISTORIC PHOTOS, INN EXHIBIT E: CURRENT PHOTOS EXHIBIT F: PREVIOUS EVALUATIONS
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ORCHID TREE RESORT & SPA PROJECT JUNE 6, 2014 HISTORICAL RESOURCES IMPACTS EVALUATION
Introduction
This report is an historical resources impacts evaluation of a proposed development, the Orchid Tree Resort & Spa Project (proposed project). Located at 284 S. Cahuilla Road in Palm Springs, California (subject property), the proposed project entails rehabilitation and demolition of existing buildings, and new construction. The subject property includes three previously identified historical resources: the Orchid Tree Inn, a stone arch, and the Palm Springs Community Church. Under the California Environmental Quality Act (CEQA), proposed projects that may impact historical resources must be evaluated. Projects that are found in conformance with the Secretary of the Interior’s Standards for the Treatment of Historic Properties (Secretary’s Standards) are generally considered to have a less than significant historical resources impact or be otherwise exempt under CEQA.
Chattel, Inc. (Chattel) is a historic preservation consulting firm based in Los Angeles, and was retained by the developer of the proposed project, Weintraub Real Estate Group, to consult on design and evaluate conformance of the proposed project with the Secretary’s Standards. To this end, Chattel performed research on the history of the subject property and participated in a design collaboration process with the project architect, Gwynne Pugh Urban Studio, to help guide the proposed project design toward conformance with the Secretary’s Standards. The resulting plans are described in an architectural drawing set dated March 6, 2014 (62 sheets), landscape plans dated May 29, 2014 (2 sheets), and lighting plans dated May 9, 2014 (2 sheets), and a material board (undated, 1 sheet). There are also civil plans prepared by Nolte Vertical Five (2 sheets). These plans, collectively referred to as the proposed project, are evaluated in detail in this report and are not found to be in conformance with the Secretary’s Standards, but also are found to not cause material impairment. Thus, the proposed project has a less than significant historical resources impact under CEQA. Attached to this report are exhibits containing: maps and aerials, historic photographs, current photographs, and prior evaluations of the subject property.
The subject property was visited by firm President, Robert Chattel on April 5, 2014 and May 3, 2014. This report was prepared by Robert Chattel and Senior Associate, Kathryn McGee.
Summary of Findings
This report evaluates whether the Orchid Tree Resort & Spa Project as a whole is in conformance with the Secretary’s Standards. This includes direct impacts of the proposed project on historical resources, including the Orchid Tree Inn, stone arch, and Palm Springs Community Church. It also addresses indirect impacts of adjacent new construction on the historical resources. Substantial improvements will be made to the existing buildings of the Orchid Tree Inn, including a restoration approach to bring eight of the ten bungalows back to more closely resemble their original appearance. The stone arch will be carefully moved within the project site to remain visible to the public as part of the proposed project. In addition, the Palm Springs Community Church, which is in a ruinous state due to damage caused by a recent fire, will receive the necessary repair and reconstruction. The size of the second floor addition to the Church is appropriate when weighed on balance with the careful restoration work planned for the bungalows of the Orchid Tree Inn. Finally, the proposed new construction, which includes a five-story L-shaped building to the north, is appropriately scaled, stepping back and up from the historical resources. New construction for the proposed project in general has a decidedly contemporary architectural style, providing a contrast between old and new in a manner that complements existing architecture.
To ensure plans for the proposed project continue to develop striving for Secretary’s Standards conformance, this report recommends three mitigation measures for continuing design review, periodic construction monitoring, and interpretation.
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Qualifications
Chattel is a full service historic preservation consulting firm with offices in Los Angeles and San Francisco, and statewide practice. The firm represents governmental agencies and private ventures, successfully balancing project goals with a myriad of historic preservation regulations without sacrificing principles on either side. Comprised of professionals meeting the Secretary of the Interior’s Professional Qualifications Standards (36 CFR Part 61, Appendix A) in architectural history and historic architecture, the firm offers professional services including historic resources evaluation and project effects analysis, and consultation on federal, state and local historic preservation statutes and regulations. Chattel is committed to responsible preservation, but recognizes that we live in a real world. Assessing effects on historic resources requires not only professional expertise, but the ability to work effectively toward consensus and compromise. We invite you to explore our website www.chattel.us. This report was prepared by firm President, Robert Chattel and Senior Associate, Kathryn McGee, both of whom meet the Secretary of the Interior’s Professional Qualifications Standards. Brief biographies follow.
Robert Chattel, AIA, President/Historic Architect Both a licensed general contractor and architect in California with more than 30 years’ experience in planning, design and construction, Robert Chattel’s unique qualifications include meeting the Secretary of the Interior’s Professional Qualifications Standards in architectural history and historic architecture. Robert has experience working for non-profit, government, and for-profit entities, including the Los Angeles Conservancy, the Community Redevelopment Agency of the City of Los Angeles and a private real estate developer. He holds a B.A. in Architecture from U.C. Berkeley and a M.S. in Historic Preservation from Columbia University. In 1994, he established Chattel, Inc. With offices in Los Angeles and San Francisco, the firm works on design collaboration, environmental review and preservation policy projects in the western United States. As President, Mr. Chattel specializes in applying the Secretary of the Interior’s Standards for the Treatment of Historic Properties and interpreting federal, state and local historic preservation law and regulations. Mr. Chattel and his firm have received awards from the California Preservation Foundation, Los Angeles Conservancy, American Planning Association and the City of Los Angeles for projects ranging from preservation of the Beverly Hills Waterworks (the subject of his master’s thesis) to stabilization of the Breed Street Shul in east Los Angeles and rehabilitation of the downtown Los Angeles Central Library.
Kathryn McGee, LEED AP + ND, Senior Associate/Historic Preservation Planner Kathryn McGee holds a Master’s of Urban and Regional Planning from the University of California, Irvine and a Bachelor of Arts in Art History from the University of California, Santa Barbara; she also attended the University of Southern California Summer Program in Historic Preservation. Ms. McGee meets the Secretary of the Interior’s Professional Qualifications Standards in architectural history and is a LEED Accredited Professional with specialty in Neighborhood Development. With over five years of experience at Chattel, she performs a variety of work, including review of projects for conformance with the Secretary’s Standards, and preparation of historic resource surveys, historic resource assessments for environmental review, and historic context statements and cultural resources elements for general plan updates. Ms. McGee is consulting on adaptive reuse of the Santa Monica Post Office and recently completed a rehabilitation project putting a charter school in a historic telephone company garage in the Harvard Heights neighborhood of Los Angeles. She is managing implementation of preservation projects at Mission Santa Barbara under a federal Save America’s Treasures Grant. She also consulted on rehabilitation and reuse of the National Register- listed Golden Gate Theater in East Los Angeles. In addition, Ms. McGee has conducted survey work in Hollywood, Rancho Cucamonga, Orange, and several neighborhoods in the City of Los Angeles as part of SurveyLA. She previously worked as a planning and urban design intern at McLarand, Vasquez, Emsiek and Partners in Irvine, and as Program Coordinator for launch of Orange County Business Incubation Network (OCBIN), a regional economic development program and public benefit initiative of UC Irvine.
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Regulatory Setting
Summary The subject property contains three designated City of Palm Springs Historic Sites: the Palm Springs Community Church, designated as a Class 1 Historic Site in 1989, and the Orchid Tree Inn and stone arch, designated as Class 1 and Class 2 Historic Sites in 2010. Both properties are historical resources for purposes of CEQA review. There are no resources on the subject property that are listed in the National Register of Historic Places (National Register) or California Register of Historical Resources (California Register), nor do any other buildings or features appear so eligible.
City of Palm Springs The City of Palm Springs municipal code defines a Historic Site as any real property such as: a building; a structure, including but not limited to archways, tiled areas and similar architectural elements; an archaeological excavation or object that is unique or significant because of its location, design, setting, materials, workmanship or aesthetic effect and:1
1) That is associated with events that have made a meaningful contribution to the nation, state or community; or 2) That is associated with lives of persons who made meaningful contribution to national, state or local history; or 3) That reflects or exemplifies a particular period of the national, state or local history; or 4) That embodies the distinctive characteristics of a type, period or method of construction; or 5) That presents the work of a master builder, designer, artist, or architect whose individual genius influenced his age; or that possesses high artistic value; or 6) That represents a significant and distinguishable entity whose components may lack individual distinction; or 7) That has yielded or may be likely to yield information important to national, state or local history or prehistory.
Historic Districts are defined as: any area of the city of Palm Springs containing a number of structures, natural features or sites having historic, architectural, archaeological, cultural or aesthetic significance and designated as an historic district under the provisions of this chapter.
City Council may designate one or more Historic Sites or Historic Districts by categorizing nominated sites and districts into one of the following classifications and such other categories as may be designated by resolution:2
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 or site still exists as it did during the historical period or is restorable).
Class 2: Site qualified for city designation; may be qualified at the federal, state and/or county level. Archival file will be maintained. Site is eligible for plaquing. (Intended for use when the site is not occupied by a modern structure or use which is different than that of the historical period or if structure is unusable, nonconforming, unrestorable or the like).
Class 3: Structure/site was constructed before 1945, or a year to be determined by the city
1 City of Palm Springs Municipal Code, Ord. 1320 § 1, 1988; Ord. 1140 § 1, 1981. 2 City of Palm Springs Municipal Code, Ord. 1320 § 5, 1988: Ord. 1140 § 1, 1981.
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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 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 structures or sites. Contributing structures/sites shall be subject to Class 1 regulations until such time that they may be reclassified. Noncontributing 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.
Relationship to This Report: The subject property contains two previously designated Historic Sites: the Palm Springs Community Church, designated in 1989, and the Orchid Tree Inn, a Class 1 and Class 2 Historic Site, designated in 2010. There are four components of the designation of Orchid Tree Inn: two Class 1 Historic Sites and two Class 2 Historic Sites. The Class 1 Historic Sites are the Orchid Tree Inn bungalow court (with ten buildings), and the stone archway, located at 262 S. Cahuilla Road. The Class 2 Historic Sites are two buildings that had already been demolished at the time of the designation: the fire-destroyed Craftsman bungalow, located at 262 S. Cahuilla Road and the Premiere Apartments building designed by noted architect Albert Frey, located at 292 S. Belardo Road.
California Register The California Register was established to serve as an authoritative guide to the state’s significant historical and archaeological resources (PRC §5024.1). State law provides that in order for a property to be considered eligible for listing in the California Register, it must be found by the State Historical Resources Commission to be significant under any of the following four criteria; if the resource:
1) is associated with events that have made a significant contribution to the broad patterns of California’s history and cultural heritage; or 2) is associated with the lives of persons important in our past; or 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.
The California Register also includes properties which: have been formally determined eligible for listing in, or are listed in the National Register of Historic Places (National Register); are registered State Historical Landmark Number 770, and all consecutively numbered landmarks above Number 770; points of historical interest, which have been reviewed and recommended to the State Historical Resources Commission for listing; and city and county-designated landmarks or districts (if criteria for designation are determined by OHP to be consistent with California Register criteria). PRC §5024.1 states:
g) A resource identified as significant in an historical resource survey may be listed in the California Register if the survey meets all of the following criteria: 1) The survey has been or will be included in the State Historical Resources Inventory. 2) The survey and the survey documentation were prepared in accordance with [OHP]… procedures and requirements. 3) The resource is evaluated and determined by the office to have a significance rating of category 1-5 on DPR [Department of Parks and Recreation] form 523.
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4) If the survey is five or more years old at the time of its nomination for inclusion in the California Register, the survey is updated to identify historical resources which have become eligible or ineligible due to changed circumstances or further documentation and those which have been demolished or altered in a manner that substantially diminishes the significance of the resource.
Relationship to This Report: The subject property is not listed in the California Register, nor does it appear eligible for listing in the California Register.
California Environmental Quality Act (CEQA) According to CEQA,
an historical resource is a resource listed in, or determined eligible for listing in, the California Register of Historical Resources. Historical resources included in a local register of historical resources..., 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 (California Public Resources Code, PRC §21084.1).
If the proposed project were expected to cause substantial adverse change in an historical resource, environmental clearance for the project would require mitigation measures to reduce impacts. “Substantial adverse change in the significance of an historical resource means the physical demolition, destruction, relocation, or alteration of the resource or its immediate surroundings such that the significance of an historical resource would be materially impaired” (PRC§15064.5 (b)(1)). PRC §15064.5 (b)(2) describes material impairment taking place when a project:
(A) Demolishes or materially alters in an adverse manner those physical characteristics of an historical resource that convey its historical significance and that justify its inclusion in, or eligibility for, inclusion in the California Register… or (B) Demolishes or materially alters in an adverse manner those physical characteristics that account for its inclusion in a local register... or its identification in an historical resources survey... unless the public agency reviewing the effects of the project establishes by a preponderance of evidence that the resource is not historically or culturally significant; or (C) Demolishes or materially alters those physical characteristics of an historical resource that convey its historical significance and that justify its inclusion in, or eligibility for, inclusion in the California Register... as determined by a lead agency for the purposes of CEQA.
Relationship to This Report: The Palm Springs Community Church, stone arch and Orchid Tree Inn bungalows have presumptive significance under the CEQA statute based on substantive evidence contained in Class 1 documentation supporting local designation and in this report. Thus, the subject property contains identified historical resources for purposes of CEQA review. It should be noted however, that the Class 2 local designations are not historical resources for the purposes of CEQA.
California Historical Building Code (CHBC) Defined in Sections 18950 to 18961 of Division 13, Part 2.7 of California’s Health and Safety Code, the, CHBC exists to preserve California’s architectural heritage by recognizing unique construction issues inherent in maintaining and rehabilitating historical resources. The CHBC provides alternative building regulations for permitting repairs, alterations, and additions necessary for preservation, rehabilitation, relocation, related construction, change of use, or continued use of a "qualified historical building or structure."
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Section 18955 of the CHBC defines such a "qualified historical building or structure" as follows:
Any structure or property, collection of structures, and their associated sites deemed of importance to the history, architecture, or culture of an area by an appropriate local or state governmental jurisdiction. This shall include structures on existing or future national, state or local historical registers or official inventories, such as the National Register of Historic Places, State Historical Landmarks, State Points of Historical Interest, and city or county registers or inventories of historical or architecturally significant sites, places, historic districts, or landmarks. This shall also include places, locations, or sites identified on these historical registers or official inventories and deemed of importance to the history, architecture, or culture of an area by an appropriate local or state governmental jurisdiction.
Relationship to This Report: The subject property contains qualified historical buildings and is eligible for use of the CHBC.
National Register of Historic Places The National Register is the nation’s official list of historic and cultural resources worthy of preservation. Authorized under the National Historic Preservation Act of 1966, as amended, the National Register is part of a national program to coordinate and support public and private efforts to identify, evaluate, and protect the country’s historic and archaeological resources. Properties listed in the National Register include districts, sites, buildings, structures, and objects that are significant in American history, architecture, archaeology, engineering, and culture. The National Register is administered by the National Park Service (NPS), which is part of the U.S. Department of the Interior.
Resources are eligible for the National Register if they:
A) are associated with events that have made a significant contribution to the broad patterns of our history; or B) are associated with the lives of significant persons in or past; or C) embody the distinctive characteristics of a type, period, or method of construction, or that represent 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; or D) have yielded or may be likely to yield, information important in history or prehistory.3
Once a resource has been determined to satisfy one of the above-referenced criteria, then it must be assessed for “integrity.” Integrity refers to the ability of a property to convey its significance, and the degree to which the property retains the identity, including physical and visual attributes, for which it is significant under the four basic criteria listed above. The National Register recognizes seven aspects or qualities of integrity: location, design, setting, materials, workmanship, feeling, and association. To retain its historic integrity, a property must possess several, and usually most, of these aspects.
The National Register includes only those properties that retain sufficient integrity to accurately convey their physical and visual appearance from their identified period of significance. Period of significance describes the period in time during which a property’s importance is established. It can refer simply to the date of construction, or it can span multiple years, depending on the reason the property is important. The period of significance is established based on the property’s relevant historic context and as supported by facts contained in the historic context statement.
3 National Register Bulletin #15, “How to Apply the National Register Criteria for Evaluation” (National Park Service, 1990, revised 2002).
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Evaluation of integrity is founded on “an understanding of a property’s physical features and how they relate to its significance.”4 A property significant under criterion A or B may still retain sufficient integrity to convey its significance even if it retains a low degree of integrity of design, materials or workmanship. Conversely, a property that derives its significance exclusively for its architecture under Criterion C must retain a high degree of integrity of design, materials, and workmanship. For some properties, comparison with similar properties is considered during the evaluation of integrity, especially when a property type is particularly rare.
While integrity is important in evaluating and determining significance, a property’s physical condition, whether it is in a deteriorated or pristine state, has relatively little influence on its significance. A property that is in good condition may lack the requisite level of integrity to convey its significance due to alterations or other factors. Likewise, a property in extremely poor condition may still retain substantial integrity from its period of significance and clearly convey its significance.
Relationship to This Report: The subject property is not listed in the National Register, nor does it appear eligible for listing in the National Register.
4 National Register Bulletin #15, How to Apply the National Register Criteria for Evaluation (National Park Service, 1990, revised 2002).
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Property History and Major Alterations
Orchid Tree Inn The following history of the Orchid Tree Inn is summarized from a report prepared by PCR Services Corporation in 2005:5 1934: Constructed by local builder Herbert Foster as the Sakarah, a 10-unit hotel-apartment, with the entry approach into the complex off W. Baristo Road. 1940: Changed ownership to John “Harry” and Martha Irvin, and renamed Apache Lodge. 1948: Changed name to Bel-Ardo Villas. 1952: Changed name to Orchid Tree Inn, and pool, landscape, and orchid trees added. 1952-1962: Replacement of original wood-framed windows with aluminum sliders, removal of wrought iron window treatments, modifications to central portal at north end of complex (originally arched), and re-landscaping of the courtyard area. Additional alterations: removal of chimneys; addition at north side of northwest bungalow; relocation of the main entrance of complex from W. Baristo Road to S. Belardo Road, reconfiguration of individual units, re-stuccoing of exterior surfaces, tile roof repair, and further re-landscaping of courtyard and replacement of swimming pool shell. The northeast and northwest bungalows have seen the most inappropriate change, becoming the office and reception area for the Inn; though there have been losses of integrity to all bungalows over time. 2010: Designated as a City of Palm Springs Class 1 and Class 2 Historic Site.6
Palm Springs Community Church 1936: On March 15th, the Church was dedicated under leadership of Dr. C. D. Williamson.7 Original plans were designed by architect Harry, J. Williams. Prior to 1962: Rear and side additions were added. Original plans show the building footprint was substantially smaller than existing, with the Church consisting of an L-shaped building to which rear and side additions extending north and west of the building were added. Those additions appear in Sanborn maps from 1962. 1989: Designated as a City of Palm Springs Class 1 Historic Site.8
Property Significance
Orchid Tree Inn According to the Palm Springs City Council Resolution No. 22819 designating the Orchid Tree Inn as a Class 1 and Class 2 Historic Site, the Orchid Tree Inn is significant for the following reasons:
The cottages reflect or exemplify a particular period of the national, state or local history, because the Bungalow Court motels are a particular style of lodging unique to the early 20th century and were an important forerunner to the motel industry. The bungalow motel consisted of detached cottages surrounded by a common area in a “U” formation. They were one-story with wide overhanging eaves, projecting rafters and an informal floor plan that opened to a common area. They typically contained a kitchenette, a bedroom, and a front room with bedding and kitchen utensils. Bungalow motels reflected a particular period in the history of Palm Springs by providing affordable lodging for the growing transient businesses.
The cottages embody the distinctive characteristics of a type, period or method of
5 Historic Resources Assessment Report, Orchid Tree Inn, 261 South Belardo Road, Palm Springs, California 92262, prepared for Palisades Development Group, prepared by Jan Ostashay, Principal Investigator, PCR Services Corporation, April 2005. 6 Palm Springs City Council Resolution No. 22819. 7 Staff report from the Planning Director via Director of Community Development to City Council regarding CASE HSPB-23 – Community Church, 15 March 1989. 8 Palm Springs City Council Resolution No. 16701.
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construction, because the bungalow motel consisted of simple detached units usually wood framed one-story cottages in a Mediterranean/Spanish Style. Wide overhanging eaves, barrel tile roofs and projecting rafters gave the bungalow distinctive characteristics. Entries to the units included wood doors, or glass sliders, all protected by extended porch roofs within small recessed verandas. Fenestration included large fixed paned glass windows, double hung sash windows with gable peaks punctuated by canals drainages holes.
Regarding the stone archway located at 262 S. Cahuilla Road the same resolution provides the following significance statement:
The stone archway is the sole remaining element of the early development of the site. The structure is hand-cut and hand assembled, and is a remainder of the rustic rural conditions that existed prior to Palm Springs’ development as a getaway for Hollywood celebrities.
Finally, the same designation provides that buildings that had already been demolished at the time were eligible as Class 2 Historic Sites, the Craftsman Bungalow Cottage previously located at 262 S. Cahuilla Road and the Albert Frey-designed apartment building previously located at 292 S. Belardo Road. Those buildings were damaged in a fire and subsequently demolished.
Period of Significance There is no previously defined period of significance for the Orchid Tree Inn. Based on the fact that the property is significant not only for architecture but as an important property type, its period of significance likely extends beyond its date of construction in 1934. Therefore, for purposes of this report, the period of significance begins in 1934 and ends in 1964, an arbitrary fifty year cut off.
Palm Springs Community Church The Palm Springs City Council Resolution No. 16701 designating the Palm Springs Community Church as a Class 1 Historic Site does not include specific information about property significance or character-defining features. However, the staff report associated with the City Council meeting at which the property was designated provides the following as “background”:
This church, at 284 S. Cahuilla Road at Baristo Road, was dedicated on March 15, 1936, under the leadership of Dr. C.D. Williamson. It replaced the City’s first community church on the site of the Carnell Building at Palm Canyon Drive and Andreas Road. The HSPB feels that this church historically is an important institution within the City, with the structure serving as a landmark and providing stability to its neighborhood. The structure should continue to serve the community regardless of ownership. The HSPB states that it would be anxious to work with any owner in formulating plans for adaptive re-use.
The vernacular brick structure, with Gothic Revival elements, is L-shaped in plan with a two- story main sanctuary wing, a one-story classroom wing, and a three-story central tower- steeple. It has composition shingle gable and hip roofs; tall, recessed with metal-mullioned casement windows; arched doorways and windows in the tower; and a cross at the apex of the steeple. The structure currently houses the fellowship hall, the Christian education function, and offices for the Community Church; their worship facilities are contained in a modern structure across Cahuilla Road.
The structure is in good condition and has remained largely unaltered. Any existing deterioration is a result of neglect during periods of transition within the congregation. The site is well maintained and is surrounded by a densely build-up residential neighborhood.
Period of Significance There is no previously defined period of significance for the Palm Springs Community Church. Based on the fact that the property is significant not only for architecture but as an important local
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Other Existing Buildings The other existing buildings on the subject property were previously evaluated in a report prepared by PCR Services Corporation in 2005, and found ineligible as historical resources.9
9 Historic Resources Assessment Report, Orchid Tree Inn, 261 South Belardo Road, Palm Springs, California 92262, prepared for Palisades Development Group, prepared by Jan Ostashay, Principal Investigator, PCR Services Corporation, April 2005.
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Physical Description
Project Site The site of the proposed Orchid Tree Resort & Spa Project is located at 284 S. Cahuilla Road in the City of Palm Springs, California. The site is bounded by adjacent residential properties to the north, S. Belardo Road to the east, W. Baristo Road to the south, and S. Cahuilla Road to the west. The site is rectangular. In the north half are eight existing residential buildings. In the southeast quadrant are ten existing bungalows, which comprise the Orchid Tree Inn. In the southwest quadrant is an existing Church building, the Palm Springs Community Church. The stone arch is located between properties C and D.
Diagram of Existing Buildings
Table of Existing Buildings Letter Address Name or Description Year Built A 226 W. Baristo Road Orchid Tree Inn, bungalow court 1934 B 284 S. Cahuilla Road Palm Springs Community Church 1936 C 262 S. Cahuilla Road Bungalow, destroyed by fire prior to project. Note c. 1915 the stone arch is located on the north D 254 S. Cahuilla Road Multi-story apartment. Note that the stone arch is 1948 located on the south E 244-48 S. Cahuilla Road One-story duplex c. 1927 F 220 S. Cahuilla Road One-story motel c. 1941 G 292 S. Belardo Road Premiere Apartments, two-story apartment 1957-58 designed by Albert Frey, damaged by fire, and demolished prior to project. H 231 S. Belardo Road One-story apartment c. 1938
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Physical Description of Orchid Tree Inn The Orchid Tree Inn bungalow complex is a rectangular site oriented south toward W. Baristo Road. It is bordered by a contemporary low concrete masonry unit slump block wall along its east and west sides, and partially along its north and south sides. There is a taller, solid wall flanked by two metal gates at the center of the front south side, providing the primary point of pedestrian entry off of W. Baristo Road.
The property contains a Spanish Colonial Revival style bungalow court with ten, single story bungalows arranged in two rows. Bungalows are generally clad in stucco and feature red terra-cotta or clay barrel tile roofs. The southernmost eight bungalows closest to W. Baristo Road are similar in shape and size. They each contain a living room, one bedroom, one bathroom, and a kitchen. Six of these bungalows have side gable roofs. The other two and the rear (northernmost) two have front gable roofs. The rear bungalow located in the northwest corner is the largest, with a rear addition.
The bungalows are designed in pairs, as mirror images across the courtyard, though there is some playfulness and asymmetry with individual design elements, such as porches, fenestration patterns, materials, and shutters. Porch variations include stucco columns and wood posts. Doors consist of single, swinging doors for main entrances, and aluminum sliding doors for secondary entrances. Fenestration infill consists of mostly steel sash, though there are a variety of types: steel sash fixed picture windows, steel sash single- and multi-light casement windows, aluminum jalousie windows, wood sash casement windows, and bronze aluminum single-hung sash.
Character-Defining Features According to Palm Springs City Council Resolution No. 22819 designating the Orchid Tree Inn as a Class 1 and Class 2 Historic Site, the “defining historic characteristics” of the Orchid Tree Inn are: The grouping of the cottages around a central courtyard. The presence of 10 lodging units. One-story with wide overhanging eaves. Projecting rafters and an informal plan to the common area. Clay barrel tile roof, wooden doors, and casement windows.
The same resolution states that the stone archway at 262 S. Cahuilla Road, located between properties noted as C and D in the diagram above, meets the standards for Class 1 Historic Site designation, and that its defining historic characteristics are: Hand cut stone. Hand-built mortared and stone archway. Remaining example of early twentieth century rural development.
None of the features of the Class 2 Historic Site are identified in the local designation or in this report as containing character-defining features.
Physical Description of Palm Springs Community Church The Palm Springs Community Church is oriented south, with its primary entrance off W. Baristo Road. It features elements of the Gothic Revival style and has a rambling (roughly L-shaped) floor plan, with portions of the building that are two-stories in height and portions that are one-story in height. The main sanctuary is rectangular, with a front gable roof, bell tower with steeple and cross at the top, and side additions extending from the main sanctuary to the west. Notable architectural features include exterior walls of concrete masonry unit, large wood doors and steel sash windows set within arched openings. Fenestration infill consists of casement and French doors. All openings are currently boarded up.
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The Church building was badly damaged in a fire and is mostly without a roof. Its structural systems were evaluated in a report prepared by Hansen Hokama Structural Engineers in 2013.10 According to that report, “The roof system varies between site-built wood trusses and a conventional framed flat wood structure. The exterior and principal interior wall system consists of a combination of un- reinforced and reinforced concrete masonry units. The foundation system consists of a concrete slab on grade with continuous concrete footings around the perimeter and under interior bearing walls.”11 That report describes that the fire damaged the following: roof framing (which includes the truss systems in the main sanctuary and fellowship hall and the flat roof framing as outlined above); ceiling framing; masonry block wall sections above the concrete bond beam and masonry block wall at the foyer; cross beams within the bell tower; steel roof beam between the truss roof system and the flat roof system; floor joists over the kitchen area; and interior wood framed walls. These features must all be removed or replaced for future habitability. Additional code upgrades are required as well.
Character-Defining Features Character-defining features of the Palm Springs Community Church have not been previously identified. This report finds that the character-defining features include the following: Orientation south toward W. Baristo Road Overall mass and scale as a one- and two-story building Bell tower with steeple Concrete masonry unit exterior walls Concrete masonry unit garden wall at street Pointed arch ground floor door and window openings Wood doors Steel sash windows and French doors Gothic Revival elements, including buttresses and decorative stonework Courtyard facing west
10 Letter report regarding review of the fire damages at the Palm Springs Community Church, 284 South Cahuilla Road, Palm Springs, California, Hansen Hokama Structural Engineering, 23 Dec 2013. 11 Hansen Hokama Structural Engineering letter report, 2.
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Description of Proposed Project The proposed project involves redevelopment of the project site as a new hotel that incorporates existing buildings of the Orchid Tree Inn (Inn or Building A) and Palm Springs Community Church (Church or Building B). The most notable changes are: addition of second floors on the rear (northernmost) two bungalows at the Orchid Tree Inn; expansion of the second floor on the Palm Springs Community Church; demolition of buildings D, E, F, and G; construction of a new, five-story, L-shaped hotel building with guest rooms and pool area; construction of a new one-story building housing a banquet hall with roof deck; construction of a new event lawn; and site-wide landscaping. (Buildings C and H were damaged by fire and demolished prior to start of this project.) Site-wide circulation will be provided through an alley running along the north end of the property, with automobile access to ground floor parking spaces in the new L-shaped hotel building, and through a new main pedestrian entrance off S. Cahuilla Road, in the Palm Springs Community Church. The following describes the proposed project in detail, and evaluates its conformance with the Secretary’s Standards.
Orchid Tree Inn (Property A) - Proposed Alterations
Demolition of existing low perimeter wall and replacement with a new low stucco wall. While the existing wall is compatible with the historical resource, it is not an original feature from the period of significance, nor is it character-defining. Its replacement with a similar low wall of complementary material is acceptable.
Removal of pool and addition of new rectangular water feature. Historic photographs provide that the pool is not original. While the pool is compatible with the historical resource, it is not an original feature from the period of significance, nor is it character-defining. Its replacement with a smaller, rectangular water feature provides a similar condition to existing and is acceptable. The addition of a pool in the courtyard of a hotel or hotel-apartment is a common alteration to the property type and does not detract from historic character.
Retaining the primary historic point of entry off W. Baristo Road, although the main point of entry to the overall hotel property will be off S. Cahuilla Road, through the Palm Springs Community Church. While individual bungalows will retain their historic main entrance doors and orientation to the rectangular courtyard, their rear doors will also provide access. New walkways will be added providing access along the north and east sides of the bungalows.
Retaining the existing bungalows in their current locations and footprints.
Restoring select features of bungalow exteriors, including chimneys, porch configurations, porch material including brick with weeping mortar, exterior wall cladding, and shutters. The restoration approach taken with the bungalows will remove non-historic alterations, and return the bungalows to more closely resemble their appearance at their date of construction.
Addition of second floors to the two rear (northernmost) bungalows, which are currently each one-story. The new second floor steps back a full bay from the first floor parapet, distinguishing the new construction from the existing buildings, and interpreting the fact that the buildings were historically only one-story. The second floors of both bungalows historically connected, providing shared circulation. The overall mass and scale of the rooftop and north addition works well in the context of the larger project, as it provides visual transition, allowing the bungalows to “step-up” to the new five-story L-shaped hotel building. Also, the second floor addition will be contemporary in style with exterior walls incorporating contemporary, perforated aluminum panels, stainless steel bar railings for terraces, aluminum storefront system doors, and a flat aggregate roof. The modest intentional
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opposition will help to integrate the Spanish Colonial Revival style bungalows with the contemporary architecture of the new buildings and additions that are part of the larger proposed project. Finally, the northeast and northwest bungalows have seen the most inappropriate change, becoming the office and reception area for the Inn; though there have been losses of integrity to all of the bungalows over time.
Exterior stucco walls throughout to be cleaned with low pressure water, repaired as needed, and repainted. Pressure washing will be done with gentlest possible means, at less than 400 psi. Sand- or other abrasive-blasting will not be used.
Existing bungalow fenestration patterns will be retained. Not all existing sash is historic and is of a variety of materials and types. Sash was originally of wood, but now most is of steel. Existing sash will be retained and rehabilitated to the maximum extent feasible based on existing physical evidence and historic photographs.
Bungalow porch columns originally mirrored that of the bungalow opposite the courtyard. There was originally some playfulness to porch designs, incorporating a variety of material including wood posts with exposed brick bases with weeping mortar, simple wood posts, and stucco columns. Existing materials where they are in their original configurations will be retained and repaired. Non-historic alterations will be removed and original porch configurations reconstructed based on existing physical evidence and historic photographs.
Bungalow interiors historically faced the courtyard but will be reconfigured to face the opposite, with primary access off perimeter walkways. The interiors will be used as single- room guestrooms, and will no longer feature kitchens. All fixtures will be new. New interior partitions will be carefully located to ensure they do not block windows. Reconfiguring interiors is acceptable as these alterations are not readily visible from the exterior. White- laminated glass will be used in locations of bathrooms.
Bungalow roofs require repair and will be entirely reconstructed. Their original roof shapes will be restored by accommodating chimneys and other details based on existing physical evidence and historic photographs.
New landscaping will entail removal of existing, and addition of two north-south rows of Feather Brush and Museum Palo Verde trees along outer edges of the courtyard; Desert Willow trees at the southeast corner of the property; more Feather Brush trees along the east border of the bungalows at S. Belardo Road; and additional Desert Willow trees along the west border of the bungalows, between the bungalows and the Palm Springs Community Church.
Palm Springs Community Church (Property B) - Proposed Alterations
Partial demolition of existing low perimeter wall, at the southwest corner of the subject property and replacement with new stucco wall. The remaining concrete masonry unit block low perimeter wall is a character-defining feature, but the existing corner portion to be demolished is a non-historic alteration. Its removal and replacement with a compatible wall segment and complementary landscaping is an improvement. The new landscaping will be a rectangular-shaped outdoor seating area.
Reuse of ground floor to serve hotel functions. The interior of the ground floor will be renovated to provide space for the main hotel lobby and other public uses, including a restaurant and kitchen, restrooms, and bar/lounge.
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Two-story rooftop addition (three floors total). The new addition will be set back several feet from the inside wall of the south elevation, providing an airspace that distinguishes old from new construction. The design and materials for the new addition have been carefully selected, providing intentional opposition to the historic design and treating the shell of the building as a ruin that the new addition sits within. The result is a design solution for the rooftop that is contemporary but also compatible, repairing and rehabilitating the existing historic materials, while adding needed intervention. There has been substantial loss of historic material due to damage caused by a fire prior to start of this project; therefore repair work and new construction is required for habitability. Exterior wall material of the addition will be a combination of stucco, steel panels, aluminum folding walls, and an aluminum clad canopy. The volume of the walls is in some cases broken up into these different materials as a means of helping the new walls better relate to the scale and mass of the existing building. The new addition will provide extra space serving hotel functions, including a spa facility on the second floor.
Reorienting of main entrance to the west, toward S. Cahuilla Avenue. The main guest entrance will shift from its historic location off W. Baristo Road; however the appearance of the original entrance as an entry point will remain. This will be accomplished by retaining the main entrance door on the south elevation and the pedestrian pathway to the sidewalk.
New metal and glass roof enclosing the existing open-air courtyard that is oriented toward S. Cahuilla Road, at the northwest portion of the building. The enclosed courtyard will become the new main point of entry to the hotel. This alteration is acceptable because the new roof will be clearly differentiated from the existing historic materials, through use of a contemporary design of metal and glass. The scale and size of the roof is compatible with the existing building.
Existing wood doors will be repaired and rehabilitated as needed to allow for continued use. Where they cannot be repaired, they will be reconstructed to match original based on existing physical evidence and historic photographs.
Existing windows will be repaired and rehabilitated as needed to allow for continued use. Where they cannot be repaired, they will be reconstructed to match original based on existing physical evidence and historic photographs.
Demo of select interior partition walls. The historic sequence of spaces, and the size of the primary spaces, such as the sanctuary, generally remain in their existing conditions. Select interior walls will be demolished to provide new interior circulation. However, where those walls are demolished, wing walls and headers will be retained to preserve the sense of enclosure.
The existing interior stair at the east side of the building will be demolished, and the other interior stair at the north side of the building will be retained. Retaining one of the two stairs helps to preserve the historic circulation pattern. The stairs themselves are not character- defining.
New landscaping will entail Olive trees in the new rectangular-shaped outdoor space at the southwest corner of the building; Orange Jessamine and Desert Willow along the west border of the property at S. Cahuilla Road; and Date Palms at the new entrance through the new steel and glass roof-covered courtyard along S. Cahuilla Road.
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Other Planned Improvements
The existing stone arch appears to have been recently reconstructed. Nevertheless, it was identified as a Class 1 Historic Site in the 2010. To ensure it is retained in a manner that preserves its existing materials, the arch will be retained and relocated within the proposed project, in front of the center of the south elevation of the east-west arm of the new five-story, L-shaped hotel building.
New landscaping will entail use of Feather Brush trees in the pool courtyard; a grove of Olive trees in the central north-south outdoor space between the pool and event lawn; and Indian Rosewood trees grouped around the event lawn.
The new five-story, L-shaped building will incorporate spaces for tandem and single parking at its ground (first) floor level. The upper levels will be used for guest rooms. The building will form an L-around additional new features, including a pool with cabanas, an olive grove, a rectangular-shaped event lawn, and a new one-story building housing a banquet hall with roof deck. These added buildings and site features are appropriately scaled and their designs and materials have been carefully selected to be complementary to the Orchid Tree Inn and Palm Spring Community Church. The contemporary architecture provides intentional opposition from the historical styles, clearly distinguishing the new from the old and stepping up and away from the lower-slung historical resources in terms of scale and mass.
Secretary’s Standards Conformance Review
The Secretary of the Interior’s Standards for the Treatment of Historic Properties entail four treatments: preservation, restoration, reconstruction and rehabilitation. The rehabilitation standard is the review standard for the proposed project. Rehabilitation is recommended as a treatment, “When repair and replacement of deteriorated features are necessary; when alterations or additions to the property are planned for a new or continued use; and when its depiction at a particular period of time is not appropriate.”12 The rehabilitation standards are outlined below and include an explanation of overall project conformance with each standard.
The Secretary’s Standards are not intended to be prescriptive, but instead provide general guidance. They are intended to be flexible and adaptable to specific project conditions to balance continuity and change while retaining historic building fabric to the maximum extent feasible. Their interpretation requires exercise of professional judgment and balance of the various opportunities and constraints of any given project based on use, materials retention and treatment, and compatibility of new construction.
The Secretary’s Standards evaluate cumulative impacts to historical resources; a project is either in conformance or not in conformance. The appropriate evaluation is whether the project as a whole conforms, rather than whether individual project components comply with specific standards. Not every standard necessarily applies to every aspect of a project, nor is it necessary to comply with every standard to achieve conformance. Conformance with the Secretary’s Standards is a high level of review. While conformance results in a less than significant impact to historical resources under CEQA, nonconformance does not necessarily equal material impairment of historical resources (a significant impact) under CEQA.13 Between conformance and material impairment is a “grey area.” A
12 The Secretary of the Interior’s Standards for The Treatment of Historic Properties With Guidelines for Preserving, Rehabilitating, Restoring & Reconstructing Historic Buildings (Weeks and Grimmer, 1995) 13 Material impairment occurs when a project alters or demolishes in an adverse manner "those physical characteristics of an historical resource that convey its historical significance and that justify its inclusion in … the California Register of Historical Resources” ((CEQA Guidelines §15064.5(b)(2)(A)).
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1. A property will be used as it was historically or be given a new use that requires minimal change to its distinctive materials, features, spaces, and spatial relationships.
Analysis: In conformance with Standard 1, the proposed project requires minimal change to distinctive materials, features, spaces, and spatial relationships. While the Orchid Tree Inn will be used as it was historically, serving the purpose of providing hotel guest rooms, the new use of the Palm Springs Community Church will be different providing space for the main hotel lobby and other public uses, including a restaurant and kitchen, restrooms, and bar/lounge. Minimal change to the interior is required to accommodate these new uses, as the high volume sanctuary and the loss of material due to the fire provide a relatively flexible floor plan. Enclosing the exterior courtyard with a new steel and glass roof is a typical alteration and does not readily change the historic sense of space.
2. The historic character of a property will be retained and preserved. The removal of distinctive materials or alteration of features, spaces, and spatial relationships that characterize a property will be avoided.
Analysis: In conformance with Standard 2, the proposed project will preserve in place many of the key elements of both the Palm Springs Community Church and the Orchid Tree Inn. Having lost its setting, careful salvage and reinstallation of the stone archway will preserve and interpret this element as well. Due to fire damage, the structural systems have been compromised and the original sanctuary of the Church has been lost, so this space and others in the Church are opportunities for change. Fenestration and exterior materials including the concrete masonry unit walls of the Church will, for the most part, be preserved and rehabilitated through seismic retrofit that requires minimal change. While there will be some changes to circulation patterns to accommodate hotel use both in the Church and in the Inn’ bungalow complex, key elements are retained.
3. Each property will be recognized as a physical record of its time, place, and use. Changes that create a false sense of historical development, such as adding conjectural features or elements from other historic properties, will not be undertaken.
Analysis: In conformance with Standard 3, new additions and alterations will not create a false sense of historical development. The design solution of intentional opposition will be used, with new additions and alterations being contemporary in style, in a manner that is visually obvious and deliberately opposed to the qualities that make the existing architecture appear to be historic or of its time. In the case of the Palm Springs Community Church, this is especially true, as the new second floor addition will read as an insertion into the shell of the existing building, as if the existing walls are ruins around the new addition.
4. Changes to a property that have acquired historic significance in their own right will be retained and preserved.
14 “Substantial adverse change in the significance of an historical resource means physical demolition, destruction, relocation, or alteration of the resource or its immediate surroundings such that the significance of an historical resource would be materially impaired” (§15064.5(b)(1) of CEQA Guidelines). 15 §21084.1 of California Public Resources Code and §15064.5 of CEQA Guidelines.
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Analysis: In conformance with Standard 4, the proposed project will not remove any historic features that have taken on significance over time. The stone arch that is identified as a contributor to the Orchid Tree Inn Class 1 Historic Site will be retained, repaired, and relocated within the property as needed, so that it remains accessible. Despite the fact that the construction of the arch appears to be relatively recent (i.e., the arch may not be from an early period), it will be incorporated in to the proposed project.
5. Distinctive materials, features, finishes, and construction techniques or examples of craftsmanship that characterize a property will be preserved.
Analysis: In conformance with Standard 5, the proposed project will entail a restoration approach to specific project components, including to the bungalows comprising the Orchid Tree Inn. Where historic features, such as windows, shutters, porches, and chimneys have been altered or removed, they will be reconstructed based on existing physical evidence and historic photographs. For the Palm Springs Community Church, the existing historic materials that were not damaged in the fire will be retained to the maximum extent feasible.
6. Deteriorated historic features will be repaired rather than replaced. Where the severity of deterioration requires replacement of a distinctive feature, the new feature will match the old in design, color, texture, and, where possible, materials. Replacement of missing features will be substantiated by documentary and physical evidence.
Analysis: In conformance with Standard 6, the proposed project will retain existing historic materials to the maximum extent feasible. This is mostly relevant for doors and windows. At the Orchid Tree Inn bungalows, existing doors and windows will be retained and rehabilitated to the maximum extent feasible. A window survey of existing conditions was done and will inform project planning. At the Church, the historic doors and windows that still exist and were not damaged in the fire will be retained and rehabilitated to the maximum extent feasible.
7. Chemical or physical treatments, if appropriate, will be undertaken using the gentlest means possible. Treatments that cause damage to historic materials will not be used.
Analysis: In conformance with Standard 7, the proposed project will involve gentle pressure washing of the exteriors of the Orchid Tree Inn and Palm Springs Community Church, with water at less than 400 psi. No sandblasting will be used.
8. Archeological resources will be protected and preserved in place. If such resources must be disturbed, mitigation measures will be undertaken.
Analysis: Discovery of archaeological resources cannot be reasonably expected at the proposed project site.
9. New additions, exterior alterations, or related new construction will not destroy historic materials, features, and spatial relationships that characterize the property. The new work will be differentiated from the old and will be compatible with the historic materials, features, size, scale and proportion, and massing to protect the integrity of the property and its environment.
Analysis: While portions of the proposed project, including the new construction on the north half of the proposed project site and the addition of the second floor on the two bungalows at the Orchid Tree Inn, are separately found to conform with the
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Secretary’s Standards, the second floor addition at the Palm Springs Community Church cannot be found to conform with the Secretary’s Standards. While it is compatible and does not cause material impairment of the historical resource, it is a large addition that changes the overall form and mass of the historic building to a degree that cannot be found to conform with the Secretary’s Standards. Therefore, because the Church is such a visible and prominent element of the new hotel, the proposed project does not conform with Standard 9.
10. New additions and adjacent or related new construction will be undertaken in such a manner that, if removed in the future, the essential form and integrity of the historic property and its environment would be unimpaired.
Analysis: While portions of the proposed project will rehabilitate and restore historic buildings, other portions will permanently alter historic buildings and cannot readily be reversed. Alterations to the Palm Springs Community Church, in particular, will alter the essential form of the building. Therefore the proposed project does not conform with Standard 10.
Mitigation Measures
Because the proposed project is still in the schematic design phase, it is important that design development and later versions of the drawings be reviewed to ensure they are appropriate with regard to how historical resources are treated, striving for greater conformance with the Secretary’s Standards. This is especially important since the proposed project cannot be found in conformance with the Secretary’s Standards, existing in the “grey area” between conformance and material impairment. We find that the proposed project does not cause material impairment if the following mitigation measures for continuing design review, periodic construction monitoring, and interpretation are adopted:
Mitigation Measure for Continuing Design Review The developer must obtain a qualified consultant meeting the Secretary of the Interior’s Professional Qualifications Standards in Architectural History or Historic Architecture. That consultant must review design development drawings and construction documents to ensure the project evolves in a manner that is sensitive to the treatment of the identified historical resources. This includes analysis of project impacts on the Orchid Tree Inn bungalows, the stone arch, and the Palm Springs Community Church. Of particular concern is the manner in which historic features, spaces, and materials are treated, as well as the manner in which the stone arch is salvaged, crated, and reinstalled at its new location within the proposed project If reinstallation of the stone arch is not possible, the consultant will review plans for accurate reconstruction. The work should be planned and executed by a qualified masonry restoration specialist. Prior to issuance of building permits, the consultant must prepare a final report evaluating the construction documents, describing how the proposed project does not cause material impairment of historical resources.
Mitigation Measure for Periodic Construction Monitoring The developer must obtain a qualified consultant meeting the Secretary of the Interior’s Professional Qualifications Standards in Architectural History or Historic Architecture. That consultant must provide periodic construction monitoring to ensure the project is implemented in a manner that is sensitive to the treatment of the identified historical resources. This includes evaluating the manner in which historic features, spaces, and materials of the Orchid Tree Inn bungalows, the stone arch, and the Palm Springs Community Church are impacted by implementation of the work. If reinstallation of the stone arch is not possible, the consultant will monitor implementation of accurate reconstruction. The work should be planned and executed by a qualified masonry restoration specialist.
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Work will include careful crating and salvage prior to demolition and site clearing, secure storage, and reinstallation/reconstruction with construction monitoring.
Mitigation Measure for Interpretation The developer must obtain a qualified consultant meeting the Secretary of the Interior’s Professional Qualifications Standards in Architectural History or Historic Architecture. That consultant must evaluate and approve a plan to install an interpretive display that provides information about the history of the property, especially the Class 2 Historic Sites that have been demolished: the fire-destroyed Craftsman bungalow, located at 262 S. Cahuilla Road, and the Premiere Apartments building designed by noted architect Albert Frey, located at 292 S. Belardo Road. The histories of the other historical resources, including the Orchid Tree Inn bungalows, historic arch, and Palm Springs Community Church, should be interpreted as well. Potential acceptable forms of interpretation may include plaques, historic photograph, or other informational displays visible to the public.
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Conclusion
While the proposed project alters the Palm Springs Community Church and the Orchid Tree Inn, it does so in a manner that does not cause material impairment. The existing historic materials and spatial relationships are generally being retained. Fire damage to the Palm Springs Community Church is such that the property requires substantial reinvestment to return it to a state of utility. The Orchid Tree Inn has been altered and is vacant as well, with many of its elements in a state of disrepair. Thus, there have already been losses of integrity to both properties over time. Returning both to a state of utility and providing a new use is critical to long-term preservation and maintenance. The stone arch is proposed to be carefully relocated or accurately reconstructed if relocation proves infeasible. This is not a regular but rather a particularly challenging historic preservation project demanding flexibility to preserve, rehabilitate and restore remnant elements, parts, and whole buildings to create a meaningful, practical and functional whole to serve a contemporary purpose. The overall goal is one of rehabilitation, using the existing elements while removing inappropriate alterations and returning certain features to the way they appeared in their period of significance. The goal is not one of restoration, to return all historic features to a particular period in time, nor is such intervention required. While the proposed project is not found to conform with the Secretary’s Standards, with mitigation measures for continuing design review, periodic construction monitoring, and interpretation, it also does not cause material impairment of identified historical resources. Therefore, with mitigation, the proposed project will continue to improve through design development and consruction striving for conformance with the Secreatary’s Standards and does not cause a significant historical resource impact under CEQA.
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References
City of Palm Springs Municipal Code, Ord. 1320 § 1, 1988; Ord. 1140 § 1, 1981.
City of Palm Springs City Council Resolution No. 16701.
City of Palm Springs City Council Resolution No. 22819.
City of Palm Springs, Staff Report from the Planning Director via Director of Community Development to City Council regarding CASE HSPB-23 – Community Church, 15 March 1989.
Historic Resources Assessment Report, Orchid Tree Inn, 261 South Belardo Road, Palm Springs, California 92262, prepared for Palisades Development Group, prepared by Jan Ostashay, Principal Investigator, PCR Services Corporation, April 2005.
Letter report regarding review of the fire damages at the Palm Springs Community Church, 284 South Cahuilla Road, Palm Springs, California, Hansen Hokama Structural Engineering, 23 Dec 2013.
National Register Bulletin #15, “How to Apply the National Register Criteria for Evaluation” (National Park Service, 1990, revised 2002).
The Secretary of the Interior’s Standards for The Treatment of Historic Properties With Guidelines for Preserving, Rehabilitating, Restoring & Reconstructing Historic Buildings (Weeks and Grimmer, 1995)
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