Historic Site Preservation Board

Home , Alan Ladd, Andrea Leeds, Anne Buydens, Lonely are the Brave

HISTORIC SITE PRESERVATION BOARD

DATE: September 10, 2019 PUBLIC HEARING

SUBJECT: AN APPLICATION BY DIANE BUDMAN BALD ON BEHALF OF THE DIANE BUDMAN BALD FAMILY TRUST, OWNER, REQUESTING CLASS 1 HISTORIC RESOURCE DESIGNATION OF “THE KIRK DOUGLAS RESIDENCE” LOCATED AT 515 WEST VIA LOLA DRIVE, (APN# 505-252-032), CASE HSPB #118. (KL).

FROM: Department of Planning Services

SUMMARY

The Diane Budman Bald Family Trust, owner, is seeking Class 1 historic resource designation for “The Kirk Douglas Residence”.

The Kirk Douglas Residence (built in 19531), qualifies as a Class 1 historic site because possesses a fair degree of historic integrity, it is associated with Kirk Douglas, a person of significance at a local and international level, it exemplifies a particularly important period in local history, and possesses design characteristics of the post-and-beam architectural style.

If designated as a Class 1 resource, the property would be subject to the regulations outlined in Section 8.05 of the Palm Springs Municipal Code. In addition, as a Class 1 historic resource, the property owner may apply for a historic property preservation agreement, commonly referred to as a Mills Act Contract.

RECOMMENDATION:

1. Open the public hearing and receive public testimony.

2. Close the public hearing and adopt Resolution HSPB #118, “A RESOLUTION OF THE HISTORIC SITE PRESERVATION BOARD OF THE CITY OF PALM SPRINGS, CALIFORNIA, RECOMMENDING THAT THE CITY COUNCIL

1 The historic resources report lists both 1953 and 1954 as the date of construction; City building permits show 1953 as the year of construction.

Historic Site Preservation Board Staff Report: September 10, 2019 HSPB-118 – Kirk Douglas Residence Page 2 of 11

DESIGNATE “THE KIRK DOUGLAS RESIDENCE” LOCATED AT 515 WEST VIA LOLA AS CLASS 1 HISTORIC RESOURCE HSPB #118, SUBJECT TO CONDITIONS. (APN 505-252-032).”

BACKGROUND AND SETTING:

A historic resource report (“the report”) prepared by Susan Secoy Jensen, Architect / Preservation Consultant, for the Palm Springs Preservation Foundation, dated February 2019 is the basis of the analysis in this staff report.

BELOW AERIAL VIEW OF THE KIRK DOUGLAS RESIDENCE.

Historic Site Preservation Board Staff Report: September 10, 2019 HSPB-118 – Kirk Douglas Residence Page 3 of 11

Related Relevant City Actions by HSPB, Planning, Fire, Building, etc… August, 2019 I Site inspection by members of the HSPB and City Staff.

Ownership Status 2016 I Purchase by the current owner.

ANALYSIS:

Historic Preservation activities in Palm Springs are regulated under Municipal Code Section 8.05 (“Historic Preservation”). The purpose of the Historic Preservation Ordinance is:

“…to stabilize and improve buildings, structures or areas which are considered to be of historical, architectural, archaeological or ecological value, to foster civic beauty, to strengthen the local economy and to promote the use of historic resources for the education and welfare of the citizens.”

Standard Conditions that apply to Class 1 Historic Sites or Resources The following shall apply to a Class 1 Historic Site or Resource:

1. It shall meet the definition of a Class 1 historic resource as outlined in Municipal Code Section 8.05.020 including the findings outlined in Section 8.05.070 (C). 2. An archival file shall be maintained on the property by the City. 3. It may be qualified as ‘historic’ at the federal, state, and/or county level. 4. A marker explaining the historic nature of the site may be installed at the site in a location viewable from the public way. 5. Compliance with all rules and regulations for Historic Resources and Historic Districts under Chapter 8.05 of the Municipal Code. 6. If designated, the findings in support of designation shall be stated in a resolution of the City Council that shall be recorded with the County Recorders’ office within 90 days of the effective date of the Council’s resolution.

Evaluation of the Application. Pursuant to Municipal Code Section 8.05.070 (C,1,a), the HSPB shall evaluate the application and make findings in conformance with the following criteria:

Criteria for the Designation of Class 1 Historic Resources. A site, structure, building or object may be designated as a Class 1 historic resource, provided both of the following findings (“a” and “b”) are met:

a. The site, structure, building or object exhibits exceptional historic significance and meets one or more of the criteria listed below: Historic Site Preservation Board Staff Report: September 10, 2019 HSPB-118 – Kirk Douglas Residence Page 4 of 11

The Kirk Douglas Residence exhibits historic significance because of its association with a person of significance (actor Kirk Douglas).

(Criterion 1) The resource is associated with events that have made a meaningful contribution to the nation, state or community;

The report does not identify any significant events associated with the Kirk Douglas Residence. It does not qualify as a historic resource under Criterion 1.

(Criterion 2) The resource is associated with the lives of persons who made a meaningful contribution to national, state or local history;

The report notes that 515 Via Lola is associated with actor Kirk Douglas. Douglas and his family owned and occupied the home for roughly four (4) decades. Beginning on page 25, the report describes the significance and contributions that the Douglas’ made to civic life in Palm Springs as well as his significance as an internationally known actor. The site thus qualifies as a historic resource under Criterion 2.

(Criterion 3) The resource reflects or exemplifies a particular period of national, state or local history;

The Douglas Residence exemplifies the post WWII Modern Period in the development of Palm Springs (1945 – 1969) because it is an example of the type of modernist-styled, custom-built residences of post and beam construction that were popular during the post-war period. The period of significance of the home is also related to the time during which the Douglas’ owned and occupied the home, which the report states was from 1959 through 1999. Thus the Douglas Residence qualifies under Criterion 3.

(Criterion 4) The resource embodies the distinctive characteristics of a type, period or method of construction;

On Page 27, the report asserts that the Douglas Residence possesses numerous characteristics common to the “mid-century modern” architectural style. These characteristics include an expansive use of glass, strong horizontality expressed in the overall structure, a visible expression of the structure which is evident in the exposed beams and wood structure of the roof and other elements of the home, and a minimal amount of ornament, and simplicity of form and overall design. The additions to the home in 1964 and 1976 obscure some of the clean lines and simplicity of form for which Wexler and Harrison’s work is recognized. As such the Douglas Residence exhibits many characteristics of the mid-century method of construction, but is not an outstanding example of this typology.

(Criterion 5) The resource presents the work of a master builder, designer, artist, or architect whose individual genius influenced his age, or Historic Site Preservation Board Staff Report: September 10, 2019 HSPB-118 – Kirk Douglas Residence Page 5 of 11

that possesses high artistic value;

The Douglas Residence was designed by master architects Donald Wexler and Richard Harrison. The two business partners formed their architectural firm in 1952, thus the Douglas Residence was one of their earlier commissions. The home reflects many of the design tenets that Wexler and Harrison refined throughout the early part of their careers: minimal use of materials, post and beam construction, and responsiveness to the harsh desert environment through the use of generous roof eaves that protect the large expanses of glass from the sun.

The report notes that in 1964 a series of additions and alterations were made to the Douglas residence that were designed by Michael H. Morrison. The report provides little information about Morrison. The Morrison additions substantially altered the Wexler / Harrison design, obscuring or diminishing the simplicity and clean lines of their design such that staff would assert that the Douglas Residence no longer stands as a noteworthy example of the work of Wexler / Harrison. The extent of the Morrison additions, which are identified on page 41 of the report and discussed further in this staff report under Integrity materially impair the Wexler / Harrison design. Thus staff would assert that the Douglas Residence does not possess high artistic value, is not an outstanding example of the work of these master architects, and thus does not qualify as a historic resource under Criterion 5.

(Criterion 6) The resource represents a significant and distinguishable entity whose components may lack individual distinction, as used in evaluating applications for designation of historic districts, for parcels on which more than one entity exists; or

The report does not assert the Douglas Residence qualify under Criterion 6.

(Criterion 7) The resource has yielded or may be likely to yield information important to national, state or local history or prehistory.

No information has been provided in the historic resources report on any pre-historic significance of the site.

Analysis of Integrity. (PSMC 8.05.070 (C,1,b). The site, structure, building or object retains one or more of the following aspects of integrity, as established in the Secretary of the Interior’s Standards: integrity of design, materials, workmanship, location, setting, feeling, or association.

The application includes an evaluation of the site relative to the seven aspects or qualities of integrity, as recognized by the National Park Services’ Secretary of the Interior Standards. The seven aspects or qualities include location, design, setting, materials, workmanship, feeling, and association. The application concludes that the Historic Site Preservation Board Staff Report: September 10, 2019 HSPB-118 – Kirk Douglas Residence Page 6 of 11

Kramer Residence retain a high degree of integrity. In evaluating the site’s integrity staff would assert that the site only possesses a fair degree of historic integrity.

1. Location:

The Kirk Douglas Residence remains in the same location that it was constructed, thus it retains integrity of location.

2. Design:

The report asserts that most of the design characteristics of the Douglas residence remain intact. As noted above, in 1964 the Douglases commissioned Michael H. Morrison of Los Angeles to design an array of alterations which are documented via building permits in the report beginning on page 24 and a diagram on page 41. These alterations obscure much of the strength and simplicity of the original Wexler / Harrison design. Examples of these alterations include the added trellis-like roof eaves along the back yard elevation of the home, the tall shade structure at the center of the back of the house which interrupts the low-slung, horizontality of the Wexler / Harrison design, along with louvered wood “awnings” at the center of the back elevation of the home, a disparate collection of windows along the sides of the house, and an addition that spans most of the front of the home which obscures the original front elevation. Although installed during the period that the Douglas’ owned the home, these alterations diminish the integrity of the Wexler / Harrison design. These additions, while done during the period that the Douglases owned the home, diminish the architectural integrity of the home and thus staff would assert do not contribute to the historic significance of the site.

A tennis pavilion (seen in the photo below) was added in 1976 and also designed by Michael H. Morrison. It was designed with a symmetrical floor plan, a hipped roof, wide angled fascias and fieldstone walls flanking large sliding glass pocket doors. The tennis pavilion stands apart from and is architecturally not consistent with the architecture of the main dwelling, however it does not diminish the design integrity of the primary dwelling.

Historic Site Preservation Board Staff Report: September 10, 2019 HSPB-118 – Kirk Douglas Residence Page 7 of 11

BELOW LOUVERED AWNINGS OVER WINDOWS AND TRELLIS LIKE EXTENSIONS TO THE EAVES DIMINISH THE SIMPLICITY OF THE ORIGINAL WEXLER / HARRISON DESIGN

BELOW AN EXHIBIT FROM THE HISTORIC RESOURCE REPORT PAGE 41 ILLUSTRATES THE SIGNIFICANT ADDITIONS THAT WERE ADDED TO THE ORIGINAL WEXLER / HARRISON DESIGNED DWELLING.

= Original Footprint 1954

= Area of Addition 1964

= Area of Addition 1976

Historic Site Preservation Board Staff Report: September 10, 2019 HSPB-118 – Kirk Douglas Residence Page 8 of 11

3. Setting:

The setting of the Douglas residence, that of a custom home in a neighborhood of custom homes remains intact, thus the site retains the integrity of Setting.

4. Materials:

The original portions of the Kirk Douglas residence were constructed of wood, glass and stucco in the post and beam method of construction. The later additions were of the same material, although some portions appear to have been constructed of standard wood frame and stucco construction. Some alterations have diminished the integrity of materials at the Douglas Residence including considerable surface mounted conduit, wiring, lights and other appurtenances. Deterioration and deferred maintenance exist on the exterior materials of the home that, if not addressed will diminish the material integrity of the site. Furthermore, a disparate collection of window types, window frame colors and materials, tinted and clear glazing impairs the material integrity of the home.

BELOW DEFERRED MAINTENANCE, RETRACTABLE AWNINGS, WINDOWS THAT DO NOT MATCH THE ORIGINAL MILL-FINISH ALUMINUM SLIDING DOORS AND WINDOWS DIMINISH THE MATERIAL INTEGRITY.

The report does not provide any detail as to the original colors of the home, however staff does not believe the current exterior colors diminish the integrity of the site.

5. Workmanship:

The Kirk Douglas Residence exhibits average quality workmanship. A number of locations around the exterior of the home, particularly along the side elevations where additions and modifications have been made, reveal a rather low quality of workmanship, given the custom nature of the home. Staff would assert the integrity of workmanship is below average for a custom built home of this type.

Historic Site Preservation Board Staff Report: September 10, 2019 HSPB-118 – Kirk Douglas Residence Page 9 of 11

BELOW SURFACE MOUNTED CONDUIT, MIS-MATCHED WINDOW TYPES, LIGHTS, DIMINISH INTEGRITY

6. Feeling:

The Kirk Douglas Residence maintains a feeling of a large, rambling, casual family home from the mid-century period.

7. Association:

The Kirk Douglas Residence is associated with the post-World War II boom in Palm Springs as many middle class families and wealthy individuals chose Palm Springs for building second homes and establishing the City as a favored vacation destination. It also retains its association with Kirk Douglas, a person of significance.

DEFINING HISTORIC CHARACTERISTICS

In considering a recommendation for historic resource designation it is important to distinguish those physical elements that are original or from the period of significance that contribute to the resource’s historic significance from alterations, additions or features that were added at a later time that may be sympathetic to the original character, but which may create a false sense of historicity. Distinguishing original character-defining features from non-original elements aids the HSPB when it is tasked with evaluating future alterations to the historic resource. Historic Site Preservation Board Staff Report: September 10, 2019 HSPB-118 – Kirk Douglas Residence Page 10 of 11

In considering the physical character-defining features of the Kirk Douglas Residence, staff asserts that although aspects of the alterations from 1964 and 1976 diminish the design and material integrity of the home, they were added to the home during its period of significance (1959 to 1999) by the Douglases and as such, some aspects could be considered historically significant.

The physical character-defining historic features of this resource include the following:

1. Expansive floor to ceiling glazing along the southern (rear) elevation of the home.2 2. The thin horizontal fascia at the roof line. 3. The fieldstone walls at the front of the home and those on the tennis pavilion. 4. The tennis pavilion.

The non-contributing features include the following:

1. The landscape and hardscape (paved pool terraces, etc). 2. The pull-down sun shade on the raised shade structure on the back of the house. 3. The retractable awning on the side of the house. 4. The 1964 additions and the 1976 addition on the southwest corner of the home.

ENVIRONMENTAL ASSESSMENT

The proposed historic resource designation is not subject to the California Environmental Quality Act (CEQA) pursuant to Sections 15060(c)(2) (the activity will not result in a direct or reasonably foreseeable indirect physical change in the environment) and 15060(c)(3) (the activity is not a project as defined in Section 15378) of the CEQA Guidelines, California Code of Regulations, Title 14, Chapter 3, because it has no potential for resulting in physical changes to the environment, directly or indirectly.

NOTIFICATION

Pursuant to section 8.05.140 of the Municipal Code of Palm Springs, All property owners within five hundred (500) feet of the subject property have been notified and notice was made in a newspaper of general circulation.

2 The size and arrangement of the glass doors and windows along the south façade is significant, however staff would assert that should the owner desire to replace the single-pane glass with insulated glass for energy efficiency, such alteration should be allowed as long as the glazing units are of the same size and arrangement. Historic Site Preservation Board Staff Report: September 10, 2019 HSPB-118 - Kirk Douglas Residence Page 11 of 11

CONCLUSION:

The Kirk Douglas Residence meets the definition of a historic resource based on Criteria 2 (persons), 3 (period), and 4 (method of construction), and retains a fair degree of historic integrity, however lacks integrity in terms of the key factors of Design, Materials and Workmanship.

Staff has concluded that findings can be made in support of Class 1 historic resource designation based on the sites' association with Kirk Douglas. However given the physical lack of integrity of design, materials, and construction and the material impairment of the original Wexler / Harrison design caused by the 1964 and 1976 additions, the physical condition of the site may make it a better candidate for consideration of Class 2 historic resource status.

Ken Lyon, RA linn

Attachments:

1. Vicinity Map 2. Draft Resolution 3. Application, related background materials, photos. 4. National Register White Paper on Evaluating the Significance of Additions and Accretions. 4-20-08. Department of Planning Services Vicinity Map

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I I ; / CITY OF PALM SPRINGS HSPB 118 the Kirk Douglas Residence 515 West Via Lola ATTACHMENT 2 Draft Resolution RESOLUTION NO. HSPB 118

A RESOLUTION OF THE HISTORIC SITE PRESERVATION BOARD OF THE CITY OF PALM SPRINGS, CALIFORNIA, RECOMMENDING THAT THE CITY COUNCIL DESIGNATE 515 WEST VIA LOLA, “THE KIRK DOUGLAS RESIDENCE”, A CLASS 1 HISTORIC RESOURCE, (HSPB #118), APN 505-252-032.

THE HISTORIC SITE PRESERVATION BOARD (“HSPB”) FINDS AND DETERMINES AS FOLLOWS:

A. Chapter 8.05 of the Palm Springs Municipal Code allows for the designation of historic sites and districts.

B. On March 14, 2019, Diane Budman Bald on behalf of the Diane Budman Bald family trust, owner and applicant, filed an application with the City pursuant to Article III, Section 8.05.070 (Procedure for Designation of Historic Sites and Historic Districts) of the Palm Springs Municipal Code requesting Class 1 historic resource designation for the parcel located at 515 West Via Lola (APN #505-252-032). The application included a historic resources report (“the report”) prepared by the Palm Springs Preservation Foundation, dated February, 2019.

C. In August, 2019, members of the Historic Site Preservation Board (HSPB) conducted site inspections of the proposed historic resource, accompanied by City staff.

D. On September 10, 2019, a noticed public hearing of the Palm Springs Historic Site Preservation Board (“HSPB”) to consider Case HSPB #118 was held in accordance with applicable law.

E. The HSPB carefully reviewed and considered all of the evidence presented in connection with the hearing on the project, including, but not limited to, the staff report and all written and oral testimony presented.

THE HISTORIC SITE PRESERVATION BOARD OF THE CITY OF PALM SPRINGS RESOLVES:

SECTION 1: FINDINGS – PART “A”, CRITERIA FOR HISTORIC RESOURCES.

Evaluation of the Application. Pursuant to Municipal Code Section 8.05.070 (C), in considering a recommendation to designate the site as a Class 1 or 2 historic resource the HSPB shall evaluate the application and make findings for conformance with the following criteria:

Resolution No. HSPB 118 – The Kirk Douglas Residence - 515 West Via Lola Page 2 of 7 September 10, 2019

Criteria for the Designation of Class 1 Historic Resources. A site, structure, building or object may be designated as a Class 1 historic resource, provided both of the following findings are met:

a. The site, structure, building or object exhibits exceptional historic significance and meets one or more of the criteria listed below:

The Kirk Douglas Residence exhibits historic significance because of its association with a person of significance (actor Kirk Douglas).

(Criterion 1) The resource is associated with events that have made a meaningful contribution to the nation, state or community;

The report does not identify any significant events associated with the Kirk Douglas Residence. It does not qualify as a historic resource under Criterion 1.

(Criterion 2) The resource is associated with the lives of persons who made a meaningful contribution to national, state or local history;

(Criterion 3) The resource reflects or exemplifies a particular period of national, state or local history;

(Criterion 4) The resource embodies the distinctive characteristics of a type, period or method of construction;

Resolution No. HSPB 118 – The Kirk Douglas Residence - 515 West Via Lola Page 3 of 7 September 10, 2019 outstanding example of this typology. Thus the Douglas Residence does not qualify as a historic resource under Criterion 4.

(Criterion 5) The resource presents the work of a master builder, designer, artist, or architect whose individual genius influenced his age, or that possesses high artistic value;

The report does not assert the Douglas Residence qualify under Criterion 6.

(Criterion 7) The resource has yielded or may be likely to yield information important to national, state or local history or prehistory.

No information has been provided in the historic resources report on any pre-historic significance of the site.

SECTION 2: FINDINGS – PART “B”, ANALYSIS OF HISTORIC INTEGRITY.

Resolution No. HSPB 118 – The Kirk Douglas Residence - 515 West Via Lola Page 4 of 7 September 10, 2019

The application includes an evaluation of the site relative to the seven aspects or qualities of integrity, as recognized by the National Park Services’ Secretary of the Interior Standards. The seven aspects or qualities include location, design, setting, materials, workmanship, feeling, and association. The application concludes that the Kramer Residence retain a high degree of integrity. In evaluating the site’s integrity staff would assert that the site only possesses a fair degree of historic integrity.

1. Location:

The Kirk Douglas Residence remains in the same location that it was constructed, thus it retains integrity of location.

2. Design:

The report asserts that most of the design characteristics of the Douglas residence remain intact. As noted above, in 1964 the Douglases commissioned Michael H. Morrison of Los Angeles to design an array of alterations which are documented via building permits in the report beginning on page 24 and a diagram on page 41. These alterations obscure much of the strength and simplicity of the original Wexler / Harrison design. Examples of these alterations include the added trellis-like roof eaves along the back yard elevation of the home, the tall shade structure at the center of the back of the house which interrupts the low-slung, horizontality of the Wexler / Harrison design, along with louvered wood “awnings” at the center of the back elevation of the home, a disparate collection of windows along the sides of the house, and an addition that spans most of the front of the home which obscures the original front elevation. Although installed during the period that the Douglas’ owned the home, these alterations diminish the integrity of the Wexler / Harrison design. These additions, while done during the period that the Douglases owned the home, diminish the architectural integrity of the home and thus the HSPB asserts they do not contribute to the historic significance of the site.

A tennis pavilion was added in 1976 and also designed by Michael H. Morrison. It was designed with a symmetrical floor plan, a hipped roof, wide angled fascias and fieldstone walls flanking large sliding glass pocket doors. The tennis pavilion stands apart from and is architecturally not consistent with the architecture of the main dwelling, however it does not diminish the design integrity of the primary dwelling.

3. Setting:

The setting of the Douglas residence, that of a custom home in a neighborhood of custom homes remains intact, thus the site retains the integrity of Setting.

4. Materials:

The original portions of the Kirk Douglas residence were constructed of wood, glass and stucco in the post and beam method of construction. The later additions were of the

Resolution No. HSPB 118 – The Kirk Douglas Residence - 515 West Via Lola Page 5 of 7 September 10, 2019 same material, although some portions appear to have been constructed of standard wood frame and stucco construction. Some alterations have diminished the integrity of materials at the Douglas Residence including considerable surface mounted conduit, wiring, lights and other appurtenances. Deterioration and deferred maintenance exist on the exterior materials of the home that, if not addressed will diminish the material integrity of the site. Furthermore, a disparate collection of window types, window frame colors and materials, tinted and clear glazing impairs the material integrity of the home.

The report does not provide any detail as to the original colors of the home, however the HSPB does not believe the current exterior colors diminish the integrity of the site.

5. Workmanship:

The Kirk Douglas Residence exhibits average quality workmanship. A number of locations around the exterior of the home, particularly along the side elevations where additions and modifications have been made, reveal a rather low quality of workmanship, given the custom nature of the home. The HSPB asserts that the integrity of workmanship is below average for a custom built home of this type.

6. Feeling:

The Kirk Douglas Residence maintains a feeling of a large, rambling, casual family home from the mid-century period.

7. Association:

SECTION 3: DEFINING HISTORIC CHARACTERISTICS

Resolution No. HSPB 118 – The Kirk Douglas Residence - 515 West Via Lola Page 6 of 7 September 10, 2019

The physical character-defining historic features of this resource include the following:

1. Expansive floor to ceiling glazing along the southern (rear) elevation of the home.1 2. The thin horizontal fascia at the roof line. 3. The fieldstone walls at the front of the home and those on the tennis pavilion. 4. The tennis pavilion.

The non-contributing features include the following:

SECTION 4: ENVIRONMENTAL ASSESSMENT

SECTION 5: CONDITIONS THAT APPLY TO CLASS 1 HISTORIC SITES.

According to Section 8.05 of the Municipal Code, the following shall apply to a Class 1 Historic Resource:

1. It shall meet the definition of a historic site as outlined in Municipal Code Section 8.05.020. 2. An archival file shall be maintained on the property by the City. 3. It may be qualified as ‘historic’ at the federal, state, and/or county level. 4. The structure/site may not be modified nor objects removed without following the procedures outlined in Municipal Code Section 8.05.110 “Demolition or Alteration of Class 1 and Class 2 Historic Resources – Certificate of Appropriateness”. 5. A marker explaining the historic nature of the site may be installed at the site in a location viewable from the public way.

1 The size and arrangement of the glass doors and windows along the south façade is significant, however the HSPB would assert that should the owner desire to replace the single-pane glass with insulated glass for energy efficiency, such alteration should be allowed as long as the glazing units are of the same size and arrangement.

Resolution No. HSPB 118 – The Kirk Douglas Residence - 515 West Via Lola Page 7 of 7 September 10, 2019

6. Compliance with all rules and regulations for Historic Sites and Historic Districts under Chapter 8.05 of the Municipal Code shall be required. 7. The City Clerk shall submit the Council Resolution to the County recorder for recordation within 90 days of the effective date of the Council’s resolution.

Based upon the foregoing, the Historic Site Preservation Board recommends that the City Council designate the residence at 515 West Via Lola “The Kirk Douglas Residence” a Class 1 Historic Resource (Case HSPB #118).

ADOPTED THIS TENTH DAY OF SEPTEMBER, 2019.

AYES: NOES: ABSENT: ABSTAIN:

ATTEST: CITY OF PALM SPRINGS, CALIFORNIA

Flinn Fagg, AICP Director of Planning Services

ATTACHMENT 3 Historic Resources Report and Related Materials Kirk Douglas Estate

515 West Via Lola Palm Springs, CA 92262

Nomination Application for City of Palm Springs Class 1 Historic Site

Prepared by Susan Secoy Jensen, Architect/Preservation Consultant (160 South Cypress Street, Orange, CA 92866) for the Palm Springs Preservation Foundation February 2019

1 Acknowledgements The author would like to thank the following individuals for either research or editing assistance:

Ron & Barbara Marshall Palm Springs Historical Society Ron Duby

Kirk Douglas as the Grand Marshall of the Palm Springs Desert Circus, 1956. Photo location is downtown, Palm Canyon Avenue.

Cover image: Kirk Douglas Estate, view looking north towards the main residence.

2 The Kirk Douglas Estate CLASS 1 HISTORIC SITE NOMINATION - TABLE of CONTENTS

INTRODUCTION: PAGE 4 EXECUTIVE SUMMARY: PAGE 5 CLASS 1 HISTORIC SITE DESIGNATION APPLICATION FORM: PAGE 6 STATEMENT OF SIGNIFICANCE: PAGE 10 BACKGROUND/HISTORIC CONTEXT: PAGE 25 EVALUATION for CLASS 1 SITE DESIGNATION: PAGE 27 INTEGRITY ANALYSIS: 30

APPENDICES

I Owner’s Letter of Support II Assessor’s Map III Grant Deed (which includes Legal Description) IV Changes to footprint of house V Aerial photo VI Photographs of significant images

3 Introduction

The Palm Springs Preservation Foundation (PSPF) is a non-profit organization whose mission is “to educate and promote public awareness of the importance of preserving the historical resources and architecture of the city of Palm Springs and the Coachella Valley area.”

In 2017, the PSPF board of directors, in consultation with the owners of the Kirk Douglas Residence, assigned the task of writing the residence’s Class 1 Historic Site nomination to board advisory member Susan Secoy Jensen.

The Owner’s Letter of Support is at Appendix I.

4 EXECUTIVE SUMMARY

SIGNIFICANCE: The residence of actor Kirk Douglas and his wife, Anne, located at 515 West Via Lola, Old Las Palmas, in Palm Springs was originally owned by Robert Howard, and his wife, screen actress Andrea Leeds. Currently, tucked behind stone walls and gates, the Estate centers on a low-slung main house originally designed by modernist master architects, Wexler & Harrison, completed in 1954. The Kirk Douglas Residence is an important example of a custom modernist structure and it exhibits numerous character defining features that place it within the historic context of Palm Springs modern period. Kirk Douglas is not only an internationally acclaimed actor, he is a Palm Springs icon. He has actively participated with the Palm Springs community for over forty years.

DESIGNATION CRITERIA: The Kirk Douglas Estate has not previously been evaluated for Class 1 Historic Site eligibility.

A brief summary of the evaluation contained in this nomination is as follows:

8.05.020 (a) paragraph 2 - Persons: Kirk Douglas made a meaningful contribution to local history through his career as an internationally important celebrity whose presence in Palm Springs was an important influence in the city’s history. His personal involvement in the history of Palm Springs rises to the level sufficient to qualify the building’s eligibility for local listing. The building qualifies for listing as a Class 1 Historic Site under Criterion 2.

8.05.020 (a) paragraphs 3, 4 & 5 - Design/Construction: The Kirk Douglas Estate is eligible under the theme of Modern architecture because it possesses numerous distinctive characteristics that make up the modernist style, including lack of ornamentation, horizontality, expansive amounts of glass, use of natural materials, etc. As a custom residence skillfully designed by the firm of Wexler & Harrison, it rises to the level of work by master architects with high artistic values. Although several modifications occurred during the ownership of the Douglas family, it maintained the vocabulary and overall design intent of the original design created by Master Architects. Therefore, for its distinctive characteristics, as the work of a Master, and for its high artistic values, the Kirk Douglas Estate qualifies as a Class 1 Historic Site under Criteria 3, 4 & 5.

SUMMARY: This evaluation finds the Kirk Douglas Residence eligible for listing as a Palm Springs Historic Site under 8.05.020 (a) paragraphs 2, 3, 4 & 5 of the local ordinance’s seven criteria. Additionally, the Kirk Douglas Residence retains a high degree of architectural integrity. (see Section 7, “Integrity Analysis”.)

5 CITY OF PALM SPRINGS Department of Planning Services 3200 East Tahquitz Canyon Way, Palm Springs, CA 92262 Telephone: 760-323-8245

HISTORIC SITE DESIGNATION

The City of Palm Springs allows for the local designation of historic buildings, sites or districts within the City (Section 8.05 of the Palm Springs Municipal Code.). This application packet is to be completed in order to request a historic designation. For additional information, please contact the Department of Planning Services at 760-323- 8245 or [email protected].

APPLICATION The completed application and required materials may be submitted to the Department of Planning Services. The submittal will be given a cursory check and will be accepted for filing only if the basic requirements have been met. A case planner will be assigned to the project and will be responsible for a detailed review of the application and all exhibits to ensure that all required information is adequate and accurate. Incomplete applications due to missing or inadequate information will not be accepted for filing. Applicants may be asked to attend scheduled meetings pertaining to their project. These will include the Historic Site Preservation Board (HSPB) and the City Council.

HISTORIC SITE PRESERVATION BOARD (HSPB) Once the application has been determined to be complete, the HSPB will review the application to determine whether the site meets the minimum qualifications for designation pursuant to Chapter 8.05 of the Palm Springs Municipal Code. If such determination is made, a public hearing will be scheduled for a future meeting.

A public hearing will be held by the HSPB to receive testimony from all interested persons concerning the Historic Site Designation. The public hearing may be continued from time to time, and upon complete consideration, the HSPB will make a recommendation to the City Council. Notice will be provided as indicated below.

CITY COUNCIL After receiving the recommendation of the Historic Site Preservation Board, a public hearing will be held by the City Council to receive testimony from all interested persons concerning the requested Historic Site Designation. The public hearing may be continued from time to time, and upon complete consideration, the City Council will then conditionally approve, deny, or approve the application as submitted. The City Council's decision on the application is final.

NOTIFICATION Prior to consideration of the application by the HSPB and the City Council, a notice of public hearing for a Historic Site Designation request will be mailed to all property owners within 400 feet of the subject property a minimum of ten (10) days prior to the hearing dates.

6 Office Use Only Date:

Case No.

HSPB No.

Planner:

CITY OF PALM SPRINGS Department of Planning Services

HISTORIC SITE DESIGNATION APPLICATION

TO THE APPLICANT: Your cooperation in completing this application and supplying the information requested will expedite City review of your application. Application submitted will not be considered until all submittal requirements are met. Staff may require additional information depending upon the specific project. Please submit this completed application and any subsequent material to the Department of Planning Services.

This form is to be used to nominate individual properties for Class 1 or 2 historic designations, or to nominate the formation of historic districts. Applicants are encouraged to review two bulletins from the US Department of Interior for additional information:

• “How to Complete the National Register of Historic Places Registration Form” (National Register Bulletin 16A / http://www.nps.gov/history/nr/publications/bulletins/nrb16a/); and

• “How to Apply the National Register Criteria for Evaluation” (National Register Bulletin 15; http://www.nps.gov/history/nr/publications/bulletins/nrb15/).

Complete each item by marking "x" in the appropriate box or by entering the information requested. If any item does not apply to the property being documented, enter "N/A" for "not applicable." For functions, architectural classification, materials, and areas of significance, enter only categories and subcategories from the instructions in the Bulletins.

1. Property Information

Historic name: The Kirk Douglas Estate Other names: Howard Leeds House I Address: 515 West Via Lola, Palm Springs, CA 92262 Assessor Parcel Number: 505-252-032, Lot 10, Merito Vista #2 Owner’s Name(s): Diane Budman Bald Family Trust Owner’s Address: 153 Richview Avenue Toronto, Canada M5P1V9 Telephone: 760 565 5000 (Owner's Rep) Kip Serafin Fax number: N/A E-mail address: [email protected]

7 2. Classifications

Ownership of Property. Fill as many boxes as apply. ■ Private □ Public - Local □ Public - State □ Public - Federal

Category of Property. Fill only one box. ■ Building (Note can include site) □ District □ Site (Exclusive of Structures) □ Structure □ Object

Number of Resources within Property. TOTAL must include at least One (1) in Contributing Column.

Contributing Non- contributing 2 Buildings 1 Sites Structures Objects 3 Total

If the building or site is part of a larger group of properties, enter the name of the multiple-property group; otherwise enter "N/A". “N/A” . 3. Use or Function

Cat: Domestic Private Residence Current Functions Private Residence

4. Description

Architect: Wexler & Harrison, Architects Construction Date and Source: 1954 (Permit) Architectural Classification: Mid-Century desert modernism Construction Materials: Foundation: Concrete slab Roof: Built-up composition

Walls: Wood stud, stucco, glass & stone Other:

Building Description: Attach a description of the Building/Site/District, including all character defining features, on one or more additional sheets.

8 5. Criteria (Fill all boxes that apply for the criteria qualifying the property for listing.)

Events

■ (1) Fill this box if the property is associated with events that have made a significant contribution to the broad patterns of our history.

Persons

■ (2) Fill this box if the property is associated with the lives of persons significant in our past.

Architecture

■ (3) Fill this box if the property reflects or exemplifies a particular period of national, State or local history, or

■ (4) Fill this box if the property embodies the distinctive characteristics of a type, period, or method of construction, or

■ (5) Fill this box if the property represents the work of a master, or possesses high artistic values, or

□ (6) Fill this box if the property represents a significant and distinguishable entity whose components lack individual distinction.

Archeology

□ (7) Fill this box if the property has yielded, or is likely to yield information important in prehistory or history.

Other Criteria Considerations (Check all the boxes that apply.)

□ the property is owned by a religious institution or used for religious purposes □ the property has been removed from its original location. □ the property is a birthplace □ the property is a grave or cemetery. □ the property is a reconstructed building, object, or structure □ the property is commemorative □ the property is less than 50 years of age or has achieved significance within the past 50 years

9 6. Statement of Significance

Narrative Description

The Kirk Douglas Residence, located at 515 West Via Lola, was constructed on Lot 10, Merito Vista #2, of Las Palmas Estates, in 1954. (see the grant deed in Appendix III).

First Owners, Mr. & Mrs. Robert Howard

Robert Howard’s father, Charles Howard, made his fortune in the automobile industry, and invested in several things, including race horses, (most notably, Seabiscuit.) His son, Robert, also had an interest in horse racing and breeding, and was involved with many business ventures, including the ownership of the hotel, The Howard Manor (now the Colony Palms), Palm Springs. Robert married actress Andrea Leeds in 1939. She was already a well-established actress, having started her career in 1933. In 1937, she received an Academy Award nomination for Best Supporting Actress in the film “Stage Door”, starring Katherine Hepburn. She starred in her final film in 1940, then dedicated her time to her husband and social responsibilities. In 1940, she gave birth to Robert Howard Jr., and in 1942, daughter Leeann May. They were a prominent Beverly Hills couple, and prominent in the horse racing and breeding arena as well. They also enjoyed their time in Palm Springs, and purchased their house, designed by Wexler & Harrison Architects, in 1953.

Prior to acquiring their home located at 515 West Via Lola, Robert Howard purchased the Colonial House Hotel in 1951. He then named it Howard Manor. The Colonial House was established in 1936 by Las Vegas casino owner Al Wertheimer. He was considered a mobster, being a member of the Purple Gang. The Howards maintained ownership of the Howard Manor until 1956. During their ownership, it was an upscale resort, catering to numerous celebrities. The resort hotel boasted its supper club, “The Academy Room” and a “Winners Circle Suite” in honor of Seabiscuit and the Howard family.

The Howards sold 515 West Via Lola in the mid 1950’s. The house was sold to its builder, prominent in Palm Springs, Robert (Bob) Higgins. After a couple of years, Higgins sold the house to Kirk and Anne Douglas. The Howards relocated to another Wexler Harrison designed home, down the street at 375 West Via Lola. The Howards worked closely with Bob Higgins on several projects, including their homes and the Howard Manor. The current Purple Palms restaurant at Colony Palms, pays homage to the original owner, a member of the Purple Gang.

Robert Howard died unexpectedly in Las Vegas, in 1962, at the age of 45. Andrea Leeds continued to reside in Palm Springs, and ran an upscale jewelry business at the hotel called “Andreas.” She died in 1984, at the age of 70, in Palm Springs.

10 Andrea (Leeds) Howard and Robert Howard, promoting the Howard Manor, Palm Springs.

Andrea (Leeds) Howard at her retail Robert Howard and Andrea (Leeds) Howard at store located within the Howard the Howard Manor, Palm Springs. Manor, Palm Springs.

11 Second Owner, Mr. Robert Higgins

Robert Higgins, also known as Bob Higgins, was a prominent builder in Palm Springs. He was responsible for several noteworthy residential and commercial projects. He purchased the home from Robert and Andrea (Leeds) Howard, and resided there for approximately two years until he sold it to Kirk and Anne Douglas. During his ownership of the property, he constructed the swimming pool, which remains in its current shape, an abstraction of the letter “K”.

Robert Higgins worked on the construction of the Howard Manor Hotel, by William, Williams, and Williams Architects, for Robert and Andrea Howard. (1952) He also constructed Jack Wrather’s L’Horizon Hotel by William Cody, Architect. (1952) He was the builder of the Wexler & Harrison designed home (where he resided) at 515 West Via Lola, (1954) and also built the Wexler & Harrison home for Robert and Andrea Howard at 375 West Via Lola. (1957) He partnered with actor Alan Ladd for the hardware store located on Palm Canyon Drive. He built several homes in the Sunmor residential neighborhood, including the home of Mayor Frank Bogert. Robert and Patricia Higgins were prominent residents of Deep Well Ranch Estates for several years.

12 Third Owners, Mr. & Mrs. Kirk Douglas

Kirk Douglas and Anne Buydens were married in 1954, and then had two sons, Peter and Erik. Kirk had two sons from a previous marriage, Michael and Joel. The Douglases had a home in the Palm Springs Movie Colony in the mid 1950’s, and enjoyed their retreat from Beverly Hills so much that they invested in another property in the Old Las Palmas neighborhood. In fact, their first baby, Peter, had his photos on the cover of the Palm Springs Villager in 1956 with proud parents, Kirk and Anne. Douglas acquired the larger property from Robert Higgins in the late 1950’s and used it as the family retreat for decades. Upon purchase, he had intentions of increasing the square footage of the modest Wexler design to accommodate his family. He also purchased additional property to expand the estate to eventually include a tennis court and pavilion. After personalizing the house to his needs and that of the family, they enjoyed it for four decades. He sold it in 1999. Kirk and Anne enjoyed the house not only with their children, but with their grandchildren, as well.

Kirk Douglas first began visiting Palm Springs in 1946. He would drive from Los Angeles and rent a hotel room. He played tennis at the famous Palm Springs Racquet Club with friends who included William Holden, Lucille Ball, George Montgomery and his wife Dinah Shore. Under the stewardship of its owner and co-founder Charlie Farrell, the Racquet Club was a magnet for Hollywood’s elite during its heyday – 1934 through 1959. With its four tennis courts, Olympic sized swimming pool, first class restaurant and the world-famous Bamboo Lounge, it was the place for stars to congregate. It was an oasis for people in the movie industry, including Cary Grant, Bing Crosby, Ginger Rogers, Clark Gable, Spencer Tracy, Errol Flynn, and Marilyn Monroe, who was discovered there. Kirk Douglas became friends with the owner, Charlie Farrell, and spent much time there, fine tuning his tennis game.

Kirk Douglas is one of the last living people of the film industry’s Golden Age. He was born Issur Danielovitch in 1916 and after an impoverished childhood with immigrant parents and six sisters, he had his film debut in the “Strange Love of Martha Ivers” (1946) with Barbara Stanwyck. Douglas soon developed into a leading box office star throughout the 1950’s and 1960’s, known for serious dramas, including westerns and war movies. During his career, he appeared in more than 90 movies.

Douglas became an international star through positive reception for his leading role as an unscrupulous boxing hero in “Champion” (1949) which brought him his first nomination for the Academy Award for Best Actor. Other early films include “Young Man with a Horn” (1950), playing opposite Lauren Bacall and Doris Day; “Ace in the Hole” opposite Jan Sterling (1951), and “Detective Story” (1951). He received a second Oscar nomination for his dramatic role in “The Bad and the Beautiful” (1952) opposite Lana Turner, and his third nomination for portraying Vincent van Gogh in “Lust for Life” (1956).

In 1955, he established Bryna Productions, which began producing films as varied as “Paths of Glory” (1957) and “Spartacus” (1960). In those two films, he starred and collaborated with the then relatively unknown director, Stanley Kubrick. Douglas helped break the Hollywood blacklist by having Dalton Trumbo write “Spartacus” with an official

13 on-screen credit. The Hollywood blacklist banned anyone considered to be affiliated with the Communist Party. Kirk Douglas produced and starred in “Lonely are the Brave” (1962), considered a cult classic, and “Seven Days in May” (1964) opposite Burt Lancaster, with whom he made seven films. In 1963, he starred in the Broadway play “One Flew Over the Cuckoo’s Nest”, a story he purchased, which he later gave to his son, Michael Douglas, who turned it into an Oscar-winning film.

As an actor and philanthropist, Douglas has received three Academy Award nominations, an Oscar for Lifetime Achievement, and the Presidential Medal of Freedom. As an author, he has written ten novels and memoirs. Currently, he is No. 17 on the American Film Institute’s list of the greatest male screen legends of classic Hollywood cinema, and the highest ranked living person on the list. After barely surviving a helicopter crash in 1991 and then suffering a stroke in 1996, he has focused on renewing his spiritual and religious life.

Kirk Douglas’s involvement with Palm Springs has earned him the distinction of a Palm Springs icon. Whether supporting his favorite charity, or donating time and money to the city library or museum, he was always willing to get involved with the local causes. The couple founded the Douglas Charitable foundation in the early 1960’s, which focuses on education. Since 1963 Kirk and Anne have visited more than 45 countries as goodwill ambassadors for the U.S. State Department advocating for democracy and freedom. In 1981 President Jimmy Carter presented Kirk with the Medal of Freedom for his outstanding work. The Douglases continued their philanthropic dedication at home in Palm Springs. He would throw out the first ball when the city hosted the Angels minor league baseball franchise. In 1992, Kirk and Anne Douglas were named Palm Springs Citizens of the Year in recognition of their support of Desert Hospital, Palm Springs Desert Museum, Temple Isaiah, The Desert AIDS Project, Parks for People, and the Palm Springs Youth Center. Kirk Douglas presented a check for $2,000,000 to the Desert Regional Medical Center for MRI equipment, and he also narrated the film to promote the cause. The Douglas’s donated significant time and money to the Palm Springs Desert Museum and were actively involved with the renovation of the Annenberg Theatre. The Douglas’s also marched in the first Desert AIDS Walk in an effort to increase awareness and help educate the public about the disease. He also participated in the United Jewish Appeal fund raisers, a major contributor to distinguished neighbor’s Palm Springs events.

Subsequent Owners Date Owners

1999 Tod Jenkins and Timothy Dietrich 2016 Diane Bald and Michael Budman

14 Palm Springs Villager, January 1952. News about Kirk Douglas, and Mr. and Mrs. Robert Howard. Both families very prominent in Palm Springs during the 1950’s.

15 he said ( while not divulging his compuny, Bryna Productions, and score). •Now I guess I'll spend the writers Robert Alan Aurthur and rest of my life trying to get that Samuel Crafton came here from good-or that lucky-again.· The: the East to confer with him on THE KIRK DOUGLASES Douglases swam daily and liked their respective projects, "Shadow to use their bicycles on short of the Champ" and "A Most Con errands around the Village, in tagious Came." Bryna's producer traditional style. and general manager, Jerry Bres Anne, born in Belgium and ler, was a frequent visitor. 8fiJi119s raised in France, is a connoisseur /feal Palm His first professional hrenk of fine food, and she and her hus came in the stage success, '·Kiss band found one delightful spot and Tell," opening up important after unother serving food that opportunities which brought him 8nlAusiasls rates with any of the famous to the attention of producer Hal restaurants in this country or in Wallis and !eel to a role opposite By Bernice Beekman Europe. They took in all the first Barbara Stanwyck in "The Strange rate floor shows, marvelin1; at the Love of Martha Ivers." Success variety of stellar entertainment fo llowed success and he has been It won't be long before Palm Kirk and Anne's enthusiasm for presented here during the season; twice nominated for Academy Springs can count on Kirk Doug the Palm Springs way of life is a they're movie fans, too, frequently Aw,u-ds. dropping into the local movie las and his family as regular resi natural consequence of their divers Kirk met Anne Buydens in Pari., theatres to catch the latest Holly dents. They have lived and interests. Primarily, they love out while making movies, and they wood releases. traveled in many parts of the door sports ... both played ten were married on 'May 29, H),14. nis several times a week at the Kirk's two older hoys, Michael, world, but, completely enchanted \.Yhe n not in Palm Springs, the with their recent five weeks' vaca Racquet Club, where Kirk was 11, and Joel, 9, came down several Douglases l.i ve in a modest two• tion here, ure ready to call the runner-up in the men's doubles in weck•cnds. One reason that Kirk bedroom home in Beverly Hills, Village "home," and hope to return the 6th Annual Blue Ribbon Tour and Anne want to have a home decorated in contrasting black and soon to find a house. As g:ue::sts of nament. A natural athlete, he here is to enable the entire family Joe D rown, this was their first ph1yed golf for the first time in to be togctlwr for longer vaca• white, a striking settin~ for their lengthy stay, nlthongh Kirk and his life here at Tamarisk Countrv tions when the boys are not in valuable collection of prim;ti\P Anne have been week-end visitors Club, where, increclihly, he pa;. school. statuary from the Belgia n Con~o on many occasions. red the first two holes... T h,1t was Kirk has recently fanned his and paintings by contempornry It was the first trip anywhere a terrible thing to happen to me," own independent motion picture French artists. for little Peter Vincent, J·.irn last November 23rd, and ~111other "first'" for him . .hia first pictt1n:1; \ were taken here in their vaca tion home. The mutual admira tion of parents a nd son is evident in the appealing scene on this month's cover. No wondur Peter keeps asking his mother ( so she claims. with a straight fa ce) when th~y will return to Palm Springs! As a VILLAGER cover hoy, h.. is farnous in his own right and certainly an important figure in the local diaper set. Kirk IJ011;!,los 1cilh 11;ifc • .A 1111 e. - and Hacc111el Cfllb tennlY pro V in/ R11rac: ( al ri;.!..ht ); with cl11h ow11e, Clwr/ie Farrell ( l,e/u,c ).

, i \

PALM SPRINGS VILLAG::R (March, 1956) - 15

16 TENNIS TOO!

1 (At loft) Kirk D011~la., 111111 wife Anna. Kirk 1c011 11 lro11l111 /11 Blue RiblJOn tourruuncutat the R.o c:qucl Clttb. TeonlJ Ito µopulordt•scrt .f/HJrl ,wd touriw• '"'"" t/11r11111 tCOM/11 are alto l,eld at Tl1 c Tcn11il Club 01111 Sl1t11l01,: ,\It Cir,/,. A rnm1Mr of hotth, o, u:tll as home ou:ntr1, Jwu tlte,, otc11 couru (Ct111tr left I Dr. 1k11 F11,c/o o,,J Dr. Jolo11 Moriarty, Bcccrly Hill,, 11:/11 11,,. of D011blc1 motchc, /11 /l1111 ch C/11/,'1 F/r, t /11 cltotlonal

John Kru1tak1 011 rip.ht. ,c.v ,1 4i1111.lt:-s ( Btloic) D,rna Wynter (.\Ir,. Crcg 8out:er/ 011<1 Clcn Kramer 01/111/rc 8/ut Ribbon trop/1/t1 (L 10 R bdo1c) \'/11ce11I Fotrt, Jr., nm/ Sr., win11er, of Men', D011blt1 title 11t 7th 1\111111111 Rn,:q11t1 Club te,inl.t tour11l1me,1t, 141/lla 1c11111crs-uµ K, 11/i uirsott and Clen Kromer. The Fotrr, took"'"'' I/tit /11 'Sa anti '$3

J olo 1011

Kirk Douglas wins a trophy at the tennis tournament at the Palm Springs Racquet Club.

17 Kirk Douglas, Grand Marshall, Desert Circus 1956.

18 Kirk and Anne Douglas first public baby photos of Peter, 1956. Photo is taken in Palm Springs, prior to residing at 515 W. Via Lola. A strong Palm Springs presence is being established.

19 Dining at the Doll House, Palm Springs. Friends include actress Betty Hutton and Mrs. Rae Stark, Fanny Brice’s daughter.

20 The Architects

The Kirk Douglas Residence, built in 1954, was one of Donald Wexler’s first residential commissions since forming Wexler & Harrison Architects in 1952. Built by Bob Higgins, a locally recognized home builder, the house had 3 bedrooms, 3 baths, several closets, exceptional kitchen, built in oven and range, a combination bar and butler’s pantry, forced air heating, and a large estate lot.

Wexler & Harrison Architects (1952-1961) was formed after completing apprentice requirements working for architect William Cody. They leased office space on the second level of the Town & Country Center, at 174 North Palm Canyon Drive. Consequently, they would design a building for E.F Hutton at the Town & Country Center in 1955. Among the firm’s earliest important commissions was the Palm Springs Spa and Bathhouse project at the prominent intersection of Tahquitz-McCallum Way and Indian Canyon Drive. Over the years the Wexler & Harrison Architects would design homes, residential subdivisions, schools, banks and offices. The partnership dissolved amicably in 1961.

Wexler and Harrison were essentially running two practices out of one office. By mutual agreement, the partners decided to part.

Richard A. Harrison (1921-1993) was educated at USC. He and his wife raised three children in Palm Springs, at their Deepwell Estates home. Harrison was quite involved in housing and developer work. Harrison opened his own office in 1961 at 577 Sunny Dunes, a building designed by Howard Lapham. Among Harrison’s known projects as a sole proprietor are the Patencio Building, Seven Lakes Country Club development, alterations to the Frances Stevens Park and Art Center, Bermuda Dunes Cooperative Apartments and the Julius Corsini School in Desert Hot Springs.

Donald Wexler (1926-2015) was educated at the University of Minnesota. Upon graduation he moved to Los Angeles where he worked for Richard Neutra, whose influence can be seen in Wexler’s work. He and his wife raised three children in their Palm Springs home, which he designed, on East Verbena Drive. He is known for pioneering the use of steel in residential design. Wexler’s designs for public buildings, including the dramatic Palm Springs Airport, served as both soaring and practical models for other municipalities to emulate. His Steel Development House Number 2 is listed in the National Register of Historic Places.

Both Richard Harrison and Donald Wexler are the recipients of distinguished stars along Palm Canyon Drive, a Palm Springs honor of their achievements in architecture. That is only one of many honors and awards received for their extraordinary work within the architectural profession.

The drawings of the Kirk Douglas additions and remodel in 1964 were produced by Michael H. Morrision, 8457 Melrose Place, Los Angeles, California. Minimal information is available regarding his career. However, the location of the Douglases Beverly Hills home and their relationship with the designer most likely brought him to Palm Springs to work on their house. His work was sympathetic to the original desert modernism of Wexler & Harrison’s design. The additions and overall design concept retain the character defining features of post and beam structure, glass walls and transparency, horizontal single story frame, organic stone walls, and lack of ornamentation.

21 The Architecture

The Kirk Douglas Estate is a single-family residence, zoned R-1-A, consisting of an approximately 4,200 square foot house, swimming pool, tennis pavilion, and tennis court. Tucked behind stone walls and gates, the estate centers on a low-slung main house designed by modernist architectural firm Wexler & Harrison, completed in 1954. Beamed ceilings, saltillo tile floors and a foyer with pecky cypress walls, lend a vintage touch to the interiors. Walls of floor-to-ceiling glass bring the outdoors inside.

A formal sitting area, living and dining rooms, a mirrored wet bar, five bedrooms and eight bathrooms lie within a single story. The kitchen has been updated. Of the bedrooms are a pair of master suites named for Kirk Douglas and his wife. Kirk’s Suite features three closets and walls lined in denim blue, and Anne’s Suite which has a wall of mirrored closets.

Outdoors, landscaped grounds include various patios, a garden atrium, a K-shaped saltwater swimming pool and a tennis court.

As designed by Wexler & Harrison, the modest house, approximately 3,280 square feet, sat on an original parcel consisting of approximately 19,910 square feet. When the property was purchased by the Douglases, they eventually purchased an additional parcel of property to add a tennis pavilion and tennis court. The tennis pavilion has walls adorned with movie posters from Kirk’s heyday, created by his wife, Anne. The walls are testimony to his internationally successful movie career, and they remain intact. The current parcel, as was occupied by the Douglases, is approximately 31,000 square feet. The main residence is approximately 4,200 square feet and the tennis pavilion is approximately 760 square feet.

The period of significance relative to this historic property is 1959-1999, during the occupancy of Kirk Douglas and his family. Although modified by their designer, Michael H. Morrison, character defining features of Wexler & Harrison’s desert modern design remain intact. The Kirk Douglas Estate represents significant Palm Springs history, the lifestyle of an internationally recognized movie star, and his influence on the local community of Palm Springs.

Changes and Additions to The Kirk Douglas Estate during their residency:

The following additions and modifications have been made to the residence since it was sold to Kirk and Anne Douglas:

• The existing garage was converted into a bedroom and bath. 1964 • A new carport was added. 1964 • An addition was added to Anne’s master suite. 1964 • The entry, great room and hall were expanded to the north. 1964 • A roof trellis was added to the south elevation of the house, with a new concrete slab. 1964 • Additional parcel of land was purchased to expand the property. • A privacy garden wall was added to the entry. 1974 • A tennis pavilion was built. 1976 • A 6’ diameter hot therapy pool was added. 1977 • Kitchen remodel. 1980 22 Local Architectural Context

The Kirk Douglas Estate should be viewed within the context of the period Post World War II (1945-1969). The population growth accelerated in the 1950s, bringing a demand for civic necessities such as schools, libraries, museums, a city hall and police headquarters, as well as offices, stores, and housing. Palm Springs' growth as a tourist destination brought a demand for inns, resorts, and tourist attractions. Tourism also introduced a demand for affordable second homes for a growing middle class; the construction and financing methods for building such mass-produced housing tracts were already developing in suburban areas of larger cities, including nearby Los Angeles, and found a ready market in Palm Springs. Though Palm Springs was a smaller municipality, this economic climate provided many opportunities for locally-based architects, as well as several Los Angeles architects, to explore and develop a wide range of architectural types and ideas, sometimes influenced by sophisticated global design trends. These conditions and the architects' talents lead to the development of an exceptional group of Modern buildings which later came to be identified as "Palm Springs Modernism", “Desert Modernism” or "The Palm Springs School.” The rise of celebrity status within Palm Springs continued during the 1950’s and 1960’s, with the proximity to Los Angeles and the movie studios. Many movie stars and influential persons within the film industry could venture to Palm Springs for a relaxing weekend, then easily be back to Los Angeles to continue work on films. The trend to purchase a residence in Palm Springs was rapidly occurring, and the Douglases were influential during this trend. The selection of desert modernism strengthened the movement of this new, influential style of design, and its status was elevated beyond the middle-class.

Site Description

Location: The Kirk Douglas Estate is located prominently in the Merito Vista 2 tract in what is now commonly known as Old Las Palmas. The residence is bounded on the north by West Via Lola, to the east and west by residential parcels with homes, and to the south by the tennis court of the Dinah Shore Estate. Kirk added a gate between the two properties to engage in tennis matches between the two celebrities and their friends. During the Douglases residency, their neighbors included Robert Howard and Andrea Leeds, William Powell, Rudy Vallee, Alan Ladd, El Mirador owner Ray Ryan, Donald Duncan, Jeanette and Winthrop Rockefeller, Sydney Korshak, and Dinah Shore and husband Maurice Smith. The neighborhood was filled with many other celebrities and persons of international distinction.

23 Permit History

18Sep53 – Building Permit No. 6389 (7 room frame & Stucco dwelling – 2 car garage compo roof). Tract: Merito Vista #2. Owner: R. S. Howard/Contractor: R. C. Higgins

Date unreadable – Electrical Permit No. unreadable (Temporary Service). Coast Electric & Refrigeration Co.

Date unreadable – Plumbing Permit No. unreadable (Sinks, toilets, bathtubs, showers, water heaters). S. G. LeMen Plumbing

6Oct53 – Plumbing Permit No. 5624 (Cesspool, septic tank). S. G. LeMen Plumbing

20Oct53 – Electrical Permit No. 5244 (Outlets, fixtures, heaters). Coast Electric & Refrigeration Co.

3Dec56 – Building Permit No. 9232 (Const. 18x36 Swimming Pool). Manchon Pools. Owner: Robert Higgins

14Aug57 – Building Permit No. 9938 (Addition of bedroom & bath – Frame & stucco construction – Compo Roof). Owner: R. C. Higgins

21Aug57 – Plumbing Permit No. 9984 (Bathtub, lavatory, toilet, water piping). Plumber: Owner

2Oct57 – Electrical Permit No. 8712 (Outlets, light fixtures, heaters)

29May59 – Electrical Permit No. 1703 (Meter loop, air conditioner). Owner: Kirk Douglas (NOTE: First permit showing Kirk Douglas as owner of 515 West Via Lola)

11Aug64 – Building Permit No. 7180 (Add Frame Carport/485 sq.ft. to and remodel existing dwelling). Owner: Mr. & Mrs. Kirk Douglas/Contractor: Jack Strauss. Plans were done by Michael H. Morrison, 8457 Melrose Place, Los Angeles, CA.

20Aug64 – Plumbing Permit No. 4433 (Lavatories, shower, sewer piping)

14Apr66 – Sewer Permit No. 5622 (Bathtubs, lavatories, toilets, showers, sinks, garbage disposal, dish washers)

13Aug74 – Building Permit No. 7810 (Const 55 lin ft of 6’ double faced stone screen wall in front of dwelling (out of front setback). Signed by John R. Belt as “occupant of property.”

30Aug76 – Building Permit No. 10482 (Interior remodel and enclose existing roofed patio for dining area. Frame and stucco const.) 112 sq. ft. add/56 sq. ft. new roofed area. Contractor: Wm. Foster

24 15Sep76 – Mechanical Permit No. 3996 (air conditioning). Contractor: Desert Air Conditioning

1Dec76 – Building Permit No. 11156 (Const a recreational pavilion (tennis pavilion) 19’x40’ equipped with 1 1/5 bath and bar sink. Frame and stucco with stone veneer.) 760 sq. ft. auxiliary bldg. as described above. Contractor: Wm. Foster

7Feb77 – Building Permit No. 0107 (Const 6’ diameter hot therapy pool adjacent to existing pool, conc gunite). Contractor: Hoams Pools

10Jun83 – Building Permit No. 1686 (Change out A/C condenser). Contractor: Paul’s Air Conditioning

5Jan84 – Building Permit No. 3040 (ReRoof & insulate per city codes). Contractor: U- foam Expts.

2Jul85 – Building Permit No. 06990 (Gas Repair & re-pipe periso-metric)

NOTE: No recent permit history exists. No significant alterations to the house, other than interior modifications, have occurred.

Background / Historic Context

The relatively short history of Palm Springs can be organized into several distinct periods, as defined by the Historic Resources Group’s Citywide Historic Context Statement & Survey Findings. These include the following: • Native American Settlement to 1969 • Early Development (1884-1918) • Palm Springs between the Wars (1919-1941) • Palm Springs during World War II (1939-1945) • Post-World War II Palm Springs (1945-1969)

It is within the context of the period “Post-World War II Palm Springs” that the Kirk Douglas Estate will be evaluated.

Local Records

Building Permits (1953-1980) and Telephone Books (1954–1959) substantiate the history of the property.

One of the earliest mentions of Kirk Douglas, the motion picture actor, is from Palm Springs Villager under the “Village Life” column. Here Kirk Douglas is pictured with tennis racquet in hand, shaking hands with Charles Farrell. He spent time at the Racquet Club while recuperating from pneumonia. Desert atmosphere and sunshine brought speedy recovery and he was back to playing tennis, then returning to work in Los Angeles.

25 Several records can be found of Kirk and his wife Anne, in the local media, enjoying life in Palm Springs circa 1956. Kirk Douglas was the Grand Marshall of the Desert Circus, and his sons Michael and Joel were the deputies.

The Douglases spearheaded improvements to their neighborhood. They took up a collection to have the outdated septic systems converted to underground sewer lines along their street. They were advocates for the removal of telephone poles along the street, and the installation of underground cables. These projects involved a great deal of tenacity from the Douglases. Anne eventually became known as “The Mayor of Via Lola”. The Desert Sun reported, the late former Mayor Sonny Bono proposed changing the name of El Cielo Road, near the airport, to Kirk Douglas Drive. The City voted against it, due to expense and inconvenience of local residents. Letters of support poured into the local newspaper. Famous Palm Springs resident, Don Meredeth of the Dallas Cowboys, opined to name a mountain, not merely a street, after the internationally acclaimed movie star. Palm Springs Mayor Frank Bogert praised Kirk Douglas as one of Palm Springs' most active citizens, always involved in major functions for the city of Palm Springs. Eventually, a new street near the Palm Springs International Airport was named in Kirk Douglas’ honor.

EVALUATION:

Criterion 2: Significant Persons. Criterion 2 recognizes properties associated with the lives of persons who made meaningful contribution to national, state or local history. The criterion is generally restricted to those properties that illustrate a person’s important achievements. In order to determine whether a property is significant for its associative values under this Criterion, the importance of the individual must be established along with the length and nature of his/her association with the subject property and any other properties associated with the individual.

In the evaluation of historic properties, one of the most consistent dilemmas is how to establish the importance of “persons”. Acceptable practice determines a person who has made a significant contribution is quantified as follows: A person of primary importance, intimately connected with the property receives the highest rating. An example would be a home that was built, commissioned, or occupied by a celebrity. The home would ultimately reflect the personality as well as the programmatic requirements of that person as interpreted by the architect. The Kirk Douglas Estate is an example of a person of primary importance, intimately connected with the property. Kirk and Anne Douglas retained ownership, and resided at the property for four decades.

By comparison, the programmatic requirements of a person of primary importance, loosely connected to a property, or a person of secondary importance intimately connected with a property would not have benefited from the significant person’s input. This is analogous to the “Washington Slept Here” school of preservation. The connection with the property is incidental, and is not reflected in the building’s design. In Palm Springs, there are innumerable examples of historic properties acquired by celebrities who had no input into their origins. Nonetheless, these properties are marketed at premium prices as the home of a famous person.

26 Kirk Douglas made a meaningful contribution to local history through his career as a nationally acclaimed movie star and producer whose presence in Palm Springs was an important influence in the city’s history. His continuing involvement in Palm Springs cultural and philanthropic life continued throughout several decades. His personal involvement in the history of Palm Springs rises to the level sufficient to qualify the building’s eligibility for local listing. The Kirk Douglas Estate qualifies for listing as a Class 1 Site on the local registry under Criterion 2.

ARCHITECTURE (Criteria 3 – 6)

Criterion 3: (That reflects or exemplifies a particular period of the national, state or local history).

The Kirk Douglas Residence was designed by locally prominent architects, Wexler & Harrison. The stylistic markers of the building place it directly in the historic context of Palm Springs’ Modern Period. The Kirk Douglas Residence represents a prime and intact example of the significant modernist architecture for which Palm Springs is widely known. As such the Kirk Douglas Estate may be viewed as an important component of the historic trends that have come to define Palm Springs’ image as a center of important mid-century architecture. This historic trend exemplifies a particular period of the national, state or local history. The Kirk Douglas Estate qualifies for listing as a Class 1 Historic Site on the local registry under Criterion 3.

Criterion 4: (That embodies the distinctive characteristics of a type, period or method of construction; or) Type, Period, and Method of Construction: "Type, period, or method of construction" refers to the way certain properties are related to one another by cultural tradition or function, by dates of construction or style, or by choice or availability of materials and technology. To be eligible under this Criterion, a property must clearly illustrate, through "distinctive characteristics" a pattern of features common to a particular class of resources. "Distinctive characteristics" are the physical features or traits that commonly recur in individual types, periods, or methods of construction. To be eligible, a property must clearly contain enough of those characteristics to be considered a true representative of a particular type, period, or method of construction. Characteristics can be expressed in terms such as form, proportion, structure, plan, style, or materials.

The Kirk Douglas Estate is eligible under the theme of Modern architecture because it possesses distinctive characteristics that embody the Mid-Century Modern Style such as overall horizontality, expression of structure, expansive amounts of glass, use of organic materials, etc. Additionally, the Kirk Douglas Estate is eligible under this criterion because it represents an important example of building practices in Palm Springs at mid- century. The Kirk Douglas Estate qualifies for listing as a Class 1 Historic Site on the local registry under Criterion 4.

27 Criterion 5: (That (a): represents the work of a master builder, designer, artist, or architect whose individual genius influenced his age; or (b): that possesses high artistic value).

5a: Work of a Master: A master is a figure of generally recognized greatness in a field, a known craftsman of consummate skill. The property must express a particular phase in the development of the master's career, an aspect of his work, or a particular idea or theme in his craft. A property is not eligible as the work of a master, however, simply because it was designed by a prominent architect. For example, not every building designed by Frank Lloyd Wright is eligible under this portion of Criterion 5, although it might meet other Criteria.

The Kirk Douglas Residence, built in 1954, was one of Wexler & Harrison Architects first residential commissions in 1952. Although several modifications occurred during the occupancy of the Douglases, their designer Michael H. Morrison sensitively retained character defining features of Wexler & Harrison’s desert modern design. The current condition of the house maintains the design attributed to the period of the Douglases residency.

The Kirk Douglas Estate exemplifies Wexler & Harrison’s early residential work. The concepts of natural materials, an open floor plan, the use of large glass areas that face away from public view while providing outlooks to private gardens throughout the private site, are displayed here. Outdoor spaces contribute as much to the design as indoor spaces, and thin projecting overhangs for shade are evidence of the architects' guiding principles that have been retained throughout the years, and remain timeless design.

28 Architects Donald Wexler (left) and Richard Harrison (right).

5b: Properties possessing high artistic values: High artistic values may be expressed in many ways, including areas as diverse as community design or planning, engineering, and sculpture.

The design of the Kirk Douglas Estate provides shelter and shade from the harsh desert sun, and allows fresh air to circulate throughout the expansive site and buildings. This convergence of interior and exterior space was a common practice in midcentury modern design.

The influence of Kirk and Anne regarding community qualifies as a distinction of community design relative to the underground sewer lines, and relocation of telephone utility lines from above ground to below ground. Their efforts enhanced the aesthetic conditions of the view-sensitive neighborhood, and continue to be a significant enhancement to the Palm Springs lifestyle.

As the work of Masters, and for its high artistic values, the Kirk Douglas Estate qualifies for listing as a Class 1 Historic Site on the local registry under Criterion 5.

Criterion 6: (That represents a significant and distinguishable entity whose components may lack individual distinction). This Criterion was created to address the resources contained within a potential historic district. As such, Criterion 6 does not apply. Hence, the Kirk Douglas Estate does not qualify under Criterion 6.

ARCHEOLOGY

Criterion 7: (That has yielded or may be likely to yield information important to the national, state or local history or prehistory). The Kirk Douglas Estate does not qualify for listing on the local registry under Criterion 7.

7. Integrity Analysis (using U.S. Secretary of Interior Standards)

29 INTEGRITY

Integrity is the ability of a property to convey its significance. To be listed in the local registry, a property must not only be shown to be significant under the criteria, but it also must have integrity. The evaluation of integrity is sometimes a subjective judgment, but it must always be grounded in an understanding of a property's physical features and how they relate to its significance. Historic properties either retain integrity (that is, convey their significance) or they do not. The definition of integrity includes seven aspects or qualities. To retain historic integrity a property will always possess several, and usually most, of the aspects. The retention of specific aspects of integrity is paramount for a property to convey its significance. Determining which of these aspects are most important to a particular property requires knowing why, where, and when the property is significant. The following sections define the seven aspects and explain how they combine to produce integrity.

LOCATION

Location is the place where an historic property was constructed or the place where an historic event occurred. 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 a 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 if the property is moved.

The Kirk Douglas Estate is located prominently in the Merito Vista 2 tract in what is now commonly known as Old Las Palmas. The residence is bounded on the north by West Via Lola, to the east and west by residential parcels with homes, and to the south by the tennis court of the Dinah Shore Estate. The overall site remains in tact. The Kirk Douglas Estate remains in its original location and therefore qualifies under this aspect.

DESIGN

Design is the combination of elements that create the form, plan, space, structure, and style of a property. It results from conscious decisions made during the original conception and planning of a property and applies to activities as diverse as community planning, engineering, architecture, and landscape architecture. Design includes such elements as organization of space, proportion, scale, technology, ornamentation, and materials. 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 of fenestration; textures and colors of surface materials; type, amount, and style of ornamental detailing. The Kirk Douglas Estate’s essential characteristics of form, plan, space, structure, and style have survived mostly intact. Similarly, the structural system; massing; arrangement of spaces; pattern of fenestration; and the type, amount, and style of detailing have survived with a large portion intact.

30 Though additions were built when the Douglases took ownership, the additions are seamlessly integrated with the original architecture, and have been done using the same architectural vocabulary, and quality of construction, as the original structure.

SETTING

Setting is the physical environment of a historic property. Whereas location refers to the specific place where a property was built or an event occurred, setting refers to the character of the place in which the property played its historical role. It involves how, not just where, the property is situated and its relationship to surrounding features and open space. Setting often reflects the basic physical conditions under which a property was built and the functions it was intended to serve. In addition, the way in which a property is positioned in its environment can reflect the designer’s concept of nature and aesthetic preferences. The views of the mountains remain as stunning as originally designed. The landscape organically engages with the interiors of the structures, as originally intended. The setting of The Kirk Douglas Estate continues to reflect the architects’ original design relationship of site and structure.

MATERIALS

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. The choice and combination of materials reveals the preferences of those who created the property and indicate the availability of particular types of materials and technologies. The Kirk Douglas Estate’s materials successfully represent the best of mid-century modern design, with high quality but simple stucco, stone, wood and glass. Later changes were done using the same materials and quality of construction and are done in such a way as to not negatively impact the overall historic fabric of the original building.

WORKMANSHIP

Workmanship is the physical evidence of the crafts of a particular culture or people during any given period in history or prehistory. It is the evidence of artisans’ labor and skill in constructing or altering a building, structure, object, or site. 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. It can be based on common traditions or innovative period techniques. Workmanship is important because it can furnish evidence of the technology of a craft, illustrate the aesthetic principles of a historic or prehistoric period, and reveal individual, local, regional, or national applications of both technological practices and aesthetic principles. Examples of workmanship in historic buildings include tooling, carving, painting, graining, turning, and joinery. A privacy wall was added to the street façade, in 1974, by the Douglases. It retains the artisan’s masonry skill evidenced in the original home, as do the additions to the main residence, and the construction of the tennis pavilion. The workmanship of The Kirk Douglas Estate is comprised of high- quality finishes and materials, stone masonry, stucco, glass detail, and wood detailing.

31 The residence continues to express a high degree of period workmanship.

FEELING

Feeling is a property’s expression of the aesthetic or historic sense of a particular period of time. It results from the presence of physical features that, taken together, convey the property’s historic character. For example, a rural historic district retaining original design, materials, workmanship, and setting will relate the feeling of agricultural life in the 19th century. A celebration of Kirk’s movie career remains proudly displayed in the tennis pavilion. The Kirk Douglas Estate is sited on a prominent lot which takes advantage of panoramic mountain views to the west. Accordingly, the residence and contributing structures retain their original integrity of feeling.

ASSOCIATION

Association is the direct link between an important historic event or person and a historic property. A property retains association if it is the place where the event or activity occurred and is sufficiently intact to convey that relationship to an observer. Like feeling, association requires the presence of physical features that convey a property’s historic character. For example, a Revolutionary War battlefield whose natural and man-made elements have remained intact since the 18th century will retain its quality of association with the battle. Because feeling and association depend on individual perceptions, their retention alone is never sufficient to support eligibility of a property for the National Register. The Kirk Douglas Estate is an important example of a custom-designed modern, private residence in Palm Springs. Accordingly, it continues its association with a pattern of events that have made a meaningful contribution to the community.

INTEGRITY SUMMARY: The Kirk Douglas Estate appears to be in excellent condition partially due to the use of construction materials suitable for the harsh desert environment. This integrity analysis confirms that the building and site of The Kirk Douglas Estate still possess several aspects of integrity. Though a significant addition has been made to the original Wexler design, the additions were designed using sympathetic materials and workmanship. In summary, the residence still possesses a high degree of integrity sufficient to qualify for designation as a Class 1 Historic Site.

32 8. Bibliography

Attached is a list of books, articles, and other sources cited or used in preparing this application and other documentation that may be relevant.

Books

Bricker, Lauren. Steel and Shade – The Architecture of Donald Wexler. Palm Springs: Palm Springs Art Museum, 2011

Douglas, Kirk. Let’s Face It – 90 Years of Living, Loving, and Learning John Wiley & Sons, Inc., 2007.

Douglas, Kirk. The Ragman’s Son. Simon & Shuster, 1988.

Hess, Alan. The Desert Modernists: The Architects Who Envisioned Midcentury Modern Palm Springs. Palm Springs: Modernism Week and Desert Publications, 2015: pp. 119-121.

McGrew, Patrick. Donald Wexler: Architect. Palm Springs: Palm Springs Preservation Foundation, 2009.

Other Documentary Sources

Architectural Resources Group. Palm Springs Citywide Historic Resources Survey. San Francisco, 2004.

Hine, Al. “Palm Springs is Perfect.” Holiday, February 1953: pp. 98-104.

CA digital newspaper collection. Desert Sun, Volume 36, Number 30, Sept. 8, 1962

City of Palm Springs Building Permits, as listed in nomination.

Curbed LA, July 1, 2015

Obscure Actresses.wordpress.com

Palm Springs Chamber of Commerce. The Palm Springs and Desert Resort Area Story, 1955

Howard Johns, “The Great and The Beautiful”. Palm Springs Life, June 1999

Palm Springs Villager, 1952 - 1962

33 http://palmsprings.com/history/50years.html. “The History of Palm Springs ‘50 Golden Years’ Excerpts from the book PALM SPRINGS: First Hundred Years by Former Palm Springs Mayor Frank M. Bogert.” Accessed May 14, 2015.

Other Sources Consulted

- City of Palm Springs (Planning and Building Departments)

- The Desert Sun

- Palm Springs Villager

- Palm Springs Phone Books, 1954 – 1960

- Palm Springs Historical Society

- Palm Springs Public Library

- Riverside County Assessor’s Office

9. Geographical Data

Acreage of Property: 0.75 acres Property Boundary Description: Real property in the City of Palm Springs, County of Riverside, State of California, described as follows: Parcel 1, as shown by parcel map no. 8336 on file in book 33 page 52 of parcel maps, records of Riverside County, California. Excepting therefrom that portion lying within Lot 20 of Merito Vista, as shown by map on file in book 12 page 94 of maps, records of Riverside County, California.

10. Prepared By

Name/title: Susan Secoy Jensen ([email protected]) Organization: Submitted on behalf of the Palm Springs Preservation Foundation Street address: 1775 East Palm Canyon Drive, Suite 110-195 City: Palm Springs State: CA Zip: 92264

Telephone: (760) 837-7117 e-mail address: [email protected]

Consultant’s Qualifications:

Professional Qualifications Standards: The Code of Federal Regulations, 36

34 CFR Part 61 defines the minimum education and experience required to perform historic preservation identification, evaluation, registration, and treatment activities. The minimum professional qualifications in architecture are a professional degree in architecture plus at least two years full -time experience in architecture; or a State license to practice architecture. The minimum professional qualifications in Historic Architecture are a professional degree in architecture or a state license to practice architecture, plus one of the following:

1. At least one year of graduate study in architectural preservation, American architectural history, preservation planning, or closely related field.

2. At least one year of full-time professional experience on historic preservation projects. Such graduate study or experience shall include detailed investigations of historic structures, preparation of historic structures research reports, and preparation of plans and specifications for preservation projects.

Susan Secoy Jensen received her Bachelor of Architect ure from Kent State University in 1986, and her Master’s Degree in Atrchi ecture and Urban Design from UCLA in 1994. Graduate studies included historic preservation studies in Mexico City, and adjacent communities. She has been actively engaged in the architectural profession, specializing in historic preservation and modern design, since then. Secoy Jensen has been a licensed architect in the State of California since 1991. She possesses an in-depth knowledge of procedures and standards utilized in the identification, evaluation, registration, and treatment of historic properties. She has owned and managed Secoy Architects, Inc. since 1996, specializing in modern and adaptive reuse projects.

(Consultants Qualifications, continued)

Memberships and Professional Affiliations: Palm Springs Preservation Foundation, Board of Directors & Advisory Board Palm Springs Historical Society American Institute of Architects (AIA), member since 1991 Architecture and Design Council of the Palm Springs Art Museum City of Orange Design Review Committee, former member and Chair City of Orange, Old Towne Preservation Foundation NCARB certified Lambda Alpha International former member of Executive Board Palm Springs Architectural Advisory Committee, former member and Chair Palm Springs Southridge Neighborhood, former member HOA Board of Directors

11. Required Documentation

Submit the following items with the completed application form. Do not mount any exhibits on a board.

1. Attachment Sheets. Include all supplemental information based on application form above).

35 2. Maps: For Historic Districts, include a sketch map identifying the proposed districts boundaries.

3. Photographs: Eight (8) sets of color photographs showing each elevation of the property and its surroundings.

4. Non-owner’s Notarized Signature: If the applicant is not the owner, a notarized affidavit shall be provided (see following page).

5. Site Plan: One 1/8” to 1/4” scale drawing of the site, and eight reduction copies (8 ½ x 11 inches) The site plan shall show all of the following: Property boundaries, north arrow and scale, all existing buildings, structures, mechanical equipment, landscape materials, fences, walls, sidewalks, driveways, parking areas showing location of parking spaces, and signs. Indicate the square footage and use of each building and the date(s) of construction.

6. Public Hearing Labels: Three (3) sets of typed self-adhesive labels of all property owners, lessees, and sub-lessees of record. The labels shall include the Assessor's parcel number, owner's name and mailing address of each property with 400 feet from the exterior limits of the subject property. Additionally, all Assessor Parcel Maps clearly indicating the 400-foot radius and a certified letter from a title company licensed to conduct business in Riverside County, California shall be submitted.

Note: If any property on this list is owned by the United States Government in trust for the Agua Caliente Indian Tribe or individual allottee, copies of notices with postage paid envelopes will be submitted to the Bureau of Indian Affairs to notify the individual Indian land owners of the public hearings.

36 Appendices

I. Owner's Letter of Support

July 25, 2017 City of Palm Springs Historic Site Preservation Board 3200 Tahquitz Canyon Way Palm Springs, CA 92262

Dear Honorable Board,

As the current owner of the Kirk Douglas Residence at 515 West Via Lola, I enthusiastically support the Class 1 Historic Site designation of my property by the city of Palm Springs. I have asked the Palm Springs Preservation Foundation to assist me in the preparation of the required nomination paperwork.

If you have any questions, please contact me by email at [email protected].

Sincerely,

Diane Bald

37 II. Assessor's Map

4 4 505-25 T. C. A . 011 - 003 Por. NW SE SEC. /0 T 4S. R. 4 E. THIS MAPWAS PREPARED FOR ASSESSl,ENl' PURPOSES00. NO LWll./1'Y 29-/3 011-023 ISASSUIEO FOR AGCURACYOf 1liE ~T~SHOWN.ASSESsal'S PARCEi. .. MAY NOT COl.f'LY WITH LOCAL LOT-Sl'I.IT OR BUllDING Silt OROINAl«:ES. IfENTER OF SEC. JUL 18 2005 N. • <;t • sc' £ . G.t',1.0 ' ,,. --I 2ZO //0 M.V. 2 JI. V. 2

~ 0 " 0 0 ~ 0 ~ ;:. -.. ::: Kirk Douglas Estate ;; 4 ~ 3 2 I • 0 1 ~ " 5 ' ~ ~ . ,;

~" /So r ;":: 100' @) I ~ . / 6 ~ ~I ll..4.46 ::-' •q +- ® 0 zs ~ Par. I 1~5 I ~ I -:;----,,----'--,-;:7;::;;.,-----i ... ~ ~ 6 7 8 9 ® / / 3 ~ , ~ ~ I TR .A 0 0011-00 0 0 M.V.2 . . /t.'I ~ 17 ~ ~ 15 -.J I TR.A @J 0 ® o.58Aci· ::::! I . _ UL - /74 ~ "' 0 /oo ~ /4 0 I ~ PM 2 9/21 / Ss 0 Par. 3 PAR- I ~ "'" Por2 I:) /8 ~ -! ~ TRA @ 01/-0 03~ ~ I ,... ® @ c @) 0 . 3 8 Ac-t ~ ~ ~ ,, O. BOAc-. ., f/2. ' ., l. 34Ac. "" ,~a ~ I ~ '° "'N TRA 011-023 -+ @ l, ~ .; Par 2 " Q @ " ~ ~ @) ® 0.45 Ac-r

Par. I @ / 12.S 0.50.Ac.r- OA T£ OLD Na. NEW No, I @ Sh,,: :zs, -11 :i. 1-:,.z. 3/7.:, zsz.::.ff ZS~-.i!'..3 l'l.:t.o PAI 29/ZI 10/r" 1>52·/'- ?.4.25' 12/TG 252--., AIJ 252-26 M.B /2 /94 MER/TO VISTA 6/7'7' ..:v.:~,,. ,., ,IC ,_lf) DATA .' PALM SPRINGS STREE T MAPS JUL 2 9 2005 . M.B. 2// 2 II II NO. 2 251-/0 fl- 13 R. S. 39/4 9 !V/15 ,.,, 2 5 2 52-27 P.M~ 11/90 . 252-2 7 28-29 3/01 Parcel Mop 7217 PM 29/2/ ZSZ-tt :SO-SI P.M 33/52 Porce!MopNo. 8 3 36 ASSESSOR'S MAP BK. 505 PG. 25 'Ji ~/02 30-.11 iaS2-32 RIVERS/OE ~OVNTY, CALIF. T- 0 5 2 8 , Z9 1252- !l!J SEPTEMBER /968 8 38.- 111. Grant Deed

DOC # 2016-0229762 06/06/2016 10:34 AM Fees: $28.00 Page 1 of 2 Recorded in Official Records RECORDING REQUESTED BY: County of Riverside First American Title Ins. Co. Peter Aldana Assessor-County Clerk-Recorder AND WHEN RECORDED MAIL TO:

**This document was electronically submitted Diane Bald to the County of Riverside for recording** 153 Richview Ave. Receipted by: ALYCIA #778 Toronto Ontario Canada M5P1V9,

THIS SPACE FOR RECORDER'S USE ONLY: Title Order No.: 5176025 Escrow No.: 034370-JE AP#: 505-253-032 TRA 011-003 GRANT DEED

THE UNDERSIGNED GRANTOR(S) DECLARE(S) DOCUMENTARY TRANSFER TAX is $3,850.00 [XI computed on full value of property conveyed, or ( ) computed on full value less value of liens or encumbrances remaining at time of sale. { } Unincorporated area [X] City of Palm Springs AND FOR A VALUABLE CONSIDERATION, receipt of which is hereby acknowledged, Mark Leonard Dietrich, Successor Trustee of The Todd M. Jenkins Trust dated July 20, 2004

hereby GRANT(s) to: Diane Bald, Trustee of -me Budman Family Trust dated August 28, 1998

the real property in the City of Palm Springs, County of Riverside, State of Califomia, described as: LEGAL DESCRIPTION ATTACHED HERETO AS EXHIBIT "A" AND MADE A PART HEREOF Also Known as: 515 W. Via Lola, Palm Springs, CA 92262

The Todd M. Jenkins Trust da Dated May 12, 2016 By~ Mark Leonard Dietrich, Succ

A notary public or other officer completing this certificate verifies only the identity of the individual who signed the document to which this certificate is attached, and not the truthfulness, accura , or validi of that document.

STATE OF CALIFORNIA COUNTY OF Lt.fr-s,o ..q, On ~ a, 3 ao U, -dl..s A Notary Public personally appea Irk who proved to me on the basis of satisfactory evidence to be the person(s) whose name(s is/are subscribed to the within instrument and acknowledged to me that he/shelthey executed the same in his/her/their authorized capacity(ies). and that by his/her/their signature(s) on the instrument the person(s), or the entity upon behalf of which the person(s} acted, executed the instrument. I certify under PENALTY OF PERJURY under the laws of the State of California that the foregoing paragraph is true and correct.

:::.m:;;;::JWat (Seal) MAIL TAX STATEMENTS TO PARTY SHOWN BELOW; IF NO PARTY SHOWN, MAIL AS SHOWN ABOVE:

39 DOC #2016-0229762 Page 2 of 2

" . '

Exhibit "A"

Legal Description

A.P.N.: 505-252-032-8

Real property in the City of Palm Springs, County of Riverside, State of califomia, described as follows:

PARCEL 1, AS SHOWN BY PARCEL MAP NO. 8336 ON FILE IN BOOK 33 PAGE(S) 52 OF PARCEL MAPS, RECORDS OF RNERSIDE COUNlY, CALlFORNIA.

EXCEPTING THEREFROM THAT PORTION LYING WITHIN LOT 20 OF MERITO VI'5TA, AS SHOWN BY MAP ON FILE IN BOOK 12 PAGE(S) 94 OF MAPS, RECORDS OF RIVERSIDE COUNlY, CALIFORNIA.

40 IV. Changes to Footprint of House

I ,_, ~.,_..::~:;.~-- j / j

.L \ '• \

I ,;

0o-r~_':.~ --~~-= ~"'·'l Jr\_ . 7•~ ===;. Sx,.,,.~~-,.,..'"'@>h,,_..,,..~..., r.-, --- W~¥~ r.•"o I': . ll ;_IO, ~ { .;.::.:.1Sc!ll.1~"'.~ -~t t::::::::l \!twC!J.,.. -,., i=- f' b~.J

C, _,,_,_. ·,1/:.···-•·'•

Original Footprint 1954

= Area of Addition 1964

= Area of Addition 1976

41 ' - 7

7 ' - J

------7'---- JI

42 --_ 8

., i

'I c i I

\ I 0 11 " ii

~ ~...,,;;·

~ '"; D/.\ ,...- ;--e._ :';;1 OJ: P/ f rf #,,' = !'O = ,,.:: I

),Ii'_ _),

¾'" '12,\'..L:.i._,.,<'t

I ~ j' ~ii) 'k' ~1'()"

New masonry privacy wall addition to the Douglas Estate, 1974

43 r-- -

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44 V. Aerial Photo

i i = Kirk Douglass Estate i I = Dinah Shore Estate 45 VI. Photographs of Significant Images

Main Residence, South Elevation 46 Pool and Tennis Pavilion 47 48 49 50 51 52 53 54 55 ATTACHMENT 4

National Register White Paper on Evaluating the Significance of Additions and Accretions. 4-20-08. Evaluating the Significance of Additions and Accretions A National Register White Paper Linda McClelland ([email protected]), 4-20-08

This paper is intended to supplement not replace information in the National Register Bulletins and other NPS publications. If discrepancies are found between this paper and other NPS publications, the guidance in existing publications should be considered correct. Comments are welcome and should be directed to the author. After review and discussion, the substance ofthis paper may be incorporated into future publications.

Introduction The National Register program is receiving an increasing number of requests (additional documentation, tax act projects, and new nominations) requiring that the contributing status be determined for additions to historic properties. The issue of how to treat later additions to historically or architecturally significant properties is not addressed in How to Apply the National Register Criteria or any other NR guidance. A clearly articulated policy and guidelines for the evaluation of additions to historic properties, particularly those built less-than-50 years ago, are needed. The following paper examines the issues related to this topic and makes recommendations for a statement of policy and guidelines.

General Approach for Evaluating Integrity While many of the tax-act related cases are commercial buildings in an urban setting (including corporate complexes), similar issues arise in the National Register evaluation of churches (with education wings or new sanctuaries), schools (with less-than-50 gymnasiums or auditoriums), museums and libraries, industrial complexes, and college campuses. Buildings with later additions may also have undergone other alterations that may or may not be considered historically significant.

The date and physical character of the addition and the reasons the property meets the National Register Criteria are important factors in evaluating whether or not an addition contributes to a property's significance. An assessment of the effect of the addition on the property's historic integrity is an important step in evaluation and may also become a deciding factor in eligibility, especially in cases where a question of incompatibility arises between the old and the new.

--For already-listed properties, the additions may have been built outside the previously recognized period of significance and require the evaluation of a longer or additional period of significance. This sometimes means extending the period of significance into the less-than-fifty-year period through a nomination amendment.

--For new nominations, the evaluation of later additions will directly relate to 1) the approval of a period of significance for the property, and 2) the contribution the addition makes to the significance of the property. In some cases--when a later addition is out of scale with the historic property, is incompatible in design and materials, or has damaged, obscured, or obliterated significant character-defining features--the effect of an addition on the property's historic integrity may become a determining factor of eligibility. WORKING DRAFT National Register White Paper Additions and Accretions

Relationship to Qualifying National Register Criteria and Criteria Consideration G

The National Register Criteria for which the property is eligible or listed will affect the determination of whether or not an addition is considered historically significant or contributing. Period of Significance is a primary factor in evaluating the significance of an addition, and the approach taken to define a property's period of significance will vary from criteria to criteria. Criteria A and B most often call for a continuing period of significance, unless the significance relates to one or more singular events or activities or a brief period of historic activity or association ( e.g. a Civil War battlefield). Criterion C, on the other hand, most often calls for a brief period of significance usually based on the date of construction. Less-than-fifty-year-old additions that have dramatically transformed a property's appearance should be considered new construction and be evaluated in its entirety under Criterion Consideration G.

Properties listed under Criteria A and B most often have a lengthy period of significance. Here the evaluation of whether an addition contributes or not is generally based on whether or not it was constructed within the period of significance. The problem with less-than-fifty-year resources becomes one of deciding an appropriate "historic" period for the property and linking the more recent additions to the continuing significance of the property. National Register guidance encourages the selection of a closing date based on historical events or the duration of significant activities or historical associations, provided a reasonable explanation is given to justify a particular closing date. Past practice, however, indicates most periods of significance are "cut-off' at the fifty-year mark, whether or not a reasonable argument could be made to extend the period to a more rational and historically relevant point in the history of the property. While this practice avoids the less-than-fifty-year issue altogether for some areas of significance, it results in the recognition of an arbitrary and meaningless closing date (that almost immediately is out of date).

A short period of significance (usually limited to the date of construction) is often identified for properties listed only for significance in design (landscape architecture, architecture, engineering, and community planning) under Criterion C. Significant additions and alterations are recognized by additional periods of significance (based on their respective construction dates). This means that in order to be contributing a later addition must not only be compatible but also have design significance ( either by contributing to the significance of the earlier design or in its own right). Less-than-fifty year old additions will need to demonstrate strong architectural character that ties it to the historic building and, in many cases, qualifies as exceptionally important under Criterion Consideration G. Because integrity requirements for materials, design, and workmanship may be higher for properties having design significance, the evaluation of additions are more often likely to require a critical examination of historic integrity; this will likely mean assessing the effect of the addition on the property's overall design.

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While Criteria Consideration G calls for properties less-than-fifty-years of age to have "exceptional importance," it does not address when later additions should be considered a significant and contributing aspect of a historic property's evolution. The wording of Criteria Consideration G allows the extension of the period of significance for historic districts several years beyond the fifty-year mark so that resources that are "integral" parts of a historic district may be recognized as contributing (this issue is treated in How to Apply, Guidelines on Evaluating Properties that Have Achieved Significance within the Past 50 Years; and Guidelines for Evaluating and Documenting Historic Residential Suburbs). Because this concept does not apply to individually nominated properties, the contribution ofless-than-fifty additions must be based on a justification that the property possesses exceptional importance or that the significance of the property continued into the less-than-fifty period. In most cases, evaluations ofless-than-fifty-year additions require strong significance either under A and B or C (approaching if not actually possessing exceptional significance).

There are several key issues here that can be examined by asking a set of questions:

Continuing significance --In the case of properties significant for their association with events or important persons (Under A & B), how does the addition reflect the continuing significance of the property? Has a reasonable argument been made for the closing date of the period of significance? Can the addition be considered part of the historic evolution/development of the property? Is it compatible in size, scale or character to the original building and earlier additions (already recognized as significant)?

Significance for Design --In the case of architecturally significant resources (Criterion Conly), does the addition possess architectural importance in its own right? Is it consistent with the design of future additions as specified in the original historic plans ( e.g. Dulles Airport)? If less-than-fifty years of age, does the addition possess exceptional importance? Is it an outstanding example of its period and/or type, the work of a master, or "architecturally compatible" design of the late 20th century? Have later additions damaged historically significant or character-defining features?

Impact of Additions and Accretions on Historic Integrity The NR Bulletin, How to Apply the Criteria (pp. 44-7), states that "Integrity is the ability of a property to convey its significance," and "Ultimately the question of integrity is answered by whether or not the property retains the identity for which it is significant." These guidelines set forth a process of evaluating integrity whereby the presence of each of the seven attributes (location, design, setting, materials, workmanship, feeling and association) is considered in relationship to the property's significance. While this process is useful when focused upon the primary resource, it does not provide much direction in dealing with additions.

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Although the Secretary of the Interior's Standards for Rehabilitation (see Appendix) are not intended for evaluation purposes, they provide terminology and a set of values for "good practice" that can be useful for evaluating additions. Whereas National Register guidance is concerned with the impact of alterations on significant features, the Secretary's standards focus on "character-defining" features. Derived from the standards, the following sets of questions can help evaluate the impact of an addition and other changes on a historic property.

Compatibility -- Is the addition sympathetic to or compatible with the historic property? How does it compare in size, scale, materials, design, and workmanship? What other alterations occurred at the time the addition was construction? Do these cumulatively affect the property's historic integrity?

Accurate Representation -- How do the addition and any related alterations affect the property's ability to accurately portray its history and physical evolution? Does the addition read as an addition to an earlier building? Does the addition accurately represent the property's history and physical evolution? Does it evoke a false sense of history or mask the property's significant historic character?

Protection of Significant Features and Reversability -- What is the nature of the connection joining the historic building and addition ( exterior and interior)? What alterations and changes occurred to the design, materials, and workmanship of the original building when the addition was constructed (including any changes to the exterior walls or internal corridors to accommodate the addition)? Are changes reversible? Were any significant landscape elements ( courtyards, gardens, vistas, etc.) altered or lost when the addition was built?

Visibility -- Has the addition obscured, covered, or altered the principal facades, historic entrances, or character-defining (significant) features of the property? How conspicuous is the addition in views of the principal elevations? How conspicuous is it in views of (secondary) minor elevations? How does the addition interrupt, interfere with, or dominate any historically significant views of the building or important views seen from the building (including the orientation of the building to the street, scenic vistas, views of an inner courtyard or surrounding campus, or the principal facades as viewed from various approaches)?

Some General Principles to Follow The following principles should be considered when evaluating the impact of an addition on a historic building and determining the significance of the addition.

4 WORKING DRAFT National Register White Paper Additions and Accretions o An addition should fall within the period of significance, and, in some cases, its date of construction may be used as the closing date of an extended period of significance. o An addition should be sympathetic to the original design (i.e. stylistically appropriate, sensitively rendered, compatible in size and scale, similar or compatible materials). Both the impact of an addition on the original design and historical fabric and the cumulative effect of the addition along with other changes and alterations to the building (window replacements, siding, etc.) should be considered. (To be considered contributing an addition that is not sympathetic in design, it must not substantially damage the historic property and it must have historical importance in its own right (and, if necessary, exceptional importance). o An addition should not mimic the historic design to the extent that it becomes indistinguishable from the original building and thereby conveys a false sense of history (matter of veracity and accuracy). The exceptions, here, are the many additions of the 1920s to 1940s which represent recognized patterns of period design which called for replication of the historic design characteristics. o An addition should not overwhelm or dominate the historic character of the property as a whole or alter the property's character-defining features (including significant open space). Out-of-scale additions, rooftop additions, and additions that obscure principal elevations are particularly problematic (unless they are stepped back and appear small in scale) and may be difficult to justify as contributing. o An addition should not hide a building's principal facade from the public right of way and other significant viewpoints, or change the perceived orientation of entrances. o An addition should not impair significant or character-defining features of the historic resource.

Appendix: Secretary of the Interior's Standards for Rehabilitation

The wording of the following Standards relate to evaluations of historic integrity and are relevant to the evaluations of whether or not an addition contributes to a property's historic significance.

"The historic character of a property shall be retained and preserved." (Standard 2)

"Each property shall be recognized as a physical record of its time, place, and use. Changes that create a false sense of historical development ... shall not be undertaken." (Standard 3)

"Most properties change over time; those changes that have acquired historic significance in their own right shall be retained. (Standard 4)

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"New additions, exterior alterations, or related new construction shall not destroy historic materials that characterize the property. The new work shall be differentiated from the old and shall be compatible with the massing, size, scale, and architectural features to protect the historic integrity of the property and its environment." (Standard 9)

"New additions and adjacent or related new construction shall 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." (Standard 10)