Agenda packet — Palm Springs City Council, April 25, 2024 (part 2 of 3)

SECTION 2. Amendment of PSMC Section 16.37.005. Section 16.37.005 is hereby amended to read as follows:

“16.37.005 Regulatory Measures.
(a) Each Transportation Network Company and its TNC Drivers operating on the Airport shall comply fully with all applicable state laws, this Title, and instructions issued by the Director of Aviation.
(b) Enforcement of traffic laws shall be the responsibility of the Agency having jurisdiction.
(c) The City Manager or his/her designee shall have the authority to issue such administrative Rules and Regulations as may prove necessary and appropriate to implement the purpose of this Chapter, i.e., provision for the safe and efficient operation of transportation network companies at the Airport.”

SECTION 3. CEQA. The City Council determines that the adoption of this Ordinance is exempt from environmental review under the California Environmental Quality Act (“CEQA”) pursuant to the following provisions of the CEQA Guidelines, 14 California Code of Regulations, Chapter 3: the Ordinance is exempt under CEQA Guidelines Section 15378(b)(5) in that it is not a “project” under CEQA, and is an organization or administrative activity of the City that will not result in direct or indirect physical changes in the environment.

SECTION 4. Adoption, Certification, and Publication. The City Clerk of the City of Palm Springs shall certify the passage and adoption of this Ordinance and shall cause the same, or a summary thereof, to be published and/or posted in the manner required by law. This Ordinance shall take effect 30 days after its adoption.

SECTION 5. Severability. If any provision of this Ordinance is found to be unconstitutional or otherwise invalid by any court of competent jurisdiction, that invalidity will not affect the remaining provisions of this Ordinance, which can be implemented without the invalid provisions, and to this end, the provisions of this Ordinance are declared to be severable.

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Ordinance No. 2096

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PASSED, APPROVED, AND ADOPTED BY THE PALM SPRINGS CITY
COUNCIL THIS _____ DAY OF ______________, _________.

JEFFREY BERNSTEIN
MAYOR

ATTEST:

BRENDA PREE

CITY CLERK

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Ordinance No. 2096

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CERTIFICATION

STATE OF CALIFORNIA )
COUNTY OF RIVERSIDE ) ss.

CITY OF PALM SPRINGS )

I, BRENDA PREE, City Clerk of the City of Palm Springs, California, do hereby certify that Ordinance No. ____ is a full, true, and correct copy, and was introduced at a regular meeting of the Palm Springs City Council on _________ and adopted at a regular meeting of the City Council held on __________ by the following vote:

AYES:

NOES:

ABSENT:

ABSTAIN:

IN WITNESS WHEREOF , I have hereunto set my hand and affixed the official seal of the City of Palm Springs, California, this ______ day of ______________, _________.

BRENDA PREE

CITY CLERK
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CITY COUNCIL STAFF REPORT

DATE: APRIL 25, 2024 CONSENT CALENDAR

SUBJECT: LEASE AGREEMENT WITH PALM SPRINGS HISTORICAL SOCIETY

FOR VILLAGE GREEN MUSEUM EXHIBIT SPACES

FROM: Scott C. Stiles, City Manager

BY: Teresa Gallavan, Assistant City Manager

SUMMARY:

The City of Palm Springs owns property located at the “Village Green” and desires it be maintained and operated as historical and cultural museums and as a restored historic home. The Palm Springs Historical Society operates two of the museum/historic home buildings and offers to operate two additional spaces, Ruddy’s General Store Museum and the former Agua Caliente Cultural Museum. This lease agreement formalizes the current arrangement and proposes management of the additional two buildings.

RECOMMENDATION:

Staff recommends th e City Council approve the lease between the Palm Springs Historical Society and the City of Palm Springs for the management and programming of four museum exhibit spaces at the Village Green.

BACKGROUND:

The City of Palm Springs owns the property located at the “Village Green”, 219, 221 and 223 (two buildings at this address) South Palm Canyon Drive. The Palm Springs Historical Society is a non-profit organization serving residents and visitors and currently operates two of the four buildings at the Village Green – the Palm Springs Historical Society McCallum Adobe Museum and The Cornelia White House. The other two buildings at the Village Green are Ruddy’s General Store Museum and the former Agua Caliente Cultural Museum space. Both are currently closed. The Palm Springs Historical Society has been in discussions with the City of Palm Springs for several years about managing and programming those spaces.

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City Council Staff Report
April 25, 2024 -- Page 2
Lease Agreement with Palm Springs Historical Society

STAFF ANALYSIS:

The City and community will benefit from the Palm Springs Historical Society managing these properties as they will be used to provide historical and cultural education and display significant historic and cultural collections that accurately portray the history and culture of the City of Palm Springs.

Given the public benefit, the parties have agreed to a five -year lease for $1 a year. The Historical Society will operate the buildings as museums with permanent and rotating exhibits and the Cornelia White House as a historic home, all open to the public at least six days a week from October through May and free to the public.

FISCAL IMPACT:

The parties have agreed to a five-year lease for $1 per year.

REVIEWED BY:

Assistant City Manager: Teresa Gallavan
City Manager: Scott Stiles

ATTACHMENTS:

A. L ease Agreement

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ATTACHMENT A

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1 LEASE

BETWEEN CITY OF PALM SPRINGS

AND PALM SPRINGS HISTORICAL SOCIETY

THIS LEASE (“Lease”) is made and entered into _1st_ day of ___May___, 2024, by and between the CITY OF PALM SPRINGS, a municipal corporation (referred to variously as “Landlord”), and the Palm Springs Historical Society, a California Public Benefit Corporation (“Tenant”).

RECITALS
A. WHEREAS Palm Springs Historical Society (“Tenant”) is a California Public Benefit Corporation, serving tourists, visitors, and residents of Palm Springs; and B. WHEREAS the City of Palm Springs (“Landlord”) owns the property located at the “Village Green”, 219, 221 and 223 South Palm Canyon Drive in Palm Springs, California (“Facilities”). The Facilities are commonly known as the Palm Springs Historical Society McCallum Adobe Museum at 223 South Palm Canyon Drive, The Cornelia White House at 223 South Palm Canyon Drive, Ruddy’s General Store Museum at 2 21 South Palm Canyon Drive and the former Agua Caliente Cultural Museum at 219 South Palm Canyon Drive; and
C. WHEREAS the Landlord desires that the Facilities be maintained and operated as a historical and cultural museums and as a restored historic home by the Palm Springs Historical Society; and
D. WHEREAS the proposed use of the Facilities by Tenant will benefit the Landlord by, among other things, providing historical and cultural education and display significant historic and cultural collections which accurately portray the history and culture of the City of Palm Springs.

1.0 LEASE SUMMARY. Certain fundamental Lease provisions are presented in this Section and represent the agreement of the parties hereto, subject to further definition and elaboration in the respective referenced Sections and elsewhere in this Lease. In the event of any conflict between any fundamental Lease provision and the balance of this Lease, the latter shall control. References to specific Sections are for convenience only and designate some of the Sections where references to the particular fundamental Lease provisions may appear.

1.1 Premises. The “Premises” shall refer to that certain real property located in the County of Riverside, State of California, as described in the Legal Description Of The Premises attached as Exhibit “A” hereof and shown on the Pl ot Plan attached as Exhibit “B” hereof. The Premises shall be exclusively used by the Palm Springs Historical Society.

1.2 Lease Commencement Date. The Lease shall commence May 1, 2024, and, unless terminated earlier as provided herein, shall end on April 30, 2029.

1.3 Rental. Tenant agrees to pay to the Landlord as rental for said Premises the sum of One Dollar ($1.00) per year, first payment payable on the date of execution of this lease Item 1J - Page 4
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2 agreement, and thereafter on the 15th day of January of each succeeding year. Landlord agrees to pay promptly all continuing (not installation) charges against the leased premises for public utilities, including but not limited to the electricity, waste disposal, gas, water, telephone (excluding long-distance phone calls) and security alarm.

1.4 Use of Premises. Premises shall be used as Museum s and for display of historic and cultural collections of photographs, furniture, books , and other materials which accurately portray the history and culture of Palm Springs. Tenant shall make good faith efforts to coordinate usage of the Premises with the Landlord.

1.5 Notices. Wherever in this Lease it shall be required or permitted that notice and demand be given or served by either party to this Lease to or on the other, such notice or demand shall be given or served in writing and shall not be deemed to have been duly given or served unless in writing, and personally served or forwarded by certified mail, postage prepaid, addressed to the addresses below. Either party may change the address set forth herein by written notice by certified mail to the other. Any notice or demand given by certified mail shall be effective one (1) day subsequent to mailing.

Tenant’s Address for Notices

Palm Springs Historical Society, a California Public Benefit Corporation Attn: Chief Executive Officer
221 South Palm Canyon Drive
P. O. Box 1498
Palm Springs, CA 92263

Landlord’s Address for Notices

City of Palm Springs
Attn: City Manager
3200 East Tahquitz Canyon Way
Palm Springs, CA 92262

2.0 TERM.

2.1 Term. The term of this Lease shall commence on the date specified in Section 1.2 (“Commencement Date”) and shall continue for the period specified therein unless earlier terminated as provided herein.

2.2 Termination By Landlord. In the event of any default by Tenant, which default is not cured within a reasonable time following written notification to Tenant by Landlord, then in addition to any other remedies available to Landlord at law or in equity, Landlord shall have the immediate option to terminate this Lease and all rights of Tenant hereunder. If Landlord terminates this Lease as provided in this Section, Tenant hereby waives any right to receive any other compensation from Landlord, including, but not limited to, the value of Tenant’s leasehold interest, loss of goodwill and relocation benefits, inverse condemnation or the taking of property and Landlord shall have no obligation to pay Tenant therefore.

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3 3.0 RENTAL.

3.1 Rental. Tenant shall pay to Landlord, during the term of this Lease from and after the Commencement Date as annual rental (“Rental”) for the Premises the sum specified in Section 1.3 hereof, which sum shall be paid in advance by the 15th day of January of each year of the term of this agreement. All rental to be paid by Tenant to Landlord shall be in lawful money of the United States of America and shall be paid without deduction or offset, prior notice or demand at the address designated in Section 1.5 hereof.

3.2 Taxes. During the term hereof Tenant shall pay prior to delinquency all taxes assessed against and levied upon fixtures, furnishings, equipment and all other personal property of Tenant contained in the Premises, and when possible Tenant shall cause said fixtures, furnishings, equipment and other personal property to be assessed and billed separately from the real property of Landlord. In addition to all rentals herein reserved, if required, Tenant shall pay either directly to the taxing authority or to Landlord, annual real estate taxes and assessments levied upon the Premises (including any possessory interest taxes levied under Revenue and Tax Code 107.6), as well as taxes of every kind and nature levied and assessed in lieu of, in substitution for, or in addition to, existing real property taxes.

4.0 USE OF THE PREMISES.

4.1 Permitted Use. The Landlord hereby leases to Tenant and Tenant hires from Landlord the exclusive use of the Premises, with improvements as defined herein, for the purpose of conducting thereon only the use specified in Section 1.4 of this Lease.

4.2 Required Use. Tenant shall coordinate its activities on the Village Green to foster an increased appreciation of the City of Palm Springs’s history and culture, for the benefit of residents and visitors alike. Tenant covenants to operate the buildings as museums with permanent and rotating exhibits and the Cornelia White House as a historic home, open to the public at least six days a week from October through May and closed during the summer , all free to the public as part of the Palm Springs Historical Society’s mission.

4.3 Prohibited Uses. Tenant shall not sell or permit to be kept, displayed or sold in or about the exclusive Premises (a) pornographic or sexually explicit books, magazines, literature, films or other printed material, sexual paraphernalia, or other material that would be considered lewd, obscene or licentious, (b) any article that may be prohibited by standard forms of fire insurance policies, or (c) any alcoholic beverages unless expressly permitted (in writing) by the City.

4.4 Compliance with Laws. Tenant shall, at its sole cost and expense, comply with all of the requirements of all municipal, state and federal authorities now in force or which may hereafter be in force pertaining to the use of the Premises and shall faithfully observe in said use all municipal ordinances, including, but not limited to, the General Plan and zoning ordinances, state and federal statutes, or other governmental regulations now in force or which shall hereinafter be in force. Tenant’s violation of law shall constitute an incurable default under this Lease. The judgment of any court of competent jurisdiction, or the admission of Tenant in any action or Item 1J - Page 6
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4 proceeding against Tenant, whether Landlord be a party thereto or not, that Tenant has violated any such order or statute in said use, shall be conclusive of that fact as between the Landlord and Tenant.

Tenant shall not engage in any activity on or about the Premises that violates any Environmental Law, and shall promptly, at Tenant’s sole cost and expense, take all investigatory and/or remedial action required or ordered by any governmental agency or Environmental Law for clean-up and removal of any contamination involving any Hazardous Material created or caused directly or indirectly by Tenant. The term “Environmental Law” shall mean any federal, state or local law, statute, ordinance or regulation pertaining to health, industrial hygiene or the environmental conditions on, under or about the Premises, including, without limitation, (i) the Comprehensive Environmental Response, Compensation and Liability Act of 1980 (“CERCLA”), 42 U.S.C. Sections 9601 et seq.; (ii) the Resource Conservation and Recovery Act of 1976 (“RCRA”), 42 U.S.C. Sections 6901 et seq.; (iii) California Health and Safety Code Sections 25100 et seq.; (iv) the Safe Drinking Water and Toxic Enforcement Act of 1986, California Health and Safety Code Section 25249.5 et seq.; (v) California Health and Safety Code Section 25359.7; (vi) California Health and Safety Code Section 25915; (vii) the Federal Water Pollution Control Act, 33 U.S.C. Sections 1317 et seq.; (viii) California Water Code Section 1300 et seq.; and (ix) California Civil Code Section 3479 et seq., as such laws are amended and the regulations and administrative codes applicable thereto. The term “Hazardous Material” includes, without limitation, any material or substance which is (i) defined or listed as a “hazardous waste”, “extremely hazardous waste”, “restrictive hazardous waste” or “hazardous substance” or considered a waste, condition of pollution or nuisance under the Environmental Laws; (ii) petroleum or a petroleum product or fraction thereof; (iii) asbestos; and/or (iv) substances known by the State of California to cause cancer and/or reproductive toxicity. It is the intent of the parties hereto to construe the terms “Hazardous Materials” and “Environmental Laws” in the ir broadest sense. Tenant shall provide all notices required pursuant to the Safe Drinking Water and Toxic Enforcement Act of 1986, California Health and Safety Code Section 25249.5 et seq. Tenant shall provide prompt written notice to Landlord of the existence of Hazardous Substances on the premises and all notices of violation of the Environmental Laws received by Tenant.

4.5 Inspection by Certified Access Specialist . Landlord discloses that the Facilities have not undergone inspection by a Certified Access Specialist as referenced in California Civil Code Section 1938 subsection (e) of which provides: "A Certified Access Specialist (CASp) can inspect the subject premises and determine whether the subject premises comply with all of the applicable construction- related accessibility standards under state law.

Although state law does not require a CASp inspection of the subject premises, the commercial property owner or lessor may not prohibit the lessee or tenant from obtaining a CASp inspection of the subject premises for the occupancy or potential occupancy of the lessee or tenant, if requested by the lessee or tenant. The parties shall mutually agree on the arrangements for the time and manner of the CASp inspection, the payment of the fee for the CASp inspection, and the cost of making any repairs necessary to correct violations of construction- related accessibility standards within the premises." Pursuant to the foregoing Section 1938(e), Tenant acknowledges and agrees that, if Tenant wishes to have the Facilities inspected by a CASp: (i) Tenant must notify Landlord on or before the date when Tenant executes this Lease pursuant to the election below; (ii) the inspection will be at Tenant's sole cost and expense; (iii) the inspection must be scheduled through Landlord; (iv) any repairs or modifications necessary to correct any violation of Item 1J - Page 7
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5 construction-related accessibility standards that is noted in the CASp report shall be Tenant’s responsibility; and (v) Tenant must provide a copy of the CASp report to Landlord on completion.

By initialing below, Tenant represents that:

Tenant wishes to have a CASp inspection of the Facilities Initials: _______
Tenant hereby waives its right to have a CASp inspection of the Facilities Initials: _______

4.6 Signs. Tenant shall have the right to place a sign at the entrance to the Premises in accordance with the City’s Zoning Code pertaining to signs, and shall not place or permit to be placed any sign that is not in compliance with the sign ordinance of the Landlord upon the exterior or in the windows of the Premises. Any sign not constructed in accordance therewith shall be immediately removed by Tenant and, if said sign is not removed by Tenant within ten (10) days of written notice from Landlord to Tenant, then Landlord may remove and destroy said sign without Tenants approval.

4.7 Parking and Common Areas. During the term of this Lease and any extension thereof, Landlord gives to Tenant for the use and benefit of Tenant, its agents, employees, customers, licensees and subtenants a non-exclusive license in common with Landlord and other present and future owners and tenants of the Property and their agents, employees, customers, licensees and subtenants, and others authorized by Landlord to use the automobile parking areas, roadways, walkways, landscaped areas, service areas, of the Property for ingress, egress and automobile parking, provided that the condemnation or other taking by any public authority, or sale in lieu of condemnation, of any or all of such parking and common areas shall not constitute a violation of this covenant. Nothing herein contained shall be deemed to prevent Landlord from using or authorizing others to use said parking and common areas.

4.8 Hours of Business. Subject to the provisions of Section 8.0 hereof, Tenant shall continuously during the entire term hereof conduct and carry out Tenant’s business in the Premises and shall keep the Premises open for business and cause Tenant’s business to be conducted therein during the usual business hours as noted in Section 4.2. If scheduling patterns may change and in that event, Tenant shall report those changes to the Landlord in writing. This provision shall not apply if the Premises should be closed and the business of Tenant temporarily discontinued therein on account of strikes, lockouts, or similar causes beyond the reasonable control of Tenant including weather, traffic delays, border delays, or equipment failures.

4.9 Charitable Leases. The provisions of this Section are required by Resolution No. 14527 of the City Council. Tenant hereby represents and warrants to Landlord that Tenant is exempt from federal income taxation pursuant to Internal Revenue Code Sections 501(c) (1) and/or 501(c) (3) and that Tenant’s use of the Premises as specified in Section 1.4 is a tax -exempt function. Tenant hereby acknowledges that the Annual Rent is below fair market rental rates. Prior to the execution of this Lease, Tenant has provided Landlord with a proposed program for which the Tenant intends to use the Premises (“Program”). On each anniversary of the Commencement Date, Tenant shall submit to Landlord a report, in a form and content satisfactory to Landlord, setting forth Tenant’s progress in meeting the provisions of the program during that year. If Item 1J - Page 8
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6 Landlord is not satisfied with the Tenant’s performance, Landlord may terminate this Lease upon thirty (30) days’ advance written notice to Tenant or increase the Annual Rent to the fair market rental for the Premises. If Landlord elects to terminate this Lease as provided in this Section, Tenant hereby waives any right to receive any other compensation from Landlord, including, but not limited to, the value of Tenant’s leasehold interest, loss of goodwill, relocation benefits, inverse condemnation, or the taking of property and Landlord shall have no obligation to pay Tenant therefore. In the event that Tenant ceases to be a tax-exempt organization or the use is no longer a tax-exempt function, Rent shall be due at the fair market value from the date Tenant is no longer a tax-exempt or from the date the use is no longer a tax-exempt function, whichever occurs first.

4.10 Covenant Against Discrimination . In connection with its performance under this Lease, Tenant shall not discriminate against any employee or applicant for employment because of actual or perceived race, religion, color, sex, age, marital status, ancestry, national origin (i.e., place of origin, immigration status, cultural or linguistic characteristics, or ethnicity), sexual orientation, gender identity, gender expression, physical or mental disability, or medical condition (each a “prohibited basis”). Tenant shall ensure that applicants are employed, and that employees are treated during their employment, without regard to any prohibited basis. As a condition precedent to Landlord’s lawful capacity to enter this Lease, and in executing this Agreement, Tenant certifies that its actions and omissions hereunder shall not incorporate any discrimination arising from or related to any prohibited basis in any Tenant activity, including but not limited to the following: employment, upgrading, demotion or transfer; r ecruitment or recruitment advertising; layoff or termination; rates of pay or other forms of compensation; and selection for training, including apprenticeship; and further, that Tenant is in full compliance with the provisions of Palm Springs Municipal Code Section 7.09.040, including without limitation the provision of benefits, relating to non-discrimination in city contracting.

4.11 California Labor Code Requirements. Tenant is aware of the requirements of California Labor Code Sections 1720 et seq. and 1770 et seq., which require the payment of prevailing wage rates and the performance of other requirements on certain “public works” and “maintenance” projects. If Tenant performs any “maintenance” with regard to the Premises, and if the total compensation is more than $15,000 or more, Tenant agrees to fully comply with such Prevailing Wage Laws, if applicable. Tenant shall defend, i ndemnify and hold the Landlord, its elected officials, officers, employees and agents free and harmless from any claims, liabilities, costs, penalties, or interest arising out of any failure or alleged failure to comply with the Prevailing Wage Laws. It i s the intent of the parties to effectuate the requirements of sections 1771, 1774, 1775, 1776, 1777.5, 1813, and 1815 of the Labor Code within this Agreement, and Tenant shall therefore comply with such Labor Code sections to fullest extent required by law. It shall be mandatory upon the Tenant and all of Tenant’s contractors to comply with all California Labor Code provisions, which include but are not limited to prevailing wages, employment of apprentices, hours of labor and debarment of contractors and subcontractors.

4.12 Rules and Regulations. Tenant shall faithfully observe and comply with the rules and regulations that Landlord shall from time to time promulgate and/or modify. The rules and regulations, if any, are attached hereto as Exhibit “D” (“Rules and Regulations”). Any amendment or modification of the Rules and Regulations shall be binding upon the Tenant upon delivery of a copy of such amendment or modification to Tenant.

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7 5.0 ALTERATIONS AND REPAIRS.

5.1 Alterations and Fixtures. Any expansion, amendment, or alteration of the Premises shall be in conformance with the requirements of all municipal, state, federal, and other governmental authorities, including requirements pertaining to the health, welfare or safety of employees or the public and in conformance with reasonable rules and regulations of Landlord.

Landlord may require that any such alterations be removed prior to the expiration of the term hereof. Any removal of alterations or furniture and trade fixtures shall be at Tenant’s expense and accomplished in a good and workmanlike manner. Any damage occasioned by such removal shall be repaired at Tenants expense so that the Premises can be surrendered in a good, clean and sanitary condition as required by Section 5.2 hereof. Any and all fixtures and appurtenances installed by Tenant shall conform with the requirements of all municipal, state, federal, and governmental authorities including requirements pertaining to the health, welfare, or safety of employees or the public.

5.2 Maintenance and Repair. The premises are accepted by Tenant in their present condition, and Tenant will at all times keep the interior of the museums and the premises neat, clean and in a sanitary condition. Landlord, at its expense shall (i) repair and maintain the mechanical equipment, (ii) maintain the outside walls, roof and foundation of the buildings in a reasonable condition and (iii) plan and maintain all landscaping on the premises, including, without limitation, all plants, sprinkler systems and replacements thereof. Tenant, at its expense, shall make all other repairs and maintain the premises in as good repair as they now are or may be hereafter.

Tenant shall notify Landlord of necessary maintenance and repairs. By entering into the Premises, Tenant shall be deemed to have accepted the Premises, as being in good and sanitary order, condition and repair, and Tenant agrees on the last day of said term or sooner termination of this Lease to surrender the Premises with appurtenances, in the same condition as when received and in a good, clean and sanitary condition, reasonable use and wear thereof and damage by fire, act of God or by the elements excepted.

5.3 Free from Liens . During the period of construction and thereafter Tenant shall keep the Premises free from any liens arising out of any work performed, material furnished, or obligation incurred by Tenant or alleged to have been incurred by Tenant. Upon completion of construction of the improvements Tenant shall assure that lien releases are obtained for all mechanics liens.

6.0 INSURANCE AND INDEMNIFICATION.

6.1 Insurance Provided by Landlord. Landlord shall maintain fire and extended coverage insurance throughout the term of this Lease in an amount equal to at least ninety percent (90%) of the replacement value of the Tenant’s building on the Premises, together with such other insurance, coverages and endorsements as may be required by Landlord’s lender, or as Landlord may determine in its sole discretion. Tenant hereby waives any right of recovery from Landlord, its officers and employees, and Landlord hereby waives any right of loss or damage (including consequential loss) resulting from any of the perils insured against as a result of said insurance.

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8 6.2 Insurance Provided by Tenant.
(a) Tenant to Provide Personal Property Insurance. Tenant, at its expense, shall maintain fire and extended coverage insurance written on a per occurrence basis on its trade fixtures, equipment, personal property and inventory within the Premises from loss or damage to the extent of their full replacement value. (b) Tenant to Provide Liability Insurance. During the entire term of this Lease, the Tenant shall, at the Tenants sole cost and expense, but for the mutual benefit of Landlord and Tenant, maintain comprehensive general liability insurance insuring against claims for bodily injury, death or property damage occurring in, upon or about the Premises and on any rights of way directly adjacent to the Premises written on a per occurrence basis in an amount not less than either (i) a combined single limit of ONE MILLION DOLLARS ($1,000,000.00) for bodily injury, death, and property damage or (ii) bodily injury limits of $250,000.00 per person, $500,000.00 per occurrence and $500,000.00 products and completed operations and property damage limits of $100,000.00 per occur rence and $250,000.00 in the aggregate; provided, however, if Landlord so elects Landlord may provide such insurance and, in such event, Tenant agrees to pay its pro rata share of the cost of said insurance on the same basis as provided in Section 6.1 above. (c) Tenant to Provide Worker’s Compensation Insurance. If applicable, Tenant shall, at the Tenant ’s sole cost and expense, maintain a policy of worker’s compensation insurance in an amount as will fully comply with the laws of the State of California and which shall indemnify, insure and provide legal defense for both the Tenant and the Landlord against any loss, claim or damage arising from any injuries or occupational diseases occurring to any worker employed by or any persons retained by the Tenant in the course of conducting Tenant’s business in the Premises. (d) General Provisions Applicable to Tenant’s Insurance. All of the policies of insurance required to be procured by Tenant pursuant to this Section 6.2 shall be primary insurance and shall name the Landlord, its officers, employees and agents as additional in sureds. The insurers shall waive all rights of contribution they may have against the Landlord, its officers, employees and agents and their respective insurers. All of said policies of insurance shall provide that said insurance may not be amended or cancelled without providing 30 days prior written notice by registered mail to the Landlord.

Prior to the Commencement Date or such earlier date as Tenant takes possession of the Premises for any purpose; and at least 30 days prior to the expiration of any ins urance policy, Tenant shall provide Landlord with certificates of insurance or appropriate insurance binders evidencing the above insurance coverages written by insurance companies acceptable to Landlord, licensed to do business in the state where the Premises are located and rated A:VII or better by Bests Insurance Guide. In the event the Risk Manager of Landlord (“Risk Manager”) determines that (i) the Tenant’s activities in the Premises creates an increased or decreased risk of loss to the Landlord, (ii) greater insurance coverage is required due to the passage of time, or (iii) changes in the industry require different coverages be obtained, Tenant agrees that the minimum limits of any insurance policy required to be obtained by Tenant may be changed accordingly upon receipt of written notice from the Risk Manager. Landlord and Tenant hereby waive any Item 1J - Page 11
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9 rights each may have against the other on account of any loss or damage occasioned by property damage to the Premises, its contents, or Tenants trade fixtures, equipment personal property or inventory arising from any risk generally covered by insurance against the perils of fire, extended coverage, vandalism, malicious mischief, theft, sprinkler damage, and earthquake sprinkler leakage. Each of the parties, on behalf of their respective insurance companies insuring such property of either Landlord or Tenant against such loss, waive any right of subrogation that it may have against the other. The foregoing waivers of subrogation shall be operative only so long as available in California and provided further that no policy is invalidated thereby.

6.3 Indemnification of Landlord. Tenant, as a material part of the consideration to be rendered to Landlord under this Lease, hereby waives all claims against Landlord for damage to equipment or other personal property, trade fixtures, leasehold improvements, goods, wares, artwork, exhibits, inventory and merchandise, in, upon or about the Premises and for injuries to persons in or about the Premises, from any cause arising at any time. Tenant agrees to indemnify the Landlord, its officers, agents and employees against, and will hold and save them and each of them harmless from, any and all actions, suits, claims, damages to persons or property, losses, costs, penalties, obligations, errors, omissions or liabilities, (herein “claims or liabilities”) that may be asserted or claimed by any person, firm or entity arising out of or in connection with the negligent performance of the work, operations or activities of Tenant, its agents, employees, subcontractors, or invitees, provided for herein, or arising from the use of the Premises or the parking and Common Area by Tenant or its employees and customers, or arising from the failure of Tenant to keep the Premises in good condition and repair, as herein provided, or arising from the negligent acts or omissions of Tenant hereunder, or arising from Tenant’s negligent performance of or failure to perform any term, provision covenant or condition of this Lease, whether or not there is concurrent passive or active negligence on the part of the Landlord, its officers, agents or employees but excluding such claims or liabilities arising from the sole negligence or willful misconduct of the Landlord, its officers, agents or employees, who are directly responsible to the Landlord, and in connection therewith:
(a) Tenant will defend any action or actions filed in connection with any of said claims or liabilities and will pay all costs and expenses, including legal costs and attorneys’ fees incurred in connection therewith;
(b) Tenant will promptly pay any judgment rendered against the Landlord, its officers, agents or employees for any such claims or liabilities arising out of or in connection with the negligent performance of or failure to perform such work, operations or activities of Tenant hereunder, and Tenant agrees to save and hold the Landlord, its officers, agents, and employees harmless therefrom; (c) In the event the Landlord, its officers, agents or employees is made a party to any action or proceeding filed or prosecuted against Tenant for such damages or other claims arising out of or in connection with the negligent performance of or failure to perform the work, operation or activities of Tenant hereunder, Tenant agrees to pay to the Landlord, its officers, agents or employees, any and all costs and expenses incurred by the Landlord, its officers, agents or employees in such action or proceeding, including but not limited to, legal costs and attorneys’ fees.

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10 7.0 ABANDONMENT AND SURRENDER.

7.1 Abandonment. Tenant shall not vacate or abandon the Premises at any time during the term of this Lease; and if Tenant shall abandon, vacate or surrender the Premises or be dispossessed by process of law, or otherwise, any personal property belonging to Tenant and lef t on the Premises shall be deemed to be abandoned, at the option of Landlord, except such property as may be mortgaged to Landlord.

7.2 Surrender of Lease. The voluntary or other surrender of this Lease by Tenant or a mutual cancellation thereof, shall not work a merger, and shall, at the option of Landlord, terminate all or any existing subleases or subtenancies, or may, at the option of Landlord, operate as an assignment to it of any or all of such subleases or subtenancies.

8.0 DAMAGE AND DESTRUCTION OF PREMISES. In the event of (a) partial or total destruction of the Premises during the term of this Lease which requires repairs to the Premises, or (b) the Premises being declared unsafe or unfit for occupancy by any authorized public authority for any reason ( other than Tenant’s act, use or occupation) , which declaration requires repairs to the Premises, this Lease shall terminate automatically, without any further liability to either Party.

9.0 ASSIGNMENT AND SUBLETTING. Tenant shall not assign this Lease or sublet the Premises, or any interest therein, without the prior written consent of Landlord, which consent shall not be unreasonably withheld. For purposes of this Lease, an assignment shall be deemed to include the transfer to any person or group of persons acting in concert of more than twenty five percent (25%) of the present ownership and/or control of Tenant, taking all transfers into account on a cumulative basis. For purposes of this Lease, the occupation of some or a portion of the Facilities by exhibits that are temporary (i.e., six (6) months or shorter) shall not be deemed to be an assignment or subletting of the Facilities. Landlord may withhold its consent to an assignment or sublease to a proposed assignee or sublessee, and Tenant agrees that Landlord shall not be unreasonable for doing so, unless all the following criteria are met: (a) The proposed assignee’s or sublessee’s general financial condition, including liquidity and net worth, verified by audi ted financial statements prepared by a Certified Public Accountant in conformity with Generally Accepted Accounting Principles is equal to or greater than that of Tenant; (b) the proposed assignee or sublessee has a demonstrated merchandising capability equal to or greater than that of Tenant as to the use for which the Premises are leased; (c) the proposed assignee or sublessee is morally and financially responsible. Any such assignment shall be subject to all of the terms and conditions of this Lease and the proposed assignee shall assume the obligations of Tenant under this Lease in writing in form satisfactory to Landlord. The proposed assignee shall simultaneously provide to Landlord an estoppel certificate in the form described in Exhibit “C” hereafter. Consent by Landlord to one assignment, subletting, occupation or use by another person shall not be deemed to be a consent to any subsequent assignment, subletting, occupation or use by another person. Any assignment or subletting without the prior written consent of Landlord shall be void, shall constitute a material breach of this Lease, and shall, at the option of Landlord, terminate this Lease. Neither this Lease nor any interest therein shall be assignable as to the interest of Tenant by operation of law.

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11 Landlord shall be under no obligation to consider a request for Landlord’s consent to an assignment until Tenant shall have submitted in writing to Landlord a request for Landlord’s consent to such assignment together with audited financial statements of Tenant and the proposed assignee, a history of the proposed assignee’s business experience and such other information as required by Landlord to verify that the criteria for assignment as set forth herein are met. If Landlord approves such assignment, Tenant shall pay to Landlord one -half (1/2) of any consideration received by Tenant for such assignment. In addition, if Landlord determines that the Monthly Rent payable to Landlord under this Lease is less than the fair market rental value, as determined by Landlord, Landlord shall have the right to condition its approval to an assignment or subletting on the increase of Monthly Rent to the fair market rental value.

10.0 DEFAULT AND REMEDIES.

10.1 Default by Tenant . In addition to the defaults described in Section 9.0 hereinabove, the occurrence of any one or more of the following events shall constitute a default and breach of this Lease by Tenant: (a) the failure to pay any rental or other payment required hereunder to or on behalf of Landlord more than three (3) days after written notice from Landlord to Tenant that Tenant has failed to pay rent when due; (b) the failure to perform any of Tenants agreements or obligations hereunder (exclusive of a default in the payment of money) where such default shall continue for a period of thirty (30) days after written notice thereof from Landlord to Tenant which notice shall be deemed to be the statutory notice so long as such notice complies with statutory requirements; (c) the vacation or abandonment of the Premises by Tenant; (d) the making by Tenant of a general assignment for the benefit of creditors; (e) the filing by Tenant of a voluntary petition in bankruptcy or the adjudication of Tenant as a bankrupt; (f) the appointment of a receiver to take possession of all or substantially all the assets of Tenant located at the Premises or of Tenants leasehold interest in the Premises; (g) the filing by any creditor of Tenant of an involuntary petition in bankruptcy which is not dismissed within sixty (60) days after filing; or (h) the attachment, execution or other judicial seizure of all or substantially all of the assets of Tenant or Tenant’s leasehold where such an attachment, execution or seizure is not discharged within sixty (60) days. Any repetitive failure by Tenant to perform its agreements and obligations hereunder, though intermittently cured, shall be deemed an incurable default. Two (2) breaches of the same covenant within a sixty (60) day period, a notice having been given pursuant to (a) or (b) above for the first breach, or three (3) of the same or different breaches at any time during the term of this Lease for which notices pursuant to (a) or (b) above were given for the first two (2) breaches shall conclusively be deemed to be an incurable repetitive failure by Tenant to perform its obligations hereunder. In the event of any such default or breach by Tenant, Landlord may at any time thereafter, without further notice or demand, rectify or cure such default, and any sums expended by Landlord for such purposes shall be paid by Tenant to Landlord upon demand and as additional rental hereunder. In the event of any such default or breach by Tenant, Landlord shall have the right (i) to continue the Lease in full force and effect and enforce all of its rights and remedies under this Lease, including the right to recover the rental as it becomes due under this Lease, or (ii) Landlord shall have the right at any time thereafter to elect to terminate the L ease and Tenants right to possession thereunder.

Such efforts as Landlord may make to mitigate the damages caused by Tenants breach of this Lease shall not constitute a waiver of Landlord’s right to recover damages against Tenant hereunder, nor shall anything herein contained affect Landlord’s right to i ndemnification Item 1J - Page 14
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12 against Tenant for any liability arising prior to the termination of this Lease for personal injuries or property damage, and Tenant hereby agrees to indemnify and hold Landlord harmless from any such injuries and damages, including all attorney’s fees and costs incurred by Landlord in defending any action brought against Landlord for any recovery thereof, and in enforcing the terms and provisions of this indemnification against Tenant.

Notwithstanding any of the foregoing, the breach of this Lease by Tenant, or an abandonment of the Premises by Tenant, shall not constitute a termination of this Lease, or of Tenant’s right of possession hereunder, unless and until Landlord elects to do so, and until such time Landlord shall have the right to enforce all of its rights and remedies under this Lease, including the right to recover rent, and all other payments to be made by Tenant hereunder, as they become due. Failure of Landlord to terminate this Lease shall not prevent Landlord from later terminating this Lease or constitute a waiver of Landlord’s right to do so.

10.2 No Waiver. Acceptance of rental hereunder shall not be deemed a waiver of any default or a waiver of any of Landlord’s remedies.

10.3 Landlord’s Default. Landlord shall not be in default unless Landlord fails to perform obligations required of Landlord within a reasonable time, but in no event later than thirty (30) days after written notice by Tenant to Landlord and to the holder of any first mortgage or deed of trust covering the Premises whose name and address shall have theretofore been furnished to Tenant in writing, specifying wherein Landlord has failed to perform such obligation; provided, however, that if the nature of Landlord’s obligation is such that more than thirty (30) days are required for performance then Landlord shall not be deemed in default if Landlord commences performance within a (30) day period and thereafter diligently prosecutes the same to completion. In no event shall Tenant have the right to terminate this Lease as a result of Landlord’s default and Tenant’s remedies shall be limited to damages and/or an injunction.

11.0 CONDEMNATION. In the event a condemnation or a transfer in lieu thereof results in a taking of any portion of the Premises, Landlord may, or in the event a condemnation or a transfer in lieu thereof results in a taking of twenty-five percent (25%) or more of the Premises, Tenant may, upon written notice given within thirty (30) days after such taking or transfer in lieu thereof, terminate this Lease. Tenant shall not be entitled to share in any portion of the award and Tenant hereby expressly waives any right or claim to any part thereof Tenant shall, however, have the right to claim and recover, only from the condemning authority (but not from Landlord), any amounts necessary to reimburse Tenant for the cost of removing stock and fixtures. If this Lease is not terminated as above provided, Landlord shall use a portion of the condemnation award to restore the Premises.

12.0 MISCELLANEOUS.

12.1 Entry and Inspection. Tenant shall permit Landlord and his agents to enter into and upon the Premises at all reasonable times for the purpose of inspecting the same or for the purpose of maintaining the Premises as required by the terms of this Lease or for the purpose of posting notices of nonliability for alterations, additions or repairs, or for the purpose of placing upon the property in which the Premises are located any usual or ordinary “For Sale” signs or any signs for public safety as determined by Landlord. Landlord shall be permitted to do any of the Item 1J - Page 15
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13 above without any rebate of rent and without any liability to Tenant for any loss of occupation or quiet enjoyment of the Premises thereby occasioned. Tenant shall permit Landlord, at any time within six (6) months prior to the expiration of this Lease, to place upon the Premises any usual or ordinary “For Lease” signs, and during such six (6) month period Landlord or his agents may, during normal business hours, enter upon said Premises and exhibit same to prospective tenants.

12.2 Estoppel Certificate . If, as a result of a proposed sale, assignment, or hypothecation of the Premises or the land thereunder by Landlord, or at any other time, an estoppel certificate shall be requested of Tenant, Tenant agrees, within ten (10) days thereafter, to deliver such estoppel certificate in the form attached hereto as Exhibit “C” addressed to any existing or proposed mortgagee or proposed purchaser, and to the Landlord. Tenant shall be liable for any loss or liability resulting from any incorrect information certified, and such mortgagee and purchaser shall have the right to rely on such estoppel certificate and financial statement.

12.3 Jurisdiction and Venue. The parties hereto agree that the State of California is the proper jurisdiction for litigation of any matters relating to this Lease, and service mailed to the address of tenants set forth herein shall be adequate service for such litigation. The parties further agree that Riverside County, California is the proper place for venue as to any such litigation and Tenant agrees to submit to the personal jurisdiction of such court in the event of such litigation.

12.4 Partial Invalidity. If any term, covenant, condition or provision of this Lease is held by a court of competent jurisdiction to be invalid, void, or unenforceable, the remainder of the provisions hereof shall remain in full force and effect and shall in no way be affected, impaired or invalidated thereof.

12.5 Successors in Interest. The covenants herein contained shall, subject to the provisions as to assignment, apply to and bind the heirs, successors, executors, administrators and assigns of all the parties hereto; and all of the parties hereto shall be jointly and severally liabl e hereunder.

12.6 No Oral Agreements. This (i) Lease covers in full each and every agreement of every kind or nature whatsoever between the parties hereto concerning this Lease, (ii) supersedes any and all previous obligations, agreements and understandings, if any, between the parties, oral or written, and (iii) merges all preliminary negotiations and agreements of whatsoever kind or nature herein. Tenant acknowledges that no representations or warranties of any kind or nature not specifically set forth herein have been made by Landlord or its agents or representatives.

12.7 Authority. In the event that Tenant is a corporation or a partnership, each individual executing this Lease on behalf of said corporation or said partnership, as the case may be, represents and warrants that he or she is duly authorized to execute and deliver this Lease on behalf of said corporation or partnership, in accordance with a duly adopted resolution of the Board of Directors if a corporation, or in accordance with the Partnership Agreement if a partnership, and that this Lease is binding upon said corporation or partnership in accordance with its terms. Tenant represents and warrants to Landlord that the entering into this Lease does not violate any provisions of any other agreement to which Tenant is bound.

Item 1J - Page 16
55575.18100\41744963.2

14 12.8 Relationship of Parties . The relationship of the parties hereto is that of Landlord and Tenant, and it is expressly understood and agreed that Landlord does not in any way or for any purpose become a partner of Tenant in the conduct of Tenant’s business or otherwise, or a joint venturer with Tenant, and that the provisions of this Lease and the agreements relating to rent payable hereunder are included solely for the purpose of providing a method whereby rental payments are to be measured and ascertained.

12.9 Waiver. No delay or omission in the exercise of any right or remedy by a non-defaulting party shall impair such right or remedy or be construed as a waiver. A party’s consent to or approval of any act by the other party requiring the party’s consent or approval shall not be deemed to waive or render unnecessary the other party’s consent to or approval of any subsequent act. Any waiver by either party of any default must be in writing and shall not be a waiver of any other default concerning the same or any other provision of this Lease.

12.10 Exhibits and Addenda. The Exhibits attached to this Lease are made a part hereof as if fully set forth herein. In the event of a conflict between the terms and provisions of Addenda and the terms and provisions of this Lease, the terms and provisions of the Addenda shall prevail.
[SIGNATURES ON NEXT PAGE]

Item 1J - Page 17
55575.18100\41744963.2

15 IN WITNESS WHEREOF, the parties have duly executed this Lease together with the herein referred to Exhibits, attached hereto, on the day and year first above written in Palm Springs, California.
“TENANT”:

PALM SPRINGS HISTORICAL SOCIETY

By: _____________________________ By: _____________________________ Signature Signature
(2nd signature required for Corporation)

Date: ___________________________ Date: ___________________________

CITY OF PALM SPRINGS:

APPROVED BY CITY COUNCIL:

Date: _______ Item No. ________

APPROVED AS TO FORM: ATTEST:

By: _____________________________ By: _____________________________ City Attorney City Clerk

APPROVED:

By: _____________________________ Date: ____________________________ City Manager – over $50,000
Deputy/Assistant City Manager – up to $50,000
Director – up to $25,000
Manager – up to $5,000

Item 1J - Page 18
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16 EXHIBIT “A”
Legal Description of Facilities

The Southerly 40 feet of lot 5; lot 6; the northerly 42 feet of lot 7; all in book 19 of Palm Springs, as shown by map in file in book 9; page 432 of maps, San Diego, County Records.

Also known as 211 South Palm Canyon Drive, “Village Green”.

Area #1, 2, 3, and 4 as identified in Exhibit “B” Map of Facilities.

Item 1J - Page 19
55575.18100\41744963.2

17 EXHIBIT “B”
Map of Facilities

Area #1 Cornelia White House – 223 South Palm Canyon Drive Area #2 McCallum Adobe Museum – 223 South Palm Canyon Drive Area #3 Ruddy’s General Store – 221 South Palm Canyon Drive Area#4 form Agua Caliente Cultural Museum – 219 South Palm Canyon Drive

Item 1J - Page 20
143
W ARENAS Rn
,- .-----------t 05 S PALM CANYON D8
I
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, I Cu11uml Museum
.,/ ---
~1l S PA M CANV.ON..O
J Set locetion
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-1----....--------t
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235 PALM CANY N OR
236 S BELARDO RD
256 S PJ
55575.18100\41744963.2

18 EXHIBIT “C”
Estoppel Certificate

Tenant: Palm Springs Historical Society, a California Public Benefit Corporation

Landlord: CITY OF PALM SPRINGS, a Charter City
Date of Lease:

Premises: “Village Green”, 219 , 221, and 223 South Palm Canyon Drive in Palm Springs, California 92262.

To: Palm Springs Historical Society, a California Public Benefit Corporation 221 South Palm Canyon Drive
Palm Springs, CA 92262
The undersigned hereby certifies as follows:

1. The undersigned is the tenant ("Tenant") under the above -referenced lease ("Lease") covering the above-referenced premises ("Premises").

2. The Lease constitutes the entire agreement between landlord and Tenant with respect to the Premises and the Lease has not been modified, changed, altered or amended in any respect except as set forth above.

3. The term of the Lease commenced on May 1 , 2024, and, including any presently exercised option or renewal term, will expire on April 30, 2029. Tenant has accepted possession of the Premises and is the actual occupant in possession thereof and has not sublet, assigned or hypothecated its leasehold interest. All improvements to be constructed on the Premises by Landlord have been completed and accepted by Tenant and any tenant construction allowances have been paid in full.

4. As of this date, to the best of Tenant's knowledge, there exists no breach or default, nor state of facts which, with notice, the passage of time, or both, would result in a breach or default on the part of either Tenant or Landlord. To the best of Tenant's knowledge, no claim, controversy, dispute, quarrel or disagreement exists between Tenant and Landlord.

5. Tenant is currently obligated to pay Annual Rent in installments of $1 per year .

To the best of Tenant's knowledge, no other rent has been paid in advance and Tenant has no claim or defense against Landlord under the Lease and is asserting no offsets or credits against either the rent or Landlord. Tenant has no claim against Landlord for any security or other deposits.

6. Tenant has no option or preferential right to lease or occupy additional space Item 1J - Page 21
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19 within the Property of which the Premises are a part. Tenant has no option or preferential right to purchase all or any part of the Premises nor any right or interest with respect to the Premises other than as Tenant under the Lease. Tenant has no right to renew or extend the term of the Lease except as set forth in the Lease.

7. Tenant has made no agreements with Landlord or its agent or employees concerning free rent, partial rent, rebate of rental payments or any other type of rent or other concession except as expressly set forth in the Lease.

8. There has not been filed by or against Tenant a petition in bankruptcy, voluntary or otherwise, any assignment for the benefit of creditors, any petition seeking reorganization or arrangement under the bankruptcy laws of the United States, or any state thereof, or any other action brought under said bankruptcy laws with respect to Tenant.

9. All insurance which Tenant is required to maintain under the Lease has been obtained by Tenant and is in full force and effect and all premiums with respect thereto have been paid.

10. Tenant shall keep all window displays in a clean and orderly fashion and be allowed to offer and display materials suitable for museums.

Dated this day of , 2024.

By:

Its:

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20 EXHIBIT “D”
Rules and Regulations

1. All loading and unloading of goods and other related equipment, as well as the parking and storage of related items shall be done only at the times, in the areas and through the entrances reasonably designated for such purposes by City.

2. All loading and unloading of passengers shall be done only at times , in the areas and through the entrances reasonably designated for such purposes by City.

3. The Tenant is responsible for maintaining the security of guests and students on the Premises through its own efforts.

4. All of Tenant’s refuse and rubbish shall be removed on a regular basis at Tenant’s sole cost and expense. Tenant shall not burn any trash or garbage of any kind in, about or upon the Premises. Tenant shall not place any rubbish or other matter outside any building within the Facility, except in such containers as are authorized from time to time by City.

5. No radio or television or other similar audible device outside the facility shall be installed without obtaining in each instance the written consent of City. No aerial shall be erected on the roof, exterior walls or grounds of the Premises without first obtaining in each instance the written consent of City which consent shall not be unreasonably withheld or delayed. Any aerial so installed without such written consent shall be subject to removal without notice at any time.

6. No loudspeakers, televisions, radios or other devices shall be used in a manner so as to be heard or seen outside of the Premises without first obtaining in each instance written consent of City.

7. No sirens, outside paging or any type of signalization will be permitted, except approved alarm systems.

8. The outside sidewalks, parking lots and loading areas immediately adjoining the premises shall be kept clean and free from dirt and rubbish by Tenant to the reasonable satisfaction of City, and Tenant shall not place or permit any obstructions or merchandise in such areas, except to the extent specifically permitted by the provisions of Tenant’s lease.

9. Tenant shall not use, and shall not allow anyone else to use, the Facility as a habitation. Such prohibition shall include, without limitation, sleeping, eating or bathing.

10. No vehicle servicing or fueling shall be allowed on the Premises, including the changing of wheels or tires, pumping fuel, emptying liquid waste tanks, or servicing any engine or motor.

Item 1J - Page 23

CITY COUNCIL STAFF REPORT

DATE: A PRIL 25, 2024 CONSENT CALENDAR

SUBJECT: JOINT MEETING WITH CITY BOARDS, COMMISSIONS, AND

COMMITTEES

FROM: Scott C. Stiles, City Manager

RECOMMENDATION:

Approve a joint meeting and appreciation dinner with the City Council and City Boards, Commissions and Committees at the Convention Center.

STAFF ANALYSIS:

Boards and Commissions play a critical role in a complex and iterative decision- making process. There are very few, if any, systems of decision -making that are as inclusive, participatory, and iterative as the ones we use in local government. Even small policy decisions likely include some level of participation from residents, stakeholders, external government and non-governmental partners, Boards and/or Commissions, Committees and/ or Subcommittees, numerous City Departments, and City Council.

Boards and Commissions play a valuable role in the City organization. The role is unique in that Boards and Commissions tend to blend roles of residents, stakeholders, and staff, and are an important component of resident engagement.

In prior years, the Joint Meeting with City Boards, Commissions and Committees was meant to be an opportunity for Commissions to meet with the City Council and provide updates on the important work being done by individual Commissions. It was not intended to be a discussion on individual programs.

An interest has been expressed in hosting another joint meeting between the City Council and City Boards, Commissions and Committees. The last joint meeting, held in 2022 , occurred at the Convention Center and included an appreciation dinner as well as the joint meeting. The facility charges and food were covered under the City’s contracted annual allotment. There was a $6,950 charge for AV/IT services at the Convention Center. For this year, it is estimated that the AV/IT costs will not exceed $10,000 and food and beverage is covered in the City’s annual allotment.

Item 1K - Page 1
City Council Staff Report
April 25, 2024 -- Page 2
Joint Meeting with City Council, Boards, Commissions and Committees

Should City Council approve this report, staff will work to schedule this meeting in June 2024, depending on availability of members of the City Council and Boards, Commissions, and Committees.

FISCAL IMPACT:

Estimated cost is not to exceed $10,000 for AV/IT services . Funding is available in the current fiscal year budget.

REVIEWED BY:

City Manager: Scott Stiles

Item 1K - Page 2

CITY COUNCIL STAFF REPORT

DATE: A PRIL 25, 2024 PUBLIC HEARING

SUBJECT: AN APPLICATION BY JANE LUNDIN, REPRESENTED BY THE PALM

SPRINGS PRESERVATION FOUNDATION, FOR HISTORIC
DESIGNATION OF “ THE M.H. ATIKIAN BUILDING” LOCATED AT 120 WEST ARENAS ROAD, CASE HSPB #147 (APN #513-143-006)

FROM: Scott C. Stiles, City Manager

BY: Department of Planning Services

SUMMARY:

The M.H. Atikian Building is a two -story commercial building in the Central Business District (CBD) designed by architect William F. Cody in 1950. The original building was a mixed-use structure with commercial use on the ground floor and a penthouse on the upper level. Since then, the building has undergone a series of exterior changes, particularly the original storefront design on the ground level.

If designated as a historic resource, the property would be subject to the regulations outlined in Section 8.05 of the Palm Springs Municipal Code (PSMC).

While staff was unable to make the findings to support the request for historic designation based on existing condition of the structure and its lack of integrity , the Historic Site Preservation Board (HSPB) evaluated the request and determined it qualifies as a Class 2 (Historic Merit) site.

This application is being forwarded to the City Council with the recommendation for approval with the attached draft resolution reflecting the findings made by the HSPB.

RECOMMENDATION:

1. Open the public hearing and receive public testimony.

2. Close the public hearing and adopt Resolution No . _____, “A RESOLUTION OF

THE CITY COUNCIL OF THE CITY OF PALM SPRINGS, CALIFORNIA, DESIGNATING “THE M.H. ATIKIAN BUILDING ” LOCATED AT 120 WEST AREANS ROAD, AS A CLASS 2 ( HISTORIC MERIT) HISTORIC RESOURCE HSPB #147, SUBJECT TO CONDITIONS (APN #513-143-006).”
Item 2A - Page 1
City Council Staff Report
April 25, 2024 – Page 2
Historic Designation – The M.H. Atikian Building

BACKGROUND AND SETTING:

The attached historic resources report dated May 28, 2022, prepared by the Palm Springs Preservation Foundation (“the report”), and a site visit with HSPB members are the basis of the HSPB staff report (Attachment D).

Related Relevant City Actions by HSPB, Planning, Fire, Building, etc.

September 2023 Site inspection by members of the HSPB and City Staff.

October 2023 HSPB considered the case at a public hearing and voted 6 to 0 to recommend Class 2 designation.

Ownership Status
October 2013 Purchased by current owners.

The M.H. Atikian Building was constructed during the Post World War II period, and the architect, William F. Cody, placed a strong emphasis on the horizontality of the building and the whimsical storefront. The original design used design principles demonstrating Wrightian philosophy with its use of natural materials, and the integration of stone covered planters and walls transitioning from exterior to interior space resulted in a dynamic storefront design that has been significantly altered over time.

ANALYSIS AND FINDINGS:

The analysis of the application by the HSPB relative to the criteria for the designation of historic resources is detailed in the attached draft resolution. In order to be designated historic, a resource must exhibit exceptional historic significance and meet one or more of the criteria listed in Section 8.05.070.C.1.a. The Board made findings in support of Class 2 (Historic Merit) designation based on the following criteria:

PSMC 8.05.070, (C,1,Part a). The site, structure, building or object exhibits exceptional historic significance and meets one or more of the criteria listed below:

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

(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 Board also evaluated the application pursuant to PSMC 8.05.070, (5,C,1,Part b); “Historic Integrity” and determined that the M.H. Atikian Building does not possess enough integrity to qualify as a Class 1 (Landmark) historic site; therefore, recommends Class 2 (Historic Merit) historic status.

Item 2A - Page 2
City Council Staff Report
April 25, 2024 – Page 3
Historic Designation – The M.H. Atikian Building

CONCLUSION:

The HSPB found t he M.H. Atikian Building meets the definition of a historic resource based on Criterion 3 and 5 of the Palm Springs Historic Preservation Ordinance and recommends City Council reflect these findings, which are outlined in the attached draft City Council resolution (Attachment B).

Staff analyzed the application and determined that the property in its current state does not meet the necessary criteria to recommend historic designation. Staff does not concur with the Board’s findings as described in the HSPB Staff Report ( Attachment D ); however, the application has been forwarded to the City Council based on the action and recommendation of the HSPB.

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 94.09.00 (Public Hearing) of the Palm Springs Zoning Code, written notice has been mailed to all property owners and residents within five hundred (500) feet of the subject property and notice was published in a newspaper of general circulation.

FISCAL IMPACT:

None.

REVIEWED BY:

Department Assistant Director: David Newell
Department Director: Christopher Hadwin
Deputy City Manager: Flinn Fagg
City Manager: Scott Stiles

ATTACHMENTS:

A. Vicinity Map.

B. Resolution.

C. Application, related background materials, photos.

D. HSPB resolution, staff report, minute excerpt.

Item 2A - Page 3

ATTACHMENT A

Item 2A - Page 4

Department of Planning Services
Vicinity Map

CITY OF PALM SPRINGS
HSPB #147 – The M.H. Atikian Building
120 W. Arenas Road

Item 2A - Page 5
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ATTACHMENT B
Item 2A - Page 6
RESOLUTION NO._____

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF PALM
SPRINGS, CALIFORNIA, DESIGNAT ING “ THE M.H. ATIKIAN
BUILDING” LOCATED AT 120 WEST ARENAS ROAD, A CLASS 2
HISTORIC SITE, (HSPB #147), APN# 513-143-006.

THE CITY COUNCIL FINDS AND DETERMINES AS FOLLOWS:

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

B. WHEREAS, Jane Lundin, Represented by the Palm Springs Preservation Foundation, submitted an application seeking historic site designation of the M.H. Atikian Building located at 120 West Arenas Road; and

C. WHEREAS, in September , 202 3, members of the Historic Site Preservation Board (HSPB) and City staff conducted site inspections of the proposed historic resource; and

D. WHEREAS, on October 2, 2023, a noticed public he aring of the Palm Springs Historic Site Preservation Board to consider Case HSPB #147 was held in accordance with applicable law; and

E. WHEREAS, at the said hearing, t he HSPB carefully reviewed and considered all 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 and voted unanimously to recommend that the Council designate the M.H. Atikian Building a Class 2 (Historic Merit) historic resource; and

F. WHEREAS, on April 25, 2024, a noticed public hearing of the Palm Springs City Council to consider Case HSPB #147 was held in accordance with applicable law; and

G. WHEREAS, at the said hearing, the City Council carefully reviewed and considered all 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.

THE CITY COUNCIL 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,1), the City Council shall evaluate the application and make findings in conformance with the following criteria:

Criteria for the Designation of Class 2 Historic Resources. A site, structure, building or object may be designated as a Class 2 historic resource, provided 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:

Item 2A - Page 7
Resolution No.____

Page 2 of 6 ends

April 25, 2024

The Atikian building is a two-story mixed-use commercial building designed by master architect William F Cody and located on a prominent commercial corner in downtown Palm Springs. The period of significance is 1950, the date of construction. The original 1950 drawings from the office of William F. Cody clearly show the building was intended to be visually unique, engage pedestrians, and embrace the aesthetics of mid- century desert architecture. Despite some alterations over time, the building meets criteria for a Class 2 historic resource as detailed below.

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

No information was provided indicating any significant event was directly associated with this site. The site does not qualify under Criterion i.

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

The report provides background information on Mesrab Housep (“M.H.”) Atikian who commissioned architect William F. Cody to design the building. A prominent jeweler and art collector, M.H. Atikian moved to Palm Springs in 1949 with his mother with plans to open a new business. Although Atikian was a prominent businessman in Palm Springs, there’s no information to find that he made a meaningful contribution to national, state, or local history.

Therefore, the City Council finds the building does not meet Criterion ii.

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

Materials such as steel and glass started to be used, and the ideals of influential architects like Frank Llyod Wright and his principals on “organic architecture” had an impact. In the case of the M.H. Atikian Building, the design incorporates materials such as exposed stone and redwood that connect to the natural environment. The horizontal emphasis of the building and the use of glass and steel hint at the exposure to design principles of the International Style. Cody’s design of the Atikian building reflects his unique application of specific design trends and thoughts of his time. The City Council finds that the building meets Criterion iii as a significant example of a commercial building that reflects the design aesthetics of the Post World War II period and of desert Modern architecture.

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

Unlike the National Register criterion concerning construction, the Palm Springs evaluation of construction addresses the type (of construction), the period (of construction) and the method (of construction). Because of the removal of some original character-defining features and materials, the City Council finds that the building does not meet Criterion iv.

Item 2A - Page 8
Resolution No.____

Page 3 of 6 ends

April 25, 2024

(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 site planning and the design of the two- story commercial building was by master architect William F. Cody. There was an intentional design process and visual appearance that responded to the client’s programming needs for the building and its location on a prominent commercial corner in downtown Palm Springs. Cody’s spirit of experimentation is seen in his design, specifically in the street -facing facades and site circulation. The juxtaposition of the thin glass storefronts sitting on top of masonry walls or planters that flows in and out of the building is an embodiment of the architectural thought during that time, as designers grappled with both Wrightian concepts of “organic architecture” and the visual aesthetics of the International Style.

Cody was a master architect who influenced his age and produced work that possesses high artistic value. There are few examples of his commercial work in Palm Springs. Therefore, the City Council finds that Criterion v is met.

(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

No information has been provided that the resource qualifies under Criterion vi.

(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 on any pre-historic significance of the site.

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

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 City Council was unable to make the findings for Historic Integrity for the site to qualify as a Class 1 (Landmark) historic site.

SECTION 3: 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 staff and HSPB when it is tasked with evaluating future alterations to the historic resource.

Item 2A - Page 9
Resolution No.____

Page 4 of 6 ends

April 25, 2024

Non-contributing elements:
• Outdoor metal stairs and concrete landing pad located in the former carport area • Enclosed courtyard space with stairs to access the second floor (originally an open staircase and open-air courtyard along W. Arenas Road). • Paving stones along S. Palm Canyon which were installed by the City of Palm Springs to match the rest of the street for the “Walk of Stars.”
• Aluminum-framed storefronts in orthogonal patterns where it was originally angled all along S. Palm Canyon and western portions of the storefront on W. Arenas Road. • Style and dimensions of replacement windows on the second floor (originally long ribbon windows).
• Awning supports (the awning supports were originally square steel tubes as shown in the original design.)
• Gutters, downspouts, and flashing details.

SECTION 4: ENVIRONMENTAL ASSESSMENT

SECTION 5: CONDITIONS THAT APPLY TO HISTORIC SITES:

According to Section 8.05 of the Municipal Code, the following shall apply to a Class 2 Historic Item 2A - Page 10
Resolution No.____

Page 5 of 6 ends

April 25, 2024
Resource:

1. It shall meet the definition of a Class 2 historic site as outlined in Municipal Code Section

8.05.020.

2. An archival file on the property shall be maintained 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.

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 site shall not be further subdivided.

8. 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 City Council hereby designates “The M.H. Atikian Building ” located at 120 West Arenas Road, a Class 2 (Historic Merit) Historic Resource (HSPB #147).

ADOPTED THIS TWENTY-FIFTH DAY OF APRIL, 2024.

SCOTT STILES

CITY MANAGER
ATTEST:

BRENDA PREE, MMC

CITY CLERK

CERTIFICATION

STATE OF CALIFORNIA )
COUNTY OF RIVERSIDE ) ss.

CITY OF PALM SPRINGS )

I, BRENDA PREE, City Clerk of the City of Palm Springs, hereby certify that Resolution No. ____ is a full, true and correct copy, and was duly adopted at a regular meeting of the City Council of the City of Palm Springs on _______________________, by the following vote:

Item 2A - Page 11
Resolution No.____

Page 6 of 6 ends

April 25, 2024

AYES:

NOES:

ABSENT:

ABSTAIN:

IN WITNESS WHEREOF, I have hereunto set my hand and affixed the official seal of the City of Palm Springs, California, this ______ day of ______________, _________.

BRENDA PREE, MMC

CITY CLERK
Item 2A - Page 12

ATTACHMENT C

Item 2A - Page 13

Prepared by
Steven Keylon
For the
Palm Springs Preservation
Foundation
December 1, 2019

The M.H. Atikian
Building, 1950

120 W Arenas Road
(aka 191-193 S. Palm Canyon
Drive)
Palm Springs, CA 92262

Nomination Application For
City of Palm Springs
Class 1 Historic Resource

Prepared by
Steven Keylon
For the
Palm Springs Preservation
Foundation
FINAL May 28, 2022
Item 2A - Page 14
I (_L__Qg mrz. m. U. ITTll<ltlfl
1 590ivrings, CA 92262

A C K N O W L E D G E M E N T S

The author would like to thank
the following individuals and organizations for
their professional expertise and/or editing assistance:

Tracy Conrad; Barbara Marshall; Renee Brown, Palm Springs Historical Society; Cathy Cody.

Special thanks to Ron Duby, copy editor.

Left to right: Bill Cody, at left, with daughters Lynne and Diane with M.H. Atikian, breaking ground at the Atikian Building's construction site, April 1950. Courtesy Cathy Cody.

Cover illustration: William F. Cody’s rendering for the M.H. Atikian Building, 1950. Courtesy MS0163 William F. Cody Papers 2, Special Collections and Archives, California Polytechnic State University.

Item 2A - Page 15
2 C L A S S 1 H I S T O R I C R E S O U R C E N O M I N A T I O N

TABLE of CONTENTS

INTRODUCTION: PAGE 3
EXECUTIVE SUMMARY: PAGE 3
CLASS 1 HISTORIC RESOURCE DESIGNATION APPLICATION FORM: PAGE 5 STATEMENT OF SIGNIFICANCE: PAGE 9
BACKGROUND/HISTORIC CONTEXT: PAGE 30
EVALUATION: PAGE 31
INTEGRITY ANALYSIS: PAGE 33

APPENDICES

I Owner’s Letter of Support: Page 36
II Assessor’s Map: Page 37
III Building Permits: Page 38
IV Historic Images: Page 41
V Contemporary Images: Page 45

Item 2A - Page 16
3 I N T R O D U C T I O N
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 V alley area.” In June 2021, the PSPF board of directors assigned the task of writing the Atikian Building Class 1 Historic Resource nomination to Steven Keylon.

E X E C U T I V E S U M M A R Y
SIGNIFICANCE:

The Atikian Building is a commercial building on South Palm Canyon Drive and Arenas Road which was designed in 1950 by master architect William F. Cody. The structure is a prime example of one of his elegant Mid-Century Modern designs. The Atikian Building is an important example of a custom modernist commercial structure. It exhibits numerous character -defining features that place it within the historic al context of the Palm Springs Modern period.

DESIGNATION CRITERIA:

Criteria for the Designation of a Class 1 Historic Resource: Pursuant to the Palm Springs Municipal Code (PSMC) Section 8.05.070(C .1.): A site, structure, building, or object may be designated as a Class 1 historic resource or a Contributing Resource in a proposed historic district by the Palm Springs City Council, provided both of the following findings are met. Refer to the U .S. Department of the Interior National Register Bulletin “How to Apply the National Register Criteria for Evaluation” of potentially historic resour ces for further information.

FINDING 1: The site, structure, building or object exhibits exceptional historic significance and meets the criteria listed below.

8.05.070 (C.1.a.) paragraph (iii) - The resource reflects or exemplifies a particular period of national, state or local history: The Atikian Building, completed in 1950, exhibits many stylistic markers which place it directly in the historic context of Palm Springs’ “Post-World War II Palm Springs” period. The custom -designed commercial structure represents a fine example of significant Post -war architecture for which Palm Springs is internationally known. The Atikian Building may be viewed as an important component of the historic trends that have come to define Palm Springs’ image as a center of notable Modern architecture, i.e., an historic trend Item 2A - Page 17
4 that exemplifies a particular period of the national, state or local history. T he structure qualifies for listing as a Class 1 Historic Resource on the local registry under Criterion 3.

8.05.070 (C.1.a.) paragraph (iv) - The resource embodies the distinctive characteristics of a type, period or method of construction : The Atikian Building is eligible for its method of construction, which utilizes a system of custom, sturdy steel tubes to frame the structure—the steel tubes allowed for the thin-framed steel structure, and startlingly thin roof profile. The strong steel frame also allowed for ground floor shop elevations to have dynamic, angled storefronts, as the lower walls weren’t supporting the upper floor or roof. Further, an innovative poured gypsum roof deck allowed for the roof’s elegantly sleek minimalism, only two to three inches thick. This impossibly thin roof contributed to the overall lightness and horizontality of the structure. The Atikian Building is one of the earliest examples of master architect William Cody’s use of what would become one of his most recognizable signatures. It qualifies as a Class 1 Historic Resource under Criterion 4.

8.05.070 (C.1.a.) paragraph (v) - High Artistic Value - The resource presents the work of a master builder, designer, artist, or architect whose individual genius influenced his or her age, or that possesses high artistic value: High artistic values may be expressed in many ways, including areas as diverse as community design or planning, engineering, and sculpture. The structure designed by master architect William F. Cody is eligible under the theme of Modern architecture because it possesses numerous distinctive characteristics that make up the Mid-Century Modern style. These attributes include a flat-roofed, thin-lined geometric structure; elegantly thin steel supports; horizontal redwood cladding; and bold and dynamic stone planters . As a custom structure artfully designed by Cody, this building rises to a master architect's level with high artistic values.

Therefore, for its distinctive characteristics representing the Mid-Century Modern style, as a master architect's work, and its high artistic values, the Atikian Building qualifies as a Class 1 Historic Resource under Criterion 5.

SUMMARY: This evaluation finds The Atikian Building eligible for listing as a Palm Springs Historic Resource under

8.05.070 (C.1.a.) paragraphs (iii, iv, and v) of the local ordinance’s seven criteria.

Item 2A - Page 18
5 Item 2A - Page 19

CITY OF PALM SPRINGS
Department of Planning Services
3200 East Tahquitz Canyon Way, Palm Springs, CA 92262
Phone 760 323 8245
Fax 760 322 8360
Historic Preservation Officer 760 322 8364 x8786

HISTORIC RESOURCE DESIGNATION (HRD)
WHEN TO USE THIS APPLICATION:

Use this application if you are seeking Class 1 or Class 2 historic designation for a property or parcel or for historic district applications.

Use the MINOR ARCHITECTURAL APPLICATION FORM (MAA) if you are seeking approval for alterations to Class 1, Class 2, Class 3 or Class 4 historic sites. (Contact the Planning Department if you are unsure of the classification of your property.) WHO MAY APPLY:

Any individual or organization may apply to the City for consideration of a request for historic resource designation . Applications must be signed and notarized by the owner(s) of record of the site, structure , building or object for which the designation is sought.

PROCEDURE:

1. For proposed historic sites or resources: Refer to Palm Springs Municipal Code ("PSMC") Section 8.05.070 for Procedures and Criteria for the Designation of Class 1 and Class 2 Historic Resources. Visit: www.palmspringsca /gov/government/departments /planning/municipal code/ title 8/section 8.05 "Historic Preservation ").

2. For proposed historic districts: Refer to Municipal Code Section 8.05.090 for Procedures and Criteria for Designation of Historic Districts. Visit: www.palmspringsca.gov/government/ departments /planning/municipal code/Title 8/section 8.05 "Historic Preservation .

3. Complete all parts of the application and include related reports, mailing labels and back up information in support of the application. Denote "NA" for any line item that is not applicable.

4. Once the application is complete, contact the Planning Department and schedule a pre application conference with the City's Historic Preservation Officer ("HPO").

5. Submit the completed application and related materials to the Department of Planning Services.

A Planning Department case number will be assigned to the application .

6. Applications for historic site / resource or historic district designation are evaluated by staff in the City Planning Department who will prepare the application for consideration by the City's Historic Site Preservation Board ("HSPB") at a noticed public hearing. Applicants should plan on attending the hearing. City staff will schedule site visits for members of the HSPB to become familiar with the site prior to the public hearing . (Exterior review only, interiors are not subject to HSPB review.)

7. At the public hearing, the HSPB will evaluate the application and make a recommendat ion for City Council action. The City Council will consider the application and the HSPB's recommendation at a second noticed public hearing. The applicant should again attend that hearing.

8. The final action of the City Council to designate will be recorded on the property title with the County Recorder's office .

FOR HISTORIC SITE/ RESOURCE APPLICATIONS, SEE CHECKLIST FOR CLASS 1 AND 2.

FOR HISTORIC DISTRICT APPLICATIONS, SEE CHECKLIST FOR HISTORIC DISTRICTS .

HISTORIC RESOURCE DESIGNATION APPLICATION (4- 10-19) KL 1 of 1 6 Item 2A - Page 20
-
~ ..... ~
~

CITY OF PALM SPRINGS
I~ ~t Department of Planning Services
~
3200 E. Tahquitz Canyon Way, Palm Springs, CA 92262 .
('
~ ,110 • ~ Tel 760-323-8245 - FAX 760-322-8360
-
For Staff Use Only
Case Number:

In-Take Planner:

Date:

HISTORIC RESOURCE DESIGNATION

PLANNING/ ZONING GENERAL INFORMATION FORM
TO THE APPLICANT: Complete all parts of this application. Denote "NA· for lines that are not applicable.

Project Informat ion :

Applicant's Nam e: Jane Lundin
Applicant's Address : 650 E Tahquitz Canyon Way, Ste 2, Palm Springs, CA 92262 Site Address : 120 W. Arenas Road, Palm Springs, CA 92262 APN: 513143006 Phone #: 510-778-9055 Email: [email protected]
Zone: GP: Section/Townsh ip/Range : __ /~/~
Descript ion of Project:

The Atikian Building was designed in 1950 by master architect William F. Cody for San Francisco jewel dealer M.H.

Atikian. The structure featured glamorous retail shops on the ground floor, with apartments and office space on the second floor. The apartments have been converted to offices, but the exterior retains a high level of integrity.

Note : For Historic District applications : on a separa te page provide a list of all sites/parce ls within the proposed historic district boundar ies with the same information listed above .

Is the project located on the Agua Caliente Band of Cahu illa Indians Reservation? Yes/No: No (Refer to the Land Status Map under Tribal Resources on the Planning Department home page) Construction Date: 1950 D Estimated Ii) Actual (denote source , i.e. building permits) Architect: William F. Cody
Original Owner : M.H. Atikian
Common /Historic Name of Property : Atikian Building
Other historic assoc iations: Royal Palm Gallery; Leed's Gift Shop; Cody Building Attach to this application any information , photos , drawings, newspaper articles, reports , studies, or other materia ls to fully describe the characteristics or cond itions that support this application for historic designation.

Architectural Style: Mid-Century Modern
Refer to the Arch itectural Styles chapter of Citywide Historic Context Statement , under Historic Resources on the Planning Department Home Page: www.palmspringsca .gov.
7 Item 2A - Page 21
HISTORIC RESOURCE DESIGNATION APPLICATION (CONT.)
Crjterja for the Pesjanatjon of a Class 1 Hjstorjc Resource:

Pursuant to the Palm Springs Municipal Code (PSMC) Section 8.05.0?0(C, 1 ): A site, structure, building, or object may be designated as a Class 1 historic resource or a Contributing Resource in a proposed historic district by the Palm Springs City Council, provided both of the following findings are met. Refer to the US Department of the Interior National Register Bulletin "How to Apply the National Register Criteria for Evaluation" of potentially historic resources for further information.

Provide a written description of how the site qualifies as a historic resource per the following Findings. Please provide answers on a separate sheet or report.

FINDING 1: The site, structure, building or object exhibits exceptional historic significance and meets one or more of the criteria listed below:
a. T he resource is associated with events that have made a meaningful contribution to the nation, state, or community. 1
b. The resource is associated with the lives of persons who made a meaningful contribution to national, state or local history.
c. The resource reflects or exemplifies a particular period of national, state or local history. d. The resource embodies the distinctive characteristics of a type, period, or method of construction. e. T he resource presents the work of a master builder, designer, artist, or architect whose individual genius influenced his age, or that possess high artistic value. f. 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.

FINDING 2: The site, structure, building or object r etains one or more of the following aspects of integrity, as established in the Secretary of the Interior's Standards. Provide a written description for each element as listed: Design; Materials; Workmanship; Location; Setting; Feeling; and Association. 2 Crjterja for the Pesjanatjon of a Class 2 Hjstorjc Resource:

In addition to the criteria listed in Finding 1, to be considered for designation as a Historic District, a defined area must:
a. Contain contributing resources on a majority of the sites within the proposed district which individually meet the criteria in Finding 1. The defined area may include other structures, buildings, or archaeologica l sites which contribute generally to the overall distinctive character of the area and are related historically or visually by plan or physical development. Provide a separate list by address and Assesso r Parcel Number (APN) for each site/parcel that meets the criteria outlined in Finding 1. b. Identify non-contributing properties or vacant parcels to the extent necessary to establish appropriate, logical or convenient boundaries. Provide a separate list by address and APN number for each site/parcel within the proposed historic district that is considered non-con tributing to the overall historic significance of the historic district.
1 NOTE: Unlike the National Trust criteria , the City's criterion does not conside r "patterns of events". For consideration of "patterns of events", use Criterion "C", reflecting a particular period.
2 NOTE: Refer to the U.S. Department of the Interior Bulletin for "How to Evaluate the Integrity of a Property ". 8 Item 2A - Page 22

CITY OF PALM SPRINGS

PLANNING DEPARTMENT APPLICATION

HISTORIC RESOURCE DESIGNATION
CLASS 1 AND CLASS 2

APPLICANT 'S REQUIRED MATERIAL CHECKLIST
The following items must be submitted before a Historic Resource Designation application will be accepted . Please check off each item to assure completeness. Provide twelve (12) hard copies and one (1) PDF copy of the following materials unless otherwise noted:

Application Information:
• General Information form (1 copy)
• Notarized letter from property owner consenting to Historic Designation (1 copy) • Ownersh ip and Address History ("Chain of Title") (1 copy) Historic Resource Report :

The following items shall be included in a historic resources report describing the site, structure, buildings , or objects eligible and appropriate for designation per PSMC 8.05.070 .
• P hotographs of the exterior of the proposed site, structure , buildings or objects. • Aerial photo of the site/resource (from Google Maps or equal) . • I nformation on the architect, designer, and/or developer. • D ate and method of construction. Provide copies of building permits. • A detailed assessment of the character defining features describing materials , architectural details/style, landscape elements, or other relevant descriptors . • E valuation of the site relative to the Criteria and Findings for Designation of Class 1 and Class 2 Historic Resources.

Additional Information :
• Site Plan: 8-1 2" x 11" or 11" x 17"
• Public Hearing labels per PSZC Section 94.09 .00.
• Any other documentation or research as may be necessary to determine the qualifications of the site, structure, building , or objects.

Applicant City Use
Onl:t Onl:t
[8] 0
[8] 0
[8] 0
[8] 0
[8] 0
[8] 0
[8] 0
[8] 0
0 0
[8] 0
[8] 0
u u
Applicants are encouraged to review the bulletin from the U.S. Department of the Interior titled "How to Apply the National Register Criteria for Evaluation". (National Register Bulletin 15 (http://www.ns.gov/ history/nr/publications /bulletins/nrb15/)).

Revised 6/5/19 GM
9 Statement of Significance

Summary
The M. H. Atikian Office Building, Royal Palm Gallery, and Penthouse Apartment (Cody project number #353) was designed for M. H. Atikian in 1950 by master architect William F. Cody. The steel -framed commercial structure utilized natural granite stonework and redwood siding to add warmth and interest. After a 1979 fire, the building was rehabilitated by master architect Richard Harrison.

Location
The M.H. Atikian Building is located at 191-193 S. Palm Canyon Drive. (aka 120 West Arenas Road).

The Architect – William F. Cody
By Patrick McGrew
From the Palm Springs Preservation Foundation’s Abernathy Residence Class 1 Resource Nomination, 2012

There is a fine line between minimalism and boredom. In the glass box high-rises and homes that came to dominate Modernism after World War II, in the buildings that shaved off ornament in the search for a pure concept and pure form, in the homes that became chaste altars on which architects sacrificed the mess and clutter of real life for the thin pleasures of stasis and stillness, a potentially vivid architecture was invented, but one that easily became as dry as the desert sand.

Palm Springs architect William Cody (1917- 1978) played a unique if largely overlooked role. A designer committed to Modernism, to seeking ever more slender and daring expressions, he also brought a huge appetite for life that gave his spare buildings a liveliness and personality that others lacked. From his arrival in Palm Springs in 1942 to his death in 1978, his office was continually busy, but his reputation rarely escaped the Banning Pass. He made little effort to promote his work in the architectural journals, or to seek clients in the greater Los Angeles area; the projects he designed elsewhere were spinoffs from clients or projects he cultivated in Palm Springs—particularly in country club design.

Born in 1916 in Dayton, Ohio, raised in Los Angeles, Cody began in architecture early, working with Cliff May in the late 1930s even as he was going to the School of Architecture at the University of Southern California.

He was already doing well, impressing fellow students with his convertible and hiring them on as draftsmen on his projects. Though admired today, May was never trained formally, yet developed residential designs of great warmth; their rambling lines, patios and ranch house imagery struck a lasting chord with westerners. May’s designs drew on historic regional ranch and hacienda models as well as modern ways of life and construction techniques.

The same care for warmth and lifestyle, overriding theoretical purity, echo through Cody’s work. Modernism at first confused and angered Cody, reports his schoolmate and friend George Hasslein. When it was first introduced into the U.S.C. Architecture School around the time of Cody’s third year of design in 1941, it Item 2A - Page 23
10 provoked controversy and arguing matches between Hasslein, who quickly embraced it, and Cody whose design sense was rooted elsewhere. Yet, Cody came around. Greater thinness and more striking elegance became the single-minded focus of his ongoing designs. The sense of gracious spaces remained in his buildings.

This search for elegance was all the more surprising considering his personality. ‘Cody overworked and overplayed,’ remembers Stewart Williams, but ‘he was a fine designer.’ Donald Wexler, who first came to the desert from Neutra̓s office to work for a winter with Cody in 1952, recalls that the boss was never around during the morning hours. The office was a shack—some described it as a cave, some as a tent—in the middle of a palm grove. Wexler describes Cody as having earned the nickname “Wild Bill” from his social life after hours. It was an unignorable aspect of Cody’s personality; Hasslein and Cody were considering going into business together, but Hasslein decided he would rather keep Cody as a friend than have him as a partner.

Cody was aware of his contradictions, but he clearly funneled his attention to his designs. ‘He was his architecture,’ says Hasslein. ‘He was also a skilled renderer,’ says William Krisel, another U.S.C. schoolmate who went on to make important contributions to Palm Springs in the Alexander subdivisions. Cody could deftly flick a watercolor brush to perfect a rendering. His personal energy can be seen, remarkably disciplined, in the intensity of his designs, in the proportions, the energetic details, the polished compositions, the interwoven spaces. His buildings in the desert never became desiccated abstractions.

Bill Cody moved to Palm Springs to ease his asthma alter graduating from U.S.C. in 1942 - the illness made him 4-F for the army in wartime. He had a plan: ‘If I go to Palm Springs I’ll be doing architecture all over the world,’ he told Hasslein. It was true; the kinds of clients he met in Palm Springs had connections, homes, and businesses around the United States and in Havana, while a school board client might be ill at ease with his larger-than-life style compared to someone like J. P. Clark. Cody’s best clients were social friends like Robert McCullough, power tool millionaire, with whom he shared an outgoing approach to life. McCullough helped to select Cody to design the clubhouse for the Tamarisk Country Club, which led to the clubhouse for the even more prestigious Eldorado Country Club, designed with San Francisco Bay Area architect Ernest Kump.

One of Cody’s first designs for the desert, the 1947 Del Marcos Hotel, fittingly followed the lead of Taliesin West, then less than ten years old. Rubble stone wails contrasted with a framework of angled wood doglegs in a design that rose out of the earth. When Thunderbird Dude Ranch converted to Thunderbird Country Club in 1952, the Gordon Kaufmann-designed clubhouse required renovations and enlargements to the dining room, and Cody was hired. He kept its flavor of ̓casual ranch-style̓ Modern, but in the bungalows he designed around it soon after, he adopted a simpler style: shallow gable roofs for a Modern bungalow. Clubhouses, bungalows and custom homes remained the mainstay of̓ Cody’s career in California.

In Huddle’s Springs restaurant of 1957 on South Palm Canyon Drive, Cody delved into Modernistic organic design again, with a superb rendition of the Googie style of design then popular in Southern California’s roadside coffee shops; Eldon Davis and Louis Armet, prime purveyors of the style, were also Cody classmates at USC Architecture School, and had designed other Huddle’s restaurants in Los Angeles. Huddle’s design Item 2A - Page 24
11 starts with a plan, a joyful play of oblique angles thrusting the restaurant’s winds out into the landscape and creating dynamic polygonal spaces. The structure was equally complex, with wood beams soaring beyond the building line and touching down or doubling back in doglegs to claim the site. They also claim outdoor dining terraces, made pleasant with colorfully striped fabrics stretched between beams as sun shelter.

Like other Coachella Valley architects, Cody worked on designs ranging from churches to gas stations to hotels. When developer Sam Banowit finally convinced the Cahuilla Tribe to lease the town’s original springs to him for the 1955 Spa Hotel, he hired Cody and Wexler and Harrison. Cody oversaw the five-story hotel wing.

Although Albert Frey’s Tramway gas station has become the better known because of a 1997 preservation battle, Bill Cody also designed one nearby in 1964 that is as strong a piece of architecture. A long, thin, high slab of concrete stretches out over three̓ open bays and an enclosed service bay. The slab is in effect a widened capital, akin to the mushroom-shaped columns Frank Lloyd Wright designed for the Johnson Wax offices in Racine, Wisconsin, though square instead of round. The two elegant gas stations, at the town’s north gateway, make a point of announcing the Modern city that Palm Springs proudly considered itself in the late 1950s.

Cody’s St. Theresa’s Catholic Church is a more expressionistic form; it combines a religious sanctuary, capped by a large spreading pyramidal roof, with surrounding cloister-like forms framed by dramatic concave walls.

There is something vaguely oriental, as well as sheltered and mysterious, about the church’s modernized stupa form. The thick perimeter walls create meditation courtyards, paved in packed sand. Inside, the great roof canopy is held aloft on an extravagant wood post-and-beam structure that recalls the upward soaring space and structural form of Gothic cathedrals. It is a strongly - and appropriately - introspective building.

Cody’s own house also focuses on an interior courtyard. The structure stretches the California ideal of indoor/outdoor living in a loose confederation of pavilions. We have seen these thin roof planes and spindly columns, used time and again in Case Study designs and scores of imitators. But in Cody’s work the vocabulary takes on a very personal meaning and energy.

Like the other architects of Palm Springs, Cody’s work was varied. He designed motels, custom homes, a carwash, country clubs, mobile home parks, offices, townhouses, shopping centers, gas stations, and so on.

Yet a distinct character can be seen in all of them. It is a restless energy that brings liveliness to his plans, elevations and details. The radical thinness of Cody roofs or the daring reach of a cantilever are clearly the result of a wrestling match between the architect and the materials and the laws of physics; that energy and striving remains in the building. This contrasts with the more measured, balanced composition of Neutra, for example. The spirited angles Cody used in plan and elevation show the breadth of his mastery; he could use organic forms as successfully as minimalist forms.

Item 2A - Page 25
12 The fact that Cody could take an established vocabulary and style and reinterpret it so vividly ranks him among the best of midcentury California designers - a field already crowded with talents like Eames, Koenig, Ellwood, Lautner, Frey, Neutra, Esherick, Callister, Jones and many others. It is time for his work to become more widely known.

Following a debilitating stroke in 1973 that ended his career, Cody’s firm continued under the stewardship of Frank Urrutia until Cody’s death in 1978. Leaving behind a legacy of important contributions to what is known today as Desert Modernism; his career continues to serve as an inspiration to successive generations of architects. In addition to the work, his legacy included mentoring; among his apprentices were Richard Holden, William Johnson, Ric Harrison and of course Don Wexler among others. And the work is as fresh and exciting today as it was when it was built. Of Cody’s sophistication as a designer, his contemporary E.

Stewart Williams said: “He was the best designer of us all… Cody brought 5th Avenue into the Desert.” Over time, many important Cody’s have been lost to demolitions or inappropriate alterations. During Modernism Week 2012, Cody was awarded a Star on Palm Springs Walk of Fame.

***********************************************************************************************************

In 2021, the Palm Springs Preservation Foundation was co-publisher, along with Monacelli Press, of “Master of the Midcentury: The Architecture of William F. Cody,” a biography of William F. Cody written by his daughter Cathy Cody, Jo Lauria, and Don Choi.

M.H. ATIKIAN AND THE ATIKIAN BUILDING, 1950
First Owner – M.H. Atikian

Mesrab Housep (“M.H.”) Atikian was born in Kessab, Syria to Housep and Manonshag Atikian on May 15, 1896. They were of Armenian ethnicity.

When he was nineteen, the Armenian Genocide began, making its way to Kessab on July 26, 1915. At first, the people in the town expressed a desire to resist, but the idea failed to become a reality. More than 10,000 Armenians of Kessab and nearby Alexandretta were deported in two directions: one group was deported towards the desert of Deir ez-Zor; while the other group was deported south to the desert of Jordan. During this deportation process, nearly half were killed.1
During this most horrible episode in history, Atikian’s father Housep died in 1918. Atikian’s own experience isn’t known, but he left Constantinople for England, and arrived in the United States on January 28, 1920, in Norfolk, Virginia. In April he moved to New York, and he was soon enrolled in the Business program at Columbia University in New York, studying accounting. He graduated in 1924 with a degree in Master of Science—his thesis was titled “The Market for Milk Products; an Investigation of the Market for Milk and Milk Products, and an Historical Account of the Changes in That Market.”2 Other family members followed him to the United States.

Item 2A - Page 26
13 In July of 1930, Atikian submitted his Declaration of Intent to become a United States citizen. He was living with his mother Mary, and two brothers in New York at the time. The 1930 census lists his occupation as “jeweler.”
By the early 1930s, Atikian seemed to be doing well as a jeweler, traveling to England and France, staying at fine hotels, and traveling on Mauretania. A 1931 ship’s log shows he has married a woman named Eugenie, another Armenian immigrant born in Turkey in 1906. The marriage was short-lived.

Prince Alexis Mdivani and his wife Barbara Hutton, who is wearing the infamous jade necklace at the Metropolitan Opera, 1934.

THE JADE NECKLACE
In late 1933, Atikian became involved in an incident that would garner much attention and international press.

Partnering with Chang Wen-Ti, who was described as an “authority on jades and Chinese antiques,” Atikian rented space in Rockefeller Center in New York for the pair to showcase their collections of jade antiquities and jewelry—the exhibit would run from November 1, 1933, through January 31, 1934. The exhibit's star would be “The Altar of the Green Jade Pagoda,” which was most recently displayed at the 1933-34 Chicago World’s Fair.3 The exhibit got the attention of Woolworth heiress Barbara Hutton, who saw a jade choker on display in the window and asked her husband, Prince Alexis Mdivani, to buy it. It was described as “a jade necklace composed of twenty-seven perfectly matched emerald-colored beads,” each bead just one inch in Item 2A - Page 27
14 diameter.4 On December 20, he purchased the jade choker for the astronomical sum of $40,000 ($846,000 in 2022 dollars). Wen-Ti immediately took his inventory and disappeared, leaving Atikian with all the bills for the space, forcing him to close the exhibit early. In January 1934, Atikian sued Chang Wen-Ti for $4,060 for lost commissions and $6,100 for breach of contract.5 When the case went to trial in October 1934, it was revealed that the jade necklace Prince Mdivani bought for his wife for $40,000 was only worth $3,500. When Atikian took the stand and was asked the necklace’s worth, “Like the high-class gem man he is, Atikian, because of professional ethics, didn’t offer to disclose the true value of Princess Barbara’s necklace. But he did maintain that he, too, was a victim of Chang. He claims he was cheated of $10,600 commissions, for which he is suing.”6 On November 2, a “haggard” jury delivered a verdict, awarding Atikian a mere $180.7

M.H. Atikian shown in a 1935 “Los Angeles Times” article.

Though he didn’t prevail in his lawsuit, he could take advantage of his newfound fame. In 1935, he began touring the country as the famed “gem expert” from the Mdivani scandal. In June of 1935, he set up shop at the Biltmore Hotel in Los Angeles, and the Los Angeles Times ran an article with his photo. In it, Atikian said, “I have been interested in jewels and their history all of my life. My research convinces me that the first jewels for adornment –in fact, the commencement of their association with romance—occurred along the Euphrates River about 8000 years B.C. The first necklace perhaps a few pieces of ivory, from elephants which abounded Item 2A - Page 28
CV C ) C Z' .• :tit:

Gem Expert Pays City Visi.t
Mesrob Atlltian ahows Hazel Uckerma n pieces from his prize collection. He holds a slxteenth century. hand-made Persian necltlace. Mias Uct ennan ls wearing two valuable old bracelets.
15 there then, strung on a piece of flax or wool and hung around some maiden’s neck. Of all the pieces I have ever handled I think the Countess Haughwitz-Reventlow’s jade necklace is the most beautiful—it perhaps took the family which cut and finished those stones hundreds of years to find twenty-seven perfectly matched pieces of jade in the rocks from the Burma Himalayas.” Countess Haughwitz-Reventlow was Barbara Hutton’s married name after she divorced Prince Mdivani in March 1935 and married Haughwitz-Reventlow less than twenty-fours after her divorce became final.

In 2014, the famous Hutton-Mdivani jade necklace was sold by Sotheby’s for a record-breaking 27.4 million dollars to Cartier. Sotheby’s had described the piece as the "greatest jadeite bead necklace of historical importance."8

The infamous jade necklace, at the time of its auction at Sotheby’s, 2014.

In 1938, the Atikian siblings, who had moved to San Francisco from New York, opened Master Photo Engraving, and M.H Atikian was an investor and partner in the firm. The firm advertised “Halftones, Copper, Zinc and Color Plates,” and was located at 812 Howard. At the same time, he opened an antique store at 362 Post Street, and took an apartment at the Hotel Carlton. After World War II, he opened another store, Stewart’s Treasure House in the Hotel Carlton, at 1075 Sutter Street.

Item 2A - Page 29
16 When this rendering by Cody was published in the Desert Sun, the caption read, “SOMETHING NEW—The above building, designed by Architect William F. Cody of Palm Springs for M. H. Atikian, is something new in store- apartment design and is nearing completion at the northwest corner of Arenas Road and Palm Canyon Drive.

Interesting features are its clever integration of natural rock, steel and glass and its poured gypsum roof deck, one of the very newest applications for desert weather control. The grand opening is planned sometime in November.”

THE ATIKIAN BUILDING
Atikian began traveling to Palm Springs after World War II and was charmed by the growing Village. By 1949, he and his mother were living at 249 Mesquite. In the January 26, 1950 issue of The Palm Springs News and Limelight News, in a column titled “Good News,” it was reported that the “Good Newsmaker of the week here in the Village is the prominent Bay City jeweler and art collector, M.H. Atikian, who tells us that he has such great faith in the future of our town that he is closing his famous Treasure House in the City by the Golden Gate and moving permanently to Palm Springs. Not only will he reside here, but Atikian is erecting a beautiful modern two-story building on the northwest corner of North Palm Canyon and Arenas Road at an estimated cost of $100,000. This building, designed by one of our leading contemporary architects, William Francis Cody, will contain many new departures according to Atikian, and will house his Royal Palm Gallery.

This Gallery will be patterned somewhat after his Treasure House in San Francisco and feature antique jewelry, precious stones, and objects d’art from Atikian’s fabulous worldwide collection. In addition to his Royal Palm Gallery on the street-facing Palm Canyon Drive, Atikian’s new building will lease additional store space to firms in the creative arts field. On the second floor will be Atikian’s own three-bedroom penthouse Item 2A - Page 30
n o12t:< .4 ornm mil _ mri. m.1um1@n DnLm ~D!?:nc< rnL:HXlntA Q,1.0. 17 apartment as well as private offices for professional people.”9 His mother Mary moved into the apartments upstairs before she died in 1952.

The building would be ideally located near the newly-built Bullock’s department store and centrally located to downtown Palm Springs’ nightclubs, shops, restaurants, and the charming apartment hotels of the Tennis Club neighborhood.

Caption when published in the Desert Sun read, “GROUND BREAKING. M.H. Atikian, owner, left, Diane Cody, Lynne Cody and William F. Cody, architect, break ground for the new Royal Palm Gallery at Arenas and Palm Canyon Drive.

Item 2A - Page 31
18 An early photo of the newly completed Atikian Building. Photo courtesy Cathy Cody.

“Low bidder on the new building was announced as being L P. Scherer of Redlands in the amount of $75,000 with contract to be let next Monday and work to commence Tuesday. Building itself will be in contemporary design featuring a great deal of glasswork for more natural lighting. To be a two-storied building the gallery will face Palm Canyon drive while entrance to the offices and penthouse upstairs will be made from Arenas.

Item 2A - Page 32
19 Cody announced that all bids submitted were lower than anticipated for the new Village addition and he further said work should be completed “sometime in August.” Cody, who is well-known locally, was recently cited by inclusion of some of his local work in the 1950 yearbook of the Encyclopedia Britannica.”10 In November 1954, Atikian’s niece Pat Atikian moved into an apartment in the building and planned to stay an “indefinite time.” She soon began working for her uncle in a new Objets d’Art gallery at the Atikian Building, which would have an interior design department run by Eddie Fernald. Fernald planned to “specialize in a decor that is in keeping with gracious desert living.”11 In 1955, Pat Atikian married Greg Krikorian, a recent graduate from Annapolis, in San Francisco.

From Desert Sun, November 28, 1954. M.H. Atikian’s niece Pat married Greg Krikorian in 1955

In 1955, the Desert Sun announced, “Morris Guberman, president of Kaufman’s, a leading specialty store in Colorado Springs has taken a long-term lease on the Atikian building on South Palm Canyon Drive and Arenas Road. Guberman, after frequent visits to Palm Springs, said he became convinced that a retail operation in Palm Springs will fit in well with his Colorado enterprise, and hopes to have a subsidiary of Kaufman’s of Colorado Springs in operation here soon. One of the stores in the building now houses Faye Renee Ladies Ready-to-Wear and another has been leased to Andrea Leeds Howard as a new location for her gift shop” Item 2A - Page 33
Mr. M . H. Atikion is pleased
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20 In 1955, Andrea Leeds Howard opened a branch of her shop Andrea of Palm Springs.

Item 2A - Page 34
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21 Advertisements for businesses at the Atikian Building in the 1950s.

Andrea Leeds Howard opened her first jewelry store at the Howard Manor, which she owned with her husband. She later opened a branch at the El Mirador Hotel and at 120 W. Arenas, taking the large corner shop. According to Cathy Cody, daughter of architect William F. Cody, Interior and furniture designer Maurice Martiné worked with Cody on the interiors of Andrea’s fine jewelry store - the ground floor corner shop of Arenas and Palm Canyon. Martiné would work with my Item 2A - Page 35
faye renee
Where the nicest people prefer
a shop that features up to the
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DAYTIME - PLAYTIME

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C-L-0-T-H-E-S .,,
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191 S. Palm Canyon Dr.

Tel. 2412

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FOX TROT WALTZ SWING RHUM8A MAMBO

TANGO SAMBA AND CHA CHA
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22 father on many projects. Andrea (Leeds) was married to Robert Howard who owned the Howard Manor Hotel. Howard ’s dad had owned the racehorse Seabiscuit.

Andrea was a friend of my mother, Wini, and for years, I often went with my mother to Andrea's.

Another friend of Wini's, Maxine Gerhart, also worked for Andrea and a lady named Violet Babcock worked there as well. Both women worked for Andrea for years and it seems that all three were there every time we visited. Stopping by the store was a cheerful interlude for the ladies.

The sales desks were located on a 1 or 2 step high platform located next to the window on the Arenas Road side towards the back of the store with a good view overlooking the stone planters of the outside as well as of inside the store. The store exuded elegance. It had plush carpet. It wasn’t crowded with display cases as you often see in jewelry stores. The jewelry was displayed on black velvet and the cases, again, weren’t crowded with items, but featured selected pieces. Opposite the Arenas Road side of the store, there was a bank type vault in the wall where Andrea stored the merchandise. It seemed to be a fabulous place to work. Andrea was very nice.12

Subsequent Owners

At age sixty-five, M.H. Atikian died in Los Angeles on November 25, 1961. After his death, the Atikian Building was left to his remaining siblings--ultimately owned by his final surviving brother Hrandt “Harry” Atikian (1905- 1974), the father of Pat Atikian (now Krikorian). Upon his death in 1974, Greg Krikorian and Pat Atikian were the building owners until around the mid-2000s. Eric Ellenbogen is listed on a 2007 permit, and then the building was sold to John Hadley, who did significant renovations to the Atikian Building in 2011.

The building is currently owned by Jane Lundin.

Item 2A - Page 36
23 William F. Cody’s drawing of the M.H. Atikian Building, 1950. Courtesy MS0163 William F. Cody Papers 2, Special Collections and Archives, California Polytechnic State University.

THE ARCHITECTURE OF THE ATIKIAN BUILDING
William F. Cody’s design for the Atikian Building showcases several of his signature details. Overall, the structure is a relatively simple, geometric cube, with a powerful emphasis on the horizontal line. Cody’s famous impossibly thin profiles are made possible with the 3 ½ x 5-inch rectangular half-inch steel tubing, which outlined the building’s form and framed the steel awnings along the building’s two street-facing elevations. Along Palm Canyon Drive, these awnings were supported by squared 3x3-inch steel poles. The relatively restrained design of the structure’s second-floor featured horizontal redwood siding below long ribbons of sliding steel windows, topped by an elegantly slender flat roof. Atikian’s apartment had sliding glass doors opening onto a covered balcony.

The ground floor composition was more dynamic, with two separate modules (one module facing Arenas, the other facing Palm Canyon). Each one contained two retail shops, separated by an open court, allowing access to the second-floor apartments and offices. Rather than a typical orthogonal design strategy for the four storefronts, Cody interjected opposing angles into the design, which elevated the street-level experience and turned it into a compelling spatial composition and set the tone for the paving patterns. The two shops along Arenas had sawtooth storefronts with a sloping keystone-shaped rock planter in between. Irregular flagstone paving extended out into the sidewalk from the planter. The open stair court had triangulated paving in square Item 2A - Page 37
24 red Mission tile, with an adjacent wedge-shaped area paved in flagstones. Under the stair landing were an open planting area and a fishpond with a small grass panel. To the right of the open court was the most dynamic planter at the building, a large, fractured hourglass shape, jutting out into the sidewalk and back at a rakish angle into the store. Inside, a raised platform filled the profile. The same stone extended a bit higher than the planter, creating the corner at Arenas and Palm Canyon, and was topped with angled glass showcase windows for Atikian’s gallery. The glass facades along Palm Canyon also featured a sawtooth pattern and another large stone planter on the northernmost part of the façade. In alignment with the sawtooth storefronts, angled paving extended out to the street, with some areas open for planting. Inside the gallery, Cody worked with designer Maurice Martiné on the interesting showcase displays for his jewelry and objets d’art. The wall separating the two Palm Canyon Stores was an undulating line, further adding to the dramatic effect.

Item 2A - Page 38
25 The top image shows William F. Cody’s dynamic plan for the stores and associated paving. The highlight was the triangulated hourglass-shaped planter, which became part of the interior architecture, establishing a solid indoor/outdoor relationship. That still exists, as seen in the lower drawing of the existing floorplan. The two stores on Arenas (at left) have changed their storefronts. Along Palm Canyon Drive, two former individual stores with sawtooth storefronts have been combined into one single store with a standard straight aluminum-framed glass façade.

Item 2A - Page 39
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Character-Defining Features of the Atikian Building

Contributing Elements

The Atikian Building is an exceptional example of a custom -designed Mid-Century Modern commercial structure. It exhibits numerous extant character-defining features including:

• Flat-roofed two-story structure.
• Thin, square or rectangular steel tubing which outlines the structure and the awnings and their supports. • Bold, dynamic stone planters.
• Horizontal siding on the lower half of the second-floor façade. This was originally redwood, which didn’t survive the harsh desert summers. The current metal horizontal siding is s imilar in appearance and achieves the same goal of emphasizing the horizontal line. • Deep overhangs to protect from the sun.
• Stone on lower walls of retail facades.
• Long ribbons of windows on second-story facades (current replacement is similar in appearanc e to historic).

Item 2A - Page 40
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• Outdoor stairs in the former carport.
• Enclosed court with stairs to access the second floor. This area was originally open. • Paving stones along the Palm Canyon façade (these were installed by the city of Palm Springs to match the rest of the street for the “Walk of Stars”).
• Aluminum-framed storefronts in orthogonal pattern (these were originally angled).

Item 2A - Page 41
28 Architect Richard Harrison (former partner of Donald Wexler) was hired to restore the Atikian Building in 1985, following the 1979 fire. In his drawing of the existing building, the two Arenas Road stores have already been modified to remove their sawtooth configuration. The Palm Canyon elevation still features Cody’s sawtooth storefronts.

Changes Over Time

The integrity of the Atikian Building remained primarily intact until 1979, when the building caught fire and suffered internal damage.

The building sat vacant for several years until architect Richard Harrison (formerly of Wexler & Harrison) developed a rehabilitation plan in 1985 . It was at this time the horizontal redwood cladding wa s changed to steel. At the time of the 1979 fire, the horizontal redwood, which had presumably deteriorated, had been covered with a vertical textured T1-11, which was at odds with Cody’s emphasis on the horizontal line. Harrison Item 2A - Page 42
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29 replaced the redwood with horizontal metal painted brown to resemble the original redwood and match the original configurations.

The rehabilitation work continued into 1986, when the steel canopy along Arenas Road was replaced and swapped like for like, though it was made slightly wider. The canopy along Palm Canyon Drive was refurbished, and the wood decking on the balcony was replaced.

In 1997, a permit was pulled by Greg Krikorian to remove the existing stairway and replace it with a steel - framed stairway. These were constructed with the same rise and run as the original, which was non -compliant with current codes but got a reprieve from the city’s Building Official.

In 2011, owner John Hadley conducted the most extensive work to rehabilitate the buil ding. At that time, nineteen second-floor windows were replaced using anodized bronze aluminum frames in the same size and location. The second floor was reconfigured to create office space and ADA -compliant bathrooms, and the open-air stair arcade was enclosed.

The street-level storefronts along Arenas changed from the more dynamic sawtooth configuration to the regular straight line. Still, there are no permits, so precisely when this change occurred isn't known. Similarly, in 1995, two separate stores on the Palm Canyon side bec ame one large store, with a straight façade consisting of aluminum-framed panels and doors. The dynamic indoor -outdoor planter and adjacent angled rock wall have survived, though the glass display case on that corner was r emoved in the 1995 remodel . Chris Mills was the architect for this 1995 remodel.

Though the street-level glass facades have become less dynamic, and the open stair court has been enclosed, the overall appearance of the Atikian Building still expresses William F. Cody’s elegant thin-lined elegance.

Bibliography
Attached is a list of bo oks, articles, and other sources cited or used in preparing this application and other documentation that may be relevant. On page 58, the endnotes will indicate specific sources cited.

Books
National Register Bulletin 15, How to Apply the National Register Criteria for Evaluation . U.S. Department of the Interior, National Park Service. Washington, D.C.

Master of the Midcentury: The Architecture of William F. Cody, by Cathy Cody, Jo Lauria, and Don Choi. Monacelli Press, 2021.

Item 2A - Page 43
30 Other Sources Consulted
• Historic Resources Group. City of Palm Springs Citywide Historic Context Statement & Survey Findings .

Pasadena, 2015 (Final Draft, December 2018).
• Architectural Resources Group. City of Palm Springs Historic Resources Survey. San Francisco, 2004. • Historic Site Preservation Board. Inventory of Historic Structures. Palm Springs, 2001. • www.newspapers.com (Desert Sun and Los Angeles Times). • City of Palm Springs (Planning and Building Departments). • Ancestry.com.
• Palm Springs Historical Society.
• Riverside County Assessor’s Office.

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 Atikian Building will be evaluated. The following context statement is edited from Historic Resource Group’s Citywide Historic Context Statement & Survey Findings: Post-World War II Palm Springs (1945-1969):

This context explores the post-World War II boom and related development that left Palm Springs with what many consider the most extensive and finest concentration of mid-20th century Modern architecture in the United States. Hollywood film stars and Eastern industrialists were joined in the postwar decades by ever- increasing numbers of tourists. The growing prosperity of the postwar years and the rise of the car culture created a leisured, mobile middle class that sought, in Palm Springs, the “good life” that had previously been available only to the wealthy. This surge of visitors and seasonal residents—by 1951 the city’s winter population swelled to almost 30,000 from a permanent population of 7,660—coincided with the peak of Modernism’s popularity.

The population growth accelerated in the 1950s, bringing a demand for civic necessities such as schools, libraries, museums, a city hall and police headquarters, 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 Item 2A - Page 44
31 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” or “The Palm Springs School.”

The desert climate and casual lifestyle all but demanded unconventional design, and clients were more accepting of, even sought out, a more adventurous style in the resort atmosphere of Palm Springs than they would have in their primary residences. In the two decades after the war, Palm Springs was transformed with new commercial and institutional buildings, custom homes, and a large number of housing tracts.

EVALUATION:

CRITERION 1 – Significant Events - The resource is associated with events that have made a meaningful contribution to the nation, state or community: The Atikian Building is not affiliated with significant events and does not qualify under Criterion 1.

CRITERION 2 – Significant Persons - The resource is associated with the lives of persons who made a meaningful contribution to national, state or local history : The Atikian Building is not affiliated with significant persons and does not qualify under Criterion 2.

ARCHITECTURE (Criteria 3 – 6)

CRITERION 3 - The resource reflects or exemplifies a particular period of national, state or local history: The Atikian Building, completed in 1950, exhibits many stylistic markers which place it directly in the historic context of the “Post-World War II Palm Springs” period. The custom -designed commercial structure represents a prime example of significant Post-war architecture for which Palm Springs is internationally known.

As designed by master architect William F. Cody, the structure was a n excellent example of the Mid-Century Modern style for which he had become highly respected and sought-after. It is an early example of the gracefully slender steel-framed structures which would mark his later work. Prior to the Atikian Building, Cody’s work reflected the influence of Frank Lloyd Wright, with heavy stone masses and forms, and organic materials. Th e material palette of the Atikian also included organic redwood, but more importantly, exhibited stylistic influences of the International Style. These examples show the diversity of Cody’s design skills, that he was able to master a variety of styles with ease. The Atikian Building is an early example of the Modern style of commercial architecture that defines the Palm Springs School. As such, the building may be viewed as an essential component of the historic al trends that have come to define Palm Spring s’ image as a center of important Modern architecture, i.e., an historic al trend that exemplifies a particular period of the national, state or local history. The structure qualifies for listing as a Class 1 Historic Resource on the local registry under Criterion 3.

Item 2A - Page 45
32 CRITERION 4 - The resource embodies the distinctive characteristics of a type, period or method of construction: The Atikian Building was built using a steel frame consisting of eight-inch “I” beams. The exterior consists of simple materials such as stone brick, aluminum, glass, and steel. As such, the Atikian Building is noteworthy for its type or method of construction and qualifies for listing as a Class 1 Historic Resource on the local registry under Criterion 4.

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

Master architect William F. Cody was widely admired and respected by his peers, many of whom looked up to him as the most talented architectural artist. His work was international, and his influence was felt outside the Coachella Valley. His architectural oeuvre has received renewed attention with the publication of a recent book documenting his life, artistry, and career.

High artistic values may be expressed in many ways, including areas as diverse as community design or planning, engineering, and sculpture. The structure designed by master architect William F. Cody is eligible under the theme of Modern architecture because it possesses numerous distinctive characteristics that make up the Mid- Century Modern style. These attributes include a flat-roofed, thin-lined geometric structure; elegantly thin steel supports; horizontal redwood cladding; bold and dynamic stone planters. As a custom structure artfully designed by Cody, this building rises to a master a rchitect's level with high artistic values. Therefore, for its distinctive characteristics representing the Mid-Century Modern style and its high artistic values, the structure qualifies as a Class 1 Historic Resource 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 and as such it does not apply to this nomination. Hence, the structure does not qualify under Criterion 6.

Criterion 7: (That has yielded or may be likely to yield information important to the national, state or local history or prehistory.) The Atikian Building is not likely to yield information important to the national, state or local history or prehistory. Hence, the structure does not qualify under Criterion 7.

SUMMARY: This evaluation finds The Atikian Building eligible for listing as a Palm Springs Historic Resource under

8.05.070 (C.1.a.) paragraphs (iii, iv, and v) of the local ordinance’s seven criteria.

Item 2A - Page 46
33 Integrity Analysis (using U.S. Secretary of Interior Standards)

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 in tegrity (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.

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 communit y 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 Atikian Building’s essential elements of form, plan, space, structures, configuration and style have remain ed largely intact. Similarly, the structural system; massing; the arrangement of spaces; and the type, amount, and style of detailing have survived with a reasonably large portion intact. William F. Cody’s signature elegantly thin-lined steel canopies along Palm Canyon Drive and Arenas Road have been replaced, but were done like-for-like. The large expanses of glass, on both floors, still flood the interiors with natural light. The street -level showcase windows and bold stone planters are extant and in good condition. The original horizontal redwood cladding on the second floor didn’t survi ve the harsh desert weather but has been replaced with horizontal metal cladding replicating the original dimensions, an agreeable alternative.

MATERIALS
Materials are the physical elements that were combined or deposited during a period 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 types of materials and technologies. The Atikian Building’s materials successfully represent the best of Mid-Century Modern Item 2A - Page 47
34 design, with high quality but simple brick, stone, steel, redwood, and glass. Though the redwood cladding was swapped for more durable metal, the same horizontality, massing, and style remain.

WORKMANSHIP
Workmanship is the physical evidence of the crafts of a 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 . The Atikian Building continues to reflect William F. Cody’s original as-designed relationship between the structure and site. As is typical of other Cody-designed structures, the Atikian Building was built using high-quality materials, and had an emphasis on the horizontal line. The steel- framed, custom-designed commercial structure uses native granite to root it to the desert . Walls of Roman brick, beautifully executed by expert masons , and contemporary materials like steel, glass, aluminum, and redwood express Cody’s forward-thinking modern style.

LOCATION
Location is the place where a historic property was constructed or the place where a historic event occurred.

The relationship between the property and its location is often important to understand 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 Atikian Building remains in its original location and therefore qualifies under this aspect.

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 inv olves 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 Atikian Building was designed to conform to the existing character of Palm Springs’ commercial district, with Cody utilizing natural granite planters to blend his contemporary architecture with the feeling of the desert. Even though the structure is two stories, Cody’s emphasis on long, low horizontal lines gives the building a human scale. Thin steel supports with steel overhangs shade the street level, offering passersby a Item 2A - Page 48
35 respite from the harsh desert sun and shading the extensive glass walls of the retail shops on the ground floor. The setting of the Atikian Building continues to reflect William F. Cody’s original designed relationship of site and structure.

FEELING
Feeling is a property’s expression of the aesthetic or historic sense of a particular period. 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. The Atikian Building is sited on a prominent corner in the downtown commercial district of Palm Springs. The custom-designed contemporary commercial building conveys the feeling of the Mid-Century Modern period for which Palm Springs is internationally known. The Atikian Building has a scale and presence which still blends well into this unique neighborhood. Accordingly, the Atikian Building retains its 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 proper ty for the National Register. The Atikian Building is a fine example of a custom-designed commercial structure by William F. Cody in his signature Mid-Century Modern style.

Architectural signatures such as the elegantly thin -lined steel structure , Roman brick, muscular stonework, and large expanses of glass, allows one to recognize the structure as the work of William F. Cody.

INTEGRITY SUMMARY: This integrity analysis confirms that the site and structures of the Atikian Building still possesses s even aspects of integrity . Though the Atikian Building has had some relatively minor updates and changes, the key character-defining features that help define the structure as the work of William F. Cody remain. The building represents a successful rehabilitation that respects and honors the essential design features of the past, while bringing the systems and infrastructure up to current standards. In summary, through adaptive reuse, the Atikian Building still possesses a high degree of integrity sufficient to qualify for designation as a Class 1 Historic Resource.

Item 2A - Page 49
36 A P P E N D I C E S

I Owner’s Letter of Support

Item 2A - Page 50
May 18, 202 1
City of Palm Springs
Historic Site Preservation B oard
3200 Tahquitz Canyon Way
Palm Springs, CA 92262
Dear Honorab le Board,
As the current owner of the Atikian Office Building located at 191 South Palm Canyon Drive, I enthusiastica lly support the Class 1 Historic Resource 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 my representative, Scott Timberlake, at scottptimberl [email protected].

Sincerely,
~ OocuSlgned by:

L2:~:~o
Jane Lundin, Trustee
The Jane Lundin, Trust U/A dated June 16. 1998
37 II Assessor’s Map and Aerial

Property Address 193 S PALM CANYON DR
PALM SPRINGS, CA 92262
APN 513143006

Item 2A - Page 51
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38 III Building Permits

Date Owner Permit Type Description of Work
1950 M.H. Atikian Building Original building permits were not supplied in records request from city of Palm Springs.

However ground was broken on the $75,000
building in April 1950, per Desert Sun.

11.X.55 Atikian Building No permit supplied, but Desert Sun reported that Atikian pulled permit to make alterations
to an apartment.

12.29.60 M.H. Atikian Building No permit supplied, but Desert Sun noted a permit was pulled to repair fire damage.

03.19.62 Nook Gift Shop Electrical 1 meter loop.

08.25.65 Andrea of Palm
Springs
Plumbing 1 sump pump.

08.11.69 Andrea of Palm
Springs
Plumbing Replace evap. Clr. With 4 T gas A.C.

08.26.69 Andrea of Palm
Springs
Plumbing 1 sump pump in Building Sewer.

12.18.79 Mr. Atikian Building Repair fire damage.

05.02.85 Hrandt Atikian Building Permit to carry out demolition for new canopy construction.

06.05.85 Atikian, 999
Green St, SF
Building Install structural steel canopy along Arenas Rd elevation. Refurbish existing canopy along S.

Palm Canyon elevation. Replace wood decking
on balcony area of building. Relocate A/C
compressor.

Ric Harrison, architect; McKinney, contractor.

07.23.85 Atikian Building 1. Reroute gas service

2. Upgrade electrical service to 4-200
amps and 1-100

11.04.86 Greg Krikorian
(married to Pat
Atikian,
daughter of
brother
Nabahed)
Building Strip roof to the plywood, install new roof use 4 layer of felt paper, one felt paper @ 40 –
three felt paper @ 15 – with hot tar on top
roof apply hot tar and gravel guarantee @ 5
years.

11.26.91 Greg Krikorian Building Re-build existing planter.

05.18.92 Greg Krikorian Building Remove existing roofing. Install new foam insulating roofing, ICBO 4630.

09.28.94 Maloof Building New T bar ceiling and 16 lights.

07.13.95 Atikian Building Interior and exterior remodel of art gallery.

Item 2A - Page 52
39 07.31.95 Atikian Building Non-structural demo permit to prepare for future tenant improvement. No exterior
partitions shall be removed.

08.18.95 Atikian Building Supplemental to permit #29282. Add t-bar lid and grid. Install track lighting.

08.10.97 Greg Krikorian
Christopher S.

Mills, architect
Building Remove existing stairway, install new steel
stair.

08.18.97 Greg Krikorian Building Replace existing staircase with new. Install light and switch or photocell.

09.15.97 Krikorian Building
Memorandum
from Gary
Bitterman,
Building
Official.

At the rear of the Adagio Galleries at the
address above, an existing wooden staircase
leads from the ground level to the second
floor. The staircase rise and run is 8 inches
and ten inches respectively. This rise and run
complied with the code for the original
second floor residential use at the time the
building was constructed.

Due to the deteriorated state of the wooden
stairs, the owner wishes to replace the stairs
with steel stairs. Situated very close to the
foot of the stairs is a large palm tree and the
City right-of-way. Compliance with current
code for rise and run would extend the stairs
forward so as to require the removal of the
tree and encroachment onto the public right-
of-way or severe reduction in the size of the
required landing at the base of the stairs.

A second option would be to install a new
switch-back stairs with an intermediate
landing. Use of this option would result in the
lower portion of the stairway being located
closer to the rear property line where
opening protection is required, which is
prohibited by code.

Weighing all the factors involved, it seems
more logical to allow the replacement stairs
to be constructed with the same rise and run
as the original stairs, thereby avoiding an
encroachment onto public right-of-way, a
Item 2A - Page 53
40 substandard bottom landing, or construction
of additional stairs in the area where opening
protection is required.

08.27.07 Eric Ellenbogen Building Remove & replace 3 each 4 ton A/C on roof in same place.

03.02.11 John Hadley Building Retrofit 19 existing second floor windows with energy efficient – same trim color
(bronze aluminum). Same size and location.

03.14.11 John Hadley Building Demo carpet, non-supporting partition art walls.

03.16.11 John Hadley Building Tenant improvement/interior walls 2nd floor (same tenant, no exterior changes)

04.19.11 John Hadley Building Remodel existing offices. Add new accessible bathroom.

05.04.11 John Hadley Building Remodel ALL 4 existing bathrooms upstairs to comply with ADA.

05.05.11 John Hadley Building Upper level. Framing, new exterior pony wall; 9 additional doors with upgrade style on all
19; west side new retro windows to match; 2
sets of French doors; new gate top of exterior
stairs; exterior door lock sets; electrical;
drywall; finish carpentry; cabinets. Granite
countertops; plumbing; painting; floor
coverings; painting exterior and interior.

05.09.11 John Hadley Building Demo concrete stairs/form and re pour steps to conform with current code conditions.

05.17.12 Data
Unavailable
Building Install new track lighting.

08.22.19 Lyle Comm
Property Mgmt
Building A/C replacement 5 ton on roof w/ parapet.

Item 2A - Page 54
41 IV Historic Images

The Atikian Building at left, with Bullock’s seen at right. Courtesy Palm Springs Historical Society.

Late 1970s photograph shows the Arenas Drive awning had been altered. Courtesy Cathy Cody.

Item 2A - Page 55
42 Late 1970s photographs courtesy Cathy Cody.

Item 2A - Page 56
43 Photos by George Aquino, 1980, show the cleanup after the 1979 fire. Courtesy Palm Springs Historical Society.

Item 2A - Page 57
·- -;G,,
~- ---.
. --'· .,...
44 In this 1980 photo following the fire, a later more substantial awning had been installed on the Arenas Road façade near the corner of Palm Canyon. This was later removed. Courtesy Palm Springs Historical Society.

Item 2A - Page 58
45 V Contemporary Images – Photos by Author, December 2021

The east façade along Palm Canyon Drive.

Item 2A - Page 59
46 The Atikian Building seen from across Palm Canyon Drive.

On the Palm Canyon Drive façade, Cody deliberately matched the existing Roman brick on the adjacent building, in size and application, creating a seamless transition.

Item 2A - Page 60
.j ·-
.,
47 The southeast corner of the Atikian Building, showing the Arenas Road elevation.

The corner of the building still has its dynamic stonework and angles.

Item 2A - Page 61
48 The most dynamic of the stone planters is on Arenas Road. This triangulated hourglass shaped planter continues inside the building, and originally created a platform for a raised area in the showroom. This poorly executed concrete patch is where a door to the basement used to be.

Item 2A - Page 62
49 The dramatic planter and angled stone wall are the Atikian Building’s most interesting feature.

Item 2A - Page 63
50 This door and stone and aluminum-framed glass wall is where the open stair court used to be. It was enclosed in 2011.

Item 2A - Page 64
51 This smaller stone planter on Arenas Road was originally between two stores which had angled sawtooth configuration for interest. Those have been replaced by a straight line, with matching stone bases.

A new non-contributing staircase near the carport leads to the former apartment of M.H. Atikian, with open balcony.

Item 2A - Page 65
52 This flagstone paving adjacent to this stone planter is the last remnant of the interesting paving patterns Cody developed for the Atikian Building.

Item 2A - Page 66
53 Detail of metal awning and supporting post. Cody’s design originally had the post and beam meet in a flush configuration.

Item 2A - Page 67
54 The Arenas Road elevation.

Item 2A - Page 68
55 The new stair to the Atikian apartment’s balcony.

From the adjacent parking lot, a view of the back (north) side of the building shows the regular brick construction (vs. the Roman brick selected for the Palm Canyon façade).

Item 2A - Page 69
56 Contemporary views of the interior.

Item 2A - Page 70
57 An office facing Palm Canyon Drive.

A contemporary view of part of M.H. Atikian’s former apartment, with Cody’s distinctive angled copper fireplace hood.

Item 2A - Page 71
58 VI Grant Deed
Item 2A - Page 72
59 Item 2A - Page 73
RECORCHNG REQUESTED BY:

WFG TIU• Company of Calif ornia
ANO WHEN RECORDED MAJL TO:

Jane Lundin
1400 Pinn acle Court I 4 l l
Poin t Richmond Ca 9480 1
Ordor No.: 7105826
Escrow No.: 4200815-SH1
A.P.N.: 513-143-006-7
DOC# 2013-0515153
101301201312 :46 PM Fees : S16.00

Page 1 of 2 ends

Recorded In Otfldal Records
County of Riverside
LarryW , Ward
As,tessor, County Cler1t & Recordef
' "This documenl was eleeti'on.eauy submitted
to the County of Riverside ror reco1dlng•·
Receipted by: MGREGSTON
SPACE ABOVE THIS LINE 1$ FOR RECORDER'S USE

GRANT DEED
THE UNDERSIGNED GRANTOR{S) OECLARE(S )
OOCUMENTARYTRANSFE R TAX IS s Os oqo.,;P
[,XJ computed on fvU value of properly cdnveyed, or
( ] computed on full value less vatue of liens or encumbranc es remaililg at time of sale, ( ] unincorpo rated area [ )(] City of Palm Springs
FOR A VALUABLE CONSIDERATION, receipt of which is hereby acknowledged, John W. Hadley and Barbara Anne Hadley, Husband And Wife As Joint Tenants herebyGRANT(S)to .Jane Magee Lund in . Trus t ee of the J ane l-vndin Trust U/A dtd 6/ 16/98 the following descriJed real property in lhe County of Riverside. State of California:

Legally de5c:ribed as: See Exhibit "'A" attached hereto The property more commonly known as: 120 W. Arenas Road, Palm Springs , CA 92262 Dated: August 14, 2013
who pnwed to me on the basis of satisfactOty c'Jidenc o be 1he persor(@}v.1'\ose nam(i$)....,t~Sub$ Cl'1bed to 1he IMthin ins.1rument and acknowlodgOd 10 me 1h01 ~xecuted
the same in,~!~!~ orized capacity@and that by
hiSlheflthelr slgna':~ '. the instrumonl lh8 porso~or lhe ~:~~:~ behalf of ich thO pcrsor@)cted. exeeu d the
I oertily uOOOr PENAL TY OF PERJURY undier the laws ot the State of California that the fOfe,going p.:ir~rtli)h 1$ I,ue and correci. - --
WITNESS !r:T
S1gnature_~--.c--....: :.~-.:C------ -
scon PI\UL TIMIUllAl(
COIIIMIMioft • 1M 1801 _.,,_ __ .,,, __ ' I !!l"-·E:C""°''41'°"' (This area for offic ial notary seal)

MAIL TAX STATEMENTS AS DIRECTED ABOV E
60 1 “The Extermination of Ottoman Armenians by the Young Turk Regime (1915-1916),” by Raymond Kevorkian (accessed February 3, 2022: https://www.sciencespo.fr/mass-violence-war-massacre-resistance/en/document/extermination-ottoman-armenians-young- turk-regime-1915-1916.html)
2 Columbia University. (1924). Columbia University Bulletin. New York, NY: Columbia Univ. 3 “Seek to Attach ‘Green Jade Pagoda’ in N.Y.,” Chicago Tribune, January 10, 1934, 1. 4 “Mdivani Gift Beauty Told,” Los Angeles Times, June 7, 1935, 6. 5 “Seek to Attach ‘Green Jade Pagoda’ in N.Y.,” Chicago Tribune, January 10, 1934, 1. 6 “Prince Bilked in Beads For Babs, Says Dealer,” New York Daily News, October 30, 1934, 295. 7 “$40,000 Mdivani Bead Sale Nets Commission of $180,” New York Daily News, November 3, 1934, 280; “Chinese Dealer’s Big Profit,” Nottingham Evening Post, Nottinghamshire, England, November 1, 1934, 5. 8 “Hutton-Mdivani Jadeite Necklace Sells For Record $27.4 Million,” Forbes Magazine website, (accessed February 3, 2022:
https://www.forbes.com/sites/anthonydemarco/2014/04/07/hutton -mdivani-jadeite-necklace-sells-for-record-27-4- million/?sh=1b74990c3b11)
Item 2A - Page 74
DOC #2013-0515153 Page 2 of 2 10/30/2013 12:46 PM
E hlbit
Legal Description
All that certain real propeny in the County of RIVERSIDE, State of California, descr ibed as follows:

LOTS 27 AND l8 IN BLOCK 20 OF PALM SPRINGS, THE CITY OF PALM SPRINGS, CO 'TY OF RIVERSIDE, STATE OF CALIFORNIA, AS SHOWN BY MAP ON FILE fN BOOK 9, PAGE 432 OF MAPS, IN THE OFFICE OF THE COUNTY RECORDER OF SAN DIEGO COUNTY. 61 9 “Good News,” Palm Springs News, January 26, 1950, 1. 10 “Royal Palm Gallery Newest Local Project,” Desert Sun, March 24, 1950, 7. 11 “Objets d’Art at New Galleries,” Desert Sun, November 25, 1954, 17. 12 Email to the author from Cathy Cody, April 7, 2022.

Item 2A - Page 75
ATT

ACHMENT D
Item 2A - Page 76
Item 2A - Page 77
RESOLUTION NO. HSPB #147

A RESOLUTION OF THE HISTORIC SITE PRESERVATION

BOARD OF THE CITY OF PALM SPRINGS, CALIFORNIA,

RECOMMENDING THAT THE CITY COUNCIL DESIGNATE
"THE M.H. ATIKIAN BUILDING" LOCATED AT 120 WEST
ARENAS ROAD, A CLASS 2 HISTORIC SITE, {HSPB #147),
APN #513-143-006.

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

A. WHEREAS, Chapter 8.05 of the Palm Springs Municipal Code allows for the designation of historic sites and districts; and
B. WHEREAS, on May 28, 2022, Jane Lundin filed an application with the City pursuant to Article 111, Section 8. 05. 070 { Procedure and Criteria for Designation of Historic Resources) of the Palm Springs Municipal Code requesting historic resources designation for the "M.H. Atikian Building" located at 120 W. Arenas Road. The application included a historic resources report {"the report").

C. WHEREAS, on September 26, 2023, members of the Historic Site Preservation Board (HSPB) conducted site inspections of the proposed historic resource, accompanied by City staff; and
D. WHEREAS, on October 6, 2023, a noticed public hearing of the Palm Springs Historic Site Preservation Board ("HSPB") to consider Case HSPB #147 was held in accordance with applicable law; and
E. WHEREAS, 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 "1 ", CRITERIA FOR HISTORIC RESOURCES.

Evaluation of the Application. Pursuant to Municipal Code Section 8.05.070 (C,2), the HSPB shall evaluate the application and make findings in conformance with the following criteria:

1. Criteria for the Designation of Class 2 Historic Resources. A site, structure, building or object may be designated as a Class 2 historic resource, provided the site, structure, building or object exhibits significance and meets one or more of the criteria listed below. A Class 2 historic Item 2A - Page 78
Resolution
No
. HSPB
#147
-
"The
M.H. Atikian
Build
ing
"
Page
2 of
5 October
6,
20 23
resource
shall
not
be
required
to
meet
the
findings
for
integrity
as
described
in
Municipal
Code
Chapter

8.05,
Article
Ill
, Section

8.05 .070,
subsection
(C)(1)(b).

The
Atikian
building
is
a
two-story
mixed-use
commercial
building
designed
by master
architect
William
F
Cody
and
located
on
a
prominent
commercial
corner
in
downtown
Palm
Springs.

The
period
of
sign
ificance
is
1950,
the
date
of
construction
. The
original
1950
drawings
from
the
office
of
William
F. Cody
clearly
show
the
building
was
intended
to
be
visually
unique,
engage
pedestrians
, and
embrace
the
aesthetics
of
mid
-century
desert
architecture.

Despite
some
alterations
over
time,
the
building
meets
criteria
for
a
Class
2 historic
resource
as
detailed
below
.
(Criterion
i)
The
resource
is
associated
with
events
that
have
made
a
meaningful
contribution
to
the
nation,
state
or
community
;
No
information
was
provided
indicating
any
significant
event
was
directly
associated
with
this
site.

The
HSPB
finds
the
building
does
not
qualify
under
Criterion
i.
(Criterion
ii)
The
resource
is
associated
with
the
lives
of
persons
who
made
a
meaningful
contribution
to
national,
state
or
local
history
;
The
report
provides
background
information
on Mesrab
Housep
("M.H
.")
Atikian
who
commissioned
architect
William
F.

Cody
to
design
the
building
. A
prominent
jeweler
and
art
collector,
M
.H. Atikian
moved
to
Palm
Springs
in
1949
with
his
mother
with
plans
to
open
a
new
business
. Al
though
Atikian
was
a
prominent
businessman
in
Palm
Springs,
there's
no
information
to
find
that
he
made
a
meaningful
contribution
to
national,
state,
or
local
history
. Therefore
, the
HSPB
finds
the
building
does
not
meet
Criterion
ii.
(Criterion
iii)
The
resource
reflects
or
exemplifies
a
particular
period
of
national,
state
or
local
history;
During
the
Post
World
War
II period,
architecture
in
the
desert
was
taking
cues
from
many
different
movements.

Young
arch
itects
in
the
valley
began
experimenting
with
different
building
materials
and
architectural
principals
to
develop
their
own
unique
modern
aesthetic
in
the
desert
. Materials
such
as
steel
and
glass
started
to
be
used
, and
the
ideals
of
influential
architects
like
Frank
Llyod
Wright
and
his
principals
on
"organic
architecture"
had
an
impact.

In
the
case
of
the
M.H
.

Atikian
Building,
the
design
incorporates
materials
such
as
exposed
stone
and
redwood
that
connect to
the
natural
environment.

The
horizontal
emphasis
of
the
building
and
the
use
of
glass
and
steel
hint
at
the
exposure
to
design
principals
of
the
International
Style
. Cody's
design
of
the
Atikian
building
reflects
his
unique
application
of
spec
ific
design
trends
and
thoughts
of
his
time.

The
HSPB
finds
that
the
building
meets Criterion
iii
as
a
significant
example
of
a
commercial
building
that
reflects
the
design
aesthetics
of
the
Post
World
War
II
period
and
of
desert
Modern
architecture
.
(Criterion
iv)
The
resource
embodies
the
distinct
ive
characteristics
of
a
type
, period
or
method
of
construction
;
Item 2A - Page 79
Resolution No. HSPB #147 -"The M.H. Atikian Building"

Page 3 of 5 ends

October 6, 2023
Unlike the National Register criterion concerning construction. the Palm Springs evaluation of construction addresses the type (of construction). the period {of construction) and the method {of construction). Because of the removal of some original character-defining feaures and materials. the HSPB finds that the building does not meet Criterion iv.
(Criterion v) 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 site planning and the design of the two-story commercial building was by master architect William F. Cody. There was an intentional design process and visual appearance that responded to the client's programming needs for the building and its location on a prominent commercial corner in downtown Palm Springs. Cody's spirit of experimentation is seen in his design, specifically in the street-facing facades and site circulation. The juxtaposition of the thin glass storefronts sitting on top of masonry walls or planters that flows in and out of the building is an embodiment of the architectural thought during that time, as designers grappled with both Wrightian concepts of "organic architecture" and the visual aesthetics of the International Style. Cody was a master architect who influenced his age and produced work that possesses high artistic value.

There are few examples of his commercial work in Palm Springs. Therefore, the HPSB finds that Criterion v is met.
(Criterion vi) 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
No information has been provided that the resource qualifies under Criterion vi. (Criterion vii) 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 on any pre-historic significance of the site.

SECTION 2: PART "B" ANALYSIS OF HISTORIC INTEGRITY
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 HSPB was unable to make the findings for Historic Integrity for the site to qualify as a Class 1 {Landmark) historic site.

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Resolution No. HSPB #147 - "The M.H. Atikian Building"

Page 4 of 5 ends

October 6, 2023
SECTION 3: 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.

Character-defining features of the resource are as follows:
• Site design and building placement on a prominent commercial corner • Flat roof, two-story building
• Horizontal emphasis
• Mixed uses (commercial on the first floor and residential on the second) • Thin, flat roof overhangs (awnings) extending over the sidewalk that wrap around S. Palm Canyon Drive and W. Arenas Road (Note: this feature was rebuilt and reconfigured at the corners. The thickness of the roof does not appear to match historic photographs.)
• Stone planters that interact with the glass storefronts o Triangulated hourglass-shaped planter along W. Arenas Road that connects the interior space with the exterior conditions . • Window display cases
• Diverse paving materials and patterns
• Stone masonry walls on the lower half of the retail facades • Sawtooth shaped storefronts along W. Arenas Road (Note: those along S. Palm Canyon Drive have been removed)
• Second story horizonal siding (Note: original redwood replaced with metal siding) • Glass storefront windows that extend to the ceiling
Non-contributing elements:
• Outdoor metal stairs and concrete landing pad located in the former carport area • Enclosed courtyard space with stairs to access the second floor (originally an open staircase and open-air courtyard along W. Arenas Road). • Paving stones along S. Palm Canyon which were installed by the City of Palm Springs to match the rest of the street for the "Walk of Stars ." • Aluminum-framed storefronts in orthogonal patterns where it was originally angled all along S. Palm Canyon and western portions of the storefront on W. Arenas Road.
• Style and dimension of replacement windows on the second floor (originally long ribbon windows).
• Awning supports (the awning supports were originally square steel tubes as shown in the original design.)
• Gutters, downspouts, and flashing details.

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Resolution No. HSPB #147 -"The M.H. Atikian Building"

Page 5 of 5 ends

October 6, 2023
SECTION 4: 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.

SECTION 5: CONDITIONS THAT APPLY TO CLASS 2 HISTORIC SITES.

According to Section 8.05 of the Municipal Code, the following shall apply to a Class 2 Historic Resource:

1. It shall meet the definition of a Class 2 historic site as outlined in Municipal Code Section 8.05.020.

2. An archival file on the property shall be maintained 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.

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 site shall not be further subdivided.

8. 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 M.H. Atikian Building" located at 120 W. Arenas Road, a Class 2 Historic Resource (HSPB #147).

ADOPTED THIS SIXTH DAY OF OCTOBER, 2023.

AYES:

NOES:

ABSENT:

ABSTAIN:

ATTEST:

Nelson, Hansen, Rosenow, Bachman, Herr, Moruzzi.

None.

Hough.

CITY OF PALM SPRINGS, CALIFORNIA
Christopher Hadwin
Director of Planning Services

HISTORIC SITE PRESERVATION BOARD

STAFF REPORT

DATE: October 6, 2023 PUBLIC HEARING

SUBJECT: A REQUEST BY JANE LUNDIN REPRESENTED BY THE PALM

SPRINGS PRESERVATION FOUNDATION FOR HISTORIC
DESIGNATION OF “THE M.H. ATIKIAN BUILDING ” LOCATED AT 120 WEST ARENAS ROAD, CASE HSPB #147. (APN #513-143-006) (SY).

FROM: Department of Planning Services

SUMMARY
The owner of the property , Jane Lundin, is seeking Class 1 historic designation of “The M.H. Atikian Building” located at 120 West Arenas Road in the Central Business District (CBD). This commercial building was designed by renowned architect William F. Cody in 1950 during the Post World War II period of development in Palm Springs.

If designated as a historic resource, the property would be subject to the regulations outlined in Section 8.05 of the Palm Springs Municipal Code.

The exterior conditions reveal a series of changes that adversely impact the integrity of the building. The City’s inventory of historic places recognizes properties of exceptional historic significance. Staff finds the existing building does not meet the criteria for historic designation in its current state and does not support the request.

RECOMMENDATION:

1. Open the public hearing and receive public testimony.

2. Close the public hearing and find that the M.H. Atikian Building does not meet the eligibility requirements necessary for historic designation.

BACKGROUND AND SETTING:

The M.H. Atikian Building, constructed in 1950, was a new two-story commercial building with a gallery space on the ground level and offices and a penthouse on the upper level.

Architect William F. Cody placed a strong emphasis on the horizontality of the building, however, the dynamic glass storefront, masonry walls /planter beds , and the o pen-air courtyard are the features that set th is building apart. In 1979 a fire inside the building rendered the space vacant for years. Permit records show substantial work to repair the damages started in 1985 and continued throughout the 1990’s . After reviewing permit records and historic photographs, i t appears that many of the ground floor façade changes and the enclosure of the open- air courtyard occurred between these years of renovations and upgrades.

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Historic Site Preservation Board Staff Report: October 6, 2023 HSPB-147 – The M.H. Atikian Building

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BELOW IS AN AERIAL VIEW OF THE SITE.

BELOW: STOREFRONT ALONG W. ARENAS ROAD. BELOW: STOREFRONT ALONG S. PALM CANYON DRIVE.

Related Relevant City Actions by HSPB, Planning, Fire, Building, etc.

September, 2023 Site inspection by members of the HSPB and City Staff.

Ownership Status
October, 2013 Purchased by the current owner.

Item 2A - Page 83
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Historic Site Preservation Board Staff Report: October 6, 2023 HSPB-147 – The M.H. Atikian Building

Page 3 of 11 ends

ANALYSIS:

A historic resources report (“the report”) and a site visit by staff and members of the HSPB are the basis of this staff report.

According to the County Assessors, the current owners purchased the property in 201 3 and operate the building as a commercial space in the downtown area.

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.”

Conditions that apply t
o Class 1 historic sites or resources:

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. A marker explaining the historic nature of the site may be installed 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. P
ursuant 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:

C
riteria 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:

The period of significance for this commercial building is 1950, when it was first completed. The original drawings from the William F. Cody office dated 1950 clearly shows the building was intended to engaged the pedestrians and be visually unique.

Since its completion, the building has lost many of those important features that made this property exceptional.

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Historic Site Preservation Board Staff Report: October 6, 2023 HSPB-147 – The M.H. Atikian Building

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

No information was provided indicating any significant event was directly associated with this site. The site does not qualify under Criterion i.

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

The report provides background information on Mesrab Housep (“M.H.) Atikian who commissioned architect William F. Cody to design the building. A prominent jeweler and art collector, M.H. Atikian moved to Palm Springs in 1949 with his mother with p lans to open a new business. Staff concours with the report and finds his association with the building does not meet Criterion ii.

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

During the Post World War II period, architecture in the desert was taking cues from many different movements. Young architects in the valley began experimenting with different building materials and architectural principals to develop their own unique aesthetic in the desert. Materials such as steel and glass started to make its appearance, and the ideals of other influential architects like Frank Llyod Wright and his principals on “organic architecture” had an impact. In the case of the M.H. Atikian Building, the original design demonstrates Wrightian philosophy by using materials that connect back to the natural environment, and the use of glass and steel hint at the exposure to design principals of the International Style. The original design applie d horizontal redwood siding and naturally exposed stone finish walls to the façade. The use of steel tube framing and glass created thin profiles supporting minimalist ideals . Cody’s design of the Atikian building reflected the specific design trends and thoughts of his time but much of this attention to detail and material choice is now lost because of the unsympathetic alterations. Contrary to the findings in the report, the building does not meet Criterion iii in its current condition.

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

Unlike the National Register criterion concerning construction, the Palm Springs evaluation of construction addresses the type (of construction), the period (of construction) and the method (of construction). The report outlines the use of thin steel frames and steel tubes as part of the construction techniques for this building. While the use of steel elements for structure is not a new technology or concept, the use of steel in the desert setting began to emerge to achieve a specific type of aesthetic that would later develop into key concepts for Desert Modernism. The use of the steel supports helped achieve the thin roof profiles for the original canopy over the sidewalk and the playfulness of the glass storefronts. While staff conc urs with the applicant’s analysis that Cody’s designs use building materials and techniques that are distinctive to that time period, but Item 2A - Page 85
Historic Site Preservation Board Staff Report: October 6, 2023 HSPB-147 – The M.H. Atikian Building

Page 5 of 11 ends

the material evidence for distinctive construction is lost.

(Criterion v) 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 site planning and design of the two-story building was by master architect William F.

Cody. There was an intentional design process and visual appearance that responded to the client’s programming for the building and the site context. Cody’s spirit of experimentation was seen in his design, specifically in the street-facing facades and site circulation. The juxtaposition of the thin glass storefronts sitting on top of masonry walls or planters that flows in and out of the building is an embodiment of the architectural thought during that time as designers grappled with both Wrightian concepts of “organic architecture” and the visual aesthetics of the International Style. Cody was a master architect that influenced his age and produced work that possessed high artistic value but the genius of his design for this building has been diluted down by the exterior alterations, and what remains feels awkward and out of place.

(Criterion vi) 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

No information has been provided that the resource qualifies under Criterion vi.

(Criterion vii) 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 on any pre-historic significance of the site.

Analysis of Integrity. (PSMC 8.05.070 (C,1,b). T
he 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.

T
he M.H. Atikian Building is evaluated in terms of its historic integrity as follows:

Location.

The resource remains in its original location of construction and retains its integrity of location, however, significant changes to the dynamic storefront design and the removal of the open-air courtyard space changed the building footprint as it relates to the sidewalk.

Item 2A - Page 86
Historic Site Preservation Board Staff Report: October 6, 2023 HSPB-147 – The M.H. Atikian Building

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Design.

At the corner of West Arenas Road and South Palm Canyon Drive, the commercial building was situated on the site with the intent to engage the pedestrian traffic by creating a dynamic flow with the glass storefront and integrated display cases, incorporating the stone covered planters and walls that transition from the outside in, and providing a shade canopy over the sidewalk around the building. The original access to the second floor of the building was through the stairs inside the open- air courtyard facing South Arenas Road.

BELOW: GROUND LEVEL FLOOR PLAN CODY DESIGN 1950 - YELLOW AREAS SHOW THE COMMERCIAL FLOOR AREA,

BLACK LINES SHOW THE EXTERIOR WALLS AND STOREFRONTS, BLUE AREAS SHOW THE PLANTERS, ORANGE AREAS SHOW THE DISPLAY CASES, AND GREEN AREA SHOWS OPEN LAWN.

BELOW: GROUND LEVEL FLOOR PLAN EXISTING CONDITIONS - YELLOW AREA SHOWS COMMERCIAL FLOOR AREA, BLACK LINES SHOW THE EXTERIOR WALLS AND STOREFRONTS, AND BLUE AREAS SHOW REMAINING PLANTERS.

SOURCE OF LINE DRAWING IN NOMINATION APPLICATION, PG. 25.

Item 2A - Page 87
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Historic Site Preservation Board Staff Report: October 6, 2023 HSPB-147 – The M.H. Atikian Building

Page 7 of 11 ends

The simple forms without superfluous ornamentation allow the exterior building materials such as wood, stone, glass and steel to be read as both simple and complex. The thin- steel window stiles and canopies give the structure a light feeling, while the use of masonry for the walls and planters ground the first floor. The architect demonstrates the principles of both “organic architecture” and Modernist principles by using natural materials and new building techniques to create thinner profiles for the roof. Different paving materials are represented on the original drawings from 1950.

Following the fire and the renovations from the 1990’s many of these delicate architectural details have been replaced with unsympathetic replacements. The glass storefronts have been straightened out in two significant areas and the open-air courtyard circulation has been fully enclosed. Windows and other openings have been altered with conventional replacements that do not replicate the delicate thin profiles, and the original canopy was rebuilt with much thicker profile. The wood siding was replaced with metal siding and the dimensions do not appear to match the original siding.

While the mass and scale of the building remains intact, staff finds the alterations to the circulation and character-defining architectural features on the façade has compromised the design integrity.

BELOW: Red call-out on the 1950 rendering of the building showing the original staircase that led to the open courtyard. Source: Courtesy MS0163 William F. Cody Papers 2, Special Collections and Archives, California Polytechnic State University. Image seen in Nomination application, Cover Page.

Setting.

The two-story building remains in the CBD and retains its views of the mountains as a backdrop. Since the 1950’s, many nearby commercial buildings like the Bullocks building have been demolished and replaced with new development. The surrounding areas are mostly commercial structures and a large parking lot to the west of the property. South Palm Canyon is busy during high season with snowbird traffic but roughly remains distinct and recognizable from historic photos. The overall setting for this site remains intact.

Item 2A - Page 88
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Historic Site Preservation Board Staff Report: October 6, 2023 HSPB-147 – The M.H. Atikian Building

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Materials.

The exterior materials on the façade include the following materials: stone, brick, redwood siding, glass, and steel. The historic images show what looks to be tongue and groove redwood siding on the second floor of the building with evenly spaced window openings. (See image below provided in the applicant’s nomination application.) The original siding and fenestration were replaced but not matched. The stone walls and planters located on the ground floor were concentrated to the corners of the building. The stone planter on the east elevation, the diverse collection of pavers, and the open-air courtyard no longer exist. With all the deviations that occurred on the street -facing facades of the building, staff finds the integrity of materials is not met in its current condition.

Workmanship.

The report elaborates on the as-designed relationship of the building and the site and the custom-designed features like the masonry walls and Roman brick wall . The condition and quality of workmanship is seen in the masonry features but the craft and execution of the replacement materials for the siding, storefront windows and the extended canopy no longer reflect the level of workmanship that was expected for this project . Staff finds the integrity of workmanship has been compromised due to the replacement of existing features over time.

Feeling.

The property continues to have commercial use on the ground floor and office uses on the second floor. The building maintains its feeling of horizontality on the site but the dynamic interaction of the façade with the sidewalk has been reduced to the area where the hourglass shaped planter remains. All other storefront facades have been converted to a conventional storefront design that is parallel to the sidewalk . Since its construction in 1950, various architectural details on the façade have been replaced or heavily modified. The simple rhythm of the façade now feels busy and the clean, thin lines are built out with thicker profiles changing the overall feeling of the site.

BELOW: Early photo of the newly completed Atikian Building BELOW: Existing conditions at the Atikian Building Source: Cathy Cody in the Nomination Application, pg.18 Photograph taken on September 27, 2023

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Historic Site Preservation Board Staff Report: October 6, 2023 HSPB-147 – The M.H. Atikian Building

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Association.

The property is associated with the influential master architect William F. Cody who is highly respected in the design community. His work in the Palm Springs area have set the standard for pushing the boundaries for building technology to achieve specific aesthetic qualities such as thin roof profiles. The M.H. Atikian Building is a commercial project that incorporated many design concepts , which he refines in his later works , but his use of materials and composition are fully expressed in this 1950’s design. While a few of his whimsical design elements can be found, many design concepts and detail s that harken back to the architect have been severely modified.

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. Dis tinguishing original character-defining features from non- original elements aids the HSPB when it is tasked with evaluating future alterations to the historic resource.

On page 26 the report identifies the physical character-defining historic features. Taking this information into account, staff has outlined the physical character -defining features of the design to be as follows:

• Site design and building placement
• Flat roof, two-story building
• Thin, square steel tubing which outlines the structure and awnings (Currently, the awning supports are not the square steel tubes as shown in the original design.) • Thin, flat roof overhangs (awnings) extending over the sidewalk that wrap around S.

Palm Canyon Drive and W. Arenas Road (Currently, this feature was rebuilt and reconfigured at the corners. The thickness of the roof does not appear to match historic photographs.)
• Stone planters that interact with the glass storefronts o Triangulated hourglass-shaped planter along W. Arenas Road that connects the interior space with the exterior conditions.
• Window display cases
• Diverse paving materials and patterns
• Stone masonry walls on the lower half of the retail facades • Sawtooth shaped storefronts along W. Arenas Road (partially existing) and along S.

Palm Canyon Drive (removed)
• Open staircase and open-air courtyard along W. Arenas Road. (Currently this feature has been enclosed.)
• Original horizontal redwood siding on the second floor. (Currently, replaced with horizontal metal siding that does not have the same dimensions as the original Item 2A - Page 90
Historic Site Preservation Board Staff Report: October 6, 2023 HSPB-147 – The M.H. Atikian Building

Page 10 of 11 ends

redwood siding.)
• Glass storefront windows that extend to the ceiling
• Long ribbon windows on the second-floor facades (Currently, replaced with new windows that do not appear to match the original conditions.)

Non-c ontributing elements:
• Outdoor metal stairs and concrete landing pad located in the former carport area • Enclosed courtyard space with stairs to access the second floor • Paving stones along S. Palm Canyon which were installed by the City of Palm Springs to match the rest of the street for the “Walk of Stars.” • Aluminum-framed storefronts in orthogonal patterns where it was originally angled all along S. Palm Canyon and western portions of the storefront on W. Arenas Road • Style and dimension of replacement windows on the second floor • Gutters, downspouts, and flashing details

ENVIRONMENTAL ASSESSMENT

NOTIFICATION

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

CONCLUSION:

While the original design of the M.H. Atikian Building would meet Criterion 3, 4 and 5, staff finds the current integrity of the building prevents the existing building from meeting these Criterion for designation in accordance with the Palm Springs Historic Preservation Ordinance. This important commercial building by the master architect William F. Cody no longer exhibits exceptional historic significance because the exterior changes have diminished and/or completely removed some of the most important character -defining features in the original design.

Based on the evaluation of the report and the site visit , staff was unable to make affirmative findings to support the applicant’s request for Class 1 Landmark designation or make the findings to support a Cla ss 2 Historic Merit designation of the building ; therefore, staff does not recommend historic designation at this time.

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Historic Site Preservation Board Staff Report: October 6, 2023 HSPB-147 – The M.H. Atikian Building

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The City’s Historic Preservation program was initiated with the purpose of preserving resources of exceptional quality that reflect the City’s cultural, social, economic, political, architectural, and archaeological history. The historic resources recognized on the City’s inventory must be of ex ceptional historic significance to maintain the high quality and integrity of the program.

PREPARED BY: Sarah Yoon, Associate Planner/Historic Preservation Officer REVIEWED BY: David Newell, AICP, Assistant Director of Planning REVIEWED BY: Christopher Hadwin, Director of Planning

Attachments:

A. Vicinity Map
B. A pplication, related background materials, photos.

Item 2A - Page 92

EXCERPTS OF MINUTES

At the Historic Site Preservation Board meeting of the City of Palm Springs, held October 3, 2023, the Historic Site Preservation Board took the following action:

2.A. APPLICATION BY THE JANE LUNDIN, REPRESENTED BY PALM SPRINGS

PRESERVATION FOUNDATION FOR POSSIBLE HISTORIC DESIGNATION OF THE M.H. ATIKIAN BUILDING LOCATED AT 120 WEST ARENAS ROAD (HSPB 147) (SY).

Staff member Yoon described the proposed request for historic designation as outlined in the staff report. Based on the conditions of the existing building, staff was not able to make the findings for Class 1 or Class 2 designation and recommended the HSPB not designate the site as a historic site, at this time.

Member Hansen questioned why the building was not part of the citywide survey. She also said according to the language of the criteria for Class 2 sites, the property appears to meet Criterion 3, 4, and 5 and that Class 2 sites are not required to meet the integrity findings.

Staff member Yoon clarified that the staff analysis was based on the existing conditions of the building failing to exhibit exceptional historic significance and the loss of its character-defining features precludes it from meeting Criterion 3, 4, and 5, i n staff’s analysis and opinion.

Member Hansen finds the ordinance language for Class 2 sites require the demonstration of significance, not exceptional significance, therefore, meets the criteria for Class 2 site.

Member Herr states that the loss of integrity due to the alterations is significant.

Vice Chair Nelson mentioned a few projects that were designated as Class 2 resources where the structures no longer exist. Given that the approximately 50% of the structure remains and the Cody massing and angled stone walls are visible, Vice Chair Nelson does not agree with the staff’s findings.

Staff member Yoon replied that the current preservation ordinance was revised a few years back with updated criteria, therefore, those sites would no longer qualify as a Class 2 site if it were to be re-evaluated based on the current ordinance language.

Vice Chair Nelson opened the public hearing portion of the meeting.

Steven Keylon, the applicant representative, knew there were challenges with the integrity of the site but described the changes to the exterior as a result of the fire and felt that it was still a good candidate for a Class 2 designation because it is an early work of William Cody.

Vice Chair Nelson closed the public hearing.

Item 2A - Page 93

EXCERPTS OF MINUTES

Member Moruzzi said the current interpretation of the criteria for Class 2 and the fact that there are so few examples of a commercial property by William Cody makes this significant, therefore, supports the Class 2 designation.

Member Rosenow feels that there are enough architectural elements attributed to William Cody and commends the owner of the commercial building coming forward with a request to designate and supports the Class 2 designation.

Member Hansen adds that the mixed- use nature of the building is interesting and finds that the building meets the criteria for Class 2 and supports the nomination.

Member Herr asked if the applicant is seeking Class 1 status and it is the HSPB determining its status as a Class 2 site.

Steven Keylon clarified that there is no official process for applying for a Class 2 status.

Member Herr asked if the owner has any plans to restore any of the historic features that have been lost.

Steven Keylon responded that there are no initial plans to pursue restoration, but the owner now has a comprehensive understanding of the significant features.

Member Moruzzi asked for clarification on what the benefits are for a Class 2 designation and if there is a review process.

Staff member Yoon responded that both Class 1 and 2 sites are eligible to apply for the Mills Act Contract and a Certificate of Appropriateness will be required to make any exterior changes to the designed buildings moving forward.

Vice Chair Nelson does not agree with the staff analysis outlining the alterations and loss of important features, including the loss of the open- air courtyard space. Vice Chair Nelson feels that the list of contributing features compared to the non- contributing features is an indicator that the property is still significant and supports the nomination for Class 2 status.

Member Hansen summarized the HSPB findings for a Class 2 designation by meeting criterion 3 and 5, and that this recommendation be forward to the City Council.

Motion by Member Hansen, seconded by Member Rosenow to adopt the new findings made by the Historic Site Preservation Board (HSPB) recommending Class 2 Historic Site designation to the City Council for the M.H. Atikian Building (HSPB #147).

AYES: Nelson, Rosenow, Hansen, Bachman, Herr, Moruzzi.

NOES: None.

ABSTAIN: None.

ABSENT: Hough.

Item 2A - Page 94

CITY COUNCIL STAFF REPORT

DATE: A PRIL 25, 2024 PUBLIC HEARING

SUBJECT: AN APPLICATION BY COUNTRY CLUB ESTATES OF PALM SPRINGS HOMEOWNER’S ASSOCIATION , REPRESENTED BY THE PALM

SPRINGS PRESERVATION FOUNDATION , FOR HISTORIC DISTRICT DESIGNATION OF “COUNTRY CLUB ESTATES” LOCATED AT SOUTH
CAMINO REAL AND EAST LA VERNE WAY, CASE HSPB #1 45 / HD - 9. (APN #511-150-031)

FROM: Scott C. Stiles, City Manager

BY: Department of Planning Services

SUMMARY:

The Country Club Estates is a 30-unit condominium complex designed by the Modernist architect A. Qunicy Jones in 1965. The lot is roughly 2.26 acres in size and located at South Camino Real and East La Verne Way. This request for Historic District designation was initiated by the Country Club Estates HOA with 23 of the 30 units supporting the request for Historic District designation. As conditioned by the Historic Site Preservation Board (HSPB), the applicant team submitted a comprehensive design guideline for the proposed district (Attachment E).

As a property located on Reservation Fee Land, the application was forwarded to the Tribe’s Historic Preservation Officer (THPO) for recommendation. Comments regarding the Historic Resources Report (HRR) were provided but no recommendation was made regarding the application for historic district designation.

The Historic Site Preservation Board (HSPB) and staff have evaluated the request in accordance with the historic designation ordinance and applicable state/federal regulations, and determined it qualifies as a Historic District.

If designated as a historic district, all contributing buildings will be subject to the regulations outlined in Section 8.05 of the Palm Springs Municipal Code (PSMC).

RECOMMENDATION:

1. Open the public hearing and receive public testimony.

Item 2B - Page 1
City Council Staff Report
April 25, 2024 – Page 2
Historic Designation – Country Club Estates

2. Close the public hearing and adopt Resolution No . _____, “A RESOLUTION OF

THE CITY COUNCIL OF THE CITY OF PALM SPRINGS, CALIFORNIA, DESIGNATING “THE COUNTRY CLUB ESTATES ” LOCATED AT SOUTH

CAMINO REAL AND EAST LA VERNE WAY, AS A HISTORIC DISTRICT HSPB #145 / HD-9, SUBJECT TO CONDITIONS (MASTER APN #511-150-031).”

BACKGROUND AND SETTING:

The attached historic resources report dated April, 2022, prepared by the Palm Springs Preservation Foundation (“the report”), and a site visit with HSPB members are the basis of this staff report.

Related Relevant City Actions by HSPB, Planning, Fire, Building, etc.

October 9, 2021
October 21, 2021
November 3, 2021
Three Community meetings conducted remotely via Zoom with the property owners within the proposed HD and City Staff pursuant to PSMC 8.05.090 (B,1).

August 2023 Site inspection by members of the HSPB and City Staff.

September 2023 HSPB considered the case at a public hearing and voted 6 to 0 to recommend Historic District Designation.

The Country Club Estates is a multi -family residential project constructed in the post - World War II period. Architect A. Qunicy Jones, also known for designing “Sunnylands”, designed the complex using utilitarian building materials to create a clean and si mple aesthetic that exemplifies Modernist ideals. The site planning of the lot with the individual buildings and open space on the irregular -sized lot frames the mountain views and organizes vehicular access to each unit in a way that is efficient as well as convenient.

While some minor changes have been made to the exterior of the buildings, the design intent and the overall integrity of the site remains intact.

ANALYSIS AND FINDINGS:

The analysis of the application relative to the criteria for the designation of historic resources is detailed in the attached HSPB resolution and staff report dated September 5, 2023. In order to be designated a historic district, a resource must exhibit exceptional historic significance and meets one or more of the criteria listed in Section 8.05.090.C.1.

The Board made findings in support of Historic District designation based on the following criteria:

PSMC 8.05.090, (C,1). The site, structure, building or object exhibits exceptional historic significance and meets one or more of the criteria listed below:

(Criterion c) Reflects or exemplifies a particular period of national, state or local history;

(Criterion e) Presents the work of a master builder, designer, artist, or architect whose individual genius influenced his age, or that possesses high artistic value;
Item 2B - Page 2
City Council Staff Report
April 25, 2024 – Page 3
Historic Designation – Country Club Estates

The Board also made findings pursuant to PSMC 8.05.0 90, (5,C,2); “Historic Integrity” that the Country Club Estates possesses sufficient historic integrity to qualify as a Historic District.

CONCLUSION:

The Country Club Estates meets the definition of a historic district based on Criterion (c) and (e) of the Palm Springs Historic Preservation Ordinance. The property possesses sufficient historic integrity to qualify the site as a Historic District . The HSPB recommendation to the City Council reflects these findings which are outlined in the attached draft City Council resolution.

ENVIRONMENTAL ASSESSMENT:

NOTIFICATION:

FISCAL IMPACT
:

None.

REVIEWED BY:

Department Assistant Director: David Newell
Department Director: Christopher Hadwin
Deputy City Manager: Flinn Fagg
City Manager: Scott Stiles

ATTACHMENTS:

A. Vicinity Map.

B. Draft Resolution.

C. Application, related background materials, photos.

D. THPO Comments regarding the HRR report.

E. HSPB resolution, staff report, minute excerpt.

F. District Design Guidelines.

G. Public Comment.

Item 2B - Page 3

ATTACHMENT A

Item 2B - Page 4

Department of Planning Services
Vicinity Map

CITY OF PALM SPRINGS
HSPB #145 – Country Club Estates
South Camino Real and East La Verne Way

Item 2B - Page 5
27~
VID._Et.l>ENII -
[II Ii
c:::::J 500 ft Buffe r
~ Site

ATTACHMENT B
Item 2B - Page 6
RESOLUTION NO._____

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF PALM
SPRINGS, CALIFORNIA, DESIGNAT ING “THE COUNTRY CLUB
ESTATES” LOCATED AT SOUTH CAMINO REAL AND EAST LA
VERNE WAY, A HISTORIC DISTRICT , (HSPB #1 45 / HD -9),
SUBJECT TO CONDITIONS, MASTER APN# 511-150-031.

THE CITY COUNCIL FINDS AND DETERMINES AS FOLLOWS:

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

B. WHEREAS, the Country Club Estates of Palm Springs Homeowners’ Association, Represented by the Palm Springs Preservation Foundation, submitted an applicat ion seeking Historic District designation of the Country Club Estates located at South Camino Real and East La Verne Way; and

C. WHEREAS, on October 9, October 21 and November 3, 2022 the City’s Historic Preservation Officer (“HPO”) Ken Lyon attended video- conference meetings with property owners within the proposed historic district as required by the City’s Historic Preservation Ordinance; and

E. WHEREAS, on August 16
th and August 30 th, 2023, members of the Historic Site Preservation Board (HSPB) conducted site inspections of the proposed historic district , accompanied by City staff; and

F. WHEREAS, on September 5, 2023, a noticed public hearing of the Palm Springs Historic Site Preservation Board (“HSPB”) to consider Case HSPB #145 / HD-9 was held in accordance with applicable law; and

G. WHEREAS, at the said hearing, t he HSPB carefully reviewed and considered all 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 and voted unanimously to recommend that the Council designate the Country Club Estates as a Historic District ; and

H. WHEREAS, on April 25, 2024, a noticed public hearing of the Palm Springs City Council to consider Case HSPB #145 was held in accordance with applicable law; and

I. WHEREAS, at the said hearing, the City Council carefully reviewed and considered all 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.

THE CITY COUNCIL OF THE CITY OF PALM SPRINGS RESOLVES:

SECTION 1 : FINDINGS – RELATIVE TO THE CRITERIA FOR THE DESIGNATION OF HSITORIC DISTRICTS.

Item 2B - Page 7
Resolution No.____

Page 2 of 7 ends

April 25, 2024

Evaluation of the Application. Pursuant to Municipal Code Section 8.05.0 90 (C,1), the City Council shall evaluate the application and make findings in conformance with the following criteria:

Criteria for the Designation of a Historic District, provided 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 report identifies Country Club Estates as an exceptional example of a mid- century modern garden apartment for multi-family residential use. Master architect A. Quincy Jones was the lead architect for the project; however, the Jones & Emmons firm is given credit for the design. A strong association to a particular period of Palm Springs history and a high level of design integrity are present on this property.

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

No information was provided indicating any significant event was directly associated with this site. The site does not qualify under Criterion a.

(Criterion b) Is associated with the lives of persons who made a meaningful contribution to national, state or local history;

The report does not call out any individuals associated with the property who made any meaningful contribution to national, state, or local history. The site does not qualify under Criterion b.

(Criterion c) R eflects or exemplifies a particular period of national, state or local history;

During the post -World War II period in Palm Springs, there was a growing demand for multi - family residential units with ownership options. A place that was a tourist destination for the wealthy was now experiencing a population growth of the upper -middle class and the middle - class following World War II. As part of this shift, new housing typologies such as garden apartments, low -rise multi- family development and condominiums began to emerge. From a planning standpoint, the increased popularity of condominiums as a residential use with amenities started to change the urban fabric of development. Concurrently, designers were experimenting with Modernist ideas and implementing them to address the need for housing.

Utilitarian building materials were used to create a clean aesthetic for this multi-family residential project which exemplifies the post-World War II period in Palm Springs; therefore, staff finds the site qualifies as a historic resource under Criterion c.

(Criterion d) E mbodies the distinctive characteristics of a type, period or method of construction;

Item 2B - Page 8
Resolution No.____

Page 3 of 7 ends

April 25, 2024
Unlike the National Register criterion concerning construction, the Palm Springs evaluation of construction addresses the type (of construction), the period (of construction) and the method (of construction). Conventional construction methods and materials were used to develop this complex. The honesty of materials is celebrated but no new construction methods or techniques were utilized for this project; therefore, contrary to the report, staff finds the project does not qualify for this criterion.

(Criterion e) P resents the work of a master builder, designer, artist, or architect whose individual genius influenced his age, or that possesses high artistic value;

Architect A. Quincy Jones is recognized as the principal architect for the Country Club Estates.

His partnership with Emmons was formed in 1950 and their design firm produced a variety of award-winning projects for the next 20 years. Locally, A. Quincy Jones is known for designing “Sunnylands” and the Annenberg Estate in Rancho Mirage. As a master architect who greatly influenced the Modernist movement in California, A. Quincy Jones successfully influenced his peers through his work. His use of ordinary materials and the subtle integration of light and air at the Country Club Estates exemplifies his mastery of Modernist design principals, thus staff finds the project qualifies under Criterion e.

(Criterion f) R epresents 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

No information has been provided that the resource qualifies under Criterion f.

(Criterion g) 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 on any pre-historic significance of the site.

SECTION 2: PART “C” ANALYSIS OF HISTORIC INTEGRITY.

Analysis of Integrity. (PSMC 8.05.090 (C,2). 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.

“Country Club Estates” is evaluated as a historic district in terms of its historic integrity as follows:

Location.

All individual buildings and open spaces remain in the original location of construction, therefore, retains its integrity of location.

Design.

There is a large emphasis on the site plan and layout of the individual buildings on the triangularly shaped lot to create a functional and welcoming environment for the residents. The low, horizontal massing helps frame the surrounding mountain views, and the honest use of Item 2B - Page 9
Resolution No.____

Page 4 of 7 ends

April 25, 2024
conventional building materials reflect the Modernist design aesthetic. Building materials like the concrete blocks served both a practical and decorative propose. Internalized atriums with full - length walls of glass in each unit brought light and the outdoors into the space. This feature was described as an outdoor garden inside your home. Carports were located near the entrance of each unit continuing the use of the square concrete blocks. This utilitarian space was well integrated into the design of each entrance. The design intent created by the architect remains virtually unchanged, therefore, the design integrity is intact.

Setting.

The site plan and placement of the individual buildings create an internal open space for recreation activities. While the surrounding context has evolved over time, the original site plan and scale of the project remains consistent, therefore, the integrity of setting is intact.

Materials.

The exterior building materials consist of masonry walls with a smooth Portland cement finish, concrete blocks, and fenestration with thin aluminum frames. Conventional building materials are composed in a way that prevents visual monotony. The original selection of materials remains the same. The overall integrity of materials is intact.

Workmanship.

Conventional construction methods and building materials were used, but the application of the materials and use of form shows a clear aesthetic. Simple clean lines indicate a level of workmanship that values attention to detail.

Feeling.

Minimal changes were made to the physical site and the building layout remains unchanged.

The character defining features on each building have been retained, and the complex continues to be used as a multi -family residential development. Staff finds the feeling of the site remains intact.

Association.

The property maintains most of its original detailing and layout on the site. Its association to the architect A. Quincy Jones is apparent because original design details like the low, horizontal fascia and the openings for light and air valued by the California Modernist architects are maintained.

The City Council made findings for Historic Integrity for the site to qualify as a Historic District.

SECTION 3: 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 staff and HSPB when it is tasked with evaluating future alterations to the historic resource.

Item 2B - Page 10
Resolution No.____

Page 5 of 7 ends

April 25, 2024
Character-defining features of the resource are as follows:
• Nine buildings composed of 2 -units and 4- units emphasizing horizontal massing, flat rooflines, continuous fascia detail extending the entire façade and decorative use of concrete blocks.
• Internal atrium inside each unit.
• Recessed entry with louvered openings in the roof, planting beds, and a staggered concrete paver walkway.
• Open carport design integrating concrete blocks as walls and pillars. • Narrow aluminum window frames and floor to ceiling glazing on the walls facing the garden patio.
• Garden patio framed with concrete winged block walls. • Entry door configuration and side window with bottle glass and diamond pane patterns.

Doorknob and escutcheon positioned on raised cross panel and original unit numbers above the doorknob.
• Original swimming pool and adjacent spa tub from 1965. • Site design including but not limited to the community open space at the center of the property and milk -glass globe streetlamps along the broomed concrete walkways, and buffer green space.

Non-contributing elements:
• Pool fencing which was installed to comply with building safety requirements and regulations.
• Roller shading devices and awnings installed on the soffit to cover rear patios. • Garage doors and walls enclosing the original carport design. • Large bronze address numbers on the carport columns.
• Rooftop mechanical equipment and duct work.
• Photovoltaic panels mounted on the roof.
• Metal security doors in front of the original entrance doors. • Gutters and downspouts.
• Enclosed interior atrium.
• Non-original signage for the complex.
• Non-historic round globe streetlamps located along the street.

SECTION 4: ENVIRONMENTAL ASSESSMENT

SECTION 5: CONDITIONS THAT APPLY TO HISTORIC DISTRICTS:

According to Section 8.05 of the Municipal Code, the following General Conditions shall apply to Historic Districts:

Item 2B - Page 11
Resolution No.____

Page 6 of 7 ends

April 25, 2024

1. It shall meet the definition of a historic district as outlined in Municipal Code Section

8.05.020.

2. An archival file on the property shall be maintained 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 8.05.120 “Demolition or Alteration or New Construction within a Historic District – 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.

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 site shall not be further subdivided.

8. 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.

The following Specific Conditions of Approval shall apply to the Country Club Estates Historic District:

1. Review of future Certificates of Appropriateness (“C of A”).

Alterations to buildings,
structure, objects, and other character -defining and contributing resources within the historic district and described in Sections 2 and 3 are to be evaluated pursuant to PSMC Section 8.05.120 (E), including consistency with the Design Guidelines.

Based upon the foregoing, the City Council designates “The Country Club Estates” located at South Camino Real and East La Verne Way, a Historic District HSPB #145 / HD-9.

ADOPTED THIS TWENTY-FIFTH DAY OF APRIL, 2024.

SCOTT STILES

CITY MANAGER
ATTEST:

BRENDA PREE, MMC

CITY CLERK

CERTIFICATION

STATE OF CALIFORNIA )
COUNTY OF RIVERSIDE ) ss.

CITY OF PALM SPRINGS )

Item 2B - Page 12
Resolution No.____

Page 7 of 7 ends

April 25, 2024

AYES:

NOES:

ABSENT:

ABSTAIN:

IN WITNESS WHEREOF, I have hereunto set my hand and affixed the official seal of the City of Palm Springs, California, this ______ day of ______________, _________.

BRENDA PREE, MMC

CITY CLERK
Item 2B - Page 13

ATTACHM
ENT C
Item 2B - Page 14
1DRADRADRAFTFTDDDD

Country
Club
Estates

South Camino Real
& East La Verne Way
Palm Springs, CA 92264

Prepared by
Steve Vaught
for the
Palm Springs Preservation Foundation
April 2022

Item 2B - Page 15
1 Acknowledgements

The author gratefully wishes to thank
the following individuals/organizations for
their professional expertise and/or editing assistance:

Barbara and Ron Marshall; Gerry Ragucci; Scott Erdman; Steve Treinen; Robin Behm; Orange Coast Title Company of Southern California; Frank Lopez, Architecture and Design Collection, Palm Springs Art Museum; Simon Elliott, UCLA Library Special Collections; Ron Duby; Jackie Linares, Palm Springs Department of Building & Safety; Renee Brown, Palm Springs Historical Society; and the members of the Country Club Estates Homeowners Association.

Realtors Edythe and Ralph Weinstein, along with Robert Caffrey of Coachella Valley Savings & Loan, admire the view from Country Club Estates, September 1966. (Courtesy Palm Springs Historical Society)

Front cover: Architectural rendering of Country Club Estates as it appeared in the February 1965 issue of Palm Springs Life.
(Courtesy Architecture and Design Collection, Palm Springs Art Museum)

Item 2B - Page 16
2 Country Club Estates

Historic District Nomination

Table of Contents

INTRODUCTION: PAGE 3
EXECUTIVE SUMMARY: PAGE 4
CLASS 1 HISTORIC RESOURCE DESIGNATION APPLICATION FORM: PAGE 7 STATEMENT OF SIGNIFICANCE: PAGE 10
BACKGROUND/HISTORIC CONTEXT: PAGE 50
EVALUATION FOR CLASS 1 RESOURCE DESIGNATION: PAGE 50
INTEGRITY ANALYSIS: PAGE 52

APPENDICES

I Riverside County Assessor’s Map
II Country Club Estates Google Earth View
III Country Club Estates Site Plan
IV Country Club Estates Units/APNs
V Historic Preservation Plan
VI Los Angeles Times Home Magazine
VII Country Club Estates Title Documents
VIII A. Quincy Jones Biography

Item 2B - Page 17
3 Introduction

The Palm Springs Preservation Foundation (PSPF) is a non -profit organization whose mission is “to educate and promote public awareness of the importanc e of preserving the historical resources and architecture of the city of Palm Springs and the Coachella Valley area.” Starting in 2008, PSPF has actively lobbied local governments throughout the Coachella Valley to support the creation of historic districts in accordance with their local ordinances. However, due to the foundation’s limited resources, PSPF can only support efforts to create historic districts if there is strong homeowner interest and enthusiasm for such an undertaking. On June 15, 2021, PSPF was notified by the Country Club Estates Homeowners Association (HOA) that they had voted to pursue historic district designation. PSPF was provided letters of support indicating that a majority of owners (21 of 30) supported pursuing historic distr ict designation. Copies of these documents (and the photographic survey of the Country Club Estates complex) have been provided to the city’s Director of Planning Services on a thumb drive.

(Author Photo, December 2021)

Prepared by Steve Vaught on behalf of the Palm Springs Preservation Foundation 1775 East Palm Canyon Drive, Suite 110-195
Palm Springs, CA 92264
760-837-7117
[email protected]
Item 2B - Page 18
4 Executive Summary

SIGNIFICANCE:

Country Club Estates is a 30-unit condominium complex located in south Palm Springs. Completed in 1965, it stands as an exceptional representative of Desert Modernism as envisioned by Master Architect A. Quincy Jones, FAIA (1913-1979) of the prominent Los Angeles firm of Jones & Emmons.

Although Jones is considered one of the most important and influential mid-century California Modernist architects, credited with a wide range of designs across the state, his work in Palm Springs is exceedingly rare. Country Club Estates is only one of a handful of Jones’ credited Coachella Valley designs, joining such important area landmarks as the remodel and addition of the Palm Springs Tennis Club (1946); the Town & Country Center (1948) (both in association with Paul R. Williams); and “Sunnylands,” the Walter and Leonore Annenberg estate in Rancho Mirage (1963 - 1966), (with Frederick E. Emmons), among others.

While his work in the desert may have been rare, Jones demonstrated with Country Club Estates how well he understood its environment and the ways to adapt his designs to maximize livability. The sleek horizontality of its massing , its carefully planned spaces, and artful blurring of the line between indoors and out, all contribute to making Country Club Estates a stand-out of its type.

Country Club Estates is also considered a significant and largely intact representative of the “leisure lifestyle” type of multi -family dwelling that gained popularity in Palm Springs during the 1960s, and which today embodies the spirit of desert living. Nearly 60 years after its construction, Country Club Estates retains the exact same charm and atmosphere which drew its initial residents in the 1960s.

Country Club Estates is a fine example of the modernist architecture for which Palm Springs is internationally known and should be viewed as a component of the historic trends that define the city’s image as a center of important mid-century architecture (i.e., an historic trend that exemplifies “a particular period of the national, state or local history”).

DESIGNATION CRITERIA:

Country Club Estates has been identified as a potential historic resource in the Palm Springs Historic Resource Survey Inventory and Context Statement of 2015 (Final Draft 2018). A brief summary of the evaluation contained in this n omination is as follows: Palm Springs Municipal Code (PSMC) 8.05.070 (C.1.a.) paragraphs (iii), (iv) & (v) - Design/Construction: Country Club Estates is eligible under the theme of Modern architecture because it possesses numerous distinctive characteristics that make up the modernist style including overall horizontality, flat roofs, use of inexpensive mass-produced materials (like concrete block) and man-made materials suitable to the harsh desert environment (including aluminum, glass and concrete), Item 2B - Page 19
5 deep eaves (to moderate the solar heat) and an architectural design that blurs the line between the indoors and outdoors. Therefore, for its distinctive characteristics and high artistic values, Country Club Estates qualifies as a Historic District under Criteria (iii), (iv) & (v).

SUMMARY:

This evaluation finds Country Club Estates eligible for listing as a Palm Springs Historic District under PSMC 8.05.070 (C.1.a.) paragraphs (iii), (iv) & (v) of the local ordinance’s seven criteria (criteri on vi is deemed inapplicable as the various buildings in Country Club Estates possess “individual distinction”). Additionally, the buildings in the proposed historic district retain a high degree of architectural integrity.

Item 2B - Page 20
6 A. Quincy Jones, FAIA (1913-1979)
(Courtesy American institute of Architects)
Item 2B - Page 21
7 Item 2B - Page 22
-/o)/ ~LM ~ CITY OF PALM SPRINGS
m I~ ~I Departmen t of Planning Services
~ ~
3200 E. Tahquitz Canyon Way, Palm Springs, CA 92262
-1t1,011'1'\ Tel 760-323-8245 - FAX 760-322-8360
-
For Staff Use Only
Case Number:

In-Take Planner:

Date:

HISTORIC RESOURCE DESIGNATION

PLANNING / ZONING GENERAL INFORMATION FORM
TO THE APPLICANT : Complete all parts of this application. Denote "NA" for lines that are not applicable. project lotormatjon:

Applicant's Name: Count[Y Club Estates of Palm SQrings Homeowner 's Association Applicant's Address : c/o Greg Merten, 1983 South El Camino Real, Palm SQrings, CA 92264 Site Address: South El Camino Real and East La Verne Way, Palm SQrings, CA 92264 APN: (Overall) 511-150-031 Phone# : 650-619-5767 (Greg Merten, HOA 12resident} Email: [email protected] Zone: GP: Section/Township /Range: Por. of the SE ¼ of the SE ¼ of the NW ¼ of Section 26/TS4/ RE4, SBB 8M
Description of Project:

Country Club Estates is an exceptiona l example of a Desert Modern condominium complex and one of the few Palm Springs area designs credited to Master architect A. Quincy Jones , FAIA. An outstanding model of "Garden Apartment" design, Country Club Estates is significant as one of the early condominium projects that became an important phase in the history and development of Palm Springs.

Note: For Historic District applications : on a separate page provide a list of all sites/parcels within the proposed historic district boundaries with the same information listed above.

Is the project located on the Agua Caliente Band of Cahu illa Indians Reservat ion?Yes /No: No. (Refer to the Land Status Map under Tribal Resources on the Planning Department home page) Construct ion Date: 1965 D Estimated !jActual (denote source, i.e. building permits) Architect: A. Quincy Jones FAIA of Jones & Emmons, Architects and Site Planners Original Owner: Philbert Cor12oration (PhiliQ Jacobs & Bert A. Randall} . Common/Historic Name of Property : Count[Y Club Estates Other historic associations: Arthur Elrod (Original interior designer for model units} Attach to this application any information, photos, drawings , newspaper articles, reports , studies, or other materia ls to fully describe the characteristics or conditions that support this applica tion for historic designation .

Architectural Style : Desert Modern
Refer to the Architectural Styles chapter of Citywide Historic Context Statement, under Historic Resources on the Planning Department Home Page: www.palmspring sca.gov.
8 Item 2B - Page 23
HISTORIC RESOURCE DESIGNATION APPLICATION (CONT.)
Crjterja for the Qesjanatjon of a c1ass 1 Hjstorjc Resource:

Provide a written description of how the site qualifies as a historic resource per the following Findings. Please provide answers on a separate sheet or report.

FINDING 1: The site, structure , building or object exhibits exceptional historic significance and meets one or more of the criteria listed below:
a. The resource is associated with events that have made a meaningful contribution to the nation, state, or community. 1
b. The resource is associated with the lives of persons who made a meaningful contribution to national, state or local history.
c. The resource reflects or exemplifies a particular period of national, state or local history. d. The resource embodies the distinctive characteristics of a type, period, or method of construction. e. The resource presents the work of a master builder, designer, artist, or architect whose individual genius influenced his age, or that possess high artistic value. f. 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.

FINDING 2: 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. Provide a written description for each element as listed: Design; Materials; Workmanship ; Location; Setting; Feeling; and Association. 2 crjterja tor the Qesjqnatjon of a c1ass 2 Hjstorjc Resource:

Pursuant to the Palm Springs Municipal Code (PSMC) Section 8.05.0?0(C , 1 ): A site, structure, building, or object may be designated as a Class 2 historic resource of a Contributing Resource in a proposed historic district by the Palm Springs City Council, provided the site, structure, building, or object exhibits significance and meets one or more of the criteria listed in Finding 1 above. A Class 2 historic resource is not required to meet the findings for integrity as described in Finding 2.
crjterja and Eiodioqs for pesjqnatjon of Hjstorjc Pistrjcts· In addition to the criteria listed in Finding 1, to be considered for designation as a Historic District, a defined area must:
a. Contain contributing resources on a majority of the sites within the proposed district which individually meet the criteria in Finding 1. The defined area may include other structures, buildings, or archaeological sites which contribute generally to the overall distinctive character of the area and are related historically or visually by plan or physical development. Provide a separate list by address and Assessor Parcel Number (APN) for each site/parcel that meets the criteria outlined in Finding 1. b. Identify non-contributing properties or vacant parcels to the extent necessary to establish appropriate, logical or convenient boundaries. Provide a separate list by address and APN number for each site/parcel within the proposed historic district that is considered non-contributing to the overall historic significance of the historic district.
1 N OTE: Unlike the National Trust criteria, the City's criterion does not consider "patterns of events". For considera tion of "patterns of events", use Criterion "C", reflecting a particular period.
2 NOTE: Refer to the U.S. Department of the Interior Bulletin for "How to Evaluate the Integrity of a Property ". 9 Item 2B - Page 24

CITY OF PALM SPRINGS

PLANNING DEPARTMENT APPLICATION

HISTORIC RESOURCE DESIGNATION

HISTORIC DISTRICT APPL/CATIONS

APPLICANT'S REQUIRED MATERIAL CHECKLIST
The following items must be submitted before a Historic District application will be accepted. Please check off each item to assure completeness . Provide twelve (12) hard copies and one (1) PDF copy of the following materials unless otherwise noted:

Application Information :
• General Information form listing main contact person. (1 copy) • A map of the proposed district boundaries, identifying all potentially contributing resources.
• A list of all Assessor Parcel Numbers (APN), addresses , and ownership within the proposed district boundaries. (1 copy)
Formal Historic District Designation Report:

Applican t
Only
City Use
Only
a
a
a
The following items shall be included in a Historic Resource Report describing how the district is eligible and approp riate for designation per PSMC 8.05.090.
• Photographs of all sites within the proposed district boundaries. • Aerial photo of the proposed historic district (from Google Maps or equal). • I nformation on the architect , designer, and/or developer. • Date and method of construction . Provide copies of building permits. • Identify the period of significance of the proposed district which the contributing resources collectively represent.
• A detailed assessment of the character defining features describing materials , architectu ral details/style, landscape elements , or other relevant descriptors of each site believed to be contributing.
•
•
•
Proposed historic district design guidelines, which includes development , and aesthetic standards.

Ownership and address history: ("Chain of Title") for each potentially contributing resource within the proposed district.

Evaluation of the site relative to the Criteria and Findings for Designatio n of Historic Districts for each potentially contributing resource within the proposed historic district.

Additional Information:
• • •
•
• L etters demonstrating written support of the proposed historic district from 11!!11 no less than fifty-one (51%) of all property owners within the boundaries of the proposed historic district.
• Public Hearing labels per PSZC Section 94.09.00. •
• Any documentation or resarch deemed necessary to determine the qualifications of the site, structure , building , or objects within the proposed historic district. a
a a a
a
a
a
a
a
a
0 0
Applicants are encouraged to review the helpful bulletin from the U.S. Department of the Interior titles "How to Apply the National Register Criteria for Evaluation". (National Register Bulletin 15 (http://www.ns.gov/history/n r/publications /bulletins/nrb15/)). 10 Statement of Significance

Summary

Country Club Estates is a 30-unit condominium complex located in south Palm Springs on a 2.26-acre parcel fronted by South Camino Real on the East and East La Verne Way on the South. The northern and western boundaries are alleyways/public utilities easements . Country Club Estates is composed of nine separate structures in 2 and 4-unit configurations. Unit addresses run from 700-830 East La Verne Way and 1967 -1997 South Camino Real. While each of the residential units have their own individual addresses, the overall complex is commonly known as simply being at the corner of South Camino Real and East La Verne Way. The Riverside County Assessor gives the build date of 1965, which conforms with other documentation related to the complex.

Country Club Estates is located on Lot 31 of Tract 2972. Each of the units have been assigned their own APNs, however, the overall APN for Country Club Estates is 511- 150-031. Country Club Estates is sited on fee-simple land and is located within the boundaries of the Canyon Corridor Neighborhood Association.

(Author Photo. November 2021)

Item 2B - Page 25
11 History

“SWIM SUN GOLF,” the magic words for Palm Springs homebuyers in the 1960s. (Courtesy Steve Treinen)

Country Club Estate’s origins can be traced back to the Palm Springs General Plan of 1959 and the population boom it sought to address. While the village had been renowned for decades as a haven for relaxation and leisure activities, it was largely a playground for the well-to-do who could either afford private homes of their own or extended stays in luxury resorts. Multi -family dwellings made up only a fraction of residential structures. In fact, as late as 1959, the General Plan noted that only 5.6% of the City’s population lived in multi-family residences.

During the 1950s, this was becoming a serious problem as the city struggled to keep up with its growing popularity. According to the General Plan, between the years of 1950 and 1956 alone, the full-time population had jumped a startling 60%, with future growth expected to rise at a rate of 4-5% per annum.

During the booming post-war years, Palm Springs saw itself growing well beyond its original reputation as a vacation resort with an ever -increasing number looking to the village as a permanent or semi-permanent home. Many were empty nesters who wanted to enjoy the benefits a home offered without the responsibilities and expenses that came with it. Others desired low maintenance part time residences, Item 2B - Page 26
~ee ~tl-fflU •••
2 & 3 Bedrooms ... Also 2 Bedrooms & Den

SWIM SUN GOLF
COUNTRY CLUB EST ATES is like having a private country club at your front door. And what could be more appropriate in the "Golf Capital of the World" than two of America's finest 18-hole golf courses within walking distance of your home.

We invite you lo visit our furnished models by Arthur Elrod A.I.D. ~ Cl 11 b

PALM SPRINGS, CALIFORNIA
1987 So. Comino Real • 2 Block, south of Biltm ore Golf course • Telephone 327-3592 12 either for a season, or as a weekend getaway. The fact that Palm Springs was easily accessible by car from the major metropolitan areas of Los Angeles and San Diego made it particularly desirable to those seeking this type of arrangement. Yet, few were currently available.

The City’s 1959 General Plan attempted to address this issue by an increase in medium-density zoning in areas where it might be of benefit. Particular focus for this growth was given to the heretofore largely undeveloped area of south Palm Springs.

South Palm Sprin gs, noted the report, “is endowed with a beautiful natural environment and a spectacular view which would make it a most unusual and desirable location for apartments, with excellent access to the rest of the City.”

The change in zoning had the desired ef fect and within a year , new multi-family developments were underway or in the planning stages throughout the city. As envisioned, a major area for this development was south Palm Springs, which had the added incentive of the planned Canyon Country Club (19 61-65). What followed over the next decade was a remarkable series of modernistic condominiums that have come to embody the “leisure lifestyle” of Palm Springs. The first was the Polynesian-themed Royal Hawaiian Estates (Wexler & Harrison, 1960); followed by Park Imperial South (Barry A. Berkus , 1960); Sandcliff Garden Homes (Sherwin L.

Barton, 1960); Canyon View Estates (Palmer & Krisel, 1962); Canyon Country Club Colony (Harry Kelso, 1964); Villa Roma Garden Homes (James K. Schuler , 1964); Country Club Es tates (Jones & Emmons , 1965); and Kings Point (William Krisel , 1969).

Country Club Estates and other historic “leisure lifestyle” condominiums of south Palm Springs were featured in the 2013 PSPF tribute journal The Architecture of Desert Leisure by Erik Rosenow.
(Courtesy Palm Springs Preservation Foundation)
Item 2B - Page 27
13 These developments helped to reduce the multi -family housing crunch of the day, but they were not produced in a stopgap manner simply to fill a void quickly and maximize a profit. To the contrary, Country Club Estates and its fellow leisure lifestyle condo miniums were created efficiently, but with great thought, care and talent. Their developers and designers, which included some of the desert’s most notable modernists, sought to produce something that would make noteworthy and lasting additions to the arch itectural legacy of Palm Springs. Their foresight has withstood the test of time and, to date, three of the developments, Royal Hawaiian Estates; Sandcliff Garden Homes; and Park Imperial South have been honored as Palm Springs’ Historic Districts #2, 5 and 6, respectively.

While condominiums are quite common in the Palm Springs of today, Country Club Estates and its 1960s contemporaries were part of a vanguard of new multi -family residential construction representing an historic trend in the growth and development of Palm Springs. As author and historian Lawrence Culver noted in his book, The Frontier of Leisure (Oxford University Press. 2010), Palm Springs was the first in the state and one of the first resorts in the nation to legalize condominiums as a new form of vacation housing. In fact, its early successes in this vein helped to pave the way for other resorts to follow suit such as Vail and Aspen.

Tract 2972 Ownership

Country Club Estates is located within the bounds of Tract 2972, which was created out of a portion of the original Section 26. The full legal description is “Tract 2972 being a subdivision of a portion of the SE ¼ of the SE ¼ of the NW ¼ of Section 26, T4S, R4E, SBB 8M.”

In spite of several attempts, the title company was unable to locate the original grant deed for the property, however it did obtain several later agreements . These, combined with information gleaned from other sources, principally the Desert Sun, has helped to at least partially explain the tract’s chain of ownership at the time of the complex’s construction.

Based on a 1954 Desert Sun article, the future site of Country Club Estates was part of a 30 -acre parcel originally belonging to prominent Agua Cal iente tribe member Lee Arenas. Arenas sold the land in a private sale to George M. “Duke” and Florence Blezard and Roy E. and Mattie Lee Smith, which was stated as being “the first time that such land ownership has passed in fee -patent from a member of the Agua Caliente tribe to a purchaser.”

Blezard (1898-1975) was born in England but spent most of his early years in Canada, attending the University of Alberta before starting a career as a stockbroker in New York. Later changing coasts to California, Ble zard operated a chain of off - sale liquor stores before retiring to Palm Springs in 1947 where he and his wife took up residence at the Rancho Trailer Park. Smith (1903 -1995), had been in the automobile business in Los Angeles including ownership of at leas t one service station before, he too, retired to the desert.

Item 2B - Page 28
14 Blezard and Smith had purchased the land with plans to create a new trailer park, the Sahara Trailer Park (today’s Sahara Mobile Home Park) at 1955 South Camino Real, an upscale park with accommodations for 300 units. Opened in fall 1954, the Sahara featured a club house, grocery stor e, dance hall, television viewing room, and swimming pool, among other amenities. As a condition for approval of the large- scale project, the city of Palm Springs re quired Blezard and Smith to fund the construction of the extension of South Camino Real, which ran along the property’s eastern boundary.

Roy E. Smith (left) and Duke Blezard (right), owners of Tract 2972, the land that would become Country Club Estates, appear in this 1954 image from the Desert Sun. (Via California Digital Newspaper Collection)

While the Sahara took up much of the property, there was still a portion at the south and east that had not been developed, perhaps reserved for future park expansion.

In 1963, the southeastern portion of this land, which was officially separated into its own tract, 2972, became the future site of Country Club Estates.

As noted, the original grant deeds were not located during multiple searche s.

However, certain related documentation was found that has helped to understand the transfer of the land to facilitate construction of the complex. While it too is missing Item 2B - Page 29
(D• ,rt un Photo )
TV FOR SAHARA - The large t In Lallation of the T coaxial abl .en i I call d for in contra t igned b tween th Palm pring T I vi ion orpora ion and th hara Trail r Park now und r con tructlon. Looking ov r h co Lract which call· for U rv utl t · ar .

I ft to right: Roy E . Smith , vice pre Id n ot ahara Trail r Park , Hal Waltz , g n ral m nag r of th TV corpo r tion and Duke pr id nt of th Trail r Park corporation. 15 from the records, there is reference to a Lease Agreement made by date of August 12, 1963. This agreement, which covered the leasing of Tract 2972 was made between George M. & Florence V. Blezard and Roy E. & Mattie Lee Smith (hereinafter referred to as “the Blezards and the Smiths”), on the one hand as Lessors, and Bert A. Randall (hereinafter referred to as “Randall”), on the other hand as Lessee. This document was amended by instrument dated October 11, 1963, whereby the lease was assigned from Randall to the Philbert Corporation (hereinafter referred to as “Philbert”). This would be the enitity that would construct the Country Club Estates.

The Developer and Contractor – Philbert Corporation

The Phil and Bert of the Philbert Corporation – Philip Jacobs and Bert A. Randall – stand proudly at the newly completed Country Club Estates. The pair are holding a copy of the January 3, 1965 Los Angeles Times Home magazine, featuring the condos. (Courtesy Palm Springs Historical Society)

Philbert, a Los Angeles-based building and development corporation, was an entity controlled by Philip Jacobs and Bert A. Randall, from whose names comprised the corporate name. While biographical details on the pair are slim, it appears that Jacobs had long been involved in Southern California real estate. Ra ndall was an Item 2B - Page 30
16 experienced builder, particularly in the San Fernando Valley, where he constructed numerous homes either through Bert A. Randall & Associates or the Barsel Construction Co., in partnership with Bert Siegel. Barsel was the principal developer of the Country Crest tract in Granada Hills (1957).

Jacobs and Randall teamed up to form Philbert Corporation in the early 1960s as a building and development company. This entity may well have been created specifically to develop Country Club Estates as n o other projects have yet been identified as being planned or constructed under the Philbert name.

While Jacobs appears to have remained principally in Los Angeles, Randall became a villager, with he and his wife Helen purchasing an Alexander -built home at 970 Tuxedo Circle in 1961.

Phil and Bert welcome you home to Country Club Estates. January 1965. (Courtesy Palm Springs Historical Society)

Item 2B - Page 31
17 Country Club Estates’ Master Architect – A. Quincy Jones of Jones & Emmons

A. Quincy Jones and Frederick Emmons are seen with developer Joseph Eichler (center).

The trio’s remarkable collaboration produced thousands of homes in both northern and southern California that are today considered among the finest of their type. (Via Eichler: Modernism Rebuilds the American Dream)

Planning for Country Club Estates officially began on November 13, 1963, when an agreement was reached between Philbert and the Los Angeles architectural firm of Jones & Emmons.

Based on the firm’s reputation and award -winning design portfolio, the choice of Jones & Emmons virtually guaranteed that Country Club Estates would rise to the highest level of quality and become a notable addition to Palm Springs’ built environment. At the time of their selection, A. Quincy Jones & Frederick E. Emmons were leaders in Southern California architect ure, having produce d an impressive oeuvre of designs that ranged from modest tract houses to grand estates. While they are perhaps best known for their residential work with Joseph Eichler, the firm produced a wide range of designs from schools, office buildings, churches, markets, apartments, government structures, and factories.

As noted in t he Palm Springs Historic Survey Findings , the firm developed a distinctly Californian expression of modernism characterized by simple post -and- beam construction, warm woods and other natural materials, integrated systems and Item 2B - Page 32
18 inviting scale. The y utilized new building technologies and structural innovations, including lightweight post -and-beam construction with preassembled parts, which decreased costs and production time.

Today, Jones is counted among the masters of Modern architecture in Southern California during the second half of the 20th century. (Please see full biography in Appendix VIII.)

It should be noted that while Country Club Estates is officially credited as a Jones & Emmons partnership design, documentation in the A. Quincy Jones Papers and elsewhere indicates that he was lead architect on the project.

Country Club Estates Site Planning

Originally, Country Club Estates was anticipated as a 24-unit cooperative apartment development. However, this was soon reworked into a 30 -unit condominium complex shortly after planning was underway.

Jones & Emmons were to provide not only designs of the units themselves, they also would provide overall site planni ng as well. This would include the swimming pool, paving, planting beds, external lighting, as well as anticipated recreational facilities, specifically a private putting green.

Ground was broken on the project in early 1964 and appears to have been underway throughout much of the year with completion by year’s end. According to the Desert Sun, total cost of the project was estimated at $483,000, making it one of the biggest projects completed in Palm Springs for the year.

The first task Jones needed to address was the placement of the complex onto its site. Site planning was one of the firm’s specialties and Jones and his team brought years of expertise into the layout of Country Club Estates. While it varied in some technical ways, the plan followed in spirit the classic garden apartment design of the type that had gained popularity across the country, and in Southern California in particular, in the years leading up to and following World War II. The philosophy behind such apartments had its origins in the 19th century “Garden City” movement, which sought to harmonize the relationship between indoor and outdoor spaces.

The triangular shape of the 2.26 -acre site provided both a challenge and an opportunity to create a unique design that would emphasize privacy while maximizing access to garden spaces and mountain views. Jones divided the 30 planned units into 9 single-story structures of 2 and 4-unit configurations. This layout promoted the illusion of private home s rather than a monolithic multifamily block.

Jones furthered this in the way he varied the 2 -unit structures between the 4 -unit versions, helping to avoid a “cookie cutter” appearance . He would later refine and enhance the feeling of individuality in the stylistic elements of the units.

The structures were arranged along the edges of the lot in order to create an inner garden space, which would contain community features such as a swimming pool and putting green. The edge of lot placement also allowed for ease of access to Item 2B - Page 33
19 residents. With the southern and eastern perimeters already bordered by streets, Jones added a community driveway running along the edges of the western and northern sides. Jones planned for each unit to have an adjacent carport, affording a minimum of distance between parking space to front door.

Site plan of Country Club Estates showing how Jones arranged the different structures/units. Note how the architect positioned the end units to create wall space for patios.

Item 2B - Page 34
E La Verne Way
20 Sleek and Solid Desert Modernism

With the site plan mapped out, Jones and his team turned their attention to the actual architectural design. Jones’ files contain brochures and illustrations on other similar complexes being developed around the same period such as Canyon View Estates and Palm Desert’s Sandpipe r, which he likely used for comparisons with his own plans.

For Country Club Estates, Jones applied his decades of experience and award - winning mastery for designing homes of simple elegance and casual livability. The architect want ed the structures to be sleek and low with no overtly prominent embellishments to draw away from the spectacular scenery surrounding them. Yet, while his design emphasized horizontality, he nonetheless achieved a feeling of soaring height in the interiors through 11-foot ceilings and extensive use of glass both in fixed and in sliding forms.

A 1964 architect’s rendering of one of the 4-unit structures (Type “A”) shows both the overall horizontality of the design and the numerous ways Jones brought interest and variety through recessed entries, overhanging eaves and concrete block. (Courtesy A. Quincy Jones Papers, UCLA Library Special Collections)

While simplicity was a guiding principle of the design , it did not translate into monotony or blandness owing to the numerous ways Jones found to bring style and a feeling of individuality to each of the units without unnecessary or arbitrary embellishments.

Although the starting point for both the 2 and 2 -bedroom plus den (or 3 -bedroom) units was a rectangle, Jones altered the massing in the way he placed the carports/storage/service areas. He continued to transform the initial rectangle Item 2B - Page 35
PHILBERT CO RP. - COUNTRY CLUB ESTATES
---- - ·- -- -·- -·- - ·--,._ ... ,_
21 through recessed entries and service entrances and brought wing walls f orward on the garden side of the facades to form patio walls. Jones also enhanced the massing by varying roof heights in certain places as well as through overhanging eaves drawn out over the carports and across parts of the facades to serve as shelter against the direct desert sun.

And, as noted earlier, Jones furthered visual variety in the way he arranged the units by extending end units forward from the adjacent unit to which it was connected.

This not only visually enlivened the structures, it efficiently provided one wall for the adjacent unit’s garden patio.

View showing asymmetrical arrangement of units
furthering the illusion of single rather than multifamily dwellings. (Author photo. December 2021)

Perhaps the most impressive aspect of how Jones designed Country Club Estates was in the masterful way he used concrete, making it work in ways both structural and decorative.

Concrete would be used in the expected manner such as in the creation of the slabs and footings and for sidewalks and driveways. But Jones also turned concrete into the complex’s unifying design element in the form of concrete blocks. These blocks, which were made in 8”x8”x16” and grooved to simulate 8”x8”x8,” were used in an impressive variety of ways by Jones for interior, exterior and even garden elements as well.

Item 2B - Page 36
22 View showing some of the ways in which Jones mixed concrete blocks with smooth masonry. Note the difference in patio wing walls and overhanging roof, which cleverly hid air-conditioning systems.
(Author photo. December 2021)

Walls and ceilings were framed, according to Jones’ specifications with “standard” Douglas Fir studs and sheathing with insulation described as being extra thick “for maximum soundproofi ng and weather protection.” To sheath the walls, Jones alternated between smooth Portland cement masonry and concrete blocks. This was particularly effective in the handling of the recessed entries and the carports. Jones used concrete blocks not only for carport wall surfaces, but as pillars and dividing walls, and even to act as discreet shelters for waste cans.

In certain places, he used the blocks in a purely decorative manner such as quoining at corners, and in some spots, he added a line of block to a wall to break up the monotony. Fireplaces, both inside and out, were defined by concrete blocks. The theme continued into the complex’s hardscaping with perimeter walls and planting beds created out of the blocks. Finally, concrete block walls were used to display the complex’s name signature both at the southern and northern perimeters of the property.

Item 2B - Page 37
23 Bringing the Outdoors In

The connection between indoor and outdoor spaces is one of the hallmarks of Desert Modernism and at Country Club Estates Jones showed how it could be done to the maximum effect. The architect started at the street. As has been noted, he arranged the units to front as closely as possible to either the street or rear driveways in order to maximize open space within the complex. However, he offset the closeness on the public street sides with a buffer of green space, which would both symbolically and literally separate the units from the outside world.

Jones took the concept a step further by recessing the entries to the individual units.

Covered by a semi -open slatted roof, which diffused yet still allowed in light, the entries furthered the progression from outdoor to indoor realms. Paver walkways and planting beds enhanced the feeling of passing through a miniature garden.

Jones’ recessed entries drew the outdoors inwards. Note the slatted open roof, which allowed light in while blunting any harshness from direct exposure. (Author photo. December 2021)

As one entered the unit , one would immediately encounter one of Country Club Estates’ most distinctive features – the atrium. A hugely popular staple of Jones’ longtime collaboration with Joseph Eichler, the atrium was to become an equally admired amenity at Country Club Estates. “Here indeed is a most unusual feature,” declared an early brochure. “An outdoor garden right in the center of your Town House home! Completely private, completely seclud ed. Here you can enjoy quiet outdoor privacy in your own park-like paradise!”
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24 An example showing how Jones wrapped each unit around its own atrium. Note, center hall at left, which was in itself an unusual amenity in this type of design. (Courtesy Barbara A. Marshall. April 2021)

Jones had masterfully arranged the space so that the atrium would be the first thing one would see upon entering the unit, visible through a full-length wall of glass. The light and plant -filled sp ace continued an d enhanced the garden feel, which had begun at the entry. This atrium would also open up off both the living room and master bedroom, providing a sheltered yet sunny outdoor space, to both spaces.

Yet, the atrium would be just one of two garden spaces Jones planned for each unit.

Running the full length of the interior side of each unit, the architect created another patio. This too was both visible and accessible through floor-to-ceiling glass panels and doors, which opened up off the living and dining rooms. The view encompassed not only the immediate patio area, but the public garden spaces and mountain vistas beyond.

Finally, Jones added skylights, described as “sky domes,” over both the kitchen and master baths, to bring in a dose of natural light into areas that were often overlooked in that regard.

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25 Country Club Estates Architectural Details – Carports

As has been noted, Jones incorporated individual carports into his overall design for the complex. Intended to provide maximum convenience for homeowners, Jones arranged that each unit’s carport would literally be mere steps from the front door.

While this would be a welcome amenity, the highly -visible utilitarian carports risked marring the design aesthetically. Jones masterfully addressed this issue, making what might have been a jarring distraction into a seamless component of the complex’s architectural composition.

Jones achieved this by unifying the carport, entry and street façade of the unit all under one long, low -profile overhanging roof. He furthered the integration through concrete blocks, which blended the spaces together, even using blocks to comprise carport pillars, which served as a unifying visual bridge between carport and entry walls. Finally, by opening up the wall separating the carport from the entry, Jones greatly softened the distinction between the two spaces and their different functions.

This also served to make the entry feel less boxy and more open as well.

View showing how Jones successfully integrated carports into his design both functionally and aesthetically.
(Author Photo. December 2021)

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26 Garden Patios

A typical example of one of the Country Club Estates Garden Patios. Note the eave Jones used to deflect direct sunlight from overwhelming patio or interior. Thicker wall on right, discreetly contains storage.
(Courtesy Barbara A. Marshall. April 2021)

The garden patio, along with the entry and the atrium, were three way s Jones brought light and landscaping into his design of each unit. While the entry set the tone from the streetside, the garden patio defined each unit from the complex’s interior green space. The garden patio was intended to be a buffer between the privacy of the unit and the public spaces beyond, affording access and views. While the patio was originally open to the public green, over time, hedges and other screen plantings have been used to create a fourth wall to fully enclose the space.

The garden patios were framed on either side by wing walls one of which, in many instances, was created by the outward extension of the adjacent unit. This efficient use of massing typified Jones’ innovative approach to planning and design.

The patios were designed to match the width of the unit, running the length of the living and dining room spaces. Jones ensured that the patio would not only be visible, but readily accessible from both rooms as well through the use of sliding glass doors. Jones filled the space between the top of the doors and the roof, with fixed glass panels, creating a floor-to-ceiling glass effect.

“Broomed” concrete floors, originally painted an oxblood red color, as well as built - in planters and even a private stora ge closet, completed the standard patio amenities.

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27 Rooflines and Eaves

Although the roofs were technically flat, Jones ensured there would be no monotony through the introduction of different roof treatments. Typically, the roofs were framed by a horizontal strip, smoothly plastered, and which was extended out in places to serve as eaves for sun shelter.

A variation to this was in areas where a thicker strip was used, which would rise higher than other sections of roofline. These sections were also smooth plastered but were additionally scored with vertical lines at regular intervals to connect them visually with the concrete block designs used on the facades. This higher section of roof not only added an aesthetic component to the design, it also served to discreetly help hide air conditioning equipment.

A section showing a portion of roof scored to mimic concrete blocks below. Note how the architect enlivens the massing in the way the roof is pulled out from the façade. Fireplace also adds to this effect.
(Author Photo. December 2021)

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28 Doors

Original exterior doors for Country Club Estates consisted of three types:

• Main front entry door
• Sliding glass doors for patio (and interior atrium)
• Service doors for the utility rooms

The front door for each unit was single-panel solid core with “Shima Face” veneer.

A raised cross panel bisected the door at about the center. It was in this cross panel that the door knob and escutcheon were positioned. Origina l door numbering was placed above.

An example of an unaltered Country Club Estates entry door with original hardware, numbering and adjoining glass panel.
(Author photo. November 2021.)

Framed next to each door was a glass panel of amber bottle glass, which represented another way in which the architect found ways to draw light into the units yet still retain privacy.

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•
29 Sliding glass doors at Country Club Estates were taken from the W .P. Fuller Co.’s Trimview Series 28, single slide with accompanying screens. These were used both for the interior atrium and garden patio as well.

The third type of door was reserved for the utility room s at the complex, but were nonetheless made with the same s olid core with “Shima Face” veneer as the entry doors.

Windows

Windows, which came from W.P. Fuller Co.’s Ful -Trim series, were chosen with narrow aluminum frames to give as much of an uninterrup ted view as possible.

Jones appears to have intentionally avoided giving the windows any special treatment that might draw attention to them, preferring the simple expanse of the glass panes to avoid distracting from the views.

Unit Configurations and Amenities

At Country Club Estates, buyers could choose between a two bedroom and two bath unit or one that had two bedrooms and baths plus an additional space that could be used for either a den or third bedroom. Other than the converti ble den, both unit types featured the same amenities, which included:

• Floor-to-ceiling living room fireplace
• Service bar between living room and kitchen
• Air-conditioning
• Roman tub in master bath
• Separate shower in master bath
• Double sinks in master bath
• Terrazzo floors

A study of the floorplans shows both an efficient and livable layout and includes two unusual features not common in comparative designs of the period – the atrium and center hall. It is also worthy to note that the units featured a h igher-than-average amount of closets and storage space , a far -sighted addition by Jones anticipating the day when the units might be used more for full-time residents than seasonal only.

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30 Floorplans showing the configurations for both 2-bedroom and 2-bedroom plus den units. (Courtesy A. Quincy Jones Papers, UCLA Library Special Collections)

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31 Community Features

Jones’ masterful arrangement of the units at Country Club Estates allowed ease of accessibility to the street on one side and to the internal garden space on the other.

By placing the units as closely to the edges of the property as possible, Jones was able to create a maximum of public garden space, which would be accessed by “broomed” concrete walkways and lighted by a series of street lamps surmounted with unusual modernistic milk-glass globes.

The complex’s connection to golf was one of the most frequently evoked points sale agents made to potential Country Club Estates homeowners, pointing out its closeness to two courses – Biltmore and Canyon Country Club. But the complex had golf amenities all its own in the form of a nine -hole putting green, which occupied the expansive green space to the north of the pool.

A 1967 article in the Desert Sun shows the putting green and its poolside location. (Via California Digital Newspaper Collection)

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E.t.SY LIVING, - Co untry Club E,1.,1.,, nev, condom in.um now eing offered, is th, ep itome of Palm Spron91 rel, od woy of life . Show11 here i, t e lug, ou•doo r reGrH tion are• wi h ruidenh helping •he ir golf scor .. ~y pract icing on •h, pulling 91eon. Thor• i, , 1,o a large pool. If ,.,., a group of residence, were de1ign1d for th, land area 1h•y occupy, Country Club Ella e1 i, • d•u ic eumple . Localed at •he gatH of Cal\yon Country Club at 1989 South Camino Real, the condominium buildll\91 were built la blend in wit h th, surrounding gotrlng env ironment. While participat ion in thi1 popular ,port i, con • "eniently nailabla, th, erchiteGh alio had reluation in mind for ,un-seoken w o ju,t w~n to loll around th e pool. Th o bas c ca~ce pl far th o ,ell ing of Count ry C lub E,•ate, wu to provido to wn-hous homes in the popular ,oulhend of Palm Spr ings. Home buyer1 have the choiGe of two floor plan,, both two bedroom, , bu• on, feat ur" • der,. ;.II r•tios face on the park -like pool are• to give r .. idon ts • fee ling o outdoor living even when insid&. Ono of tho ma1 popul•t f&1turu of Country Club E1talo • i, • privol, atrium in ea ch unit.

Exqui1ile ly furni1hed model, by Birns Inter iors are open to th e pu lie daily from IO 1.m. to S p.m. ind uding Sundays . Myro Goldw l tr is aalu directo r forth, pro[ect .
32 Developers Phil Jacobs and Bert A. Randall by the newly-constructed pool. 1965, prior to later encirclement by legally-required fencing.
(Courtesy Palm Springs Historical Society)

The main community feature was the pool and adjoining spa tub. The enormous pool, 76 -feet in diameter, was designed in the form of a pentagon and built by Johnston’s Pools of Palm Desert.

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33 A contemporary view of the pool and hot tub with mountain vistas beyond. (Author Photo. December 2021)

The pool complex also included a therapeutic jacuzzi tub with original plans also calling for a recessed fire pit as well as a pool pavilion. However, it is unclear if the latter two amenities were actually constructed. Photographs from different angles of the pool area in the 1960s do not show any pavilion structure, which was to be “roofed as houses” per the architect’s specifications.

Landscape Architecture and Design

The pool and putting green had been included as part of Jones & Emmons’ site plan design, which also included such hardscape elements as exterior lighting (i.e., street lamps), the concrete pool deck, paving (i.e. , sidewalks) and planting boxes. The latter were produced using either the same type of concrete block as elsewhere or, in some places, slump stone.

Landscaping was provided by Desert Landscaping of Palm Desert. The firm, which provided both design and contracting services, had been founded by Johann “Frank” Thomé. A native of Germany, Thomé had immigrated to the United States after World War II and settled in the desert where he opened what grew into a successful landscaping business.

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34 Thomé’s landscaping plan was simple, with a limited palette of plantings, in keeping with the overall sleekness of the site’s design. The majority of the site was planted in grass, both in the central garden space, but also in different places around the perimeter, which relieved and countered the concrete and asphalt of the streets and driveways.

The most notable features of the design were the several varieties of palm trees , which Thomé arranged in artistic configurations at key points along the property, and olive trees. Thomé arranged a group of these to run in a line paralleling both the La Verne and South Camino Real frontage. Today (2022), the palm and olive trees have grown into maturity and have become a treasured component of Country Club Estates.

While palm and olive trees were the most notable feature, Thomé also added other plantings that included citrus trees, as well as cacti, yucca, and agave. Over the ensuing decades, other plantings have been added/changed, but the main planting features of Thomé’s original landscape design remain intact.

The landscaping at Country Club Estates serves to greatly enhance the community’s charms.
(Author Photo. December 2021)

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35 Post Construction

(Courtesy Palm Springs Historical Society)

Construction on Country Club Estates came to completion near the end of 1964 and Phil Jacobs and Bert Randall of Philbert turned to the selling phase. As they had with their engagement of A. Quincy Jones to design the project, Philbert chose the very best when it came to furnishing the model residences , bringing in the highly - regarded and influential Arthur Elrod, AID, of Arthur Elrod Associates, Inc.

Elrod did the interior design for two model units, 1987 South Camino Real, a 2 - bedroom unit, and 1989 South Camino Real, a 2 -bedroom and den model. The commission was one of several important jobs the much -in-demand Elrod took at the time , which included m odels at Seven Lakes and the new Tennis Club condominiums.

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36 It may have been Elrod’s fame and talent that led to a major public relations coup when Country Club Estates was given an extensive layout in the January 3, 1965 issue of the Los Angeles Times Hom e magazine. Entitled “Desert Condominium Living…A Resort Within a Resort,” the article featured a series of color and black - and-white images by noted architectural photographer George R. Szanik. (Please see full article in Appendix VI.)

Yet, in spite of t he favorable publicity with an advertising campaign running throughout Southern California newspapers and magazines, and in spite of its connections to such top-flight names as A. Quincy Jones and Arthur Elrod, Country Club Estates failed in its initial sales offering. The problem does not appear to have anything to do with the quality of the complex itself, but rather with market conditions which affected not only Country Club Estates but other similar projects as well with sluggish sales throughout Palm Springs.

Ultimately, the complex was taken over by Philbert’s lender, Coachella Valley Savings & Loan, and in 1966, the bank spearheaded a new sales drive, bringing in veteran Palm Springs realtors Ralph & Edythe Weinste in, and new decorators for the models, Peter Dawn and Ford Munn of Birns Interiors. Again, in addition to an intensive advertising push in the Desert Sun , Los Angeles Times , and other newspapers, the complex received a multipage full -color layout, this time in Palm Springs Life. The article, “A Sparkling Seraglio: Green Grounded, Mountain Edged,” is as noteworthy for its florid prose as its imagery describing the complex as a “striking new clutch of town -house homes,” with “a whale of a big swimming pool” counted among its features. “Forever the joys of jonquil-fielded springs…a promise well-kept in Ford Munn’s palette for the master bedroom,” went the caption of one photo.

While these efforts brought some purchasers, units continued to sell slowly, causing another change in realtors, this time to Myra Goldwater, former sales director of the Alexander Construction Co. , in 1967. The experienced Goldwater brought a new energy to the project. This combine d with an improvement in the market led to an increase in sales with the last official advertising for the complex ending in 1968.

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37 Changes and Alterations at Country Club Estates

After nearly 60 years of continual use, Country Club Estates has managed to maintain a high degree of integrity, appearing much as it was when it first opened in 1965. Inevitably, however, some alterations have occurred . Instances of change include:

Carport to Garage Conversion:

Original carports have been converted over time on 1 2 (approximately 1/3) of the units –

720, 740, 800, 810, 820 and 830 East La Verne Way and 1969, 1983, 1985, 1991, 1993 and 1995 South Camino Real.

An example of garage conversion, this at 1995 South Camino Real. (Author Photo. December 2021)

Atrium Enclosures

Over time, several of the original atriums have been enclosed. However, this practice has been actively discouraged by the Country Club Estates Homeowners Association and at least two atriums have recently been reopened.

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38 Service Yard Enclosures

2-bedroom units of Country Club Estates feature what was described in architectural plans as a “service yard.” This is/was essentially a small inset into the façade leading to the unit’s utility room. Over time, a number of these once-open entries have been enclosed in varying ways, some with security doors, others fully enclosed.

A rare example of an unaltered service yard (L) and one that has been enclosed (R). (Author Photos. December 2021)

Entry Roof Slats

The slats have been removed from the entryway roofs at several of the units.

Entry Doors

Certain entries have been covered by security doors so a full accounting of original versus replacement doors has not been possible. However, based on what was visible, it appears that the vast majority of doors remain original.

Entry Door Hardware and Numbering

Over time, a number of the original door knobs and escutcheons have been replaced as have some of the individual numbers.

Entry Door Window

The specifications for Jones’ architectural plans do not specifically state a type o f glass used for the entries. Limited photographic evidence shows two verifiable types – bottle glass and a diamond pane pattern. However, enough other entries show a corduroy pattern and still others a smoke glass style, to make it possible for them to be original as well. In only a few cases can it be determined that the windows have been replaced.

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39 Windows and Sliding Doors

It was not possible to determine the status of original versus replacement windows and patio doors, however, there were no outlying obvious replacements seen at the complex. The Country Club Estates Architectural Guidelines require replacements to “visually appear the same as the original window.”

Outdoor Lamp Posts

The complex is dotted by a series of outdoor lamp posts wit h circular metal bases and surmounted by milk-glass globes. There are two types seen today, a cylindrical style and a standard circular globe. It is speculated that the cylindrical style is the original and that the circular versions are later replacements.

Signage

(Left photo Courtesy Palm Springs Historical Society. Right: Author Photo. November 2021)

Original signage of the complex has been changed at an unknown date.

It should be noted that much of these alterations were done at uncertain dates in the past prior to the present -day preservation -oriented homeowner’s association.

Possible ways to address these issues are covered in the Country Club Estate s Historic Preservation Plan (please see Appendix V).

Permit History

An accounting of original permits related to Country Club Estates was not possible as any relevant permits failed to be found during a search by the Palm Springs Department of Building & Safet y. However, much of the information they likely contained has been gleaned through other sources.

Character Defining Features of Country Club Estates

Country Club Estates is an exceptional example of mid-century modern design and a very rare Palm Springs example of the work of master mid-century architect A.

Quincy Jones.

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40 Contributing Elements

• Classic mid -century modern design emphasizing horizontal massing, flat rooflines, overhanging eaves, minimal exterior detailing, cost -efficient construction materials including extensive use of concrete blocks, aluminum, and glass.
• Nine residential unit structures composed of combinations of 2-unit and 4-unit versions.
• Original 1965 swimming pool and adjacent spa tub.
• Extensive garden spaces and pathways including original landscape features of mature olive and palm trees.
• Original lamp posts and accompanying globes (cylindrical-types). • Original carports.
• Unique recessed entries with louvered openings.
• Original entry glass panels. (Owing to lack of historic documentation, we are only able to verify two original types versus possible replacements.)

Non-Contributing Elements

• Pool fencing, which has been required by law for safety purposes. • Non-original garage conversions.
• Steel security doors placed in front of entry doors on some of the units • Non-original entry glass. (We are unable to determine exactly which types are original and which are replacements due to lack of historic documentation.)

While overall, Country Club Estates complex is largely intact, an “Historic Preservation Plan” is provided at Appendix V to help guide future improvements to the Country Club Historic District and to expedite Certificates of Appropriateness.

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41 Photo Key

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8. N

1. --11. 12.

Photo Key
42 (1) Above: North from South Camino Real & East La Verne Way. (2) Below: Entry and carport, 1997 South Camino Real.
(Author photos. December 2021)

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43 (3) Above: View between 1995-1997 and 1987-1993 South Camino Real. (4) Below: Entry court at 1991 South Camino Real.
(Author photos. December 2021)

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44 (5) Above: Olive tree on South Camino Real.
(6) Below: Looking south up South Camino Real.
(Author photos. December 2021)
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45 (7) Above: Looking West on driveway off South Camino Real. (8) Below: Looking up driveway towards East La Verne Way. (Author photos. December 2021)

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46 (9) Above: Looking north down driveway from East La Verne Way. (10) Below: View east along East La Verne Way.
(Author photos. December 2021)

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47 (11) Above: View west along East La Verne Way.
(12) Below: Looking north into complex from East La Verne Way. (Author photos. December 2021)

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48 (13) Above: View north with pool on left.
(14) Below: View west showing garden terraces for 800-830 East La Verne Way. (Author photos. December 2021)

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49 (15) Above: Looking south over putting green towards pool. (16) Below: Driveway entrance on South Camino Real.
(Author photos. December 2021)

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50 HISTORIC CONTEXT
To qualify as a Palm Springs Historic District, the contributing structures must be significant; that is, they must represent a significant part of the history, architecture, or archeology of an area and they must have the characteristics that make them a good representative of properties associated with that aspect of the past. The significance of an historic district can be properly understood when it is evaluated within its historic context. Historic contexts are those patterns or trends in history by which a specific district is understood and its meaning (and ultimately its significance) within history is made clear. In order to decide whether a district’s contributing properties are significant within their historic context, it must be determined which facet of history the district represents; the significance of that facet of history; whether the subject district has relevance in illustrating the historic context; how the district illustrates that history; and an analysis of the physical features the c ontributing properties in the district possess to determine if they convey the aspect or history with which they are associated. If the subject district represents an important aspect of the area's history (under any of the seven criteria recognized by the Municipal Code) and possesses the requisite quality of integrity, then it qualifies as a historic district.

BACKGROUND / HISTORIC CONTEXT
The relatively short history of Palm Springs can be organized into three more or less distinct periods that include Prehistory, the Settlement Period, and the Modern Period. It is within the context of the last period that Country Club Estates will be evaluated.

The Modern Period (1925-1960s): This period can be considered to have begun with the construction of the area’s first “modern” structure, Rudolph Schindler’s Paul and Betty Popenoe Cabin in 1922. During the post -WWII era, Palm Springs’ economy prospered through tourism. Hollywood celebrities discovered the desert oasis and patronized its hotels, inns, nightcl ubs and restaurants; celebrity -seeking tourists soon followed, transforming Palm Springs from a sleepy village into an increasingly cosmopolitan environment. In the 1960s-1970s, multi-family residential development played an important role in transforming Palm Springs from a resort town to a residential community. By the late 1960s the vacation home trend was in full swing. By 1967, Palm Springs was growing from a population of 20,000 in the off-season to 50,000 during the winter tourist season. The City of Palm Springs was the first in the state and one of the first resort communities in the nation to legalize condominiums as a new form of vacation housing. The popularity of the condominium in Palm Springs hinged on an aging population of empty nesters and retirees who liberated themselves from single -family residences in the suburbs. They vacationed or took up residency in condos where upkeep and maintenance were low and amenities were built-in.

Amenities included tennis courts, pools, and/or country club m embership. The rise in popularity of timeshare arrangements (where a property could be shared across a consortium of “owners” lowering costs even more) contributed to the growth of condominiums in Palm Springs.

EVALUATION:

ARCHITECTURE (Criteria 3 – 6)

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

The buildings of the Country Club Estates historic district represent a specific building-type and exhibit stylistic markers which place them directly in the historic context of Palm Springs’ Modern Period. Country Club Estates is a prime and largely intact example of a particular building-type and the significant modernist architecture for which Palm Springs is widely Item 2B - Page 65
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51 known. As such, the contributing properties in the district may be viewed as an important component of the historic trends that have come to define Palm Springs’ image as a vacation resort destination and the center of important mid-century architecture, i.e., an historic trend that exemplifies a particular period of the national, state or local history. The contributing properties within Country Club Estates qualify for listing as a Historic District on the local registry under Criterion 3.

Criterion 4: (That embodies the distinctive characteristics of a type, period or 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 under this criterion, 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 i n terms such as form, proportion, structure, plan, style, or materials.

The contributing properties in Country Club Estates are eligible under this criterion as they represent a fine example of a particular building -type (specifically, the “garden apartment” type of multi -family dwelling, particularly as a condominium) that established itself in the resort community of Palm Spr ings from the start of the 1960s onwards. The structures of Country Club Estates also qualify under the theme of Modern architecture because they possess distinctive characteristics that make up the many qualities of the style, such as overall horizontalit y, expression of structure, expansive amounts of glass, use of inexpensive, machine -produced materials (i.e., concrete block), etc. The contributing properties in Country Club Estates are eligible because, in total, they represent an important example of b uilding practices in Palm Springs from 1920 -1965 and at “mid -century.” The contributing properties at Country Club Estates qualify as a Historic District on the local registry under Criterion 4.

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

Work of a Master:

Considered to be one of the most important and influential California mid-century architects, with a portfolio of thousands of built structures and multiple awards for architectural excellence, A. Quincy Jones, FAIA, has left an impressive legacy of design that continues to inspire and influence new generations seeking to build more sustainably and efficiently without sacrificing livability. As designed by A. Quincy Jones, Country Club Estates can, without a doubt, be considered the work of a “Master.”

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52 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. As an example of the maturing modernist movement, Country Club Estates expresses those modernist ideals to a level of excellence and confidence that, in total, could easily be considered an aesthetic ideal. For its high artistic values, Country Club Estates qualifies for listing as a Historic District on the local registry under Criterion 5.

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 proper ty 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 destro yed if the property is moved. Country Club Estates remains in its original location and therefore fully meets this criterion.

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 spa ce, 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 essential characteristics of form, plan, space, structure, and style have survived largely intact at Country Club Estates . Similarly, the structural system; massing; arrangement of spaces; pattern of fenestration; and the type, amount, and style of detailing, have largely survived intact. While certain alterations have occurred, most notably the enclosure of 11 of its carports into garages , the historic designation will curtail future unsympathetic changes. Additionally, the Historic Preservation Plan (provided at Appendix V) creates a framework to Item 2B - Page 67
53 eventually reverse the few current integrity issues.

SETTING

Setting is the physical envi ronment 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 setting of Country Club Estates continues to reflect the master architect’s original design relationship of site and structure. The most important original elements of Country Club Estates are intact and in place as originally designed.

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 f orm 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.

Country Club Estates exhibits a high level of design in part due to the choice of materials and a sophisticated effect is accomplished by the cohesive and striking combination of those materials.

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. The workmanship evident at Country Club Estates represents a high level of design expression. Country Club Estates also exhibits high construction standards that can be expect ed to be associated with an “upscale” apartment/condominium complex. Therefore, the property continues to express a high degree of contemporary 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 r etaining original design, materials, workmanship, and setting will relate the feeling of agricultural life in the 19th century. When constructed, Country Club Estates catered to an aspiring middle class of both seasonal and full-time desert residents who were looking for both comfortable amenities, but also with a certain flair of sophistication, glamour and escapism.

Item 2B - Page 68
54 Today, that same feeling is still expressed in the design of the complex. Accordingly, Country Club Estates retains the same integrity of feeling as it did when first built in 1965.

Because feeling and association depend on individual perceptions, their retention alone is never sufficient to support eligibility of a property for the National Register. Country Club Estates is an important exam ple of the type of multi -family dwelling complex that became an important part of the development of Palm Springs during the 1960s and 1970s. Accordingly, Country Club Estates continues its association with a pattern of events that have made a meaningful contribution to the community.

INTEGRITY SUMMARY
Country Club Estates 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 buildings and site of Country Club Estates still possess all seven aspects of integrity. The buildings of Country Club Estates have undergone very few changes since construction and while some secondary amenities have been lost (i.e. some of the carports), all of the character-defining features survive as originally designed. The buildi ngs and site retain a high degree of integrity sufficient to qualify them for designation as an historic district. Included in this nomination is a “Historic Preservation Plan” at Appendix V. The plan is intended to serve as a road map for the Country Club Estates HOA to further improve the integrity of the complex.

Item 2B - Page 69
55 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

Adamson, Paul. Eichler: Modernism Rebuilds the American Dream.

Salt Lake City, UT; Gibbs Smith, 2002.

Culver, Lawrence. The Frontier of Leisure.

Oxford, UK; Oxford University Press., 2010.

Cygelman, Adele. Palm Springs Modern: Houses in the California Desert.

New York, NY; Rizzoli International Publications, Inc., 1999.

Ibid. Arthur Elrod: Desert Modern Design.

Layton, UT; Gibbs Smith, 2019.

Hess, Alan and Andrew Danish: Palm Springs Weekend: The Architecture And Design of a Midcentury Oasis. San Francisco, CA; Chronicle Books, 2001.

Hodge, Brooke, Ed. A Quincy Jones: Building for Better Living.

Los Angeles, CA; Hammer Museum and DelMonico Books, 2013.

McAlester, Virginia & Lee. A Field Guide to American Houses.

New York, NY; Alfred A. Knopf. 1998.

Palm Springs City Directory. Long Beach, CA; Western Directory Co., Various dates.

Rosenow, Erik. The Architecture of Desert Leisure.

Palm Springs, CA; Palm Springs Preservation Foundation, 2013.

Collections

A Quincy Jones Papers, Special Collections, Charles Young Library, University of California, Los Angeles

Magazines

Los Angeles Times Home
Palm Springs Life

Item 2B - Page 70
56 Newspapers

Various issues of:

Desert Sun
Los Angeles Herald-Examiner
Los Angeles Times

Internet Resources

Accessingthepast.org
Ancestry.com
Findagrave.com
Newspapers.com
Pspreservationfoundation.org
Realtor.com
Usmodernist.org
Moderndesign.org

Other Sources Consulted

Palm Springs Historical Society
City of Palm Springs (Planning and Building Departments) Historic Resources Group. City of Palm Springs Citywide Historic Context Statement; Survey Findings. Pasadena, 2015 (Final Draft, December 2018).

Marshall, Ron & Barbara. Desert Holly Nomination Application for Palm Springs Historic District, Palm Springs, CA; Palm Springs Preservation Foundation, March 2015.

Riche, Melissa. Sandcliff Garden Apartment Homes Nomination Application for Palm Springs Historic District, Palm Springs, CA; Palm Springs Preservation Foundation, March 2015.

Riverside County Assessor’s Office

Item 2B - Page 71

57 Appendix I
Riverside County Assessor’s Map

Item 2B - Page 72
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58 Appendix II
Country Club Estates Google Earth View

Item 2B - Page 73

59 Appendix III
Country Club Estates Site Plan

Item 2B - Page 74
E La Verne Way

60 Appendix IV
Country Club Estates Units/APNs
Item 2B - Page 75
'
(All addresses are within Palm Springs, CA 92264) (Building numbers are assigned for reference purposes only) Overall APN for the complex is 511-150-031
Please note that while some units have a convertible den or 3rd bedroom, the Riverside County Assessor lists all units as 2 bedroom/2bathroom.

EAST LA VERNE WAY
Building#!
Unit# APN# Sq. Ft Bedrooms Bathrooms Carport/garage
700 511-150- 1,744 2 2 Carport
030
710 511-150- 1,924 2 2 Carport
029
Building#2
720 511-150- 1,486 2 2 Garage 1984
028
730 511- 150- 1,696 2 2 Carport
027
740 511-150- 1,696 2 2 Garage
026
750 511-150- 1,744 2 2 Carport
025
Building#3
760 511-150- 1,733 2 2 Carport
024
770 511- 150- 1,696 2 2 Carpor t
023
780 511-150- 1,696 2 2 Carport
022
790 511-150- 1,486 2 2 Carport
021
Building#4
800 511-150- 1,486 2 2 Garage
020
810 511-150- 2,016 2 2 Garage
019
820 511-150 - 1,696 2 2 Garage
018
830 511-150 - 1,486 2 2 Garage
017

SOUTH CAMINO REAL
Building#S
Unit# APN# Sq. Ft Bedroom s Bathrooms Carport/garage
1967 511-1 50- 1,486 2 2 Carport
001

61 Item 2B - Page 76
1969 511-150- 1,696 2 2 Garage
002 1985
1971 511-150- 1,696 2 2 Carport
003
1973 511-150- 1,486 2 2 Carpo rt
004
Building #6
1975 511-150- 1,486 2 2 Carport
005
1977 511-150- 1,696 2 2 Carport
006
1979 511-150- 1,696 2 2 Carport
007
1981 511-150- 1,486 2 2 Carport
008
Building#7
1983 511-150- 1,924 2 2 Garage
009
1985 511-150- 1,744 2 2 Garage
010
Building #8
1987 511-150- 1,486 2 2 Carport
011
1989 511-150- 1,696 2 2 Carport
012
1991 511-150- 1,696 2 2 Garage
013
1993 511-150- 1,486 2 2 Garage
014
Building#9
1995 511-150- 1,924 2 2 Garage
015
1997 511-150- 1,744 2 2 Carport
016

62 Appendix V
Country Club Estates Historic Preservation Plan

The following historic preservation plan is intended to help guide future improvements to Country Club Estates and to expedite Certificates of Appropriateness. To that end, these specific improvements at Country Club Estates are recommended and should be coordinated with the city’s Historic Preservation Officer:

1. Address issue regarding the enclosure of original atriums. Reversal of previously enclosed atriums should be addressed with a separate remediation strategy.

2. Set a standard for carport to garage conversions and vice versa.

3. Set standards for replacement entry glass types.

4. Selection of a single standard style for front door hardware.

5. Selection of a single standard style for entry and carport/garage numbering.

6. Address issue regarding the removal of roof slats at entry courts. Reversal of previously removed slats should be addressed with a separate remediation strategy.

7. Selection of a single design of replacement front doors.

8. Replacement of monument signage to replicate original 1965 signage.

Item 2B - Page 77

63 Appendix VI
Los Angeles Times Home
Magazine
January 3, 1965

Item 2B - Page 78

64 Item 2B - Page 79

D ESERT CONDOMINI U M LIVING

A RESORT WITHIN A RESORT
In photo above, a view of delightful dining area, 10 by 10 f t., which ad,joi.ns living a.rea. on one side, kitchen on the other. New -mural by C. W . S tockwell adds inte rest to wall behind table. In the big photo, a section of the living room, 23 by 19 ft. 8 in. Sliding gla88 door, open onto central atrium. The re are also more doors, to left of fir eplace, which ope11 onto second patio ove rlooking pool. Interior deaigner A rthur Elrod, AID, had the concrete block wall painted mustard gold.

Wall i• low in niaintenance, firep roof. Sofas f1'0m Martin-Brattrud 16 A chief factor in the aura · like a tmosphere enerat~ uon of condomini um living is the resort· leaves plenty of s gace f r by 1h15 clust~r ho using approa ch wh_ich is only intensifi.!; whe~ ;rcenery . ~ us •~ follows that this attrocuon as is the case with th d c~octomm1~m LS located in a reson area, reson . c eve opmcnt pictured here, a resort within n
Country Oub Estates, situated . . . Palm Springs, offers all the usual '° a Wl~d-sheltered stte south of is an o ver.sized swimmi 1 condo muuum acco uterments: there putt golf course Units ~=~ C76 ft. long) and a private pitch-and· · ve views of two nearby regulation courses.
a \h,.-.,t..: 9 \...(\,~ C..e"-p ,

65 Item 2B - Page 80
And added benefits arc the dcscn panorama and clear, smog-free air .

Individual uniis range from 1.450 10 1,811 sq. ft. Built. around private garde ns, they were designed by architec t A. Quincy Jones, FAIA, of Jones & Emmo ns. Inside, colo rs and furnishings arc keyed to the informal way of Jiving that is typical of the area, akhough interior designer Anh ur Elrod . AID, has retai ned elegan t acccnlS which create a suitable background for entert aining. UnilS arc designed witlr 11-ft. ceilings and come with noor-to-ceiling fireplaces, walk-in closets, air-conditioning. The con tractor for the project was the Philben Corp.; landscaping was executed by Desert Landscape. CONTINUED 17 66

Item 2B - Page 81
18 Photo above at right shows a section of
the compact kitchen with appliances built
into wall and counter Range is under the
counter , cooking surface on top, doub le
ovens at counter end Bright wallp:::1per is
combined with a beaded curtam at window
over sank area Other three pho!os here
show the role that the central atrium plays
,n the hie of the house Photo left above the
L I V I N G -Co11ti1111ed
den¥bedroom looking out toward atrium.
features here are 11 ft ceilings and a mural
by C. W Stockwell. On facing page, top
photo, the atrium with its colorful furnishings,
plants The area provides outdoor living
with comple te privacy Other color photo
shows view from master bedroom to ward
the atrium This bedroom is 13 by 21 ft
10 in Master sulte includes a Roman tub

67 Item 2B - Page 82
19 68

Appendix VII
Country Club Estates Title Documents

As noted earlier, no original grant deed(s) were located in spite of repeated searches by the title co. The following are later amendments that relate to the transfer of the property.

Item 2B - Page 83
- --.;;;;;-.;;.;;ia:=::=::============·--=-=--=-· =·-=--=-=·-··:___:_-=-~-=--~- ' ·
S/2 0/65 l&J - .SAS
AOOENDU\f TO A~ENDMENT TO LEASE
This Addendum to AHndment to Lease made this
~ '.J., day of ~ ·•"-' , 1965, by and betveen GEORGE !-1.

BLEZARD and FLORENCE V, BLEZARD, his wife and ROY E. SMITII and MATTIE LEE SMITH, his wife, horein collectively calle d "lessor" and PHILBERT CORP,, a California cor por aticn 1 herei! 1 calle d "lessee",
This document is executed with reference to the
follo wing facts:

PHILBERT CORP, ii lessee of that certain
p ropert y horoinaftor described , pursuant to a
Lease agreeae nt dated August IZ, 1963 by and
between GEORGE M. BLEZARD and FLORENCE V. BLEZARD,
his wife and ROY E. SMITH and MATTIE LEE S:-!ITH, his
wife , as lessors, and BERT A. RANDALL, as lessee.

Said lease was re corded or October 14, 1963 in
Book 3509, Page 394, of Off idal Records of
Riverside Count y , Ca lifonla;
On October 11, 1963, tt.e afore!&id Lease was,
with the consent of said lessor, assigned to PHILBEltT
CORP, by a written assignment, which docuaent vas
recorded on October 14, 1963 in Book 3509, Page 416,
of Official Records of Riverside County , California;
Said property consists of all that certain
l anJ situated in the City of Pal• fp·. ins•, County
of Riverside, State of California, \1escribed as
follows:
"All of Trac t No, 2972 as shown on a
map recorded in Book 52, Pag~s 66 to 70
inclusive of Miscellaneous Maps, in the
Offic o of the County Recordoc of said
County."
·--~. .. ·.;·, · · M
• l•
• :4 .!' . .. \ •. ~ '. '~ ~ -~.: .,:~ . ; ,.. • .

Deacription: Ri veraid e , CA Document Year . Doc ID 1965. 64881 Page: l of _8•·•,i:C@t;ftt•yj~ .fl .. ~~~1-.wi.~~ ~ Order: l Comment: -~·-· i..*~~~m.·:ar:::ee,rie

69 Item 2B - Page 84
-;---7 ,~-;;;,<;;;;;;,;;;;o,i,iiil+:L_ _ _:_=-_:_--~--==--=-====~ . --- - ---.=+'~t. . (
. __ ,-;J
On Januuy 19, 1965 luso ·t and lessee exec uted that
certain Amendment to Lease, wh i ch document amended tho afore• ~aid Lease agreement dated August 12, 1963, Said ~mend'1ent to Lease was recorded on February 9, 196S i n Book 3920,

Page 15 ends

Palm Springs City CouncilApril 25, 2024

Palm Springs City Council
April 25, 2024