City of Palm Desert
Case No. ZOA23-0002 Change of Zone
Staff incorporated these recommendations in a ZOA that was approved by the Council in May 2022.
Following these changes, the Economic Development Department decided to continue to initiate a Report every two (2) years.
The 2023 Report was presented to Council on May 25, 2023, which included the following findings:
• The City is still a preferred location for businesses to move to; however, retail space is limited, and industrial inventory is near zero.
• New commercial construction is needed but difficult due to costs and limited land. • The City’s DE-O district continues to post challenges to fill vacancies.
The Council directed staff to initiate a ZOA to add a new land use category for golf cart retail sales, remove certain land uses from requiring a CUP, add a “non-conforming” clause to office uses in the DEO, and require a CUP for self-storage facilities in the Service Industrial (SI) Zoning District. Staff has prepared a ZOA that amends multiple sections of the PDMC to incorporate the aforementioned direction from the Council, which is presented as Exhibit “A” in the attached resolution. The amendments are summarized below.
Golf Cart and Neighbor Electric Vehicle (NEV) Retail Sales (indoor/outdoor) The PDMC currently regulates the sale of new or used golf carts under the same rules and regulations of all automobile vehicles, where it is only allowed with a CUP in the SI zone. The ZOA establishes the retail sales of golf carts and NEVs as their own defined use, allowed indoors with a CUP in the Downtown (D) and DE-O zoning districts and allowed with an AUP in the SI district. Outdoor sales would require the approval of a CUP in the D, DE-O, and SI zoning districts. The ZOA provides requirements and standards on screening, signage, loading, outdoor storage and display, and storefront orientations.
Personal Storage Facilities
Mini-storage and outdoor recreational vehicle storage are both currently allowed with the approval of a CUP in the Freeway Commercial Overlay Zone (FCOZ) and are permitted by right in the SI zone. The ZOA provides a definition for “Personal Storage” to separate personal storage from an industrial warehouse use and defines “personal storage,” “self-storage,” and “recreational vehicle storage facility” interchangeably. The ZOA establishes that Personal Storage facilities require a CUP within the FCOZ and SI zone and provides standards on location, parking, architecture, loading areas, landscaping, circulation, fencing, outdoor lighting, storage of recreational vehicles and boats as accessory uses, business activities, materials, utilities, habitation, and tenant noticing. Personal storage facilities would not be permitted to develop within all, or any part, of any existing industrial warehouse or structure.
Animal Clinics
Section 25.99.020 of the Zoning Code defines Animal Clinics as, a place where animals no larger than the largest breed of dogs are given medical or surgical treatment; a facility primarily for treatment of outpatients and where for only a short time, critical patients are kept longer than 24 hours. Boarding of animals can be incidental to such clinic use. The term “veterinary clinics or animal hospital” should be used interchangeably with “animal clinic.”
The ZOA updates PDMC Table 25.18-1 Use Matrix for Downtown Districts (Downtown Land Use Table) to allow Animal Clinics through a CUP in the Downtown (D), Downtown Overlay (D-O), and Downtown Edge (DE) districts. Additionally, Animal Clinics would be restricted to properties with frontage along
City of Palm Desert
Case No. ZOA23-0002 Change of Zone
Highway 111 and would be prohibited along El Paseo. Specific use standards on noise, waste disposal, and outdoor uses are also incorporated.
Office Uses
In the DE-O Zone, Medical Offices are prohibited, and Professional Offices require approval of a CUP. The ZOA revises the Downtown Land Use Table to allow Medical Offices in the DE-O, with the approval of an AUP and allows Medical Offices in the DE-O Zone as a permitted use. Medical Offices existing and operating with an appropriate City business license prior to 2023 are permitted by right to continue operating without requiring an AUP.
Public Input:
Public Notification
Public noticing was conducted for the September 22, 2023, Planning Commission meeting per the requirements of PDMC Section 25.60.060 and Government Code Sections 65090 to 65094. A public hearing notice was published a minimum of ten (10) days before the hearing date in The Desert Sun newspaper.
Environmental Assessment/Environment Review:
Pursuant to CEQA and the State CEQA Guidelines, the project was found to be exempt from further environmental review per Section 15061(b)(3) (General Rule exemption). It has been determined that the amendments do not meet the definition of a project because the amendments do not have the potential to cause either a direct physical change or a reasonably foreseeable indirect physical change in the environment. The proposed amendments are consistent with the General Plan’s goals of ensuring the quality of life for the community. Because the amendment is not a project under CEQA, they are not subject to further environmental review.
Findings of Approval:
Findings can be made in support of the project under the PCMD. Findings in support of this project are contained in Planning Commission Resolution No. 2845, attached to this staff report.
REVIEWED BY:
Department Director: Richard D. Cannone, AICP
Principal Planner Carlos Flores for Nick Melloni, AICP
ATTACHMENTS:
1. Draft Planning Commission Resolution No. 2845
2. Public Hearing Notice
3. Notice of Exemption
CITY OF PALM DESERT
73-510 FRED WARING DRIVE
PALM DESERT, CALIFORNIA 92260-2578
TEL: 760-346-0611
[email protected]
CITY OF PALM DESERT
PUBLIC HEARING NOTICE
CASE NO. ZOA/EA23-0002
NOTICE IS HEREBY GIVEN THAT A PUBLIC HEARING WILL BE HELD BEFORE THE CITY COUNCIL
OF THE CITY OF PALM DESERT, CALIFORNIA, TO CONSIDER APPROVAL OF ZONING ORDINANCE AMENDMENT TO MODIFY SECTIONS OF TITLE 25 OF THE PALM DESERT MUNICIPAL CODE (PDMC)
The project is exempt from further environmental review under 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 a physical change to the environment, directly or indirectly; it prevents changes in the environment pending the completion of the contemplated study of impacts.
PROJECT LOCATION: Citywide
PROJECT DESCRIPTION: The project proposes zoning text amendments for adding land use definitions, altering allowable land uses and review timeframes and adding specific use standards for project reviews and business licensing within the City.
PLANNING COMMISSION RECOMMENDATION: At its regular meeting on October 3, 2023, the Planning Commission adopted Resolution No. 2845, recommending that the City Council adopt an ordinance approving the Zoning Ordinance Amendment.
PUBLIC HEARING: NOTICE IS HEREBY GIVEN that the City Council of the City of Palm Desert, California, will hold a Public Hearing at its meeting on October 26, 2023. The City Council meeting begins at 4:00 p.m. in the Council Chamber located at 73510 Fred Waring Drive, Palm Desert, California. Pursuant to Assembly Bill 2449, this meeting may be conducted as a hybrid meeting, allowing public access via teleconference or in person. There will be in-person access to the meeting location.
Options for remote participation will be listed on the Posted Agenda for the meeting at:
https://www.palmdesert.gov/connect/city-council.
REVIEW OF PROJECT INFORMATION: Information concerning the proposed amendment is available for review in the Office of the City Clerk at 73510 Fred Waring Drive, Palm Desert, California, during regular business hours.
COMMENT ON THIS APPLICATION: Those wishing to comment on this application may either appear in person at the public hearing or submit written comments, which must be received by 10:00 a.m. on the day of the hearing. Written comments should be sent to the City of Palm Desert at 73510 Fred Waring Drive, Palm Desert, California 92260, Attention: City Clerk, or emailed to:
Any challenge of the proposed project in court may be limited to raising only those issues raised at the public hearing described in this notice or in written correspondence delivered to the City Clerk at or prior to the public hearing (Government Code Section 65009[b][2]).
Si necesita ayuda con esta notificación por favor llame a la Ciudad de Palm Desert y comuníquese con Gloria Sanchez (760) 346-0611, Extensión 354.
PUBLISH: DESERT SUN ANTHONY J. MEJIA, MMC, CITY CLERK
OCTOBER 15, 2023 CITY OF PALM DESERT, CALIFORNIA
Notice of Exemption FORM “B”
NOTICE OF EXEMPTION
TO:
Office of Planning and Research
P. O. Box 3044, Room 113
Sacramento, CA 95812-3044
FROM: City of Palm Desert
73-510 Fred Waring Drive
Palm Desert, CA 92260
Clerk of the Board of Supervisors
or
County Clerk
County of: Riverside
2724 Gateway Dr, Riverside,
CA 92507
1. Project Title: ZOA23-0002
2. Project Applicant: City of Palm Desert
3. Project Location – Identify street address and
cross streets or attach a map showing project
site (preferably a USGS 15’ or 7 1/2’
topographical map identified by quadrangle
name):
Citywide (City of Palm Desert
4. (a) Project Location – City: Palm Desert (b) Project Location – County: Riverside
5. Description of nature, purpose, and
beneficiaries of Project:
A request to amend sections of Title 25 (Zoning) of
the Palm Desert Municipal Code
6. Name of Public Agency approving project: City of Palm Desert
7. Name of Person or Agency undertaking the
project, including any person undertaking an
activity that receives financial assistance
from the Public Agency as part of the activity
or the person receiving a lease, permit,
license, certificate, or other entitlement of use
from the Public Agency as part of the activity:
City of Palm Desert
8. Exempt status: (check one)
(a) Ministerial project. (Pub. Res. Code § 21080(b)(1); State CEQA Guidelines § 15268)
(b) Not a project.
(c) Emergency Project. (Pub. Res. Code § 21080(b)(4); State CEQA Guidelines § 15269(b),(c))
(d) Categorical Exemption.
State type and section
number:
State CEQA Guidelines §15332 – “Class 32 – Infill
Project”
(e) Declared Emergency. (Pub. Res. Code § 21080(b)(3); State CEQA Guidelines § 15269(a))
(f) Statutory Exemption.
State Code section number:
(g) Other. Explanation: General Rule – Section 15061(b)(3)
9. Reason why project was exempt: The project is exempt from CEQA per the general rule.
10. Lead Agency Contact Person: Carlos Flores, Senior Planner
Notice of Exemption FORM “B”
Telephone: (760) 346-0611
11. If filed by applicant: Attach Preliminary Exemption Assessment (Form “A”) before filing.
12. Has a Notice of Exemption been filed by the public agency approving the project? Yes No
13. Was a public hearing held by the lead agency to consider the exemption? Yes No If yes, the date of the public hearing was:
Signature: Date:
Title: Senior Planner
Signed by Lead Agency Signed by Applicant
Date Received for Filing:
(Clerk Stamp Here)
Authority cited: Sections 21083 and 21100, Public Resources Code.
Reference: Sections 21108, 21152, and 21152.1, Public Resources Code.
CITY OF PALM DESERT
STAFF REPORT
MEETING DATE: October 26, 2023
PREPARED BY: Nick Melloni, AICP, Principal Planner
REQUEST: ADOPT A RESOLUTION DESIGNATING AN EXISTING SINGLE-FAMILY RESIDENTIAL STRUCTURE KNOWN AS THE “CHARLES AND JUNE
GIBBS HOUSE II” A HISTORIC LANDMARK LOCATED AT 45666
SHADOW MOUNTAIN DRIVE (ASSESSOR’S PARCEL NUMBER 640-
293-003)
RECOMMENDATION:
Conduct a Public Hearing and adopt a resolution entitled, “A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF PALM DESERT, CALIFORNIA, DESIGNATING THE “CHARLES AND JUNE GIBBS HOUSE II” A HISTORIC LANDMARK LOCATED AT 45666 SHADOW MOUNTAIN DRIVE (ASSESSOR’S PARCEL NUMBER 640-293-003).” BACKGROUND/ANALYSIS:
The proposal is a request by a property owner, Andrew Stearn, for an application to designate an existing single-family residence located at 45666 Shadow Mountain Drive as a local historic landmark in accordance with Title 29 of the Palm Desert Municipal Code. The property was originally constructed in 1957 by Charles S. Gibbs and was designed by Walter S. White. The site is eligible for designation as it retains the integrity of the original building design and, embodies distinctive characteristics of the mid-century modern architectural style, and represents the work of Walter S. White, considered a master architect of the mid-century modern style.
Legal Review:
This report has been reviewed by the City Attorney’s office.
Appointed Body Recommendation:
At its September 26, 2023, regular meeting, the Cultural Resources Preservation Committee (Committee) made findings pursuant to Palm Desert Municipal Code (PDMC) Section 29.40.010 under Criteria C and D and approved a recommendation to the Palm Desert City Council to adopt a resolution to designate the property as a historic landmark.
Project Description:
The Charles and June Gibbs House II is a single-family home located on a 0.17-acre parcel on the east side of Shadow Mountain Drive, approximately 150 feet south of Pitahaya Street. The property is within the Palm Desert Unit 6 Subdivision, Lot 29, block D-6. Existing improvements to the property include the original 1,060-square-foot residence, designed by Walter S. White, a carport structure converted to a garage, the later addition of a 375-square-foot guest house, and a swimming pool. The original home was permitted by the County of Riverside in October 1956 and constructed in 1957. Several alterations to the home have occurred over the years, as
City of Palm Desert
CRPC23-0002 – Charls and June Gibbs House II – Landmark Designation
indicated in the application. Several homes within the area, including free-standing single-family, single-story midcentury modern homes developed in a similar time period.
Figure 1 – Aerial Photo of Property – June 11, 2023 (Source: Nearmap) Figure 2 – Photo of Primary West Facade Provided by Applicant
City of Palm Desert
CRPC23-0002 – Charls and June Gibbs House II – Landmark Designation
Pursuant to PDMC Title 29, a landmark means any cultural resource representative of the historical, archaeological, cultural, architectural, community aesthetic, or artistic heritage of the City that is locally designated or designated as a landmark at a federal or state level. A request for designation can be initiated by any person, organization, or entity; however, may only be acted upon with the written consent of the property owner. The property owner has filed written consent to act upon this request.
A request for a cultural resource to be designated as a landmark by the City Council, upon completion of a survey and recommendation of the Committee. The Committee must determine that the structure retains integrity, meaning the structure contains most of the aspects that closely relate to the resource’s significance, including location, design, setting, materials, workmanship, feeling, and association is eligible based on the following criteria established under PDMC Section 29.40.010:
A. Is associated with an event or events that have made a significant contribution to broad patterns of history; or
B. Is associated with the lives of persons significant in the past; or C. Embodies distinctive characteristics, or is one of the few remaining examples of a style, type, period or method of construction or possesses high artistic value; or D. Represents the work of a master builder, designer, or architect; or E. Is an archaeological, paleontological, botanical, geological, topographical, ecological, or geographical resource that has yielded or has the potential to yield important information in history or prehistory; or
F. Reflects distinctive examples of community planning or significant development patterns, including those associated with different eras of settlement and growth, agriculture, or transportation. (Ord. 1168, 2008)
The proposed designation is eligible for designation based on Criteria C and D and retains the integrity of the existing design by Walter C. White, who is considered a master architect.
Characteristics
The existing home is a notable example of midcentury modern design by Walter S. White and is the best, most intact example of White’s design of a 1,000-square-foot replicable home model for low-cost/workforce housing developments. The home retains the integrity of original character-defining elements, including a low angled pitch roof with wide overhangs with triangular-shaped clerestory windows below the angled natural finish wood ceiling. The footprint of the building is uniquely oriented in a T-shape, with each arm extending out at an angle and terminating with a gable roof with extended overhangs with continuous knotted pine tongue-andgroove plans forming the eave and interior ceiling. Those roof overhangs feature structure steel posts, which are located within mitered and angled glass corners (see Figure 3 Below). The photos provided by the applicant included as an attachment to this report depict the current
City of Palm Desert
CRPC23-0002 – Charls and June Gibbs House II – Landmark Designation
conditions of the interior and exterior of the home. The use of these materials represents common materials used at the time in innovative ways to create dramatic architectural forms, which are considered characteristic of the midcentury modern style.
Figure 3 – Roof Overhangs Located within Mitered Glass Corners and Wood Eave/Ceiling Integrity
The property has undergone several alterations over the years, including additions, major and minor cosmetic changes, and other improvements. These include the addition of a garage and small storage space to the east of the carport, which was enclosed. A noncontributing rectangular-shaped guest house was constructed at the southeast corner of the site. A noncontributing corrugated metal roof was added to the south pool terrace and the interior, though as noted by the applicant, this did not structurally alter the existing roof and is reversible.
Other changes noted include the addition of decorative screen blocks along the north wall of the garage, which were believed to have been added in the 1960s when these were a popular material. This addition is a compatible alteration as the use of decorative screen blocks is common within mid-century modern architecture and landscape site design.
Sliding glass doors facing the pool area at the southwestern side of the site retain the original metal frame; however, as noted, they have been changed out, which is a minor alteration that is not visible to the street.
City of Palm Desert
CRPC23-0002 – Charls and June Gibbs House II – Landmark Designation
Many hinged doors throughout the home have been replaced with raised panel or French doors featuring a traditional style (see Figure 4 below), which are incompatible with the style and do not contribute to the historic integrity of the structure. This is reversible and can be replaced with architecturally appropriate doors in the future.
Figure 4 – Front Door Visible from Exterior (North Elevation) While several alterations to the existing structure are noted, many of the alterations are either not easily visible from the public street, are compatible (screen blocks), or are noncontributing and reversible (corrugated roof at rear, doors). The impact of these alterations does not adversely affect the integrity of the structure.
Architect
Walter S. White is regarded as a master architect, and industrial designer in the mid-century modern style that was prolific within Palm Desert. The property embodies the best and most intact example of White’s design of a 1,000-square-foot flexible, replicable model (see Figure 5).
City of Palm Desert
CRPC23-0002 – Charls and June Gibbs House II – Landmark Designation
Figure 5 – Site Plans Depicting Footprint for 1,000-square-foot Housing Units Intended for Workforce Housing - 1956
Other notable examples of Walter S. White’s work include the Miles C. Bates House or “Wave House” at 73697 Santa Rosa Way, which was recently restored and is on the National Register of Historic Places.
Pursuant to the requirements of PDMC Section 25.40.060, a ten-day (10) notice of this hearing was posted in The Desert Sun on October 15, 2023, and mailed to all property owners within a 300-foot radius of the subject property. At the time of preparation of this report, no comments were received.
Environment Review:
Designation of the existing single-family residence as a local landmark is not subject to the California Environmental Quality Act (CEQA) pursuant to Section 15060(c)(2), the general exemption rule, of the CEQA Guidelines as the proposed project will not result in any foreseeable indirect change in the environment. The project is also exempt under CEQA Guidelines Section 15060(c)(3) the activity is not considered as a project as defined under Guidelines Section 15378 as it has no potential for resulting in any indirect or direct physical changes to the environment.
City of Palm Desert
CRPC23-0002 – Charls and June Gibbs House II – Landmark Designation
FINANCIAL IMPACT:
There is no fiscal impact associated with the recommended action. As a designated historic landmark, the property owner may apply for a Mills Act contract to receive a reduction in property taxes in exchange for preserving the historic structure. However, this impact to revenue may occur at a future time.
ATTACHMENTS:
1. Draft Resolution
2. Landmark Application
3. Landmark Description
4. Landmark Statement of Significance
5. Letter from Property Owner, Andrew St
6. Photos of Property
7. Public Hearing Notice
RESOLUTION NO. 2023-
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF PALM DESERT DESIGNATING THE “CHARLES AND JUNE GIBBS HOUSE II” A HISTORIC LANDMARK LOCATED AT 45666 SHADOW MOUNTAIN DRIVE
(ASSESSOR’S PARCEL NUMBER 640-293-003) CASE NO. CRPC23-0002 WHEREAS, Chapter 29.40.010 of the Palm Desert Municipal Code (PDMC) allows for the designation of historic landmarks by the City Council; and WHEREAS, on August 23, 2023, Andrew Stearns, the property owner and applicant, filed an application, including a statement of significance, with the City pursuant to the requirements of Title 29 of the PDMC to designate the “Charles and June Gibbs House II” located at 45666 Shadow Mountain Drive (Assessor’s Parcel Number 640-293-003) (property) as a local historic landmark; and
WHEREAS, the historic landmark designation request is not subject to the California Environmental Quality Act (CEQA) pursuant to Section 15060(c)(2), the general exemption rule, of the CEQA Guidelines as the proposed project will not result in any foreseeable indirect change in the environment and Section 15060(c)(3) the activity is not considered as a project as it has no potential for resulting in any indirect or direct physical changes to the environment; and
WHEREAS, on September 26, 2023, a noticed public hearing of the Palm Desert Cultural Resource Preservation Committee (CRPC) was held to consider the Historic Designation under case CRPC23-0002; and
WHEREAS, the CRPC reviewed the application materials and considered all public testimony and comments provided prior to and during the meeting, and made the following findings pursuant to PDMC Section 29.40.010:
1. The home was developed in 1957 and embodies distinctive characteristics of the midcentury modern style and is the best most intact example of Walter S. White’s design of a 1,000-square-foot replicable home model for low cost/workforce housing developments. The home retains the integrity of original character defining elements include a low angled pitch roof with wide overhangs, with triangular shaped clerestory windows below the angled natural finish wood ceiling.
2. The home was designed by master architect, Walter S. White, and retains the integrity of the original design.
3. And the home is eligible for designation as a historic landmark under Criteria C and D of PDMC Section 29.40.010:
C. Embodies distinctive characteristics, or is one of the few remaining examples of a style, type, period or method of construction or possesses high artistic value.
D. Represents the work of a master builder, designer, or architect.
RESOLUTION NO. 2023-
2 NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Palm Desert, California, as follows:
SECTION 1. Recitals. The City Council hereby finds that the foregoing recitals are true and correct and are incorporated herein as substantive findings of this Resolution.
SECTION 2. That Section 29.40.090 of the PDMC requires that the City Council adopt a resolution designating a historic landmark based upon facts and findings on the criteria outlined in Chapter 29.40 Landmarks.
SECTION 3. Based upon the foregoing findings and facts incorporated herein, the property located at 45666 Shadow Mountain Drive is hereby designated as a local historic landmark.
ADOPTED ON October 26, 2023.
KATHLEEN KELLY
MAYOR
ATTEST:
ANTHONY J. MEJIA
CITY CLERK
I, Anthony J. Mejia, City Clerk of the City of Palm Desert, hereby certify that Resolution No. 2023-__ is a full, true, and correct copy, and was duly adopted at a regular meeting of the City Council of the City of Palm Desert on October 26, 2023, by the following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
RECUSED:
IN WITNESS WHEREOF, I have hereunto set my hand and affixed the official seal of the City of Palm Desert, California, on ______________, 2023.
ANTHONY J. MEJIA
CITY CLERK
Landmark
Cultural Resources Nomination Application
IDENTIFICATION
1. Common name:
2. Historic Name:
3. Street address:
City State Zip
4. Assessor Parcel number:
5. Legal Owner:
City State Zip
6. Present Use:
7. Original Use:
______________________________________________________________________ Date form prepared:
Preparer:
Sponsoring Organization (if any):
Address:
City State Zip:
Phone:
2 City of Palm Desert
Department of Building and Safety
73-510 Fred Waring Dr., Palm Desert, CA 92260
(760) 776-6420
Fax (760) 776-6392
Charles and June Gibbs House II
640-293-003
Andrew Stearn
45666 S. Shadow Mountain Drive
Palm Desert CA
Charles and June Gibbs House II
Los Angeles CA
residence
residence
90019
August 14, 2023
Barbara Lamprecht, M.Arch., Ph.D.
550 E. Jackson St.
Pasadena CA 91104
626 264 7600
92260
3 DESCRIPTION
8. Legal property description:
Include approximate property size (in feet): Street Frontage Depth
9. Architectural Style:
10. Construction Date: Estimated Factual
Source of Information: Assessor's Records Building Permit Sanborn Map Publications Oral Interviews
11. Architect's Name: Builder's Name:
12. Condition: Excellent Good Fair Deteriorated No longer in existence (for site of)
13. Alterations:
14. Use type:
Residential Industrial Commercial Civic Other
15. Is the structure on its original site?
Yes No Unknown If moved, approximate year
16. Related features and/or outbuildings:
17. Architectural Description
67 110
1957
x x
x
Walter S. White Charles S. Gibbs
x
See Description
x
See Description
See separate attachment
Modern
LOT 29 BLK D6 MB 024/028 PALM DESERT UNIT 6 Lot 29
Block D6 SubdivisionName PALM DESERT UNIT 6 LotType Lot RecMapType Map Book MapPlatB 024 MapPlatP 028
4 SIGNIFICANCE
18. Statement of Significance
ADDITIONAL INFORMATION
19. References used
20. Photographs
21. Letter from property owner
See separate attachment
See Statement of Significance
See flash drive, enclosed
See letter, enclosed
1 Descrip(on
Charles S. and June Gibbs House II
45666 Shadow Mountain Drive, Palm Desert
APN 640293003
Located in Palm Desert, the Charles S. and June C. Gibbs House II property stands a liLle more than a mile west of the famous Shadow Mountain Resort and Club. Designs by master architect Walter S. White are well represented in this part of Palm Desert, seen in many mid-century dwellings of his design ranging from modest projects to well-appointed homes. The immediate neighborhood boasts larger single-family homes while to the east, a mixture of rehabilita(on centers, small houses, and mul(-residen(al complexes comprise the surrounding urban context, including the Miles Bates “Wave” House, now listed in the Na(onal Register of Historic Places.
Completed in 1957, the one-story, west-facing subject property is sited on a rectangular lot on Shadow Mountain Drive. Shading the interior, a low-sloped, asphalt-shingled gabled roof projects sharply above a long angled painted brick wall that shields the rest of the house from public view. Only the drama(c clerestory of glass infilling the gable, the tapered ends of wood beams suppor(ng the roof, and a bit of the knoLed pine tongue-and-groove interior ceiling planking are visible from the street.
The roof’s fascia is dis(nguished by its shape. Slanted inward, it is another typical White feature. It may be steel; it is difficult to tell because it has been faux painted, as has the beams suppor(ng the roof and the columns suppor(ng the beams. These round steel columns, at the end of each arm, are located behind mitered panes of glass that forms the prow of the clerestory, an important trademark White strategy.
The massing of the building is expressed as an extrusion of its plan. The building’s footprint forms an eccentric asymmetrically-oriented “T.” Each arm of the T is a different size. Each arm is angled in plan to form a prow, the apex of two planes of equal length. Each arm is surmounted by a projec(ng gable whose triangular area below the roof is infilled with glass, most prominently at the front of the house, noted above. This west-most arm, slightly longer than the other two, contains the open plan kitchen and living area. The south plane of this angled arm features a wooden framework of six lights of fixed glass, another typical character-defining feature, while a masonry segment of white painted brick comprises the north plane. This use of masonry segments as well as the wooden framework is another important characterdefining feature, first seen at the Breedlove House, La Quinta, 1949. Beyond the aesthe(c quali(es of the combina(on of masonry segment and wooden framework, because this west-facing arm was protected from the relentless heat of the western sun by the tall wall beyond and the long projec(ng overhang, delivering a highly func(onal design as well. Later stone veneer cladding is present on the south side of this living/kitchen area and on a part of the exterior wall.
In addi(on to the main house, approximately 1,026 square feet, a later rectangular 375-square-foot guest house is tucked into the lot’s southeast corner.
1 The northeast corner is occupied by a small storage room, not original, that is aLached to the rear (east) end of the garage, aLached to the carport. Neither the guest house nor the storage room can be seen from the street. On the south eleva(on of the primary, west-facing , the living and kitchen open to a pool through two large sliding glass doors; the door to the east appears to be original. The pool terrace is sheltered by a long, corrugated metal shed roof, added later. This metal roof is reversible.
Descrip(on
Charles S. and June Gibbs House II
45666 Shadow Mountain Drive, Palm Desert
APN 640293003
2 Located on the north eleva(on of this westmost, largest arm, the primary entrance opens to the driveway and the carport, now enclosed as a garage with a later garage door. Surmoun(ng a low painted brick wall, another wooden framework, here with ten fixed glass lights, flanks the front door, now a raised panel wooden door that has replaced the original flat panel door.
The second arm, juhng north, contains a guest bedroom, while the third, slightly larger arm faces east and houses the master bedroom. Like the primary arm stretching toward Shadow Mountain Drive, both these secondary arms replicate the clerestory windows filling in the gables.
Construc(on/Owner History
Below is a list of selected permits; not noted are minor permits for mechanical services, re-roofing, etc.
1. The original permit #24324 for the dwelling was filed Oct. 3, 1956, for a “Dwelling and Carport” signed by Gibbs. It was finalized Feb.15, 1957, just a few days before the first grant deed gave the Gibbs family ownership on Feb. 26, 1957. Walter White is listed as architect.
2. The next permit, filed June 12, 1959, and finalized July 1, 1959, was for a pool, built by local pool builder Johnston Pools, (whose office was .4 miles from White’s office; presumably White was acquainted with the firm.)
3. Dated Oct. 14, 1964, owner Robert M. MacCheyne, was granted a permit for the addi(on of a garage and a bedroom (presumably the space aLached to the garage, now fiLed out as a garden studio.) A permit search by Riverside County shows several more permits: Because Riverside County does not keep later permits on file for more than a year, it is not known when the small storage area, the garage, or the guest house/studio was added.
4. Dated Aug. 6, 1971, a permit was granted to Wynn Briggs to repair fire damage.
Aler 1973, the County of Riverside discarded permits aler a year so no further permits have been retained. The on-line and at Riverside County’s Gateway Office grant deed record is spoLy, but the transfer history shows the house was sold six (mes: 1968, 1982, 1991, 1997, 2017, and 2022. (County employees have also researched this on the nomina(on’s behalf.) Altera(ons
Over the years, one major, one minor, and several cosme(c altera(ons have occurred.
The major change is the addi(on of a garage and small storage(or work) space, added to the east of the once-open carport. While White’s few drawings include a loosely sketched, L-shaped guest house is outlined for the northeast; a smaller, free-standing rectangular-shaped guest house was erected at the southeast corner. The minor change is the addi(on of a deep corrugated metal roof sheltering the south pool terrace and the interior. This added roof did not alter the exis(ng roof and is reversible. 1 According to White’s plot plan, dated Sept. 20, 1956, he states the area of the house as 1,012 square feet, with the carport as 384 square feet. The Assessor record, Riverside County, states the home’s square footage at 984; Zillow states 1,308 square feet, and, to accurately portray the property, realtor Niko Esposito commissioned a second appraisal, which provided a size of 1,066.81. a square feet
Descrip(on
Charles S. and June Gibbs House II
45666 Shadow Mountain Drive, Palm Desert
APN 640293003
3 . The north wall of the carport includes a decora(ve breeze block screen; two more are present on the north wall of the garage. These appear to be a later addi(on, possibly in the 1960s when the garage was added, and such decora(ve breeze block walls were at the height of their popularity. The breeze block is a compa(ble altera(on.
. While both large sliding glass doors opposite the pool appear to have retained their original openings, the metal frame for the slider on the east is slightly thicker than its neighbor, whose slender frame appears to be original. This altera(on is a negligible change. . Many of the hinged doors have been replaced with incompa(ble raised panel or French doors in a tradi(onal style, an easily reversible condi(on. It is not known what the original floor material is, but the current floor is a polished concrete floor, common for mid-century homes and in character with the house and the architect.
Evalua(on of Integrity
According to the City of Palm Desert’s Ordinance regarding Cultural Resources, Ordinance 1168, Title 29, p. 5, "integrity" is defined as the ability of a cultural resource to convey its significance. To retain integrity a cultural resource must retain most of the aspects that closely relate to the resource's significance, including loca(on, design, sehng, materials, workmanship, feeling, and associa(on.
Loca(on is the place where the historic property was constructed or the place where the historic event occurred.
The Charles and June Gibbs House #2 is in its original loca(on.
Design is the combina(on of elements that create the form, plan, space, structure, and style of a property.
The Charles and June Gibbs House #2 retains those signature Walter S. White character-defining features comprising design:
. T-shaped, angled building footprint
. spa(al rela(onships
. roof profile: low slope roof, front gable, prow extending beyond the building footprint . concrete block or brick walls extended into the landscape and angled in plan at the extremi(es to shield public view and also to increase the wall’s stability. . angles clerestory windows filling the triangular pediment below the roof . original materials: masonry brick block, wood ceiling, tapered (mber roof beams . structural steel posts located within mitred and angled glass corners . wood window framing and detailing in living area
. angled roof fascia
. extended overhangs
The garage and storage shed addi(on are difficult to see from the public right of way. They do not affect the overall design of the house and are compa(ble but differen(ated from the original, seen in the midThe cosme(c altera(ons include:
Descrip(on
Charles S. and June Gibbs House II
45666 Shadow Mountain Drive, Palm Desert
APN 640293003
4 Sehng is the physical environment of a historic property, including its surrounding context.
Shadow Mountain Drive and nearby streets retains its historic context of free-standing, one-story, singlefamily, primarily mid-century, homes. Although the plan(ngs in front of the house are not original, the subject property has retained its original rela(onship to the street, including the drama(c extension of the wall into the landscape.
Materials are the physical elements that were combined or deposited during a par(cular period of (me and in a par(cular paLern or configura(on to form a historic property.
Walter S. White’s typical use of common materials (Douglas Fir (mbers, glass, masonry brick block, concrete, pine ceiling) combined in innova(ve ways and original to the specific period of (me of construc(on are all present here.
Workmanship is the physical evidence of the crals of a par(cular culture or people during any given period in history or prehistory.
Walter S. White’s trademark tapered beams, strong prows at the end of each overhang above, elongated, even exaggerated walls that extend into the landscape, and his signature strategy of enclosing a structural support with mitered glass all exemplify workmanship associated with White.
Feeling is a property's expression of the aesthe(c or historic sense of a par(cular period of (me.
To an excep(onal degree, the aesthe(c quali(es Charles and June Gibbs House #2 expresses a (me and a place, the late 1950s and Palm Desert and the Coachella Valley. The character of Palm Desert’s midcentury residen(al architecture owes a great deal to Walter S. White, and this house embodies an important approach in his work that he employed many (mes.
Associa(on is the direct link between an important historic event or person and a historic property.
The subject property is readily associated with master architect Walter S. White.
Conclusion, Evalua(on of Integrity
As noted in Na(onal Register Bulle(n 15, “historic proper(es either retain integrity (that is, convey their historic significance) or they do not.” Despite the addi(on of the garage and storage space behind the carport, Charles and June Gibbs House II readily retains its integrity, with all original spa(al rela(onships 1960s decora(ve screen block. The addi(on of the corrugated metal material shielding the southern eleva(on does not affect the exis(ng roofline and is reversible.
Descrip(on
Charles S. and June Gibbs House II
45666 Shadow Mountain Drive, Palm Desert
APN 640293003
4 and primary character-defining features and materials intact.
1 Statement of Significance
Charles S. and June Gibbs House II
45666 Shadow Mountain Drive, Palm Desert
APN 640293003
Walter S. White’s stature as a master architect, industrial designer, and inventor has conMnued to grow as his excepMonal role in the development of Palm Desert and in mid-century Modernism are recognized.
As architectural historian Volker Welter wrote, “It is only fair to acknowledge that, despite his lack of professional accreditaMon, for some years White was the architect of this new community in the desert.”1 White’s previously designated houses, such as the Franz Alexander House, Palm Springs, 1956, and the Miles Bates House, Palm Desert, 1955, are renowned for their electrifying shapes, especially their curvaceous roofs. By contrast, the Charles and June Gibbs II House, Palm Desert, 1957, is important for a different reason. The property embodies the best and most intact example of White’s design of a 1,000- square-foot flexible, replicable model that could be adapted for both low-cost/workforce developments as 1 Volker M. Welter, Walter S. White, Inventions in Mid-Century Architecture, Santa Barbara: University of California Santa Barbara, 2015, 46. White in fact did become a licensed architect in 1987, when he was 70.
Northwest corner, north and east façade, 45666 Shadow Mountain Drive. Photo by Kelly Peak, Peak Photography, and with the generous courtesy of realtor Nike Esposito and Peak.
2 well as custom homes, an approach he developed in Palm Desert. Gibbs II demonstrates White’s lifelong concern for a wide range of clientele rather than catering solely to the elite a_racted to resort living.
Adding to its significance, Gibbs II also features many of White’s trademark strategies, the same strategies he employed for larger, more experimental homes. AddiMonally, while secondary to the importance of the design and the architect, Charles Gibbs and his wife June were acMve and contribuMng members of the Palm Desert community in the 1950s and ’60, including developing low-cost housing based on the same prototype seen at Gibbs II2 and parMcipaMng in the incorporaMon of the City.
At first glance, the irregular “T” shaped, 1000-square-foot building’s footprint could be described as eccentric. More considered, the shape demonstrates White’s genius in providing an abundant quality of spaciousness despite its small footprint, and providing that expansiveness without sacrificing the human need to be private and to be protected from the desert’s harsh sun. White achieved this difficult balance with humble materials: glass, wood, and brick masonry block.3 No developed plans, construcMon documents, elevaMons, or details for Gibbs II could be found. Being friends and both keenly aware of construcMon means and methods, it can be assumed that the two men collaborated closely.
Each of the T’s three “arms” reach out in different direcMon, has a different funcMon, and invokes a unique quality of space. For example, the westmost “arm,” accommodaMng the living/kitchen/dining area, offers abundant light but in different ways. The west-facing prow, containing the gable-shaped clerestory windows (above the tall west wall ending just at head height, ensuring privacy from the street view), provides one type of daylight; another from the sliding window wall that is sheltered by the deep overhang on the south elevaMon; and the two large banks of wood-framed windows on the north elevaMon provide yet another quality of light. The other two “arms” define spaces that are currently bedrooms at Gibbs II, each with the triangular-shaped clerestory windows below the angled wood ceil, and each with addiMonal fenestraMon to allow easy access to the paMos and the pool. The spine of the T contains storage and bathrooms.
White’s earliest prototype for this unique plan can be seen in the four modest bungalows that he developed in La Quinta in 1956, about ten miles southeast of the Gibbs residences, Gibbs 1, constructed in 1953, and Gibbs II, constructed next door four years later.4 Two of the four bungalows remain, located at the northeast corner of Avenida Obregon and Calle Chillon, although some key features have been altered. One year later, in 1957 (and contemporaneous with Gibbs II), White used the design again, this Mme for low-cost rental units for real estate developer/stockbroker Richard Deman; the development was demolished except for one unit, now significantly altered. For example, one primary character-defining 2 These were the Charles Gibbs and Walter White Bungalows, 1958, at 44430, 44432, 44476, and 44478 San Rafael Ave., c. 1958, and the Charles and June Low-Cost Housing, 44170 El Cercado Court and 73605 Santa Rosa Way (near the Miles Bates House), 1959. See Welter, 102. 3 Notably, the 1947 Palm Desert Corporation’s “Declaration of Protective Restrictions,” stipulated that houses had to be a minimum of 1,200 square feet.
3 While this rule may have only applied to houses built nearer to the Shadow Mountain Club, the Gibbs House was not affected by this covenant because the Corporation was disbanded in 1957.
4 Gibbs I, the first house that White designed for his friends Charles and June, was constructed in 1953, just next door at 45710 Shadow Mountain Drive. This house is a more modest version of its younger sibling next door, with horizontal wood fencing used instead of brick to almost shield the house completely from public view, although the low gable roof projects with White’s triangular clerestory is visible, a feature shared with Gibbs II. Riverside County’s Assessor’s website for Gibbs 1 records a “Living Area” of 954 square feet, about 30 square feet smaller than Gibbs II.
3 feature, the triangular-shaped clerestory below the angled prow of the gable roof was altered in an inexplicable way: the clerestory was filled in with stucco and square windows of varying sizes inserted.
Years earlier, White had proposed a large-scale development with Metro Homes in “Unit 6” of Palm Desert that included two-bedroom versions of the T-shaped design, but in 1950 the Palm Desert CorporaMon disallowed the project because it didn’t want such a large area to be designed by one architect and too homogeneous; a few units were built.5 In any case, White spent years developing this unique T design, embodied in Gibbs II.
By contrast to these low-cost designs, Gibbs II’s finishes and cramsmanship demonstrate a higher degree of quality than those others, perhaps a reflecMon of the greater care White took in designing the second home for his friends Charles and June. It demonstrates that the template could be adapted to various price points and embodies White’s lifelong concern for an architecture that conserved resources and that was suited to the extremes of desert climate.
Thus, the Gibbs House is especially noteworthy because it displays all those strategies that he used for his more upscale houses in a footprint originally intended for workforce housing. 5 Welter, 46; also Footnote 56.
The development constructed for the 1956 housing units, La Quinta, 1956.
Source: Volker M. Welter, Walter S. White, Inventions in Modern Architecture, University of California, Santa Barbara, 2015, 29.
4 Site plan, one of the few extant sketches that exist of the subject property.
Plan courtesy of owner Andrew Stearn.
5 White’s Early Career
Born in 1917, the son of a carpenter and house builder, White grew up in San Bernardino and seems to have been an iconoclast from the start. Instead of pursuing a formal educaMon, at age 20 he began working as a dramsperson and didn't receive his architect’s license unMl 1987, when he was 70 years old. His early employers and mentors included luminaries such as Harwell Hamilton Harris (1903-1990), where White worked for six months during 1937, and Rudolf Schindler (1887-1953), for eight months, 1937-8.
6 While White’s tenure with Harris was short, there were several important projects on the office boards or recently completed. During that Mme, Harris himself was exploring several avenues of thinking, demonstrated in the Greta Granstedt House, Los Angeles, 1938. This dwelling had a broad, standing seam metal roof that Harris devised himself from off-the-shelf components, demonstraMng an inquisiMve, hands-on approach that White shared. The floor plan and secMon of the John Entenza House, Santa Monica, 1937, integrated and offset circles of various sizes with recMlinear forms, as did White in many of his houses, including the Franz Alexander Residence.11 Harris’s De Steiguer House, Pasadena, 1936, sports a broad, angled metal fascia that is virtually idenMcal to the fascia present at Gibbs II. Later, when White joined Schindler’s office on Kings Road, White would have seen or worked on a range of projects, from dwellings such as the sleek, InternaMonal Style-inspired Buck House, Los Angeles, 1935, to the rusMc Aframe stone-and-wood BennaM Cabin, Lake Arrowhead, 1937. Common to all projects, however, were several qualiMes: a fearlessness in designing with angles, as was Frank Lloyd Wright, Schindler’s earlier employer; an alert engagement with the landscape and nature; an acute understanding of manipulaMng daylight, and a desire to consider each new project as a unique opportunity for exploraMon.
According to White’s obituary, White was one of the few individuals that Wright invited to intern graMs at Taliesin West, Wright’s Arizona-based school and pracMce. 7 Wright almost
invariably required payment from his group of handpicked apprenMces, including well-known architect John Lautner (1911-1994). While this cannot be corroborated, if true, the story indicates Wright’s high level of regard for White’s skills and potenMal.
During the war, White helped to plan and detail prefabricated war housing with a skin-stressed plywood panel system between 1939 and 1942, a remarkable lesson in materials in tension recalling Ray and Charles Eames’ own work in skin-stressed plywood, leading to their enduring fame. White recounted later that over 8,000 of these units were constructed in the U.S. 8 White went on to work for other firms, such
as that of Pasadena-based architect Lee Kline (1914-2007), known for his comfortable, easy-going Modern houses.
In 1947 White moved from Los Angeles to Palm Springs where he worked for Clark & Frey (John Porter Clark, 1905-1991) and Albert Frey (1903 – 1998) for approximately 18 months between 1947 and 1948, and possibly in their new office on Palm Canyon Drive. The well-established firm had recently completed the Loewy House in Li_le Tuscany, 1946. As with Harris and Schindler, 6 Welter, 13.
7 “Walter S. White, Architect, Inventor, Industrial Designer,” Desert Sun, April 28, 2002. 8 “Biographical/Historical Note,” Finding Aid, UC Santa Barbara.
6 Frey was constantly tesMng materials and methods for his experimental structures. These more avant garde designs ran side-by-side with the firm’s work for a more convenMonal clientele who preferred the relaxed Ranch-style houses that the firm designed throughout the 1950s in Smoke Tree Ranch, an upscale community in southern Palm Springs that included such celebriMes as Walt Disney. While employed by Clark & Frey, White worked on the James Lyons House in Smoke Tree Ranch, 1948, working directly with Frey.9
CollecMvely, White’s brilliant mentors, themselves iconoclasts, exposed the young architect to canMlevered roofs; a sensiMvity to site; using materials in innovaMve ways; exploiMng the power of the angle; adapMng to clients on a spectrum from convenMonal to radical, low income to well off; and to the virtues of hands-on building know-how. However, despite being surrounded by those and other renowned Modern architects pracMcing in Los Angeles and in the Coachella Valley, he proved to be an independent thinker and innovator, unwilling to rely on others’ soluMons. White was further disMnguished by his specialized knowledge of industrial engineering and tool design. White’s papers at UC Santa Barbara, for example, contain research on greenhouses, oxidaMon rates of stainless steel, energy conservaMon, fluid dynamics, and cooling tower construcMon. He developed innovaMve passive solar window mechanisms and hyperbolic roof shapes, shapes that ensured unforge_able silhoue_es but that he also intended would reduce building costs and materials.
Notably, Frey and Chambers (Robson Cole Chambers, 1919-1998) designed the Tramway Gas StaMon, now world famous for its exuberant roof that announces the entrance to Palm Springs, in 1963 (completed 1965), five years a%er White completed the Willcockson House, Indio, 1958, whose hyperbolic-parabolic roof is as astonishing as the Tramway’s.
Maturing Philosophy and PracMce
In the late 1940s, White obtained his contractor’s license and opened his own office, a small, tautly designed free-standing building. Its large, projecMng windows included a corner miter.
VerMcally oriented corrugated aluminum siding extended beyond the extended roof overhang, which featured an angled fascia, noted earlier as a possible detail derived from Harwell Hamilton Harris. Originally, its address was 73-310 State Highway 111. Today, now an infill building among a developed city at 73-282 Palm Desert Drive North it can only be recognized by the extant corner window and the telltale steel column behind it.10 White loved the desert as his natural mé)er. In a Na)onal Geographic arMcle that highlighted his projects and his philosophy, he stated, “ConvenMonal architecture is just staMc and self-conscious and doesn’t fit the freedom of the desert ... We are abandoning the tyranny of rigidly parallel walls and 90-degree angles. We strive for a form that seems to spring from the ground, like a naMve plant.”11 The iconic French Modernist Le Corbusier’s Five Points of Architecture, which included the “free design of the ground plan,” where walls were liberated from the roof, recalls White’s own 9 Finding Aid, Albert Frey Papers, UCSB, Drawer 510, Flat File 44. Volker Welter, curator of the 2015 exhibition on White at UC Santa Barbara’s Art, Design and Architecture Museum, provided this information. 10 Luke Leuschner, “Chronology of Walter S. White Office,” 2019. The author is indebted to architectural historian Leuschner for his generosity in sharing Palm Desert history; the Historical Society of Palm Desert’s archives and staff were also very helpful.
11 Mason Sutherland, “Californians Escape to the Desert,” The National Geographic Magazine, Vol. CX11 (112), No. 5, November 1957, 675 – 724, 684.
7 concepMon of the roof as a free element and as potenMally independent of what was beneath it. “The roof does not define the living area,” he wrote in Arts & Architecture, precisely outlining the technical components of the hypar roof and his exploitaMon of steel placed in tension, when “it is at its efficient best.”12 That meant that walls were free to be inserted at will. Relieved of the tradiMonal requisite of load-bearing, their new role was to define spaMal relaMonships.
White began designing homes in the Coachella Valley that reveal a diversity of approaches. For example, the long, low, Johnson- Hebert Residence, Palm Desert, 1958, is a fine example of Modernism. Its orthogonal geometry of hardscape, landscape, and pools interlock house and sesng into a controlled but expansive spaMal experience. The E. W. Stewart House, Palm Desert, 1951, and the Ng House, La Quinta, also 1951, exemplify White’s skill in handling designs for larger, more upscale homes kni_ed into their sesngs. The Stewart residence, for example, features a dramaMc stone-clad fireplace-in-the-round, the same stonework that he used throughout interior and exterior, integraMng the two. The design of the large home’s design is essenMally a rectangle but what makes it interesMng White’s skillful disrupMon of the straight line with angled spaces and glass, animaMng the design. He also angled the masonry base of the house so that the enMre composiMon appears to be raised up on a plinth, while feeling firmly rooted into the earth. Inside, the ceiling combines flat and angled surfaces; the verMcal change in height is denoted by angled wood cladding, another example of how White manipulated interiors as adroitly as his exteriors.
Many smaller, more modest homes in La Quinta, Indio, and Palm Desert are more tradiMonal in appearance, integraMng Ranch-style elements with trademark White features. Noted in the DescripMon but included here as well, such signature strategies include mitered glass windows enclosing a steel column corner support set back from the glass corner; tapered ridge beams; broad roofs; long concrete block walls that extend into the landscape; triangular groupings of windows below low-slope gable roofs; and a street façade relaMvely closed to public view with glass sliding walls open to gardens and landscape at the rear or side elevaMons. .
In the late 1960s, White moved to Colorado. There, as vice-president and consulMng architect for Environ Masters, Inc., he developed cabin vacaMon homes designed to minimize disrupMon to a natural sesng and maximize resistance to wind and snow loads. Instead of a convenMonal poured foundaMon, he designed a lighter-weight system with a steel substructure and caissons.
Poppy Woody, White’s daughter, described her father as “always thinking of how to do something be_er.… He wasn’t a standoffish person, but he really didn’t talk about architecture much. He wanted to get to know the people he designed for, their philosophy and their style.”13 White as Inventor
White’s astute knowledge of steel’s properMes and his interest in passive solar design led to three patents, including the “Wall or Roof Structure,” 1959. This generic name belies an extraordinary use of wood considered as a precious resource and is the method White used for the roof of the Miles Bates House. Here, long, slender wooden circular dowels, alternaMng with small, hourglass shapes of wood that fill in the gaps between the dowels like pieces in a puzzle 12 Walter S. White, “Desert Houses,” Arts & Architecture, October 1959, 28. The issue included houses by Craig Ellwood, Pierre Koenig, Richard Neutra, and Smith and Williams. 13 Poppy Woody telephone interview with author, July 22, 2023.
8 create a flexible lasce with the ability to be supported by beams of any shape. The second patent, “The “Hyperbolic Paraboloid Roof Structure and Method of ConstrucMng Frame Thereof” was issued in 1966. The “hypar” roof, as White called it, is best described as shaped as a Pringles® potato chip. The “Solar Heat Exchanger Window Wall” patent, issued in 1975, is a passive window-and-solar collecMon system. The window unit, comprising three panes of glass, pivots from the top and bo_om of a frame. During the summer, one face of the unit deflected heat, reflecMng the sun’s rays. During the winter, the user pivoted the window, reversing orientaMons. Heat collected on the inside of the window was returned back into interior space with a special duct that was embedded in the ceiling and connected just above the window.18 The device was used for a very few experimental projects, including the Stafford Residence II, Escondido, 1988, which also has a curved roof and overlooks an expansive view. While as iniMally designed the windows were difficult to control in strong winds, remedial stops secured the inevitable spinning moMon. While the prototype was not developed further, it remains a credible approach and demonstrates White’s ability to analyze apriori.
Charles S. Gibbs
Charles Sturgeon Gibbs was born in Miles City, Montana in 1925. June C. Gibbs was born in 1927. They married in San Francisco in 1949 amer Gibbs’s Navy service and moved to Riverside County in 1950 and to La Quinta a year later.
Charles and June were well-known in a variety of circles in Palm Desert. Both were recognized local teachers who also became well-known as excellent tennis players, omen playing, and winning, in tournaments held at the Shadow Mountain Country Club for over two decades.14 (Among many announcements on tennis at the club, The Desert Sun, Aug. 17, 1951, reported that “Sunday night saw a nice doubles match between Mr. and Mrs. Walter White and Mr. and Mrs. Charles Gibbs.”) Amer reMring as a teacher of history and economics at Coachella Valley High School, a tenure of 23 years, Charles earned his license as a general contractor, pursuing that occupaMon for the next 18 years. 15 He
was likely involved with the construcMon of the Salton Sea Airport, 16 built a hangar at the airport almost
20 years later,17 and was noted for residenMal construcMon in the growing community of North Shore Beach at the Salton Sea in the early 1960s.
18 Gibbs also parMcipated in local poliMcs. He was named to the original organizing commi_ee seeking city status for Palm Desert.19 In 1975 he ran for a trustee posiMon, College of the Desert and in 1976 he owned a wholesale nursery in Palm Desert along with his construcMon business.20 The newspaper’s last menMon of Charles and June was in 1984, when they sold “the largest mini-warehouse in Palm Desert,” a ten-building complex totaling 73,000 square feet.21 Charles died six years later in Olmsted, Minnesota; June died in 2008. 14 The Desert Sun, April 20, 1951, 9; Coachella Valley Recreation and Park District Certificate of Appreciation to June Gibbs, March 18, 1972, courtesy Palm Desert Historical Society. 15 Desert Sentinel, Feb. 27, 1975, B2-3.
16 Gibbs is pictured in a The Desert Sun photo, published Nov. 11, 1961, portraying the ground-breaking ceremony of the airport planned for the north side of Salton Sea. Gibbs is one of five people in the photo and identified as “Charles Gibbs of the Gibbs Construction Co.,” suggesting he was involved with its construction. 17 The Desert Sun, Nov. 24, 1980.
18 The Desert Sun, April 13, 1962.
19 The Desert Sun, Aug. 4, 1966.
20 The Desert Sun, April 14, 1976.
21 The Desert Sun, May 15, 1984.
9 Conclusion, Significance
Built in 1957, the Gibbs House II is significant because it skillfully displays all the noted strategies and finishes that master architect, builder, and designer Walter S. White used for his more upscale houses, yet here integrated with a unique footprint that he developed between 1950 and 1957, a design that he originally intended for workforce housing. Well-cramed and retaining integrity, Gibbs House II is the City’s only example of this unusual combinaMon. Therefore, the Gibbs House is eligible for designaMon under the City of Palm Desert’s Landmark DesignaMon Criteria, Title 29 of the Municipal Code, 29.40.010, under Criteria C and D:
C. Embodies disMncMve characterisMcs, or is one of the few remaining examples of a style, type, period, or method of construcMon, or possesses high arMsMc value; or D. Represents the work of a master builder, designer, or architect References
Ancestry.com
Arts and Architecture Magazine
Desert Sen)nel
Historical Society of Palm Desert archives.
Lamprecht, Barbara. NominaMon, NaMonal Register of Historic Places, Franz Alexander Residence, Palm Springs. 2015
Leuschner, Luke. “Chronology of Walter S. White Office.” Unpublished. 2019. ____ Telephone interviews June - August 2023
Los Angeles Times. “Sand Traps and Sun Lure Outdoor Types to Desert.” February 26, 1967.
NaMonal Register BulleMn 15
Newspapers.com
Sutherland, Mason. “Californians Escape to the Desert.” The Na)onal Geographic Magazine, Vol. CX11 (112), No. 5, November 1957, 675 – 724.
The Desert Sun
Walter S. White Papers. Architecture and Design CollecMon, Art, Design, & Architecture Museum, University of California, Santa Barbara.
Welter, Volker M. Walter S. White, Inven)ons in Mid-Century Architecture. Santa Barbara: University of California Santa Barbara, 2015.
White, Walter S. “Desert Houses.” Arts & Architecture, October 1959.
Woody, Poppy. Telephone interview with author. July 22, 2023.
FROM THE DESK OF
Andrew Stearn
August 16, 2023
Cultural Resources Preservation Committee
City of Palm Desert Planning Dept.
Attn: Nick Melloni, Principal Planner
73510 Fred Waring Drive
Palm Desert, CA 92260
Dear Mr Melloni & Associates:
I am the owner of 45666 Shadow Mountain Drive in Palm Desert. I recently acquired the property and from the moment I saw it I wanted to have it declared a landmark building so it can stand the test of time and have everyone know the architecture of Walter S White.
I have engaged Barbara Lamprecht to help me with this as I needed an expert to delve into the history of the home. As you will see from her in-depth proposal, I think you will see why this house is worthy of historic designation.
I hopefully will be able to restore even more of the original elements to bring the house back to its glory. This could include the front door, all of the French doors in the home as well as restoring the beams.
Please feel free to call or email me at 3104388438 or [email protected] with any questions or if you would like to come see the home in person.
Sincerely yours,
Andrew Stearn
cc: Barbara Lamprecht
CITY OF PALM DESERT
73-510 FRED WARING DRIVE
PALM DESERT, CALIFORNIA 92260-2578
TEL: 760-346-0611
[email protected]
CITY OF PALM DESERT
PUBLIC HEARING NOTICE
CASE NO. CRPC23-0002
NOTICE IS HEREBY GIVEN THAT A PUBLIC HEARING WILL BE HELD BEFORE THE CITY COUNCIL
OF THE CITY OF PALM DESERT, CALIFORNIA, TO CONSIDER ADOPTING A RESOLUTION FOR THE
DESIGNATION OF THE CHARLES AND JUNE GIBBS HOUSE II AS A HISTORIC LANDMARK LOCATED AT 45666 SHADOW MOUNTAIN DRIVE (APN 640-293-003)
The City of Palm Desert (City), in its capacity as the Lead Agency, has found that the proposed historic landmark designation is not subject to the California Environmental Quality Act (CEQA) pursuant to Guidelines Section 15060(c)(2) and 15060(c)(3) as the project will not result in a direct or reasonably foreseeable indirect physical change in the environment and is not a Project as defined by Section 15378.
PROJECT LOCATION: 45666 Shadow Mountain Drive (Assessor’s Parcel Number 640-293-003) PROJECT DESCRIPTION: The project is a request to designate an existing single-family residential structure, generally known as the Charles and June Gibbs House II, as a local historic landmark.
CULTURAL RESOURCE PRESERVATION COMMITTEE RECOMMENDATION: At its regular meeting on September 26, 2023, the Cultural Resource Preservation Committee recommended that the City Council approve the landmark designation request.
PUBLIC HEARING: NOTICE IS HEREBY GIVEN that the City Council of the City of Palm Desert, California, will hold a Public Hearing at its meeting on October 26, 2023. The City Council meeting begins at 4:00 p.m. in the Council Chamber located at 73510 Fred Waring Drive, Palm Desert, California. Pursuant to Assembly Bill 2449, this meeting may be conducted as a hybrid meeting, allowing public access via teleconference or in person. There will be in-person access to the meeting location.
Options for remote participation will be listed on the Posted Agenda for the meeting at:
https://www.palmdesert.gov/connect/city-council.
REVIEW OF PROJECT INFORMATION: Information concerning the proposed designation is available for review in the Office of the City Clerk at 73510 Fred Waring Drive, Palm Desert, California, during regular business hours.
COMMENT ON THIS APPLICATION: Those wishing to comment on this application may either appear in person at the public hearing or submit written comments, which must be received by 10:00 a.m. on the day of the hearing. Written comments should be sent to the City of Palm Desert at 73510 Fred Waring Drive, Palm Desert, California 92260, Attention: City Clerk, or emailed to:
Any challenge of the proposed project in court may be limited to raising only those issues raised at the public hearing described in this notice or in written correspondence delivered to the City Clerk at or prior to the public hearing. (Government Code Section 65009[b][2]).
Si necesita ayuda con esta notificación por favor llame a la Ciudad de Palm Desert y comuníquese con Gloria Sanchez (760) 346-0611, Extensión 354.
PUBLISH: DESERT SUN ANTHONY J. MEJIA, MMC, CITY CLERK
OCTOBER 15, 2023 CITY OF PALM DESERT, CALIFORNIA
CITY OF PALM DESERT
STAFF REPORT
MEETING DATE: October 26, 2023
PREPARED BY: Richard D. Cannone, AICP, Development Services Director REQUEST: ADOPT A RESOLUTION AMENDING THE TRANSPORTATION
UNIFORM MITIGATION FEE (TUMF) APPLICABLE TO ALL
DEVELOPMENTS IN THE CITY OF PALM DESERT AND FINDING THE
ACTION EXEMPT FROM CEQA PURSUANT TO CEQA GUIDELINES
SECTIONS 15061, 15062 AND 15378
RECOMMENDATION:
Adopt a resolution entitled, “A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF PALM
DESERT, CALIFORNIA, AMENDING THE TRANSPORTATION UNIFORM MITIGATION FEE (TUMF) APPLICABLE TO ALL DEVELOPMENTS IN THE CITY OF PALM DESERT AND
FINDING THE ACTION EXEMPT FROM CEQA PURSUANT TO CEQA GUIDELINES SECTIONS 15061, 15062 AND 15378.”
BACKGROUND/ANALYSIS:
The City of Palm Desert is a member jurisdiction of the Coachella Valley Association of Governments (“CVAG”) a joint powers agency consisting of the County of Riverside ("County"), the Agua Caliente Band of Cahuilla Indians, the Cabazon Band of Mission Indians, the Torres Martinez Desert Cahuilla Indians, the City of Blythe, and the nine cities situated in the Coachella Valley. CVAG is responsible for managing the TUMF program.
The TUMF was established in 1989 as a one-time impact fee charged on all new development occurring within the Coachella Valley. Monies collected through the TUMF program are applied to transportation-related capital facilities and infrastructure required to serve new growth within the Coachella Valley and are intended to complement revenue generated through Riverside County’s Measure A sales tax.
CVAG’s adopted TUMF Handbook allows for the consideration of an annual inflation adjustment by CVAG’s Executive Committee, calculated on the CPI for All Urban Consumers (CPI-U). The CPI-U for the Riverside-San Bernardino-Ontario metropolitan area rose by 7.41% in 2022. As a result, the CVAG Executive Committee approved adjusting the TUMF rates for 2024 by 7.41% at their April 24, 2023 meeting.
Legal Review:
This report has been reviewed by the City Attorney’s office.
City of Palm Desert
TUMF Increase
Environment Review:
The requested City Council action is not a "Project" as defined by the California Environmental Quality Act (CEQA). Pursuant to Section 15378(a), a "Project" means the whole of an action, which has a potential for resulting in either a direct physical change in the environment, or a reasonably foreseeable indirect physical change in the environment. According to Section 15378(b) Project does not include: (5) Organizational or administrative activities of governments that will not result in direct or indirect physical changes in the environment.
FINANCIAL IMPACT:
The increase to TUMF ensures that the City levies and collects a developer impact fee that appropriately mitigates the cost of completing improvements to the regional roadway system in the Coachella Valley attributed to new development projects. TUMF is charged and collected by the City but transmitted and paid to CVAG for its administration of future regional transportation projects.
ATTACHMENTS:
1. Proposed Resolution
2. Resolution Exhibit A
RESOLUTION NO. 2023-____
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF PALM DESERT,
CALIFORNIA, AMENDING THE TRANSPORTATION UNIFORM MITIGATION
FEE (TUMF) APPLICABLE TO ALL DEVELOPMENTS IN THE CITY OF
PALM DESERT AND FINDING THE ACTION EXEMPT FROM CEQA
PURSUANT TO CEQA GUIDELINES SECTIONS 15061, 15062 AND 15378 WHEREAS, the City of Palm Desert ("City") is a Member Agency of the Coachella Valley Association of Governments ("CVAG"), a joint powers agency consisting of the County of Riverside ("County"), the Agua Caliente Band of Cahuilla Indians, the Cabazon Band of Mission Indians, the Torres Martinez Desert Cahuilla Indians, the City of Blythe, and the nine cities (Desert Hot Springs, Palm Springs Cathedral City, Rancho Mirage, Palm Desert, Indian Wells, La Quinta, Indio and Coachella) situated in the Coachella Valley (collectively, "Member Agencies"); and WHEREAS, CVAG’s TUMF Handbook allows for the consideration of an annual inflation adjustment by CVAG’s Executive Committee, calculated on the CPI for All Urban Consumers (CPI-U); and
WHEREAS, the CPI-U for the Riverside-San Bernardino-Ontario metropolitan area rose by 7.41% for calendar year 2022; and.
WHEREAS, at their April 24, 2023 meeting, the CVAG Executive Committee approved adjusting the TUMF rates for 2024 by 7.41%; and, WHEREAS, this Council, by the adoption of applicable ordinances, as authorized by Chapter 3.44 Transportation Uniform Mitigation Fee of the City of Palm Desert, authorized the City Council to annually review and, if necessary, amend the amount of the mitigation fee to ensure that it is a fair and equitable method of distributing the costs of the improvements necessary to accommodate traffic volumes generated by future growth.
WHEREAS, the City Council wishes to accurately collect TUMF along with the other participating jurisdictions within the Coachella Valley; and WHEREAS, this adjustment to the TUMF modifies a development impact fee· that is subject to the Mitigation Fee Act, codified at California Government Code (CGC) §66000 et seq.,
WHEREAS, by notice duly given and posted, on October 26, 2023, the City Council conducted a public hearing to consider approval of the TUMF increase; and WHEREAS, the City Council has considered any verbal and/or written testimony and has reviewed and considered the information in the study and supporting data, and information provided at the public hearing by staff and the public.
NOW, THEREFORE, BE IT RESOLVED the City Council of the City of Palm Desert, California approves as follows:
A. The true and correct recitals above are incorporated by this reference herein as the basis and foundation for the City's adoption of this Resolution.
B. The new fee subject and pursuant to California Government Code Section 66000 et seq. shall be effective not earlier than sixty (60) days after the adoption of this resolution.
C. The City Manager is hereby authorized and directed to determine or cause to be determined the transportation unified mitigation fees to be collected from new development for effective January 1, 2024, as identified in Exhibit A.
PASSED, APPROVED AND ADOPTED at a regular meeting of the Palm Desert City Council held on this day of , 2023, by the following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
_________________________
KATHLEEN KELLY, MAYOR
ATTEST:
______________________________________
ANTHONY J. MEJIA, CITY CLERK
CITY OF PALM DESERT, CALIFORNIA
EXHIBIT A
REVISED FEE SCHEDULE FOR THE TRANSPORTATION UNIFORM MITIGATION FEE EFFECTIVE JAUARY 1, 2024
TUMF Category Assessment
Unit
Rate as of
Jan 1, 2024
Single family detached Dwelling unit $2,740
Multi-family attached
Nursing/congregate care
Retail
Office
Industrial
Fuel - gas
Fuel - electric
Hotel
Golf course
Dwelling unit $1,580
Dwelling unit $585
1,000 sq. ft. $7,130
1,000 sq. ft. $2,835
1,000 sq. ft. $1,440
Dispensing unit $10,220
Dispensing unit $105
Room $4,165
Acre $1,090