Agenda packet — Palm Springs City Council, May 23, 2024 (part 6 of 7)

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)
OOCUMENTARYTRANSFER TAX IS s Os oqo.,;P [,XJ computed on fvU value of properly cdnveyed, or ( ] computed on full value less vatue of liens or encumbrances remaililg at time of sale, ( ] unincorporated 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. Trust 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 mo re 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
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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. - --
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(This area for official notary seal)

MAIL TAX STATEMENTS AS DIRECTED ABOVE
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-youngturk-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 2B - Page 74
DOC #2013-0515153 Page 2 of2 10130/20131 2:46 PM
E>hibil A
Legal Oe-sc.ription
All that certain real property in the County of RJVERSIDE, State of California, described as follows:

LOTS 27 AND 28 IN BLOCK 20 OF PALM SPRINGS, IN THE CITY OF PALM SPRINGS, COUNTY OF RJVERSIDE, STATE OF CALIFORNIA, AS SHOWN BY MAP ON FILE IN BOOK 9, PAGE. 432 OF MAPS, IN THE OFFICE OF THE COUNTY RECORDER OF SAN DIEGO COUNTY. 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 2B - Page 75

ATTACHMENT D
Item 2B - Page 76
Item 2B - 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 2B - Page 78 Resolution No. HSPB #147 - "The
M.H. Atikian Building"

Page 2 of 5 ends

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 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 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. 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 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 architects 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 specific 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 distinctive characteristics of a type, period or method of construction;
Item 2B - 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.

Item 2B - Page 80 Resolution No. HSPB #147 - "The M.H. Atikian Building" Page 4 of 5 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.

Item 2B - Page 81
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. 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 open-air courtyard are the features that set this 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, it 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.

Item 2B - Page 82
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 2B - Page 83
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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 2013 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 to 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. Pursuant to Municipal Code Section 8.05.070 (C,1,a), the HSPB shall evaluate the application and make findings in conformance with the following criteria:

Criteria for the Designation of Class 1 Historic Resources. A site, structure, building or object may be designated as a Class 1 historic resource, provided both of the following findings (“a” and “b”) are met:
a. The site, structure, building or object exhibits exceptional historic significance and meets one or more of the criteria listed below:

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.

Item 2B - Page 84
(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 plans 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 applied 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 concurs with the applicant’s analysis that Cody’s designs use building materials and techniques that are distinctive to that time period, but Item 2B - Page 85
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). 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 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 2B - Page 86
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 2B - Page 87
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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 thinsteel 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 2B - Page 88
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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 Item 2B - Page 89
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 details 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. Distinguishing 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 2B - Page 90
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-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 • 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
The proposed historic resource designation is not subject to the California Environmental Quality Act (CEQA) pursuant to Sections 15060(c)(2) (the activity will not result in a direct or reasonably foreseeable indirect physical change in the environment) and 15060(c)(3) (the activity is not a project as defined in Section 15378) of the CEQA Guidelines, California Code of Regulations, Title 14, Chapter 3, because it has no potential for resulting in physical changes to the environment, directly or indirectly.

NOTIFICATION
Pursuant to section 8.05.140 of the Municipal Code of Palm Springs, all 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 Class 2 Historic Merit designation of the building; therefore, staff does not recommend historic designation at this time.

Item 2B - Page 91
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 exceptional 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. Application, related background materials, photos.

Item 2B - Page 92
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, in 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 2B - Page 93
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 2B - Page 94

ATTACHMENT E
Item 2B - Page 95

CITY COUNCIL STAFF REPORT
DATE: APRIL 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 2B - Page 96
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 2B - Page 97
CONCLUSION:

The HSPB found the 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.

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 2B - Page 98
Item 2B - Page 99
City of Palm Springs
Office of the City Clerk
3200 E. Tahquitz Canyon Way • Pa lm Springs, California 92262 Tel: 700.323.8204 • r-ax: 700.322.8332 • 100700.864.9527 • www.ptlm.,,··pringo.go.1

ACTION OF THE CITY COUNCIL OF THE

CITY OF PALM SPRINGS, CALIFORNIA
Council Meeting Date:

Councilmembers Present:

Councilmembers Absent:

Agenda Item No.

April 25, 2024
Counc ilmembers Christy Ho lstege, Grace Elena Garner, Lisa M iddleton; Mayor Pro Tern Ron deHarte; and Mayor Jeffrey Bernstein.

None
Public Hearing Item No. 2A

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) MOTION BY COUNCILMEMBER MIDDLETON, SECOND BY MAYOR BERNSTEIN, CARRIED 5- 0, to continue the public hearing to a date certain for the May 23, 2024, City Counc il meeting.

ST ATE OF CALIFORNIA )
COUNTY OF RIVERSlDE) ss.

CITY OF PALM SPRINGS)
I, BRENDA PREE, City Clerk of the City of Palm Springs, Ca lifornia, do hereby cert ify the foregoing to be the offi cial action taken by the City Council at the above meeting.

IN WlTNESS WHEREOF, I have hereunto set my hand this 9tl, day of May 2024.

Brenda Pree, MMC, CERA, City Clerk
City of Palm Springs, California
Post Office Box 2743 • Palm Springs, California 92263-2743

CITY COUNCIL STAFF REPORT
DATE: MAY 23, 2024 PUBLIC HEARING
SUBJECT: AN APPLICATION BY TOM ELLICOTT AND KEVIN PALMER

REPRESENTED BY THE PALM SPRINGS PRESERVATION
FOUNDATION FOR HISTORIC DESIGNATION OF “THE ALVAH AND
TERESA HICKS RESIDENCE” LOCATED AT 701 NORTH PATENCIO
ROAD, CASE HSPB #155
FROM: Scott C. Stiles, City Manager
BY: Department of Planning Services
SUMMARY:

The Alvah and Teresa Hicks Residence at 701 N. Patencio Road was constructed as a speculative home in the Old Las Palmas neighborhood in 1926. The builder, Alvah F.

Hicks, and his family lived in the home until it was sold. The original one-story home was of modest proportions, simple massing, and had a covered front porch. Subsequent owners, including Charles Crane, made changes to the home. The property is a 0.52- acre lot with mature landscaping. Single-family subdivisions started to appear in the 1920s through the efforts of Prescott T. Stevens and Alvah Hicks. Based on the Historic Resources Report, HPSB identified the period of significance to be 1927-1939.

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).

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 Class 2 (Historic Merit) historic site.

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 ALVAH AND TERESA HICKS RESIDENCE” LOCATED AT 701 NORTH PATENCIO ROAD, AS A CLASS 2 (HISTORIC MERIT) HISTORIC RESOURCE HSPB #155, SUBJECT TO CONDITIONS (APN 505-291-005).” Item 2C - Page 1
City Council Staff Report
May 23, 2024 – Page 2
Historic Designation – The Alvah and Teresa Hicks Residence BACKGROUND AND SETTING:

The attached historic resources report dated March 27, 2023, 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.

March, 2024 Site inspection by members of the HSPB and City Staff.

April, 2024 HSPB considered the case at a public hearing and voted 6-0 to recommend Class 2 designation.

Ownership Status
October, 2018 Purchased by current owners.

The historic designation request by the owners is for a Class 1 designation; however, based on the findings and the current integrity of the home, staff and HSPB found that the home qualifies for Class 2 historic designation. The findings are detailed in the staff report (Attachment D).

701 N. Patencio Road (Front Elevation) in 1927. 701 N. Patencio Road (Front Elevation), Source: Palm Springs Historical Society Photograph taken on March 2024.

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 April 2, 2024.

In order to be designated a historic landmark, a resource must exhibit exceptional historic significance and meet one or more of the criteria listed in PSMC 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:

Item 2C - Page 2
· ngs Historical Society
City Council Staff Report
May 23, 2024 – Page 3
Historic Designation – The Alvah and Teresa Hicks Residence (Criterion 2) The resource is associated with the lives of persons who made a meaningful contribution to national, state or local history; (Criterion 3) The resource reflects or exemplifies a particular period of national, state, or local history;
(Criterion 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 made findings pursuant to PSMC 8.05.070, (5,C,1,Part b); “Historic Integrity” that the Alvah and Teresa Hicks Residence possesses enough historic integrity to qualify as a Class 2 (Historic Merit) historic site.

CONCLUSION:

The Alvah and Teresa Hicks Residence meets the definition of a historic resource based on Criterion 2, 3, and 5 of the Palm Springs Historic Preservation Ordinance. The property possesses sufficient historic integrity to qualify as a Class 2 (“Historic Merit”) site, but not sufficient integrity to qualify as a Class 1 site. The HSPB recommendation to the City Council reflects these findings which are outlined in the attached draft City Council resolution.

NOTIFICATION
Pursuant to Section 94.09.00 (Public Hearing) of the Palm Springs Zoning Code, 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.

Item 2C - Page 3
City Council Staff Report
May 23, 2024 – Page 4
Historic Designation – The Alvah and Teresa Hicks Residence REVIEWED BY:

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. HSPB resolution, staff report, minute excerpt.

Item 2C - Page 4

ATTACHMENT A
Item 2C - Page 5
Department of Planning Services
Vicinity Map

CITY OF PALM SPRINGS
HSPB #155 – The Alvah and Teresa Hicks Residence
701 North Patencio Road
Item 2C - Page 6
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ATTACHMENT B
Item 2C - Page 7
RESOLUTION NO._____

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF PALM
SPRINGS, CALIFORNIA, DESIGNATING “THE ALVAH AND
TERESA HICKS RESIDENCE” LOCATED AT 701 NORTH
PATENCIO ROAD, AS A CLASS 2 (HISTORIC MERIT) HISTORIC
RESOURCE HSPB #155, SUBJECT TO CONDITIONS (APN 505-
291-005).

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, Tom Ellicott and Kevin Palmer, Represented by the Palm Springs Preservation Foundation, submitted an application seeking historic site designation of the Alvah and Teresa Hicks Residence located at 701 North Patencio Road; and C. WHEREAS, in March, 2024, members of the Historic Site Preservation Board (HSPB) and City staff conducted site inspections of the proposed historic resource; and D. WHEREAS, on April 2, 2024, a noticed public hearing of the Palm Springs Historic Site Preservation Board to consider Case HSPB #155 was held in accordance with applicable law; and
E. WHEREAS, at the said hearing, the 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 Alvah and Teresa Hicks Residence a Class 2 (Historic Merit) historic resource; and
F. WHEREAS, on May 23, 2024, a noticed public hearing of the Palm Springs City Council to consider Case HSPB #155 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,a), 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 both of the following findings (“a” and “b”) are met:

Item 2C - Page 8
Resolution No.____

Page 2 of 7 ends

May 23, 2024
a. The site, structure, building, or object exhibits exceptional historic significance and meets one or more of the criteria listed below:

The report outlines the evidence of various changes made to the home since 1936, which include additions to areas of primary importance, but the property tells the planning and development history of Palm Springs as it relates to residential subdivisions and its integration into the community. The home also maintains its association with Alvah Hicks and Charles Crane, who are both figures of importance, and exemplifies the Spanish Colonial style of architecture from that period. The period of significance is 1926-1939.
(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; Alvah Hicks was the builder and first owner of 701 N. Patencio Road. He was a builder, developer, founder of the Palm Springs Water Company and civic leader who served the city as one of the first council members. His contributions were pivotal to the development of residential housing in Palm Springs as outlined in the historic resources report. Not only did he build the physical structures, his involvement in the water company and public office contributed to the growth of Palm Springs. Charles Crane lived in the house from 1936-1939. He was an American businessman, ambassador, and diplomat for the United States. Locally, his contributions to date farming had a lasting impact on the Coachella Valley. Both Hicks and Crane made significant contributions on a local, state, or national level in the United States; therefore, staff finds Criterion ii is met.
(Criterion 3) The resource reflects or exemplifies a particular period of national, state, or local history;
The home was completed as a speculative home in 1926 during the time “Between the Wars (1919-1941)” and was recognized as one of the first homes to be constructed in the Old Las Palmas neighborhood. The Merito Vista residential subdivision was developed in 1925 and the homes in this subdivision were largely Spanish Colonial Revival or Ranch style homes. In the case of 701 N. Patencio Road, the original one-story home had modest proportions, simple massing, and a covered front porch. Conventional materials such as stucco and clay tiles were used to construct the home. Spanish and Mediterranean Revival styles were representative of the period, and the additions that were added in the 1930s kept with this expression of architecture. A majority of the additions demonstrate compatible proportions and use of materials; however, the changes made to the front façade obscures the simple forms and details of the original home. Overall, the site meets Criterion iii because it reflects the time period of significance, but the unsympathetic alterations to the front elevation prevent the home from being an exceptional representation of Palm Springs in the period between the wars.

Item 2C - Page 9
Resolution No.____

Page 3 of 7 ends

May 23, 2024
(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). It appears that the home was constructed using standard construction methods. As a speculative home, the construction methods needed to be conventional and time efficient. City Council finds this project does not qualify for this criterion.
(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 builder of the original home was Alvah Hicks. He moved to Palm Springs in 1913 and used his skills as a carpenter to build homes and develop residential subdivisions. He quickly acquired a reputation for high quality workmanship, and despite his lack of formal training, he was able to accurately produce architectural details that emulated the desired styles of the period. His skills and resources afforded him the opportunity to be involved in many building projects for individuals such as Nellie Coffman and Thomas O’Donnell. His contributions to the development of Palm Springs and the influence he had on local history qualifies him as local builder of significance, thus City Council finds 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.

Beginning on page 49 of the report is an evaluation of the site relative to the seven aspects or qualities of historic integrity, as recognized by the National Register of Historic Places. The seven aspects or qualities include location, design, setting, materials, workmanship, feeling, and association. The report concludes that the site retains a high degree of integrity and is further analyzed below:

Item 2C - Page 10
Resolution No.____

Page 4 of 7 ends

May 23, 2024

1. Location:

The resource remains in its original location of construction, therefore, retains its integrity of location.

2. Design:

The original layout of the 1926 home was a u-shaped floor plan with a shed roof leaning on the center porch containing the double doors entrance. Alterations and modifications were made in 1936 to include an observation tower to the north, a detached garage north of the tower, and an addition to the south wing of the existing home that altered the original roofline. All additions to the home use the same architectural language and style, and most of the additions made to the property after the 1930s are located towards the rear of the property, except for the new entry feature. The covered entry has a roof pitch that extends perpendicular to the original roofline and alters the original porch feature. This addition of mass to the front façade results in a significant visual and material impact to the integrity of the original design. It also appears that the original porch may have been altered at some point in time. The front elevation is considered a primary façade, and any proposed changes should be sympathetic to the historic mass, scale, and proportions of the building. City Council finds the more recent alterations made to the primary façade of the home overshadows the modest expression of the original design.

3. Setting:

The single-family home remains in a low-density residential subdivision and the areas of concentrated open space on the property are maintained. The curving and rounded streets are still intact, and the home appears to have a similar spatial distancing from the main road as it did historically. As for the site placement of the home on the property, the report notes that the location of the existing mesquite tree was taken into consideration. The multi-trunk Mesquite tree thrives on the site and has become an integral part of the site design. The overall integrity of the setting as it relates to the lot and the lot relative to the rest of the subdivision remains intact.

4. Materials:

The exterior materials of the building consist mainly of stucco, clay tiles, wood framed fenestration, and wooden rafters that extend to create deep overhangs. Changes have been made to the exterior of the home including wholesale replacement of the roof tiles. Additionally, new materials have been added to the property such as the brick pathways, patios, and wooden pergolas. Where new features have been added, the exterior materials appear to be consistent with the rest of the home. Excluding the replacement s-tiles on the roof, the exterior materials appear to match closely with what would have been used previously; thus, integrity of material is met.

5. Workmanship:

Conventional construction methods were used to build the home and the existing details appear cohesive and demonstrate a level of high-quality workmanship. City Council finds the integrity of workmanship is met.

Item 2C - Page 11
Resolution No.____

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May 23, 2024

6. Feeling:

The property remains a single-family home and continues to use the materials that best reflect the Spanish Colonial Revival style of architecture; however, the enhanced entry feature adds prominence to the front door which was not typical. The subdued nature of the entrance has been lost and the modern interpretation of the entrance has become the strong focal point of the front facade. The integrity of feeling is not met.

7. Association:

The property is associated with the builder Alvah Hicks who was a well-known builder and respected community member. He built many significant buildings in the early days of Palm Springs and is locally recognized as a significant figure. He is directly associated with this property because he built and lived in the home with his family before it was sold. Additionally, the home was the residence of Charles Crane who was a known diplomat and ambassador for the United States. The integrity of association is met.

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.

The following is a list of character-defining features identified by the City Council:

Page 6 of 7 ends

May 23, 2024
• Perimeter masonry walls, gates, and planters around the property • Swimming pool and associated equipment, added in the 1970s • Outdoor water features, wooden pergolas, and exterior shades • Brick pavers in patio areas and pathways
• S-tile terra cotta roof tiles

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 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 City Council hereby designates “The Alvah and Teresa Hicks Residence” located at 701 North Patencio Road, a Class 2 (Historic Merit) Historic Resource (Case HSPB #155).

ADOPTED THIS TWENTY-THIRD DAY OF MAY, 2024.

SCOTT STILES

CITY MANAGER
Item 2C - Page 13
Resolution No.____

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May 23, 2024
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:

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 2C - Page 14

ATTACHMENT C
Item 2C - Page 15
Prepared by
Steven Keylon
For the
Palm Springs Preservation
Foundation
December 1, 2019
The Alvah and Teresa Hicks Residence, 1926
Alvah Hicks, Builder
701 North Patencio Road, Palm Springs, California, 92262 120 W Arenas Road
(aka 191-193 S. Palm Canyon
, CA 92262
Nomination Application for
City of Palm Springs
Class 1 Historic Resource
Prepared by
Steven Keylon
For the
Palm Springs Preservation Foundation
FINAL March 27, 2023
Item 2C - Page 16
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; Jade Thomas Nelson.

Special thanks to Ron Duby, copy editor.

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 2
EXECUTIVE SUMMARY: PAGE 2
STATEMENT OF SIGNIFICANCE/CHAIN OF TITLE: PAGE 3
CLASS 1 HISTORIC RESOURCE DESIGNATION APPLICATION FORM: PAGE 5 BACKGROUND/HISTORIC CONTEXT: PAGE 48
EVALUATION: PAGE 49
INTEGRITY ANALYSIS: PAGE 52

APPENDIXES
I Owner’s Letter of Support: Page 55
II Assessor’s Map and Aerial: Page 56
III Building Permits: Page 57
IV Additional Information: Subsequent Longtime Owners and Contractors Marte-Hansen:

Page 58 ends

V Contemporary Images: Page 64
VI Grant Deed: Page 79
Item 2C - Page 17
2 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 Valley area.” In June 2021, the PSPF board of directors assigned the task of writing the Hicks Residence 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 residence of Palm Springs pioneers Alvah and Teresa Hicks, located at 701 North Patencio Road in Palm Springs, was built in 1926. The residence was built as a spec house by master carpenter and early real estate developer Alvah F. Hicks, and his family lived in the home while constructing another, as was his custom at the time. It is an important example of a custom Spanish Colonial Revival structure, in one of the earliest tracts developed in the small resort village. The home was later expanded and remodeled by the internationally significant diplomat, philanthropist, and Arabist Charles R. Crane and his wife Cornelia. Those changes were built by William Marte and Hans Lauritz Hansen, noted contractors and Palm Springs pioneers. The home exhibits numerous stylistic features that place it within the historic context of the period “Palm Springs Between the Wars (1919-1941)” as defined in the Citywide Historic Context Statement & Survey Findings created by Historic Resources Group. This was when wealthy and influential people were building second homes in the growing and increasingly well-known resort village. Though contemporary in function, most of these homes were typically built in Mediterranean-Revival styles meant to evoke a feeling of Old California.

The period of significance for the Hicks Residence is 1926 through 1936. The Hicks family owned the house until 1929, when it was sold to sisters Anna and Elizabeth Trischman, who subsequently sold it to Beatrice B.

R. Moore in 1931.

Mrs. Moore sold the house in 1935 to diplomat Charles R. Crane and his wife Cornelia. The Cranes added two guest bedrooms and bath on one side of the house, and converted the existing garage into more guest rooms, adding an observation tower. A new detached garage was also added in 1936. Charles R. Crane died in the house in February 1939, and his wife Cornelia’s estate sold the house in 1943. Their association with the house, and the changes made during their ownership, established this period of significance.

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 Item 2C - Page 18
3 resource, provided one or more of the criteria in subsections “a” and “b” 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 resources for further information.

As outlined in the analysis beginning on page 45, the Hicks Residence qualifies as a City of Palm Springs Class 1 historic resource.

The house and grounds possess good historic significance and meet the following three of seven of the eligibility criteria outlined in Municipal Code Section 8.05.070.C.1.a: (ii) Association with persons of significance who made a meaningful contribution to local Palm Springs history (Alvah F. Hicks), as well as internationally (Charles R. Crane); (iii) Exemplifies a particular period in local history; and (v) Presents the work of a master architect, landscape architect and interior designer, each whose individual genius influenced their age (i.e., peers, profession), and possesses high artistic value.

Furthermore, the site possesses a good degree of historic integrity as outlined in Municipal Code Section

8.05.070.C.1.b in terms of Design, Materials, Workmanship, Location, Setting, Feeling, and Association.

The historic context within which the Hicks Residence was evaluated as outlined in the Citywide Historic Context Statement & Survey Findings is “Palm Springs Between the Wars (1919-1941).” Its period of significance is associated with the timeframe in which Alvah Hicks built and owned the property, living there with his family.

Significant subsequent owners, Charles and Cornelia Crane made sensitive additions in 1936.

Statement of Significance
Summary
The Hicks Residence was built in 1926 by master builder Alvah Hicks as a spec house for himself and his family, and is one of the first homes built in what is now known as the Old Las Palmas neighborhood. The home was expanded in 1936 by contractors Marte-Hansen for diplomat Charles R. Crane and his wife Cornelia.

Location
The Hicks Residence is located at 701 North Patencio Road, Palm Springs, California, 92262.

Chain of Title
Note: The chain of title information from 1926 is unavailable. Title records begin with the sale in 1929 from Alvah and Teresa Hicks to Anna Trischman Pryor and her sister Elizabeth Trischman.

Primary sources show the chain of ownership for the Hicks Residence (Lot 49 of Merito Vista, as shown by map on File in book 12, page 94 of maps, records of Riverside County, California):

Item 2C - Page 19
4 12-26-29 A. F. Hicks and Teresa A. Hicks, his wife, as joint tenants, to Anna Trischman Pryor, a married woman, and Elizabeth Trischman, a single woman.
3-16-31 Anna Trischman Pryor, unmarried woman, and Elizabeth Trischman, a single woman, to Beatrice B.R. Moore, as her separate property. 9-16-35 Beatrice B.R. Moore, a married woman, to Cornelia S. Crane, a married woman.
9-30-43 John C. Crane and Lawrason Riggs, as executors of the last will of Cornelia S.

Crane, deceased, to Ruth W. Morrison, a married woman.
3-17-69 John M. Wood, administrator of the estate of Ruthyn C. Wood, aka Ruthyn Morrison Wood, to H. James Hicks and Carole S. Hicks, husband and wife, as joint tenants.
3-20-90 H. James Hicks, Jr. and Carole S. Hicks, husband and wife, as joint tenants, to Harold James Hicks, Jr. and Carole Lou Hicks, Trustees of the Hicks Family Trust.
10-04-02 Harold James Hicks, Jr. trustee and Carole Lou Hicks, trustees of the Hicks Family Trust to Carol Scarioni, an unmarried woman.
1-30-07 Carol J. Scarioni, an unmarried woman, to Toni D. Anderson, a married woman as her sole and separate property.
10-31-07 Toni D. Anderson, a married woman, as her sole and separate property, to Toni Dee Anderson, as Trustee of the Toni Anderson Separate Property Trust.
1-07-11 Sold at public auction in foreclosure to Matt Perkins, Hilltop Family Development Inc., Kellyco Development Inc./Tenants in Common. 3-16-11 Matt Perkins, Hilltop Family Development, Inc., Kellyco Development, Inc. as Tenants in Common, to James D. Fielding, an unmarried man. 3-19-11 James D. Fielding, an unmarried man, to The James D. Fielding Trust Dated February 15, 2013.
5-12-18 James D. Fielding, Trustee of The James D. Fielding Trust Dated February 15, 2013, to Edison Briones, Trustee, or successors in trust, under the Edison Briones Living Trust dated May 12, 2018.
8-15-18 James D. Fielding, Trustee of The James D. Fielding Trust dated February 15, 2013, and Edison Briones, Trustee under the Edison Briones Living Trust dated May 12, 2018, to Kevin L. Palmer and Joseph Thomas Ellicott, Jr., who are married to each other as joint tenants.
10-14-18 Kevin L. Palmer and Joseph Thomas Ellicott, Jr. who are married to each other to Kevin L. Palmer, Trustee of the Kevin L. Palmer Living Trust dated July 6, 2017 as to an undivided 50% interest and Joseph Thomas Ellicott, Jr., Trustee of the Joseph Thomas Ellicott, Jr. Revocable Trust dated July 6, 2017 as to an undivided 50% interest.

Item 2C - Page 20
5 Item 2C - Page 21

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 historic designation for a property, parcel or historic district.

For alterations to Class 1, Class 2, or contributing sites in a Historic District, use the CERTIFICATE OF APPROPRIATENESS application. (C of A)
For alterations or demolition of Class 3, Class 4 or non-contributing sites in a Historic District use the MINOR ARCHITECTURAL APPLICATION (MAA).
(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 designation, however applications must be signed and notarized by the owner(s) of record of the site. structure. building or object for Wtlietl the designation is sought. For Historic Districts written signatures from at last 51 % of the property owners in the proposed district must be included in the application.

PROCEDURE:

1. For proposed historic sites or resources: Refei 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. (www.palmspringsca/gov I government I departments I planning I municipal code I title 8 I section 8.05 "Historic Preservation").

2. For proposed historic districts: Refer to Municipal Code Section 8.05.090 for Procedures and Criteria for De,,ignation of Historic Distric/3. (www.palmspringsca.gov / government / departments I planning / municipal code I title 81 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. Prior to submittal of the application, contact the Ciy's Historic Preservation Officer ("HPO") to review the application for conformance and completeness.

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 I resource or historic district designation are evaluated by City staff 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 recommendation 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.

HISTORIC RESOURCE OEStGNATfON APPLICATION (8-10-22) Kl I of 6 6 Item 2C - 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) • Ownership 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.
• Photographs of the exterior of the proposed site, structure, buildings or objects. • Aerial photo of the site/resource (from Google Maps or equal). • Information on the architect, designer, and/or developer. • Date 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. • Evaluation of the site relative to the Criteria and Findings for Designation of Class 1 and Class 2 Historic Resources.

Additional Information:
• Site Plan: 8-12" 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
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D
D
D
D
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0 D
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0 0
City Use
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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:/lwww.ns.gov/history/nr/publications/bulletins/nrb15/)).

Revised 6/5/19 GM
7 Item 2C - Page 23
(to be completed by Planning staff:)
Date:

Case No.

HSPB No.

Planner:

CITY OF PALM SPRINGS
Department of Planning Services

HISTORIC RESOURCE DESIGNATION (HRD)
TO THE APPLICANT:

Complete all parts of tnis application. Denote "NA· for lines tnat are not applicable.

Submit tne completed application witn attacnments to tne Department of Planning Services at 3200 E. Tahquitz Canyon Way, Palm Springs, CA 92262 Phone: 760-323-82'15 Fax: 760-322-8380 Tnis application is for a proposed: (Cnecl< one) ~ Historic Site/ Resource ij: Historic District:

Applicant's Name: TOM ELLICOTT AND KEVIN PALMER
Please Print
X) Owner • Lessee • Autnorized Agent • City
Applicant's Address: TOM ELLICOTT AND KEVIN PALMER
Number and Street N ame or P.O . Sox
701 NORTH PATENCIO ROAD PALM SPRINGS. CA 92262
City State ZIP
• otner
Telepnone Nos:_<•_04_>_•~35_-a_91_• _________________________ _ Residence Cell Work E-Mail address: b vinr,;:itmP,rhr,,@om;ail nnn,
Note: For Historic District applications: On a separate page, provide a list all sites/ parcels witnin tne proposed nistoric district boundaries witn tne following information provided for eacn parcel / APN.

Site Address: 701 NORTH PATENCIO ROAD. PALM SPRINGS. CA 92262 APN 505-291-005-5 Zone: ____ Section: ____ Gen'I Plan Land Use Desig. _____ _ Is tne project is located on tne Agua Caliente Band of canuilla Indians Reservation? _No _____ _ (Refer to tne Land Status Map under Tribal Resources on tne Planning Department nome page.) Construction Date: ,.,._,...,suRVEY O Estimated O Actual (denote source, i.e. bldg. permt s) Arcnitect:.-=U'-' NK"'N-'-'O'-'-W"-N'--__________ Builder:ALVAH HICKS; MARTE-HANSEN Present Owner: TOM ELLICOTT AND KEVIN PALMER
Present Owner Address: _sAM_ E ________________________ _ HISTORIC RESOURCE OEStGNATfON APPLICATION (8-10-22) Kl 4 of6 8 Item 2C - Page 24
Original Owner:ALVAH AND TERESA HIcKs
other notable past owners:_cHAR __L_ES_A_N_D_C_O_R_N_EL_IA_C_R_ANE _________________ _ other Histortc Associations: _w_A ________________________ _ Common Name of Property:_N,_A ________________________ _ Historic Name of Property:_vi_LLA_ c_o_R_NE_L_IA--'('-1g_3_5-_194----' 3) _________________ _ Attach to this application any information, photos, draWings, newspaper articles, reports, studies, or other materials to fully describe the characteristics or conditions that support this application for historic designation.

Architectural Style: SPANISH coLONIAL-REVIVAL
(Refer to the Architectural Styles chapter of the Cil'fWide Historic Context Statement, under Historic Resources on the Planning Home page (www.palmspringsca.gov).

Period of Stgnificance:_1g_2_6-_1g_3_6 ________________________ _ (See the Citywide Historic Context Statement Document.) Please list any informational reference sources used to complete this application:

PSMC 8.05.070 (C, 1 ): Criteria for the Designation of Class 1 Historic Resources.

A site, structure, building or object may be designatecl 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.

Provide a written description of how the site qualifies as historic resource under one or more of the following criterion:

FINDING 1: The site, structure, building or object exhibits exceptional historic significance and meets one or more of the criteria listed below:
i. The resource is associated with events that have made a meaningful contribution to the nation, state or community.•
ii. The resource is associated with the lives of persons whO made a meaningful contribution to national, state or local history.
iii. The resource reflects or exemplifies a particular period of national, state or local history. iv. The resource embodies the distinctive characteristics of a type of construction, a period of construction or a method of construction.
2 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. 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.

Vii. The resource has yielded or may be likely to yield information important to national, stcie or local history or prehistory.
' NOTE: Unlike the National Register criteria, The City's criterion does not consider ' patterns of events". For consideration of "patterns of events", use Criterion •iii", reflecting a particular period. 2 Unlike the National Register criteria 'type, period of method of construction relates to construction only' For design theme or characteristics use Criterion •iii" (period) or Criterion v (high artistic value).

HISTORIC RESOURCE OEStGNATfON APPLICATION (8-10-22) Kl 5of6 9 Alvah Hicks photograph during construction of the Kellogg Residence. Courtesy Palm Springs Historical Society.

The First Owner: Developer/Builder – Alvah F. Hicks
The builder and first owner of the Hicks Residence, Alvah Hicks, was also one of the developers of the subdivision in which it was built. One of Palm Springs’ most significant early pioneers, Hicks achieved extraordinary importance in his adopted town during his lifetime – first as a skilled contractor with a reputation for quality work. Hard-working and opportunistic, he soon found success as a real estate developer, owner of the largest builder’s supply store, and president of his own water company. He was also on the first City Council after Palm Springs was incorporated in 1938. Alvah Hicks continued to be known through successive generations Item 2C - Page 25
10 of his family, who long resided in Palm Springs and made their own marks on the town. One of them, grandson Jim Hicks, was a later longtime owner of the Hicks Residence.

EARLY LIFE
Alvah Fayette Hicks was born in Middleton, Pennsylvania, on January 9, 1884, to James and Hannah Hicks. After moving to New York as a young man, Alvah Hicks became a master carpenter involved in the building of houses.

By 1910 Hicks was living in Queens, New York, with his wife Teresa (née Gillen, 1884-1942) and son Harold (1909-1997).

While Hicks was in New York, he read an article about Southern California, which described year-round sunshine with photographs of orange groves. Intrigued, he moved his family to Los Angeles, where they rented a duplex. The neighbor in the adjoining unit told Hicks about homestead opportunities in Desert Hot Springs, so in 1913, Hicks filed for his first 160-acre homestead. He built a small 14’ x 26’ foot house.1In 1914, their second son Milton (known as “Milt”) was born.2
In a 1986 oral history interview, Harold Hicks recalled that he, his mother, and his brother would strap empty five-gallon cans to their burro and ride five miles to get to the nearest water source. After filling the cans, which would last about a week, they rode back five miles. The lack of water ultimately pushed the Hicks family to move into the village of Palm Springs in 1917. Hicks was able to find steady work as a carpenter in Palm Springs, and over the years, bought substantial amounts of land from the Southern Pacific Railroad, at $5.00 per acre.

He would soon begin to sell large parcels of land for development at an enormous profit.

Hicks family on their homestead, ca 1917. Courtesy Palm Springs Historical Society. 1 “Prickly Pears,” interview with Harold Hicks, July 11, 1986. Palm Springs Library. According to Renee Brown, the Hicks homestead was located near what is now the intersection of Pierson Boulevard and Indian Canyon Drive in the city of Desert Hot Springs. 2 Ibid.

Item 2C - Page 26
11 PALM SPRINGS IN THE TEENS: AN INFLUX OF PIONEERS
The Palm Springs that the Hicks family moved to was a very sleepy little town. Nellie Coffman had opened the Desert Inn in 1909 with an acre of land and a small stone house, which they rented out to guests. Nellie, her doctor husband, and two sons put up small tents for their own use. Over time, they bought more land and tents, and the Desert Inn became a well-known respite for respiratory patients. As Melba Bennett would later recall, “In a letter written from the Desert Inn and dated as of January 1914, Fanny Stevenson (widow of Robert Louis Stevenson) wrote to a friend that she paid $20.00 per week for board and room. In describing Palm Springs at this time, she wrote ‘...It is a little oasis on the Colorado desert, some seven miles over the border.

There are a few palms here, and one hot spring to account for the name. There is, also, a climate of extraordinary pureness and dryness, and almost no rain or wind . . . There are very few people here except patients, and perhaps an old prospector or two; everything is very simple and plain, but the food is excellent, and the “tenthouses” in which the patients live, are as comfortable as one could wish...’” The same year the Hicks family arrived in the desert, 1913, several other people would also arrive who would positively shape the future of the small resort village. Melba Bennett, writing about the town’s early history in 1955, wrote, “The year 1913 certainly was a lucky one for Palm Springs as it brought not only good citizens who contributed heavily to the development of the town, but permanent ones. They and their children continue to guide the progress of the town.” These included the White sisters – Florilla, Cornelia, and Isabel, who in 1914 bought the Palm Springs Hotel. “They searched out the desert and the canyons and became authorities on the flora and fauna. Some of my happiest early experiences on the desert were riding the trails with Doctor White and Earl Coffman. We never passed a tree or shrub or cactus that the name wasn't called out to me, and to what use it was put by the Indians. When the Whites first lived here, the burros and Indian cattle would lean over the fence and eat the figs. The horses would rub their backs against the house and nearly shake it down.”3 When Zaddie and Ed Bunker arrived in 1913 with their daughter Frances, they opened the first garage, living in a tent for two years on an acre alfalfa field where the Plaza Theatre stands today. According to Bennett, “Zaddie still owns this property and much more, acquired through the years. Zaddie says there were about 25 white people and 50 friendly Indians who made up the population of the village when they arrived.”4 “This same year brought Carl and Edith Lykken to Palm Springs. Carl worked for a few years at Blanchard’s Feed Store, but in 1916 he bought some property from Doctor White and built the first Department Store, called Lykken’s.”5
Bennett continued, “The man who furnished the land on which the nationally famous El Mirador Hotel was built, P. T. Stevens, also arrived that year. He rented a house from Mrs. Crocker who owned the property on the north side of the Desert Inn. Stevens later built near the present location of the Desert Inn swimming 3 “The History of Palm Springs,” The Palm Springs Story, by Melba White, Palm Springs Chamber of Commerce, 1955, 11. 4 Ibid, 12.
5 Ibid, 12.

Item 2C - Page 27
12 pool and added a stable for his daughter Sallie’s pony. Sallie is now Mrs. Culver Nichols and both she and her husband contribute time and effort towards the needs of the community.”6 About Alvah Hicks, Bennett recalled, “About this time it was obvious that Palm Springs was badly in need of their own carpenter, so Mr. Stevens persuaded Alvah Hicks to move his family from his homestead north of the 8 Palms railroad station to Palm Springs. Zaddie Bunker immediately got him the job of building the Birge house on property she had acquired and sold to them. This home is now the famous Ingleside Inn, operated so successfully by Mrs. Ruth Hardy, our first and only Councilwoman. Hicks also purchased twenty acres of land known as Las Palmas Estates, which he subdivided, and built homes for speculation. Soon Hicks had formed the Palm Springs Water Company and the Builders’ Supply Company, both of which are still operating under the direction of his two sons, Harold and Milton.”7 If 1913 saw an influx of people who would shape the future of Palm Springs, the year 1914 irrevocably set the course forward. It was in 1914 that Nellie and Harry Coffman divorced, and Nellie began turning her Desert Inn into a world-class resort, away from a respiratory resort. During the war, wealthy people who would have typically gone to Europe discovered the peaceful qualities of Nellie Coffman’s new more upscale resort, which Coffman described as her four “S’s”— space, stillness, solitude, and simplicity.

Also in 1914, Pearl McCallum’s mother Emily died, leaving Pearl the family’s extensive property in the desert, which, by then, was said to have been worth only $6,500. Fortunately, Pearl married Austin McManus that same year. He was a Pasadena real estate agent. As Renee Brown writes, “Together, they opened up Pioneer Realty with her as president and he as secretary of the company. They were opposites in their business dealings. She was inflexible and stern in negotiations and he was jovial with his upbeat Irish charisma. He brought in the customers, and she negotiated the deals. Together they created a real estate dynasty. She insisted on making the deeds to her properties reversible for architectural reasons, putting restrictive covenants on the use of the land she sold.”8
Electricity also made its way to Palm Springs in 1914, and the first paved road was added in 1916. The momentum forward was stalled temporarily by the advent of the Great War, but it would soon pick up upon the signing of the Treaty of Versailles, marking the war’s end.
6 Ibid, 12.
7 Ibid, 12.
8 “Pearl McCallum McManus helped shape Palm Springs,” Desert Sun, April 29, 2016.

Item 2C - Page 28
13 Indian Boulevard and the Spa, circa 1925.

THE NINETEEN-TWENTIES: THE FIRST GREAT DEVELOPMENT BOOM After the end of the Great War, Nellie’s sons returned to help her build her dream of a proper resort hotel with all the amenities. Not to be outdone, Pearl hired Lloyd Wright to design the Oasis Hotel, and the upgrade of the sleepy village in the 1920s had begun.

The postwar building boom also included residences. In 1921, the Banning Record reported that Alvah Hicks was building a home in Palm Springs, and that “the building of homes at Palm Springs continues steadily and new places are being erected for half a dozen different winter residents there.” The article mentions homes built by Zaddie Bunker’s father E. Dawson, and another for Mrs. Palmer, on land purchased from Zaddie Bunker.9It was also reported in 1921 that Hicks had just completed a “$45,000 house for Mrs. M. L. Kellogg,” of the “Kellogg cornflake family” from Chicago, before going to Big Bear for the summer to build several more homes.10 9 “Building Going Up at the Springs,” Banning Record, March 3, 1921, 1. 10 San Bernardino Daily Sun, June 26, 1921, 1.

Item 2C - Page 29
14 The single-lane road leading to Palm Springs, 1921.

In the early 1920s, the only paved road was Palm Canyon Drive, and the paving stopped at the Desert Inn. A typical street was sandy dirt, lined by mature shade trees.

Item 2C - Page 30
OFF FOR TllE CANON
15 In this 1937 advertisement for Palm Springs Builders’ Supply, Alvah Hicks’ hardware and lumber store, is a photograph showing one of the Spanish Colonial Revival homes built by Hicks in Las Palmas Estates. Shown is one of his typical designs, with squared masonry supports, a red-tiled roof, and an observation tower, all features present in the Hicks Residence – though the observation tower was added in 1936. This shows how the 1936 modifications are still in keeping with the Alvah Hicks style.

The expanding village had very few skilled contractors, so the industrious and hard-working Alvah Hicks developed a successful contracting business and was soon highly regarded with a reputation for quality work.

Beginning in 1922, Hicks built a dozen of the Spanish Colonial Revival-style buildings for Nellie Coffman when she began upgrading the Desert Inn. In addition to the ongoing construction at the Desert Inn, Hicks also built homes for Coffman’s sons George Roberson (now Le Vallauris Restaurant), and Owen Coffman (now demolished). He also built homes for oilman Thomas O’Donnell, and for Carrie Birge, the widow of Buffalo millionaire automobile [manufacturer] Humphrey Birge, now the Ingleside Inn. ($45,000). The design of all of these is attributed to “architectural artist” William Charles Tanner.

Hicks found fine artisans with whom to work, one of them was his head carpenter, R. Lee Miller, another talented builder who would go on to build the famous rock houses. Even though Hicks had no formal training in architecture, by absorbing what Tanner had designed for Coffman, and by observing other local vernacular architecture, and presumably through the use of the architectural pattern books that were widely published at the time, he began creating accurately detailed Spanish, Mexican, and Mediterranean-inspired residences when the new tracts soon began to open. Hicks’ son Harold said in a 1967 oral history that his father was “…a very good businessman…who came out here with very little. He got by with his ability as a home builder. It helped Item 2C - Page 31
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16 that he was the only man in the area who had all the equipment needed for home construction. His gasolinemotor cement mixer and scaffolding helped him build many homes that still stand in Palm Springs.” By February 1923, a headline in the Banning Record announced, “WATCH PALM SPRINGS GROW: Desert Town Growth is Amazing.” The article stated, “Travelers who return to the oasis these days can scarcely believe their eyes when they behold the young city in the making, where once a drowsy, sleepy outpost in the desert dotted the map of Southern California. There is nothing indefinite about the present and the future of Palm Springs. The present building boom is right at hand, and the hee-haw of the Palm Springs donkey vies with the music of the carpenter’s hammer and saw. Buildings are in the course of construction in various parts of the town, some of the very best running into many thousands of dollars. It is doubtful whether any town in the West, outside of the oil belt or gold strike class, can claim a building record to equal that of Palm Springs this season.”11
Seeing the opportunity, a few visionary real estate developers began subdividing land north, south, and east of the Desert Inn. Starting in January 1923, a residential boom began that would change the face of the tiny resort village, a boom until the bust of 1929. Even that wasn’t felt as deeply in Palm Springs as it was everywhere else.

Alvah Hicks was prominent in the creation of these earliest residential tracts. Not only did he build the custom homes, he also, in many cases, sold the land to the developers who subdivided the parcels, and in the process, made a lot of money. According to Hicks’ grandson Dennis Hicks, Alvah Hicks would build a spec house, and move into it with his family, and then design and build another. Once that house was done, they would move into the new house and sell the existing one. Hicks repeated this process several times, including with the house at 701 Patencio.12
Harold, Teresa, Alvah, and Milton Hicks at Villa Teresa, circa 1930. Courtesy Palm Springs Historical Society. 11 “Watch Palm Springs Grow,” Banning Record, February 23, 1923, 7. 12 Telephone interview with Dennis Hicks, January 4, 2023.

Item 2C - Page 32
17 In 1930, Hicks built a Spanish Colonial Revival home in the Vista Acres tract at 501 North Belardo. To honor his wife, the house was named “Villa Teresa.” After the family sold the house in 1936, Hicks commissioned a new “Bermuda Style” house by architects Brewster & Benedict at 404 Camino del Sur. As the Desert Sun reported, “Architects Brewster and Benedict are now preparing drawings for the residence. It will contain three bedrooms and three baths, a study, library, living room, dining room, sunroom and other attractive features.

The home will be constructed of the new type, 12-inch by 24-inch hollow tile.”13

PALM SPRINGS WATER COMPANY
Even more than Hicks’ mastery as a carpenter, and builder of Palm Springs’ earliest residences and hotels, or his pioneering subdivisions, was Hicks’ involvement in the importation of water to the growing village. It all began after Hicks had finished construction on Thomas O’Donnell’s Ojo del Desierto high above the newly constructed Desert Inn. As told by Tracy Conrad, “when he moved in following a honeymoon stay at the Willard Hotel in Washington, D.C., the newlywed found the water pressure to be inadequate. Complaining to the water company proved fruitless, so O’Donnell encouraged local builder Alvah Hicks to buy it and improve conditions for customers, starting with him and his house on the hill.”14 Harold Hicks, Alvah’s son, recalled that his father, “… didn’t have a great deal of money, but he had an admirer in Mr. Tom O’Donnell. My father built his house, and he was very much attracted to my father. … O’Donnell said ‘Why don’t you buy the water company and get everything squared away?’ My father said ‘That’s a good idea, but I don’t have any money.’” O’Donnell financed Hicks’ purchase of the Whitewater Mutual Water Co. from PT Stevens.15 Hicks added to this with the acquisition of additional water from the upper slopes of San Jacinto at Snow and Fall Creeks. Hicks reorganized the company, renaming it the Palm Springs Water Company.

With Hicks’ improvements, the small town’s water pressure improved and there was a guarantee that future development would have a steady supply of clean water.

Alvah Hicks ran the Palm Springs Water Company until he died in 1944, when the management of it passed to his eldest son, Harold.

Hicks also opened Palm Springs Builders’ Supply, a hardware store and lumber company that is still serving the Palm Springs community today.
13 Desert Sun, December 18, 1936, 8.
14 “Water in the Desert,” by Tracy Conrad. Desert Magazine, Summer 2013, 20. 15 “Men on the Forefront,” Palm Springs Life, digital article by Ann Greer, accessed March 14, 2023:
https://www.palmspringslife.com/men-on-the-forefront/
Item 2C - Page 33
18 LATER YEARS
In 1932 Hicks sold fifty-three acres of land in the north end of Palm Springs, selling it to Ralph Bellamy and Charlie Farrell for only $3,000. The actors sold off the forty acres they didn’t need for $7,000, which helped fund a pool and clubhouse for their new Racquet Club.

Hicks became a prominent civic leader who served on Palm Springs’ first City Council and was involved with the village’s incorporation in 1938. Hicks developed the Little Tuscany Estates neighborhood in the Chino Canyon area in the late 1930s, a development valued for its spectacular views and minimal intrusion on the landscape.

Teresa and Alvah Hicks divorced in 1940. She died just two years later. Alvah later remarried a woman named Jane and moved to Banning. After an operation at Riverside Community Hospital, he died on March 3, 1944.

Item 2C - Page 34
19 Palm Springs’ first City Council, 1938: From left: Frank “Pop” Shannon, Dr. Bacon Clifton, Mayor Phil Boyd, Alvah Hicks, John W.

Williams, Austin McManus, and Robert Murray. Courtesy Palm Springs Historical Society.

Item 2C - Page 35
• j, I
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20 In J. Smeaton Chase’s book “Our Araby,” he describes the sleepy village with its palm and California pepper-lined dirt roads.

The Tract: Merito Vista (1925)
The Hicks Residence was built in the Merito Vista tract, one of three early subdivisions which now are known as “Old Las Palmas.” Alvah Hicks is so closely associated with the creation of the Old Las Palmas neighborhood, its development is an important part of his story.

Palm Springs in the early 1920s was a world away from the city it is today. Other than a few resorts and commercial buildings, the dusty roads were lined with enormous shade trees. A rustic wooden structure was the site of the hot springs. In Our Araby, author J. Smeaton Chase describes the small village’s resident population of the early 1920s:

I, for one, could not wish for better neighbors than our Indians: I should be pleased, indeed, to feel sure that they could say as much for us. They are but few in number, forty or fifty, for the Cahuillas are scattered in small rancherias over a wide territory. The white population is variable. In winter and spring, when the “Standing Room Only” sign hangs out, there may be a total of three hundred or more residents and visitors (the latter much more numerous): in the hot months residents may number a dozen or two and visitors there are none…For a small place, the number of people who have fallen under the charm of Palm Springs, and their variety of class and kind, is rather surprising. You would agree as to the latter point if I were to begin to mention names. Wealth and fashion, as such, are not much attracted to our Item 2C - Page 36
A SHADY LANE A'l' PALU SPRIXGS
21 village: Palm Beach, not Palm Springs, is their mark: but among the fraternity of brains the word has passed about, and persons of mark are ever finding their way here, returning again and again, and bringing or sending others. But then, the importance of persons of mark in any community is apt to be overestimated; the important thing is the general quality, the average. The average with is automatically raised by the total absence of any hooligan element, such as is sometimes in evidence on the sands of the sea-shore. To that class the sands or Our Araby do not appeal. On the other hand, the scientists, writers, painters, musicians—in fact, all kinds of people who love quiet, thoughtful things and whose work or enjoyment lies in natural instead of artificial fields, come and share with us the wholesome pleasures and interests that are inherent in a clean, new, unspoiled bit of this wonderful old world.16 Of the built environment of the tiny village, Chase describes, “a place of two or three score of unpretentious cottages scattered along half a dozen palm- and pepper-shaded streets. We do not run much to lawns and formal gardens: we live in the desert because we like it, hence we don’t care to shut ourselves away in little citified enclosures. But the two or three old places which formed the nucleus of the settlement are bowers of bloom and umbrageous greenery. Gray old fig-trees lean out over the sidewalk, while oranges, dates, grapefruit, lemons, and trees of other sorts for fruit or ornament flourish in tribute to the memory of that wise old Scotsman and pioneer, Doctor Welwood Murray, who had the courage to plant and the patience to rear them in the teeth of horticultural disabilities.”17
Palm Springs’ first residential tract, Vista Acres. This twenty-acre, twenty-seven parcel site was subdivided by PT Stevens in January 1923. 16 Our Araby, J. Smeaton Chase, J. J. Little & Ives Company, New York, 1920, 17-18. 17 Ibid, 21-22.

Item 2C - Page 37
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35 MAP
22 In this circa 1933 photograph, the O’Donnell Golf Club is in the foreground, with the Vista Acres tract (1923) immediately to the north. The Merito Vista tract (1925) can be seen north of that. Note the dirt roads, sparse development, and open land, and the El Mirador tower in the distance. The Hicks Residence is just out of frame at left. Courtesy Mary Kummings and Steve Scott.

With the upgrade of Nellie Coffman’s Desert Inn, prescient developers saw the potential for tracts of improved residential parcels adjacent to the hotel. The first of these tracts, Vista Acres, was subdivided by PT Stevens, and the tract was created in January 1923. This tract would be the first of three phases later known as the “Old Las Palmas” neighborhood (the other two being Merito Vista and Las Palmas Estates). Working with contractor Alvah Hicks, the town’s first speculative housing began construction. According to Hicks’ grandson Jim Hicks, Alvah Hicks built twenty homes in those three tracts. Shortly thereafter, Dr. J.J. Kocher developed two phases of a tract near what would become the El Mirador Hotel, known as “Las Hacienditas.” Never one to be outdone, Pearl applied for two tracts in her Tennis Club land, Tahquitz Park #1 and #2, both in 1923. In 1924, the Palm Canyon Mesa neighborhood was platted for Edmund T. Fulford, and the development began. Below is a table showing the tract development of the 1920s in Palm Springs.

Tract Name Date Developed Developer
Vista Acres January 1923 Prescott T. (“PT”) Stevens
Tahquitz Park March 1923 Pearl McCallum McManus
Las Hacienditas May 1923 J. J. Kocher
Palm Canyon Mesa December 1924 Edmund T. Fulford
Merito Vista April 1925 Prescott T. Stevens
Araby Tract June 1925 H.W. Otis and Son
Las Palmas Estates November 1926 Prescott T. Stevens
Palm Springs Estates January 1927 Prescott T. Stevens
Item 2C - Page 38
23 Vista Santa Rosa May 1927 Raymond Cree
Palos Verdes Estates July 1928 Harriet Dowie Cody and Reta McDowie
“OLD LAS PALMAS”
Known colloquially today as “Old Las Palmas,” the desirable neighborhood was developed in three phases, each with its own unique name. PT Stevens initially subdivided them all, some on land bought from Alvah Hicks. In 1923, PT Stevens created the Vista Acres tract, one of Palm Springs’ first residential tracts—if not the first. It was directly above what would soon become the O’Donnell Golf Course. According to the Historic Resources Group’s Appendix B: Overview of Tract Development, part of their Palm Springs Citywide Survey, “The transition from resort to residential development began in earnest in 1923. In January of that year, Prescott T. Stevens developed Vista Acres, a twenty-seven-parcel subdivision west of Palm Canyon Drive along W. Chino Drive.

This was quickly followed in May by the subdivision of Las Hacienditas, immediately to the south of El Mirador, developed by Dr. J.J. Kocher.”
The Hicks Residence was built in one of Palm Springs’ earliest tracts, the Merito Vista tract. Developed by PT Stevens, it was conveniently located just north of Nellie Coffman’s Desert Inn and the newly-built O’Donnell House. Thomas O’Donnell completed his private golf course the same year Merito Vista was subdivided.

Description of the Merito Vista tract from the Historic Resources Group’s Palm Springs Citywide Survey:

DEVELOPER Prescott T. Stevens
DEVELOPMENT HISTORY Prescott T. Stevens (1846-1932) was ultimately Palm Springs’ largest preWorld War II residential real estate developer. Stevens, a successful Colorado cattle rancher, relocated with his wife Frances to California in 1912 to seek refuge from her respiratory problems.

They first settled in Hollywood, where he invested in Hollywood real estate, then moved to Palm Springs for the better air. By 1920, Stevens had purchased a large amount of land north of downtown Palm Springs. He also bought several thousand acres from the Southern Pacific Railroad to the east and the north of the village to ensure a steady supply of water for his holdings. He bought shares in the original Palm Valley Water Company and then formed the Whitewater Mutual Water Company and the Palm Springs Water Company. [Later bought by Hicks, with help from Tom O’Donnell]. With his colleague Alvah Hicks, a carpenter and nascent homebuilder, they subdivided many of Palm Spring’s earliest developments: the Merito Vista tract (1925), Las Palmas Estates (1926), and Palm Springs Estates (1927).

Recognizing the best way to sell homes was through tourism, Stevens, Hicks and other developers built the legendary El Mirador Hotel in 1927. Before long, Stevens was convincing tourists to trade up to home ownership.

Item 2C - Page 39
24 Merito Vista was advertised for its “natural beauty,” its status as a playground for the wealthy, and its subdivision into “small estate parcels” for those who “…do not necessarily care to erect pretentious homes here.”18 Indeed the parcel sizes for the 125 lots in Merito Vista are narrow and deep. However, the design of the subdivision deviates from a basic grid pattern to include curving and rounded streets evocative of the suburban residential community plans of Frederick Law Olmsted.19 Merito Vista was a success as it reportedly “…practically sold out during the first season.”20 Sanborn Maps from 1929 reveal that sales may have been brisk, but building was far slower; just twelve parcels in the development had structures associated with them by 1929.21 Homes in Merito Vista were chiefly Spanish Colonial Revival, or early iterations of the California Ranch style. More than twenty of them were reportedly built by carpenter turned general contractor, Alvah Hicks, who developed a reputation for quality building. Often these houses were built on speculation, then quickly sold.22 Often, homeowners purchased multiple parcels for their estates, contributing to relatively low-density development. Even as late as 1952, aerial photographs show significant numbers of undeveloped parcels within the tract. 18 “Display Ad 109,” Los Angeles Times, February 7, 1926 19 Olmsted was America’s pre-eminent landscape designer in the late 19th century. He designed the Columbian Exposition of 1893, New York’s Central Park and the improvements to the White House grounds of 1902. 20 “Desert Acres Jump to $1500,” Los Angeles Times, April 25, 1926, E7. 21 Sanborn Maps online Los Angeles Public Library Database, Palm Springs Feb. 1929, Sheet 8-9. 22 Greg Niemann, Palm Springs Legends (San Diego, CA: Sunbelt Publications, 2006), 130 Item 2C - Page 40
25 The Merito Vista tract map from 1925.

The following year, 1926, PT Stevens bought 100 acres from Alvah Hicks just north of the Merito Vista tract for $150,000. The Los Angeles Times declared, “Desert Acres Jump to $1500,” remarking that the price paid per acre — $1,500 — for unimproved land in Palm Springs was believed to be the highest ever paid.23 Stevens then subdivided the tract, which was known as the Las Palmas Estates tract.

On the heels of his success with Merito Vista, Prescott T. Stevens immediately began subdividing a large parcel of land directly to the north which he called Las Palmas Estates. Las Palmas Estates is bordered by Palm Canyon Drive on the east, Stevens Road on the north, Via Monte Vista to the west, and Via Lola on the south. Under the name Evans-Lee Corporation of Los Angeles, the land was purchased for $150,000 and subdivided into 165 parcels of one-fourth to one-third acre.24 Once again a layout of gently curving streets evoking Olmsted’s ideas for gracious neighborhood development was employed. The large lots and groups of native palms made it a sentimental favorite of local developer Raymond Cree 23 “Desert Acres Jump to $1500,” Los Angeles Times, April 25, 1926, E7. 24 Evans-Lee was a big Los Angeles developer and was affiliated with sales, and was the agent, for both Merito Vista and Las Palmas Estates in newspaper ads and articles. Both mention Cree and Chaffey as the developers, but the tract documentation shows PT Stevens as the initial developer.

Item 2C - Page 41
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26 (1875-1967).25 Warm weather, recreational amenities, and good schools were featured selling points in advertisements to Los Angeles residents. The tract also boasted “underground utilities and [an] abundance of meterless irrigation water.”26 With ads pronouncing “A Home in Palm Springs is Well within Your Means,” Stevens marketed the accessibility of these homes.27 Hollywood celebrities, Los Angeles businessmen and Eastern and Midwestern snowbirds soon were building homes in Las Palmas Estates.28 As a result, the tract was referred to by Los Angeles society columnist Joan Winchell as “The Bel-Air section of Palm Springs.”29
At the time, the Los Angeles Times reported, “During the past season, it is said, activity at Palm Springs has exceeded all records, and many fine winter homes have been erected at the winter resort. Purchasers at Palm Springs who have erected winter homes, or who plan the early construction of such homes, include King C. Gillette, Los Angeles capitalist; William Mead, local capitalist; Roland Bishop, of Bishop & Co; T. A. O’Donnell, chairman of the board of the California Petroleum Company; William Reis, capitalist; Mrs. Frederick Stevens, of Pasadena; Thomas Douglas of Hollywood; E. B. Shideler of Pasadena; M. Herman Brill, capitalist, and others.”30
25 “Desert Acres Jump to $1500,” Los Angeles Times, April 25, 1926, E7. 26 In the Riverside Community Book, Cree called it “His crowning achievement.” Often, the owners, developers, builders, and realtors played multiple roles in multiple developments. For example, someone might be the owner on one tract, the real estate agent on another, or in cases of builders, just built the houses independent of any ownership. In this case, Prescott T. Stevens is listed on the tract map, the Los Angeles Times mentions the Evans-Lee Corporation, and Cree is quoted in the Riverside Community Book.
27 “Display Ad 41,” Los Angeles Times, December 19, 1930, B2. 28“Fine Homes Rise in Las Palmas,” Palm Springs News, December 17, 1936, 6 29 “Joan Winchell,” Los Angeles Times, January 21, 1958, A1. 30 “Desert Acres Jump to $1500,” Los Angeles Times, April 25, 1926, E7.

Item 2C - Page 42
27 An ad for the Merito Vista tract, which advertised its “small estates,” which catered to “those who do not necessarily care to erect pretentious homes.” The ad also references J. Smeaton Chase’s 1923 book “Our Araby.” Los Angeles Times, February 7, 1926.

The Las Palmas Estates tract map, 1926.

Item 2C - Page 43
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28 In this December 1926 advertisement in “California Southland” magazine, the twin Merito Vista and Las Palmas Estates tracts were being touted as “highly desirable,” the “choicest of the Palm Springs residential properties.” Item 2C - Page 44
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CREE & CRAFFEY, Exclusive Agents
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THE LURE OF THE DESERT
A \' E y1, u e,·er sto1 ld at e,·ening nn the edge () r th c dese n and "watl·hed the big husky sun wall ow
in crim snn ri nd go ld, a nd grow dim"? I l ave yo u
seen the soft, pastel shades at c,·entide as th ey slowl y creep over the sand d unes and stretch on and nrJ into
seeming innnite space?
lf you ha ve, then yo u know some of the n !luring
charm of Pa lm Springs, ' 'the Algie r nf t\mericn.'·
~ owhere in .t\merica, e-xce pt at P alm Springs, can yo u fi nd the poignant bea uty, the d ry, hea lth ful climate and the d esert lu re o f such fat111)us "·inter pl::i ygro un rls a, Alg ie rs :111d .\ l orocco. H e re, away from th e c rowds and noise, yo u c,111 enj oy the a ll-pern1di ng peace and bea uty of the desert vastness and with al I the corn forts o f city Ii fc. i\l o re :rn d mo re pMple o f wea lth and culture arc build - ing winter homes in Palm Springs, whe re the hi g hl y
d esirable ~l eri to Vista and Las Pa lmas Estates a fford them an ideal homesitc. These two estate a re of limited acreage and comprise rhe choicest of th e Palm Springs
residenti al p roperti es.
29 LATER OWNERS DURING THE PERIOD OF SIGNIFICANCE
(1926-1936)
Elizabeth Trischman and Anna Trischman Pryor (1929-1931) Sisters Elizabeth Trischman (left) and Anna K. Pryor (right) in front of their house, circa 1950. Photo: YELL 122107 In 1929, Alvah and Teresa Hicks sold the house to sisters Elizabeth Trischman (1886-1984) and Anna Trischman Pryor (1884-1973). From the National Park Service website for Yellowstone National Park:

The Trischman family first came to Yellowstone National Park when George Trischman began work as a post carpenter for the U.S. Army at Fort Yellowstone in 1899. George and his wife, Margaret, had five children:

Anna, Harry, Elizabeth, George T., and Joseph. Though this family achieved national notoriety when a mentally ill Margaret attacked and killed their youngest son, Joseph, they are even more well-known for the contributions they made to Yellowstone National Park through three generations of hard work and success.

After finishing school, Harry returned to the park and began work aiding the army as a packer and civilian scout. After the creation of the National Park Service in 1916, he became a Park ranger with later promotions to Assistant Chief Ranger and Chief Buffalo Keeper. His scout diaries and many documents relating to his work in the park are located in the archives and provide a great deal of information about the park in its early days.

Item 2C - Page 45
30 Anna worked as a schoolteacher at Yellowstone for a short while before marrying George R. Pryor. After marrying, the couple purchased Ole Anderson’s Curio Shop at Mammoth Hot Springs in 1908. Within a few years of purchasing this business, Elizabeth would join her sister, taking over George’s share of the company.

Together, Anna and Elizabeth expanded their business over the next four decades to include soda fountains, souvenirs, ice cream, toiletries, cigars, a cafeteria, and a very popular little shop called the Devil’s Kitchenette located next to the Devil’s Kitchen cave, a large tourist attraction. By 1932, Anna and Elizabeth owned all of the general stores and gas stations in the northern half of the park.

Anna and Elizabeth also employed a third generation of Trischman’s in their shops. Anna’s daughter Georganna began work in the shop in 1925 and eventually served on the Board of Directors for the company. Harry’s son, Harry (Bud) Jr., also worked at the shops and married one of his fellow employees, Louise Mohar. Harry and Louise ran the Mammoth shop during the winter months, the only Pyror and Trischman store to remain open outside of the summer season.

Anna and Elizabeth’s shops and cafeterias were very popular. They became very well-known members of the Mammoth community and mention of the sisters and their places of business appear frequently in other park employees diaries (e.g. Herma Albertson Baggley, the first woman to be employed full-time as a Junior Park Naturalist at Yellowstone) and correspondence (e.g Judge Meldrum, U.S. Commissioner) that now reside in the Yellowstone Archives. The archives also houses many of the Trischman and Pryor financial records and concessionaire permits.

From “Geyser Bob’s Yellowstone Park Historical Service” blog:

In 1932 the women branched out and purchased all of George Whittaker's Yellowstone Park Store operations at Mammoth and Canyon. His holdings included an interest in the service station business and general stores at both locations. They now held a monopoly on the store business in the northern portion of the park, with the exception of the Haynes Photo Shops. Charles Hamilton remained in control of the stores in the southern portion of the park.

The Pryor & Trischman stores incorporated in 1946 and became known as Pryor Stores, Inc. Anna Pryor held a 2/3 interest in the business, while her sister owned the other third. Formed on October 1, Pryor was President and Trischman Secretary.

Six years later, after 45 years in business, the women decided to retire and sold out to Charles Hamilton in 1953 for $333,000. According to an insurance audit in September 1950, the Pryor Stores’ property at Mammoth consisted of the Park Curio Shop itself, with a single-story garage and warehouse located behind it, and the general store, service station and single-story employee dormitory located at the rear. Also at Mammoth were the general store, gas station, cafeteria, and dormitory facilities at the Mammoth Auto Camp. The Canyon properties consisted of the single-story general store and gas station, which housed the post office, soda Item 2C - Page 46
31 fountain, residence, storage, and a two-story dormitory building located nearby. The women ended up with a profit of just over $100,000 and retired to their home in Los Angeles.31 Beatrice B.R. Moore (1931-1935)
The Trischman sisters only owned the house for two years. In 1931, they sold the house to Beatrice B. R.

Moore, the wife of Thomas Ewing Moore (1867-1935), who was an important career diplomat who served under many presidents in a wide variety of countries. Beatrice (1878-1955) was born into a Gilded Age New York family. The couple married in 1907 and had four children.

BEATRICE BAIRD RUTTER MOORE
Beatrice Baird Rutter was born on October 30, 1878, in New York City, to John Renaud Rutter and Ella Baird Rutter. Beatrice’s capitalist father, John Rutter, came from a very wealthy family involved in the railroads. He grew up in one of the sizable Gilded Age mansions at 814 Fifth Avenue. Beatrice’s mother, Ella, was also independently wealthy – her father was Matthew Baird (1817-1877), one of the early partners of the Baldwin Locomotive Works, becoming sole owner after Baldwin’s death. Baird served as a director of the Central National Bank, the Texas Pacific Railroad Company, the Pennsylvania Steel Company, the Andover Iron Company, the West Chester and Philadelphia Railroad Company. He was also one of the incorporators and a director of the American Steamship Company and was a large stockholder of the Pennsylvania Railroad Company. Upon his death in 1877, Ella inherited over $100,000. Beatrice’s young life wasn’t easy – her mother died when she was fourteen. Because her father (who lacked ambition and liked a high-quality of living and the “yacht life at Nantucket”32) wasn’t interested in parenting his daughter, she went to live with her maternal step-grandmother Anna Baird at “Bardwold Castle,” her thirty-acre estate outside Philadelphia. Her father, John, traveled extensively through Europe in the 1890s, and in 1898, when he was forty-seven, he married twenty-three-year-old Florence Garrett (which caused much consternation in the family). He died the following year, leaving his daughter Beatrice his estate. Shortly after that, Beatrice began living with her aunt Florence and uncle John Brinkerhoff Jackson, the United States Minister to Greece. While attending school in Greece, around 1906, Beatrice met the young diplomat Thomas Ewing Moore. They were married April 16, 1907, in Athens. The Washington Post reported, “The most important diplomatic wedding of the season was solemnized recently at the American Legation, when Thomas Ewing Moore, first secretary of legation at Peking, married Beatrice Baird Rutter, only daughter of the late John Rutter, of New York, and niece of the American Minister to Greece.”33 Another newspaper reported, “The wedding took place in Athens late last month, and included among the wedding guests were the King of Greece and other members of the royal family, together with all the resident diplomatic colony. Among the royal gifts to the bride were a diamond sapphire and pearl brooch from the king and queen, a jeweled fan from the younger prince and his wife, and a 31 https://www.geyserbob.com/pryor-trischman, accessed March 12, 2023. 32 Email from Lynne Rutter, July 22, 2022. Rutter is a great-great-niece of Beatrice Moore. 33 “T. E. Moore—Miss B. B. Rutter,” Washington Post, May 5, 1907, 14.

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32 priceless pair of Cape d’Monte vases from the crown prince and his consort. Mr. and Mrs. Moore, after the ceremony left for Corfu, enroute for America.”34
Diplomat Thomas Ewing Moore, ca. 1900.

A 1906 letter from President Theodore Roosevelt to the American Minister to China, W. W. Rockhill, discussing Thomos Ewing Moore’s diplomatic appointment.
34 “Wedding of Washington, Pa. Man in Athens Causes Talk in Capital,” Pittsburgh Post-Gazette, May 26, 1907, 32.

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THE WHITE HOUSE

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33 Thomas Ewing Moore was born January 11, 1867, in Lancaster, Ohio to Marshall Frank Moore (1829-1870) and Francis “Fanny“ Van Trump (1837-1928). On both sides, Thomas Moore had many relatives involved in politics. Marshall F. Moore had gone to Yale, and later served in the Civil War first as Lieutenant Colonel of the 17th Ohio Volunteer Infantry, then as Colonel and commander of the 69th Ohio Volunteer Infantry. On March 13, 1865, he was brevetted Brigadier General, U.S. Volunteers for "gallant and meritorious services during the war, and especially at the Battle of Jonesboro, Ga,” and Major General, U.S. Volunteers for 'gallant and meritorious services during the war." He served as Governor of the Washington Territory from 1867 to 1869. He died in 1870, when his son Thomas was just three. Francis Moore’s father was Philadelp Van Trump (1810-1874), a politician who served as a U.S. Representative from Ohio from 1867 to 1873.35 So it was natural that Thomas Ewing Moore would follow them into a life of diplomatic service.

After his father’s death, his mother, Fanny, returned to Ohio to live with her parents, following them to Washington, DC. Thomas attended Georgetown University and University of Maryland. In July, 1889, Thomas entered the service as a commercial agent. “Subsequently, he served at several posts in Germany. One of his positions was that of consul at Weimar in 1899. He was named secretary of the legation and American consul general to Rumania and Service in March, 1905.”36 Between 1889 and 1903, he also served briefly in Rome. In 1906, he served as Secretary of Legation and Consul General at Bucharest and Belgrade, before moving on to Peking where he was Secretary of Legation from 1906 to 1907. While serving in Peking, somehow Moore found himself in Greece, where he met a young heiress, Beatrice Baird Rutter, and a romance began.

After they married, Moore served briefly as Secretary of Legation, Lisbon, Portugal, before resigning from the service in 1908. The couple had four children, Evelyn, Eric Thomas, Georgiana, and Diana. In 1914, Moore reentered the Diplomatic Service and served as special agent in Rome and Berlin. He resigned again briefly during the Great War to carry on war relief work and was a captain in the American Red Cross, serving in France.37 After the War, he re-entered the service again, serving in several posts, ending in 1928 with that of vice-consul at Luxemburg.

In the middle 1920s, the Moores began spending winters in Palm Springs at the El Mirador Hotel – Beatrice and her daughters were there more than Thomas. After he left the diplomatic corps, he lived primarily in London, with daughter Georgiana, while Beatrice spent most of her time in Los Angeles. He authored several books during this period, including In the Heart of Spain (Universal Knowledge Foundation, 1927) and Peter's City; an Account of the Origin, Development and Solution of the Roman Question (MacMillan Company, 1930).

Thomas Ewing Moore died in England on December 27, 1935. Beatrice Baird Rutter Moore sold the Palm Springs house in 1935 to fellow diplomat Charles Crane. By 1940, she was living in Washington DC with her 35 He also studied law and was admitted to the bar. He started practice in Lancaster on May 14, 1838. He served as delegate to the Whig National Convention in 1852. In 1856, Van Trump was an unsuccessful candidate of the American Party for Governor. He served as delegate to the Bell and Everett State convention in 1860 and served as president. He served as judge of the Court of Common Pleas from 1862 to 1867. Van Trump failed in elections to be a judge on the Supreme Court of Ohio in 1863, 1864, and 1865. Van Trump was elected as a Democrat to the Fortieth, Forty-first, and Forty-second Congresses (March 4, 1867 – March 3, 1873). He was not a candidate for renomination in 1872. He served as president of the Democratic State convention in 1869. Van Trump resumed the practice of law in Lancaster, Ohio, and died there on July 31, 1874. He is buried in Elmwood Cemetery. 36 “Thomas E. Moore, U. S. Diplomat, Dies,” Evening Star (Washington, District of Columbia), January 4, 1936, 7. 37 Thomas E. Moore, U. S. Diplomat, Dies,” Evening Star (Washington, District of Columbia), January 4, 1936, 7.

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34 daughter Rosemary. Beatrice and Rosemary moved to Montana in 1942, and Beatrice died there in 1945 at the Hotel Florence in Missoula.

Charles R. Crane on the cover of Time Magazine, March 3, 1931.

Second Significant Owners (1935-1943)
“Villa Cornelia.”38 Charles R. and Cornelia Crane
Businessman, ambassador, philanthropist, Arabist, and diplomat Charles Richard Crane (August 7, 1858 – February 15, 1939) was the heir to a large industrial fortune and was a connoisseur of Arab culture and a wellrespected Arabist. In his long career, his widespread business interests allowed him to enter domestic and international political affairs. He enjoyed privileged access to many influential power brokers at the top levels of government. Starting just after World War I, Crane and his wife Cornelia began spending their winters in the desert and, in the 1920s, established date-growing orchards in Indio Borrego Springs. They bought the Hicks Residence from fellow diplomat Thomas Ewing Moore in 1935, and Charles Crane died in the house, which he named “Villa Cornelia” after his wife, in 1939. 38 In the 1940 census, Cornelia Crane is listed as living at 701 “Villa Cornelia” instead of Patencio.

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TIME
35 Crane was born in Chicago on August 7, 1858, to Richard Teller Crane and Mary (Prentiss) Crane. Richard T.

Crane and his brother Charles had formed the R. T. Crane & Bro. company, which manufactured and sold plumbing supplies and steam-heating equipment. In 1865 they incorporated, becoming Northwestern Manufacturing Company, and began manufacturing an extensive line of cast iron and brass industrial valves and fittings. After the catastrophic Chicago Fire of 1871, the company expanded its operations and was renamed Crane Bros. Manufacturing. By this time, they employed over 700 and were manufacturing over one million dollars’ worth of products per year. The company changed its name for a final time in 1890 to the Crane Co. and supplied much of the pipe used for the central heating of the new Chicago skyscrapers. Around this time, they diversified to sell enameled cast iron bathroom products used when indoor plumbing became standard.

In 1881, Charles R. Crane married Cornelia Workman Smith (1862-1941). The couple had five children:

Richard, Cornelia, Mary, Frances, and John.

Charles R. Crane was the eldest of Richard T. Crane’s sons, but he wasn’t as interested in the family business as his brothers. His interests and passions were varied.39 He became involved in politics and was appointed minister to China by President William Howard Taft in 1909. However, almost immediately he was recalled to Washington and forced to resign. Secretary of State Philander C. Knox had held Crane responsible for publishing an article in a Chicago newspaper that documented the United States government’s objections to two recent treaties between Japan and China.

Charles Richard Crane in 1909 Cornelia Crane, 1920. Courtesy University of Chicago Library, Special Collections Research Center
39 “As a young man, Crane traveled extensively with his friend Charles B. Cory, a leading ornithologist whom Crane had met while visiting Boston. Crane and Cory shared an interest in baseball, and from 1888 to 1892, the pair funded and played on the Hyannis town team in what is now the Cape Cod Baseball League. At Cory and Crane's expense, various well-known professional and amateur players were brought in to play alongside the Hyannis locals. When Cory lost his family's fortune in 1906, Crane purchased Cory's vast collection of bird specimens and donated it to Chicago's Field Museum of Natural History with the stipulation that the museum would employ Cory as permanent curator of the collection.” (From Wikipedia).

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36 According to Mehmet Hasan Bulut, Crane then “began his mission in the Ottoman Empire from the Balkans.

He pondered the Ottoman Empire, which Europe saw as a ‘sick man’ that should ‘die an early natural death.’ In 1909, he went to Bulgaria to try to realize the Bulgarian revolution with the money he distributed. In 1904, the Ottoman Empire came to the brink of a civil war in Bulgaria.”40 When his father died in 1912, the company was left to Charles and his brothers. Two years later, Charles withdrew from the company by selling his shares to his eldest brother. He then dedicated himself to "liberating" nations by dismantling empires. Mehmet Hasan Bulut writes, “A German-American war correspondent described Crane as follows: ‘An eccentric American plutocrat obsessed with the idea of freeing the oppressed people of the world ... The hero is depicted as employing not only his colossal American fortune but his brilliant American business ability for organizing a revolution throughout the world on strictly business principles. He chooses this occupation partly for excitement and partly because he is dominated by the idea that his money has been given to him to play the role of a worldwide liberator.’"41 Crane contributed heavily to Woodrow Wilson's 1912 election campaign and was rewarded with appointments to the 1917 Special Diplomatic Commission to Russia, as a member of the American Section of the Paris Peace Conference, and to the 1919 Inter-Allied Commission on Mandates in Turkey (which became known as the King-Crane Commission.) With the appointment of Crane as one of the commission's leaders, its goal was to issue a report to help inform the United States regarding creating a Jewish state in the Middle East. The report cautioned, "Not only you as president but the American people as a whole should realize that if the American government decided to support the establishment of a Jewish state in Palestine, they are committing the American people to the use of force in that area, since only by force can a Jewish state in Palestine be established or maintained."42 Because Crane was a passionate proponent of the independence of the Arab states, he opposed establishing a Jewish state in the Middle East.

President Wilson appointed Crane as United States Ambassador to China, where he served from March 22, 1920, to July 2, 1921. In 1925 he founded the New York-based Institute of Current World Affairs, which employed field representatives in Mexico, Jerusalem, and occasionally Moscow. These representatives compiled regular reports on developments in their regions and shared their expertise with lecture tours of major U.S. universities. The statements were also made available to the State Department.

In 1931, Crane helped finance the first explorations for oil in Saudi Arabia and Yemen. He was instrumental in gaining the American oil concession there.
40 “Charles R. Crane: Millionaire from Chicago that inspired spy novels,” by Mehmet Hasan Bulut. (https://www.dailysabah.com/arts/portrait/charles-r-crane-millionaire-from-chicago-that-inspired-spy-novels. Accessed October 23, 2022).
41 “Charles R. Crane: Millionaire from Chicago that inspired spy novels,” by Mehmet Hasan Bulut. (https://www.dailysabah.com/arts/portrait/charles-r-crane-millionaire-from-chicago-that-inspired-spy-novels. Accessed October 23, 2022).
42 Charles R. Crane Wikipedia entry.

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37 Charles R. Crane and his sister Frances Crane Lillie at Villa Cornelia in Palm Springs, 1936. From “Frances Crane Lillie, A Memoir.” CHARLES R. CRANE AND THE COACHELLA VALLEY’S DATE CULTURE When Charles R. Crane, American business leader, and former United States Minister to China, acquired a tract of raw land in Coachella Valley in 1926, it was for the purpose of carrying out a hobby—date growing.

Mr. Crane has seen much of the World, both as a traveler and on diplomatic missions, and one of the latter took him just after the war to Turkey and the Mohammedan mandate countries. Before he left for home that trip, a previous interest in dates had ripened to such a degree that it is said he was with difficulty restrained from turning sheik and living on a palm-fringed Arabian oasis. That may be exaggerating a bit, but Mr.

Crane’s enthusiasm over the possibilities of date culture in our own Southwest will be readily apparent to everyone who reads the following. –Editor’s note for a 1928 Los Angeles Times article written by Charles R.

Crane on Crane’s date orchards in the Coachella Valley.

After World War I, the Cranes began spending winters in Palm Springs, staying at the Desert Inn. By this time, the growing of dates had been established in the eastern Coachella Valley, where growers like Paul Popenoe had already planted tens of thousands of date offshoots obtained from sources in the Persian Gulf and Algeria.

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38 Through the 1910s and into the ’20s, the date-growing industry began to flourish. Crane recognized the important work being done by the United States Department of Agriculture in the early 1920s, which he wrote “looked at it objectively, much as they look at a pineapple, a melon or an orange. The department found that many things could be done with the tree, the fruit, and the actual cultivation. Off-shoots of the choicest varieties from all over the world, even the most remote cases, were gathered, studied, and experimented with, to find varieties suitable for American conditions. The entomological division especially found a fruitful field of work. We feel that we modern people are very enterprising, but we do not at all compare with the busy little insects, who ages ago discovered the value of the date palm and of its fruit, and who have been getting the first chance at it ever since. They don’t have any Henry Ford day, nor week-ends nor summers in the country.”43 Crane made note that the specimens gathered by the USDA were found to be infected with insects, which delayed or destroyed the quality of the trees, and of the fruit. In the 1920s, the USDA had perfected ways of mitigating the insect problem, which inspired Crane to venture into the field. “The department worked out methods of controlling the pests on the tree, of protecting the fruit during the time of maturing, and of scientifically drying and at the same time sterilizing it, carefully packing it and keeping it in sterile chambers until the market called for it. Now it is possible to get a delicious, perfectly clean, sterile date in America twelve months in the year.”44 These improved processes more than doubled production per tree, and as a result, “they are getting from an acre more than twice as much in food value as it is possible to get from any acre of corn, three times as much as from any acre of wheat. The two things that most affect a farmer are sunshine and water. In the desert, the sun shines in the most perfect way for date production all of the year round, and with the recent improvement in digging and operating of artesian wells, the water supply can be exactly controlled.”45 Recent developments in sterilizing the offshoots before planting, and improved refrigeration, led Crane to invest in the date culture of the Coachella Valley.

In 1926, Crane bought a two-hundred-acre ranch near Indio and began experimenting with growing a variety of date palms which he had imported from his friends in the Middle East. “On it are many palms from Kashmir and Arabia which he imported himself—the personal gifts of various Sheiks who were his friends.”46 He maintained a citrus grove at the ranch, with a relatively modest main house, guest house, and bungalow. “On this two-hundred-acre desert ranch he built a replica of the Near East, complete with a large ‘date palm garden’ and grapefruit, orange, and nectarine groves. His familiarity with the Near East led him to seek a source of underground water for his California oasis.”47 It was reported that Crane’s land “was all raw land and a portion of it lying south and east of the Whitewater drainage ditch has since been developed. Two wells provide 1800 gallons of water a minute, which is ample to care for the land that has been leveled, and other water development will follow. One hundred Deglet Noors offshoots from a Yuma nursery and 250 from a Coachella Valley garden have already been set out. A hundred large Deglet Noors will be planted this spring and a thousand additional offshoots have been ordered. In addition to this extensive Deglet Noor planting, 43 “Southwest Date Grower Beating Old World Sheik at Own Game,” by Charles R. Crane. Los Angeles Times, April 15, 1928, 151. 44 Ibid.
45 Ibid.
46 Charles R. Crane, Philanthropist and Manufacturer, Dies at Home Here,” Palm Springs Limelight, February 18, 1939, 4. 47 Norman E. Saul, The Life and Times of Charles R. Crane, Lexington Books, 2013, 220.

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39 Mr. Crane is starting a collection of many varieties of date palms, hoping to make it one of the really complete collections of its kind in the world and one of great scientific interest and practical value to the industry.”48 In 1928 Crane also bought 160 acres in Borrego Springs, near a well recently dug by O. H. Ensign of Los Angeles. The Los Angeles Times reported that Crane hoped to “develop enough water for the irrigation of several hundred palms. The place is already being prepared for the purpose and offshoots are being secured.

Only stock of known sterility in so far as pest infestation is concerned will be set out, as it is the New York man’s idea to establish a garden that is absolutely pest-free and then to keep it so. In time, it is his hope to produce in this rather isolated area similarly sterile stock for planting on his Coachella Valley lands.”49 By 1936, the Cranes maintained their ranches in the east valley but wanted something closer to town. They bought the Hicks Residence from fellow diplomat Thomas Ewing Moore, and Crane named it “Villa Cornelia.” Using contractors Marte-Hansen, the Cranes added several guest rooms to the house, added an observation deck with adjacent tile-roofed tower. They also built a new detached garage.

At age eighty, Crane suffered a stroke at his Palm Springs home, followed by pneumonia. A few days later, on the evening of Tuesday, February 15, 1939, at 8:38, Crane died at Villa Cornelia, his wife Cornelia at his side.

A funeral was held at the home the following Friday.50 Cornelia Crane continued wintering at the house until her death in 1941.

According to his biographer, Norman E. Saul, Crane “was arguably the first true American globalist.” His activities involved Russia, China, and the Middle East, but Saul emphasizes “his travels in Russia and his role in the development and promotion of Russian studies in America. Crane represented the United States becoming a world power in business and diplomacy, and fostered an American appreciation and knowledge of Russian, Asian, and Middle Eastern societies.”
51 48 “Rich Easterner Buys More Land for Dates,” Los Angeles Times, April 15, 1928, 152. 49 Ibid.
50 “Death Claims Chas. R. Crane at Palm Springs,” Desert Sun, February 17, 1939, 2. 51 The Life and Times of Charles R. Crane, Norman E. Saul, Lexington Books, 2012.

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40 One of the hundreds of letters between United States presidents and Charles R. Crane.

This letter to Franklin D. Roosevelt was sent shortly before Crane died.

Item 2C - Page 56
,I
1 .--
1)1\/1\;ION or Pal.Ill. spring•, Cali toratia
N[ ,t.ff lASl I MN MfMII!>
January 27, l§~g
My dear Pre• ident:

Thi• 1• a little po•t• oriptum to the letter
I aent you a t•w day• ago about the way the Arabs
make peaoe.

Imam Yahia wa• a great, outatanding opponent
ot lbn Saud'• and all the uab• were oonoerned about
the oonteet. Atter it waa • ettled Imam Yahia wrote
to m.e aaying that Ibn Saud, instead ot being hi•
moat bitter enemy, •a• really his moat valuable
triend, that 111ltb Ibn Scd's power behind him he
no longer telt •enaoed by • everal • erioua enemiea, including Italy, but telt perteotly aeoure.

With beat wishea,
Faithfully yours,
Hia hoellenoy 7rankl1n D. Booaevelt,
Tbe White House,
Washington, D. c.

CH.AB1.J!l3 R. CRANE
....
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41 An early photograph taken shortly after construction was completed in 1926. Courtesy Palm Springs Historical Society. Note the mature mesquite tree at left which was left standing. It now is an enormous specimen tree.

Two of the first houses built by Hicks in the Vista Acres tract (1923) along West Chino Drive share characteristics similar to the house Alvah Hicks built for his family at 701 Patencio, including a shed-roofed volume at the left of the elevation. Detail from circa 1933 photograph courtesy Mary Kummings and Steve Scott.

THE ARCHITECTURE OF THE HICKS RESIDENCE
When originally designed and built in 1926, the Hicks Residence was a relatively modest three-bedroom, twoand-a-half bathroom, Spanish Colonial Revival style home with a living room, dining room, kitchen, bathroom, and adjoining maid’s room with half-bath. The bedroom wing featured two bedrooms, each with a fireplace and an adjacent sitting room.

Item 2C - Page 57
•
m
42 From Patencio Road, the primary elevation consisted of a central volume containing the living room. Four square masonry columns, covered in a red-tiled roof, support the front porch. The walls were stucco painted an off-white shade. The house was sited to preserve a large mesquite tree in front. Double French doors lead into the sizable open-beamed living room. Windows throughout were double wooden multi-light casement windows. The rear wall featured a central fireplace with a Moorish-inspired chimney flanked by two pair of French doors leading out onto the rear terrace.

To the north of the living room, the dining room wing had a shed roof covered in terra cotta roof tiles.

Behind this were the kitchen, maid’s room, and half-bath.

The south bedroom wing had a central hall with a guest bathroom. Each bedroom had its own fireplace and pairs of French doors opening out onto small private patios. The two bedrooms shared a central bathroom.

Each bedroom had an adjacent sitting room, one at the front of the house facing Patencio, the other at the rear of the house facing the rear garden.

Changes Over Time
In 1936, the Cranes hired contractors William Marte and his associate HL Hansen (Marte-Hansen) to make additions and modifications to the house. Crane’s neighbor Hansen lived just around the corner at 444 West Chino Drive. It isn’t known who the designer of these additions were, but they were similar to earlier designs by Hicks, and also like other large estates in the neighborhood. They built a new detached garage structure and converted the existing garage into a guest suite.52 Above this, accessed by outdoor masonry stairs, was an open observation deck with a tile-roofed tower. The observation tower design was an Alvah Hicks signature, which inspired others to do the same. Examples can be seen through Old Las Palmas. Two more bedrooms, with a shared bathroom, were added to the south side of the home. These 1936 changes were the most substantial modifications in the home’s history.

In 1969, new owners Jim and Carole Hicks removed non-load-bearing walls inside the guest rooms in the former garage, to create a larger open kitchen.

In July 1971, a fire broke out at the house, causing $35,000 in damage.53 At that time, the Hicks family decided to expand the primary bedroom at the rear of the house, and added a fireplace to that bedroom. In 1977, they added a swimming pool.

In 1985, a 312-square-foot guest house was added to the back of the garage by the Hicks family. 52 “Marte-Hansen Construct Many New Homes,” Desert Sun, April 9, 1937, 12. The short article lists house and modifications the firm was working on in the desert, and mentioned five guest bedrooms being built for the Cranes. 53 “Las Palmas Fire,” Desert Sun, July 15, 1971, 2.

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43 February 1929 Sanborn Map showing 701 Patencio.

Item 2C - Page 59
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Item 2C - Page 60
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45 Though there is no permit history for a new detached garage in 1936, but in the 1939 aerial, top, the driveway is in the same position as it is today, indicating the new garage was built prior to 1939.

Item 2C - Page 61
46 Because foliage obscures much of the front of the house, getting a good establishing photo is difficult. This 2023 photo shows the same shed-roofed dining room wing, and the covered front porch.

The primary façade today, with shed-roofed dining wing showing through foliage at right; original covered front porch; and the later entry addition at center.

Item 2C - Page 62
47 In 2001, a new owner, Carol Scaroni, began a multi-year property renovation. New concrete block walls and pilasters, covered in stucco, were added. Covered gates for the porte cochere and pedestrian entrance were also built. These changes enclosed the front of the house affording privacy from Patencio Road.

A new enclosed entrance portico was added over the front door, creating a small entry hall into the living room and removing some open porch areas. It is covered in the same red tiles as the original roof.

A new bathroom was added to the southwest corner of the house, accessible from the outside. This did not change the footprint of the house. Four fountains were built, as well as an outdoor fireplace. A bedroom was deleted in the guest house area within the house’s footprint, and another was downsized to create a larger open kitchen/family room with a new fireplace, wet bar, and kitchen island. A new laundry area was also added to this space.

In 2011, a new owner, James Fielding, remodeled the kitchen area and added 183 square feet.

Character-Defining Features of the Hicks Residence
Contributing Elements
• Stucco walls.
• Shed-roofed dining room wing.
• Wooden multi-light casement windows.
• Wooden French doors.
• Rooftop observation deck and tile-roofed tower.
• Mature multi-trunk mesquite tree.
• Exposed wood rafter tails.
• U-shaped configuration.

Non-Contributing Elements
• Perimeter masonry walls, pilasters, intricate brick paving, and porticoes along Patencio Road. • Later 1971 (expansion of primary bedroom with fireplace) and 1985 (guest suite at rear of detached garage( additions to the rear of the house.
• Tile-roofed entry hall addition from 2001.
• Swimming pool.
• Outdoor fountains and wood pergolas.
• Later replacement S-tile terra cotta roof.

Other Sources Consulted
• Historic Resources Group. City of Palm Springs Citywide Historic Context Statement & Survey Findings.

Pasadena, 2015 (Final Draft, December 2018).

Item 2C - Page 63
48 • 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 “Palm Springs Between the Wars” that Hicks Residence will be evaluated. The following context statement is edited from Historic Resource Group’s Citywide Historic Context Statement & Survey Findings:

Palm Springs Between the Wars (1919-1941): This context explores the transformation of Palm Springs from a modest spa town into a luxury winter resort in the years between the First and Second World Wars. By 1918 Nellie Coffman and her sons, George Roberson and Earl Coffman, understood the town’s potential, not as a health spa for asthmatics and consumptives, but as an exclusive winter resort for the well-to-do, and set about transforming their sanatorium into the luxurious Desert Inn, one of the most renowned hostelries in the country. Their success inspired the development of two equally spectacular hotels in the 1920s and cemented the town’s growing reputation as one of the country’s premier luxury winter resorts. The Oasis Hotel, designed by Frank Lloyd Wright, Jr. (known as Lloyd Wright) opened in 1925 by Pearl McCallum McManus; and the grand Hotel El Mirador, designed by Walker and Eisen in a sumptuous Spanish Colonial Revival style and opened in 1927.

Automobile tourism played an early and important part of the success and growth of Palm Springs as a destination. In 1914, highway bonds were passed in Riverside County for extensive road improvements and construction of new routes. As part of these efforts, the highway connecting Los Angeles and Palm Springs was completed in October 1916. Pavement of the highway through to Indio was completed in 1924, allowing travelers to drive all the way from Los Angeles to Palm Springs in less than four hours, all on paved roads.

The first residential subdivisions were recorded in the early 1920s on tracts largely concentrated on land immediately surrounding the existing village and the resorts. Several tracts were subdivided by Prescott T.

Item 2C - Page 64
49 Stevens, along with other prominent early Palm Springs settlers including Pearl McManus, Raymond Cree, and Harriet Cody.

In the 1920s, business tycoons, industrialists, and other wealthy businessmen, along with the Hollywood elite discovered the desert and began to transform Palm Springs into an international resort. While the movie stars primarily stayed at the resort hotels when visiting Palm Springs, other wealthy residents and seasonal visitors started building architect-designed estates and drawing increased attention to the growing resort town.

The 1930s saw Palm Springs blossom, as more and more celebrities made it their winter weekend getaway, and more development sprang up to house and entertain them. By the start of World War II, Palm Springs had so long been thought of as a movie star's playground that some of the neighborhoods were described as "Beverly Hills in the desert." One section was so filled with film notables, the neighborhood was ultimately dubbed the "Movie Colony."
In the 1930s important figures in finance and business continued to flock to the desert in the winter, helping to cement the village's reputation as one of the nation's top winter resort destinations.

Architecturally, the Spanish and Mediterranean-Revival styles were the town’s dominant architectural expression during this period. In addition, there are examples of simplified Ranch houses featuring rustic details and board-and-batten exterior walls. Beginning in the 1930s, prominent modernist architects began making significant contributions to the architectural landscape in Palm Springs.

EVALUATION:

Criterion 1 – Significant Events - The resource is associated with events that have made a meaningful contribution to the nation, state or community: The Hicks Residence 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 Hicks Residence is one of the earliest extant homes from the first residential boom in Palm Springs and was built and owned by one of the city’s most important and prominent pioneers, Alvah Hicks. Hicks, in collaboration with Prescott T. Stevens, developed the three individual tracts which now make up the Old Las Palmas neighborhood. Hicks built at least twenty of these early homes here, the Hicks Residence being one of those. Even more importantly, and with the financial help of his friend Tom O’Donnell, Hicks bought the struggling water company, added more resources, and formed the Palm Springs Water Company in the late 1920s, which ensured the growing village would have an adequate supply of water to sustain its new growth. In addition, his grandson James Hicks later bought the house and lived in it for many years. Because of this, the Hicks Residence is significant as a very early house built by one of the town’s most important builders, Alvah Hicks, who is regionally significant. In addition, the house was later owned by businessman, philanthropist, ambassador, and diplomat Charles R. Crane and his wife, Cornelia.

Item 2C - Page 65
50 Crane is a figure of international importance in his career, and he owned the Hicks Residence when he was busy perfecting new means of growing date palms that had been raised to be pest-free. He championed the Deglet Noor date, which has become the most grown date in the Coachella Valley, partly because of Crane’s influence.

As such, the Hicks Residence qualifies under Criterion 2.

Criterion 3 - The resource reflects or exemplifies a particular period of national, state or local history:

The Hicks Residence, completed in 1926, exhibits many stylistic markers which place it directly in the historic context of the “Palm Springs Between the Wars (1919-1941)” period. The custom-designed and built structure represents a fine example of significant Spanish Colonial Revival architecture for which Palm Springs first became known. Built and owned by a master carpenter, important builder, and Palm Springs pioneer Alvah F. Hicks, the Hicks Residence is an excellent example of one of Palm Springs’ earliest residences in one of the earliest tracts developed. As such, the building may be viewed as an essential component of the historical trends that have come to define Palm Springs’ image as a world-class resort, i.e., a historical movement that exemplifies a particular period of the national, state or local history. The Hicks Residence qualifies for listing as a Class 1 Historic Resource under Criterion 3.

Criterion 4 - The resource embodies the distinctive characteristics of a type, period or method of construction: The Hicks Residence, along with the later additions, was built using simple materials and conventional construction methods. As such, the Hicks Residence is not noteworthy for its type or construction method and doesn’t qualify for listing as a Class 1 Historic Resource under Criterion 4.

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

Master builder Alvah F. Hicks was one of Palm Springs’ earliest builders and an important Palm Springs pioneer.

The Hicks Residence is an exemplary representation of an extant example of one of Hicks’s custom-built, oneof-a-kind residences, created in the earliest years of the first residential boom in the burgeoning resort town.

Later additions for the Crane family were constructed by builders William Marte and HL Hansen, known for their very high-quality construction for high-profile people building houses in the 1930s. Marte-Hansen even built the house designed in 1936 by architects Floyd Brewster and Hiram Hudson Benedict for Alvah and Teresa Hicks in Little Tuscany, as well as most of the other Brewster & Benedict projects built at the time.54 As a custom structure built, owned by, and lived in by Hicks, this building rises to a master builder’s level.

Therefore, for its distinctive characteristics representing the Spanish Colonial Revival style, the Hicks Residence qualifies as a Class 1 Historic Resource under Criterion 5. 54 Marte-Hansen also built the Colonial House, Palm Springs Theatre, the first Palm Springs City Hall, and Welwood Murray Library.

Marte-Hansen built much of Clark and Frey’s work of the period.

Item 2C - Page 66
51 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 Hicks Residence 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 Hicks Residence is not likely to yield information important to the national, state or local history or prehistory. Hence, the Hicks Residence does not qualify under Criterion 7.

SUMMARY: This evaluation finds the Hicks Residence eligible for listing as a Palm Springs Historic Resource under

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

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 integrity (that is, convey their significance) or they do not. The definition of integrity includes seven aspects or qualities. To retain historic integrity a property will always possess several, and usually most, of the aspects. The retention of specific aspects of integrity is paramount for a property to convey its significance. Determining which of these aspects are most important to a particular property requires knowing why, where, and when the property is significant. The following sections define the seven aspects and explain how they combine to produce integrity.

DESIGN
Design is the combination of elements that create the form, plan, space, structure, and style of a property. It results from conscious decisions made during the original conception and planning of a property and applies to activities as diverse as community planning, engineering, architecture, and landscape architecture. Design includes such elements as organization of space, proportion, scale, technology, ornamentation, and materials. A property’s design reflects historic functions and technologies as well as aesthetics. It includes such considerations as the structural system; massing; arrangement of spaces; pattern of fenestration; textures and colors of surface materials; type, amount, and style of ornamental detailing. The Hicks Residence’s essential characteristics (original 1926 construction and 1936 modifications) of form, plan, space, structure, and style have survived mostly intact. Similarly, the structural system; massing; arrangement of spaces; pattern of fenestration; and the type, amount, and style of detailing have survived with a large portion intact.

Later additions from 1936 were done using the same architectural vocabulary, and quality of construction, as the original structure. A 1985 guest room addition is hidden behind the garage. The Item 2C - Page 67
52 2001 addition of a red-tiled entry hall has diminished the integrity of the primary façade somewhat but is a relatively minor disruption to the overall integrity of the home.

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 Hicks Residence’s materials successfully represent the best of Spanish Colonial Revival design of the period, with high-quality but simple stucco, tile, wood and glass. Later changes were done using the same materials and quality of construction and are done in such a way as to not negatively impact the overall historic fabric of the original building – the one exception being the entry portico.

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 workmanship of the Hicks Residence consists of very simple but high-quality finishes and materials typical of a structure built by master builder Alvah Hicks, with later additions by Marte-Hansen. These include stucco, masonry, and a red tile roof. The residence continues to express a high degree of period workmanship.

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 Hicks Residence 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 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 Item 2C - Page 68
53 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 the Hicks Residence continues to reflect the original design relationship of site and structure. It is one of several houses built by master builder Alvah Hicks in the first residential building boom in Palm Springs’ history, and the original Hicks design was enhanced by the Crane family’s modifications in 1936. The mature, monumental mesquite tree remains one of the home’s most distinctive features, nearly a hundred years after the house was built.

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 nineteenth century. The Hicks Residence is sited on a large parcel in the Merito Vista tract.

According to Historic Resources Group’s Citywide Survey, Merito Vista is significant “due to its early period of development, association with Prescott T. Stevens, unique planning features, and number of architecturally significant homes, it may warrant special consideration in local planning. The district retains the feel of its original 1925 subdivision with its distinctive street pattern of irregular blocks on short intersecting streets, large residential lots, low-density development of single-family houses that are primarily one story in height, and lush landscaping. It retains the character of an early twentiethcentury residential development in Palm Springs.” Accordingly, the Hicks Residence retains the integrity of feeling as described in the HRG characterization of Merito Vista.

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 eighteenth century will retain its quality of association with the battle.

Because feeling and association depend on individual perceptions, their retention alone is insufficient to support a property's eligibility for the National Register. The Hicks Residence is an important example of a customdesigned Spanish Colonial Revival private residence in Palm Springs. Accordingly, it continues its association with a pattern of events that have made a meaningful contribution to the community. As one of the earliest extant contributors to the Old Las Palmas neighborhood, it is an important landmark that helps to tell the history of the earliest phases of the development of Palm Springs. Also, its association with master builder Alvah Hicks reinforces that history.

INTEGRITY SUMMARY: This integrity analysis confirms that the site and structures of the Hicks Residence still possess seven aspects of integrity. Though the Hicks Residence has had some relatively minor updates and changes since the period of significance, the critical character-defining features that help define the structure as a grand, elegant, Spanish Colonial estate of the 1930s remain intact. In summary, the Item 2C - Page 69
54 Hicks Residence still possesses a high degree of integrity sufficient to qualify for designation as a Class 1 Historic Resource.

Item 2C - Page 70
55 A P P E N D I C E S
I Owner’s Letter of Support
Item 2C - Page 71
August 19, 2022
City of Palm Springs
Historic Site Preservat ion Board
3200 Tahquitz Canyon Way
Palm Springs, CA 92262
Dear Preservat ion Board Members,
As t he current owners of 701 North Patencio Road in the Old Las Palmas neighborhood, we are pleased to support the Class 1 Historic Site designat ion of our 1926 Spanish Colonial Revival property by t he City of Palm Springs.

Accordingly, we have engaged the Palm Springs Preservat ion Foundat ion, notably Vice President Steven Keylon, t o advise and assist w it h the preparat ion and submission of all required nominat ion paperwork and we are grat eful for all the work that Steven and t he Foundat ion have done on our and t he City's behalf.

Please contact Tom Ellicott or Kevin Palmer at 404-643-6180 or 404.435.8974, respectfully, with any quest ions.

Sincerely,
Tom Ell icott
Ut•"4L~
Kevin Palmer
56 II Assessor’s Map and Aerial
Property Address 701 NORTH PATENCIO ROAD
PALM SPRINGS, CA 92262
APN 505-291-005-5
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57 III. Building Permits
Note: No building permits prior to 1956 were returned by the city. An article in the Desert Sun from 1936 briefly mentions five guest bedrooms being built for the Crane family.

Date Owner Permit Type Description of Work
6-9-56 John Wood Electrical 1 1 ½ to 10 ton refrigeration unit. 8-3-69 Hicks James Building Remodel kitchen to increase internal size by removal of nonbearing partitions. Relocate
cooling facility and water heater. Remodel.
8-14-69 James Hicks Electrical 34 outlets; 11 light fixtures; 1 meter loop; 3 220 volt outlets; 3 all fixed appliances 110 volt.
10-29-69 James Hicks Mechanical Install or relocate boiler or compressor. 7-15-71 James Hicks Building Repair fire damage to existing single-family dwelling.
8-4-71 James Hicks Plumbing 1 bathtub; 1 lavatory; 1 shower; 1 water piping; 1 water heater.
8-17-71 James Hicks Electrical 25 outlets including switch and light outlets. 9-7-77 Jim Hicks Building Const 18’x36’ conc gunite swimming pool in rear yd. to include therapy pool.
6-12-85 n/a Planning Approved plans for an accessory apartment. 312 square feet.
7-2-85 Hicks Building Add one electrical outlet and one drain for a modular kitchen unit.
11-28-95 Jim Hicks Building Gas repipe. (Swimming pool) 7-11-01 Carol Scarioni Building Construct covered portcochere at entry to house. Construct block walls, pilasters, gates
and covered entry features at driveway entry
and walkway entry. Includes lighting.
12-20-01 Carol Scarioni Building In conjunction with permit C 935, build new bathroom on southwest corner of building –
major landscape feature remodel, 4 fountains,
new masonry exterior fireplace, new 400 amp
elec service.
12-20-01 Carol Scarioni Building Kitchen and bath remodel. 3-25-03 Carol Scarioni Building Remodel of kitchen/family room & bedroom to include new fireplace, wetbar area, & island
in kitchen. Delete bedroom 3, and downsize
bedroom 4. Includes new laundry area.
6-2-11 James Fielding Building Permit to add 183 sq. ft. to existing home and interior remodel per approved plans. Kitchen
and bath included. New lighting throughout.

Item 2C - Page 73
58 IV. Subsequent Longtime Owners
Ruth Morrison (1943-1969)
In 1943, the estate of Cornelia Crane sold the Hicks Residence to Ruth Morrison. Her husband, Robert Carroll Morrison was born in Texas on February 28, 1878. He married fellow Texan Ruth Wysong (b. 1882) on December 15, 1901. They had four children, James, Ruthyn, Inez, and Robert, Jr. Morrison’s World War I draft registration lists him as a bookkeeper. The 1930 census lists the family in Cleveland, where Morrison worked as the secretary for a “motor company.” Upon Morrison’s retirement, the family moved to Palm Springs around 1937, and the 1940 census lists the family at 294 East Palo Verde in Palm Springs. Robert C.

Morrison died in 1964, and his wife Ruth died in 1968. In 1969, the family sold the house to James and Carole Hicks.

James and Carole Hicks (1969-2002)
In 1969, the Hicks Residence was purchased by Alvah Hicks’ grandson James and his wife, Carole. Harold James Hicks, Jr. was born October 5, 1934, to Harold J. Hicks (Alvah’s son; 1909-1997) and Caroline Birge Hicks (1911-2003). He had three siblings, Jean, Dennis, and Gail. After graduating from Palm Springs High School in 1952, Hicks graduated from Stanford with a degree in liberal arts in 1956. While serving in the Navy (1956-1960), on October 10, 1959, Hicks married Carole Lou McArdle Stanford (b. 1937) in Palo Alto. Upon completing his stint in the Navy, the newlywed couple returned to Palm Springs in 1960 and bought a house Item 2C - Page 74
59 at 1277 S. Riverside in Tahquitz River Estates. The couple had four children: Tim, Steven, Susan, and Sara.

Hicks began working for his father’s company, Hicks Insurance.55 According to his obituary in the Desert Sun,
Jim was active in the insurance and real estate brokerage business, first as broker owner of Hicks Insurance, and then as the majority stockholder and president of Eadie Adams Realty Company. Later in his career, he provided consulting services to businesses and investors.

Jim was a lifelong champion of many civic and charitable organizations serving in leadership roles for the Palm Springs Jaycees, the Palm Springs Chamber of Commerce, the Palm Springs Planning Commission, the Desert Water Agency, the O'Donnell Golf Club, the Palm Springs Desert Museum, the Desert Healthcare Foundation, and the Friends of the Palm Springs Library. He was also passionate about serving the needs of the homeless and helped form what became known as the Palm Springs Homeless Task Force to advocate for a full service facility in the west end of the Coachella Valley.

Through his tireless efforts and the support of many people, especially former Supervisor, Roy Wilson, he saw the 2009 construction of a shelter that could accommodate as many as 120 homeless persons.

As a member of the Palm Springs Club since the early 1960s, Jim spent lunchtimes honing his Dominoes skills and regularly taking the top prize in tournaments. He was an armchair botanist, and a voracious reader, with a particular love for The Atlantic, The Economist, historical fiction, and a good thriller mystery. He was also a trailblazer, leading his family and friends on hikes from their cabin in Snow Creek to the falls that cascade down Mount San Jacinto.56 Jim Hicks died July 18, 2017. His wife Carole died on January 30, 2018. According to her obituary, “Carole was active in numerous civic and charitable organizations, including leadership roles with the Artists Council of the Palm Springs Art Museum. She was an avid artist and printmaker, creating postmodern works of mixed media on canvas and paper. One of her favorite quotes was, “To paint is to love again,” and her passion for art was certainly one of her greatest inspirations. She exhibited regularly in galleries throughout Southern California, and her artwork was often accepted in juried exhibitions at local museums.” 57 Later Owners
After Jim and Carole Hicks sold the house to Carol Scarioni (2002-2007), it was subsequently sold to Toni Anderson (2007-2011) and then again to James Fielding (2011-2018). The current owners, Kevin Palmer and Tom Ellicott, bought the house in 2018.
55 “Father and Son Combination for Hicks Insurance,” Desert Sun, April 29, 1960, 2. 56 Harold James Hicks, Jr. obituary. Desert Sun, July 2017. (https://www.legacy.com/us/obituaries/thedesertsun/name/harold-hicksobituary?id=15314755) 57 https://www.wiefels.com/obituaries/obituary-listings?obId=2947430 Item 2C - Page 75
60 1936 CONTRACTORS MARTE-HANSEN
The important changes made by the Cranes in 1936 were built by contractors Marte-Hansen, very important and early carpenters and builders, both of whom arrived in the desert village in the 1920s. For a period in the 1930s, they created a partnership, building some of the most important structures built at the time, by the most notable architects. In the Desert Sun on April 9, 1937, it was reported that “Contractor William Marte and his associate, H. L. Hansen, have had a very busy season, and look forward to an even busier summer, judging from the number of building plans that have been submitted to them. They have to their credit some of the better buildings of the village, including the Palm Springs Theatre. Following is a list of some of the structures they have built during the present season,” followed by a list of homes including a Brewster and Benedict-designed home in Little Tuscany for Alvah and Teresa Hicks.58 It was noted that both Marte and Hansen, “have conducted successful building operations in Palm Springs since the early days of the village.” A contractor for over sixty years, William Lee Marti was born February 9, 1887, in Mill Creek, Ohio. His Austrian-born father, Oswald Marti, was a stonemason. William Marti changed the spelling of his name to Marte, and married Henrietta Burger in Kentucky in 1910. They moved to California in 1914, and by 1917 Marte was listed as a carpenter and house builder living in Pasadena. That same year, he built a three-story cliffside home at Moss Point in Laguna Beach for Col. Henry House of Texas.59 The Martes moved to the village of Palm Springs in the 1920s, where he began his contracting business, opening an office in the Bunker Building.

Hans Lauritz Hansen was born in Denmark on August 16, 1883. He immigrated to the United States in 1907, and married Erna Udholm in Queens, New York, on November 4, 1909. The couple had two children, Richard (1910-2006) and Reta (1912-2006). By 1918, the Hansens were living in San Francisco, where he worked as a carpenter. In 1925, the Hansen family moved to Palm Springs, where they bought a .65-acre lot in the Vista Acres tract at 444 West Chino Drive. There, Hansen built an elegant Spanish Colonial Revival home, which still stands in mostly original condition. It would serve as a fitting advertisement for his carpentry/homebuilding business.
58 Besides five guest rooms for Charles Crane, the other projects listed in the article are: “Herman Fleishman. 4-room residence, John Mell tract. Henry C. Pearson. 7-room stone-tile. Las Palmas Estates. Pert Clark, 7-room stucco. Mr. and Mrs. Dalzell Wilson, 7-room stucco. Mr. and Mrs. A. F. Hicks, 8-room 12-ln. stone tile, also 6-room 8-in. stone tile. Little Tuscany. Hill and Wheeler Court. 7 units.

John Mell tract. Mrs. Ruth Burnham. 7-room frame, Smoke Tree Ranch. Dr. S. ,1. Miller, 4-room stucco and garage with guest room.

John Mell tract. Mr. and Mrs. E. C. Garland, 4-room stucco. La Rambla tract. Mrs. Sarah Levi, stucco duplex, Chino Mesa tract.

Herbert J. Carpenter, Sunshine Court, remodeling and 2 new units.” “Marte-Hansen Construct Many New Homes,” Desert Sun, April 9, 1937, 12.
59 “William Marte…90 Years Old,” San Bernardino County Sun, February 13, 1977, B2.

Item 2C - Page 76
61 Hans Lauritz Hansen, building his own home in 1926. Courtesy Palm Springs Historical Society.

Stephen Willard photograph of 444 West Chino during construction, circa 1926. Courtesy Palm Springs Historical Society Item 2C - Page 77
62 H. L. Hansen Residence, 444 Chino Drive. Standing in front are Hans Hansen, his wife Erna, and children Richard and Reta.

Courtesy Palm Springs Historical Society.

Interior of Hansen Residence at 444 West Chino.

Item 2C - Page 78
63 By 1934, Marte and Hansen had entered into a partnership, Marte-Hansen, Contractors, and would build some of the finest structures for architects such as Charles O. Matcham, Paul Laszlo, Brewster & Benedict, and Clark & Frey.

In 1941, they built additions for actor William Powell’s house at 383 Vereda Norte. That same year, Marte sold his house in Palm Springs and moved to Banning, before opening a contracting business in San Bernardino. He worked there as a contractor and superintendent of construction until he retired at age seventy.60 He died in Fontana on May 29, 1978, at ninety-one.

HL Hansen remained in Palm Springs, working for contractors Wilson-Sorum (Raymond R. Wilson and Raymond M. Sorum) before going out on his own and worked into the 1950s. He died in San Marino on December 27, 1969, at eighty-six. He was buried in Palm Springs.

Marte-Hansen built the Bullock’s Demonstration Home, designed by Floyd Brewster and Hiram Hudson Benedict, which was the first home in Alvah Hicks’ new Little Tuscany subdivision. 60 “William Marte…90 Years Old,” San Bernardino County Sun, February 13, 1977, B2.

Item 2C - Page 79

BULLOCK'S

DEMONSTRATION HOME
• Designed by

BREWSTER & BENEDJCT
FLOYD E. BREWSTER, AI.A Architect
• Built by

WILLIAM MARTE
Contractor
H. L. HAl'\SEN, Associate
• Located in
"LITTLE TUSCANY"
TRACT
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MODEL VILLA - in•· 11
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Complete and Open- for Inspection ·
Starting Saturday, April 8
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64 V. Contemporary Images
The entry portal to the driveway. This is a non-contributing element created in 2001.

The entry portal to the front door of the home. This is a non-contributing element created in 2001.

Item 2C - Page 80
65 Item 2C - Page 81
66 An aerial view of the site plan.

An aerial view of the wall and landscaping along Patencio.

Through the gates into the motor court. The original garage and 1936 observation tower can be seen in the distance.

Item 2C - Page 82
67 Double doors lead from Patencio Road to the front door of the house. The red tile-roofed entry was added in 2001 and is noncontributing.

The front elevation.

Item 2C - Page 83
68 The very old, dramatic mesquite tree predates the Hicks Residence.

From the driveway, Charles and Cornelia Crane’s observation tower can be seen.

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69 The original 1926 north elevation, faces the driveway, with the 1936 tower beyond.

The northeast corner of the 1926 portion of the house. Off-white painted stucco walls, wood casement windows, and thin roof elevation covered in red tiles.

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70 The north side of the 1936 Crane guest house at left, with garage wall not seen at right. The gate at rear leads to the 1985 guest room addition at the rear of the garage.

The north façade of the 1926 garage structure.

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71 This indoor entry hall was created in 2001, by adding a new roof and enclosing part of the front porch.

The open-beamed living room.

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72 The dining room.

The bedroom facing east. French doors and wood casement windows are original or compatible replacements.

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73 The exterior of the same guest room as above photo. This southeast corner of the house shows the original 1926 features of the Hicks Residence, including stucco walls, wood casement windows, and French doors.

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74 The south façade with equipment hidden by masonry walls.

The Hicks’ 1971 primary bedroom addition is near the pool. The 1936 observation tower beyond.

The 1977 swimming pool, added by Jim and Carole Hicks.

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75 The rear elevation of the Hicks Residence. At left is the Crane guest house, with later pergola. The Hicks primary bedroom addition from 1971 can be seen at right.

Sliding glass door and private patio with fountain outside the Hicks’ 1971 primary bedroom addition.

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76 French doors lead from the living room into a sheltered outdoor seating area. This area is original to the house’s 1926 construction.

Stairs lead to the Crane’s observation tower.

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77 The 1936 Crane observation tower, which closely resembles other observation towers typical of homes built by Alvah Hicks during this period.

The 1936 observation deck and tower.

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78 The observation deck and tower.

Item 2C - Page 94
79 VI Grant Deed
Item 2C - Page 95
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OOC#2018-0416 168 Page2of3
RECORDING REQUESTED BY:

Kevin L Palmer
ANO WHEN RECORDED MAIL TO:

Mr. Kevin L Pnner and Mr, Joseph Thomas Elllcott, Jr
2911 Pie<l'mOfll Road NE
Atlanta, GA 30305
Ttt!S SPACEfOR RECORDER'S USF. ONLY:

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THE UNDERSIGNED GRAHTOR(S) DECLARE(S)
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FOR A VALUABLE CONSIDERATION, receipt oiwflkh is h9'$by ackn0\-.•"1'6dgcd, Kovin L. Palmer and Jottph ThOmas Elllcott, Jr. who are married to each other heteby ORAl'fl'{b) to:

Kevin L, Palmer, Trustoe or the t<evln L Palm er Revocable Living Trust dated Juty 6, 2017 as to an undivided 60% lntcre-st 11nd Jo,.eph Thomas Elllcott, Jr., Trus.tee of the Thomas Ellicott, Jr. Revocable Tn,st dated Juty 6, 2017 as to an undivided SO'¾ Interest I certify lfflde( PENAi.TY OF PERJURY I.Sidor lho laW$ of ilte State of Ca"liomi;t Iha-I cite foce~ng paragra.Ph is true and cooett. :::ii~
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MAIL TM STA.Tt.Mi=N'l'S fO P/\RlY SHOV~ Ba.O'N. IF NO PARlV SHOWN.A'AII.AS SHOWN A8CM:

RJVERSIDE,CA Page 2 of3 Prillledou 12128/2018 4:29:47 PM Document DD 2018.416168

ATTACHMENT D
Item 2C - Page 96
RESOLUTION NO. HSPB #155

A RESOLUTION OF THE HISTORIC SITE PRESERVATION

BOARD OF THE CITY OF PALM SPRINGS, CALIFORNIA,

RECOMMENDING THAT THE CITY COUNCIL DESIGNATE
“THE ALVAH AND TERESA HICKS RESIDENCE” LOCATED
AT 701 NORTH PATENCIO ROAD, A CLASS 2 HISTORIC
SITE, (HSPB #155), APN #505-291-005.

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, Tom Ellicott and Kevin Palmer filed an application with the City pursuant to Article III, Section 8.05.070 (Procedure and Criteria for Designation of Historic Resources) of the Palm Springs Municipal Code requesting historic resources designation for the “Alvah and Teresa Hicks Residence” located at 701 North Patencio Road. The application included a historic resources report (“the report”).

C. WHEREAS, on March 22nd, March 27th, and March 28th, 2024, members of the Historic Site Preservation Board (HSPB) conducted site inspections of the proposed historic resource, accompanied by City staff; and
D. WHEREAS, on April 2, 2024, a noticed public hearing of the Palm Springs Historic Site Preservation Board (“HSPB”) to consider Case HSPB #155 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,1,a), the HSPB shall evaluate the application and make findings in conformance with the following criteria:

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

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Resolution No. HSPB #155 – “The Alvah and Teresa Hicks Residence”

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April 2 2024
a. The site, structure, building, or object exhibits exceptional historic significance and meets one or more of the criteria listed below:

The report outlines the evidence of various changes made to the home since 1936, which include additions to areas of primary importance, but the property tells the planning and development history of Palm Springs as it relates to residential subdivisions and its integration into the community. The home also maintains its association with Alvah Hicks and Charles Crane, who are both figures of importance, and exemplifies the Spanish Colonial style of architecture from that period. The period of significance is 1926-1939. (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; Alvah Hicks was the builder and first owner of 701 N. Patencio Road. He was a builder, developer, founder of the Palm Springs Water Company and civic leader who served the city as one of the first council members. His contributions were pivotal to the development of residential housing in Palm Springs as outlined in the historic resources report. Not only did he build the physical structures, his involvement in the water company and public office contributed to the growth of Palm Springs. Charles Crane lived in the house from 1936-1939. He was an American businessman, ambassador and diplomat for the United States. Locally, his contributions to date farming had a lasting impact on the Coachella Valley. Both Hicks and Crane made significant contributions on a local, state or national level in the United States; therefore, HSPB finds Criterion ii is met. (Criterion iii) The resource reflects or exemplifies a particular period of national, state or local history;
The home was completed as a speculative home in 1926 during the time “Between the Wars (1919-1941)” and was recognized as one of the first homes to be constructed in the Old Las Palmas neighborhood. The Merito Vista residential subdivision was developed in 1925 and the homes in this subdivision were largely Spanish Colonial Revival or Ranch style homes. In the case of 701 N. Patencio Road, the original one-story home had modest proportions, simple massing, and a covered front porch. Conventional materials such as stucco and clay tiles were used to construct the home. Spanish and Mediterranean Revival styles were representative of the period, and the additions that were added in the 1930s kept with this expression of architecture. A majority of the additions demonstrate compatible proportions and use of materials; however, the changes made to the front façade obscures the simple forms and details of the original home. Overall, the site meets Criterion iii because it reflects the time period of significance, but the unsympathetic alterations to the front elevation prevent the home from being an exceptional representation of Palm Springs in the period between the wars.

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Resolution No. HSPB #155 – “The Alvah and Teresa Hicks Residence”

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April 2 2024
(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). It appears that the home was constructed using standard construction methods. As a speculative home, the construction methods needed to be conventional and time efficient. HSPB finds this project does not qualify for this criterion.
(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 builder of the original home was Alvah Hicks. He moved to Palm Springs in 1913 and used his skills as a carpenter to build homes and develop residential subdivisions. He quickly acquired a reputation for high quality workmanship, and despite his lack of formal training, he was able to accurately produce architectural details that emulated the desired styles of the period. His skills and resources afforded him the opportunity to be involved in many building projects for individuals such as Nellie Coffman and Thomas O’Donnell.

His contributions to the development of Palm Springs and the influence he had on local history qualifies him as local builder of significance, thus HSPB finds 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.

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April 2 2024
Location.

The resource remains in its original location of construction, therefore, retains its integrity of location.

Design.

The original layout of the 1926 home was a u-shaped floor plan with a shed roof leaning on the center porch containing the double doors entrance. Alterations and modifications were made in 1936 to include an observation tower to the north, a detached garage north of the tower, and an addition to the south wing of the existing home that altered the original roofline. All additions to the home use the same architectural language and style, and most of the additions made to the property after the 1930s are located towards the rear of the property, except for the new entry feature. The covered entry has a roof pitch that extends perpendicular to the original roofline and alters the original porch feature. This addition of mass to the front façade results in a significant visual and material impact to the integrity of the original design. It also appears that the original porch may have been altered at some point in time. The front elevation is considered a primary façade, and any proposed changes should be sympathetic to the historic mass, scale and proportions of the building. HSPB finds the more recent alterations made to the primary façade of the home overshadows the modest expression of the original design.

Setting.

The multi-trunk Mesquite tree thrives on the site and has become an integral part of the site design. The overall integrity of the setting as it relates to the lot and the lot relative to the rest of the subdivision remains intact.

Materials.

Additionally, new materials have been added to the property such as the brick pathways, patios, and wooden pergolas. Where new features have been added, the exterior materials appear to be consistent with the rest of the home. Excluding the replacement s-tiles on the roof, the exterior materials appear to match closely with what would have been used previously; thus integrity of material is met.

Workmanship.

Conventional construction methods were used to build the home and the existing details appear cohesive and demonstrate a level of high-quality workmanship. HSPB finds the integrity of workmanship is met.

Feeling.

The property remains a single-family home and continues to use the materials that best Item 2C - Page 100
Resolution No. HSPB #155 – “The Alvah and Teresa Hicks Residence”

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April 2 2024
reflect the Spanish Colonial Revival style of architecture; however, the enhanced entry feature adds prominence to the front door which was not typical. The subdued nature of the entrance has been lost and the modern interpretation of the entrance has become the strong focal point of the front facade. The integrity of feeling is not met.

Association.

Additionally, the home was the residence of Charles Crane who was a known diplomat and ambassador for the United States. The integrity of association is met.

Character-defining features of the resource are as follows:
• Overall site design
• U-shaped floor plan with interior courtyard
• Unadorned stucco exterior walls
• The shed-roof massing to the north of the front doors • Covered front porch with tile roof overhang
• Wooden multi-light casement windows
• Wooden French doors
• Exposed wood rafter tail details
• Terra-cotta clay tile roof
• Rooftop observation tower
• Mature multi-trunk Mesquite tree as part of the site design Non-contributing elements:
• Modified front porch and new entry feature on the primary façade of the house • 1970s expansion to the primary bedroom on the south wing of the home and 1980s addition to west elevation of the detached garage structure • Perimeter masonry walls, gates, and planters around the property • Swimming pool and associated equipment, added in the 1970s • Outdoor water features, wooden pergolas, and exterior shades • Brick pavers in patio areas and pathways
• S-tile terra cotta roof tiles
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Resolution No. HSPB #155 - "The Alvah and Teresa Hicks Residence"

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April 2 2024
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.

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 Alvah and Teresa Hicks Residence" located at 701 North Patencio Road, a Class 2 Historic Resource (HSPB #155).

ADOPTED THIS SECOND DAY OF APRIL 2024.

AYES:

NOES:

ABSENT:

ABSTAIN:

ATTEST:

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

None.

Hough.

None.

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

HISTORIC SITE PRESERVATION BOARD

STAFF REPORT
DATE: April 2, 2024 PUBLIC HEARING
SUBJECT: AN APPLICATION BY TOM ELLICOTT AND KEVIN PALMER

REPRESENTED BY THE PALM SPRINGS PRESERVATION
FOUNDATION FOR HISTORIC DESIGNATION OF “THE ALVAH AND
TERESA HICKS RESIDENCE” LOCATED AT 701 NORTH PATENCIO
ROAD, CASE HSPB #155. (APN #505-291-005) (SY).

FROM: Department of Planning Services

SUMMARY
The current owners of the property, Tom Ellicott and Kevin Palmer, are seeking Class 1 historic designation of the home located at 701 N. Patencio Road in the Old Las Palmas neighborhood. This home was originally constructed as a speculative home by the prominent builder Alvah F. Hicks in 1926 and was later enlarged by Charles and Cornelia Crane in 1936. The single-family home is surrounded by a mature landscape that includes a multi-trunk mesquite tree to the southeast corner of the property. While the property has a long list of owners, the period of significance is 1926-1936 when Alvah and Teresa Hicks constructed and lived in the home to when the Crane family expanded the property.

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.

ISSUES:

Alterations to the primary front façade has compromised the integrity of design and feeling of the home. The entrance of the original residence was a modest covered porch that spanned across the front façade containing wooden double doors. (See page 41 of the Historic Resources Report). Over time, changes to the front elevation were made and in 2001, a covered entry feature introduced a massing change that is out of character with the identified period of significance. As a result, staff finds the property does not meet all of the integrity findings listed in Section 8.05.070(C)(1)(b) to qualify as a Class 1 landmark historic structure; however, staff recognizes the historic significance, and alternatively, recommends Class 2 designation to ensure compliance with the code and maintain the integrity of the historic preservation program. Properties designated as a Class 1 or Class 2 historic site are afforded the same benefits.

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Historic Site Preservation Board Staff Report: April 2, 2024 HSPB-155 – The Alvah and Teresa Hicks Residence

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RECOMMENDATION:

1. Open the public hearing and receive public testimony.

2. Close the public hearing and adopt Resolution HSPB #155, “A RESOLUTION OF

THE HISTORIC SITE PRESERVATION BOARD OF THE CITY OF PALM

SPRINGS, CALIFORNIA, RECOMMENDING THAT THE CITY COUNCIL DESIGNATE “THE ALVAH AND TERESA HICKS RESIDENCE” LOCATED AT 701 NORTH PATENCIO ROAD, AS A CLASS 2 (HISTORIC MERIT) HISTORIC RESOURCE HSPB #155, SUBJECT TO CONDITIONS (APN #505-291-005).” BACKGROUND AND SETTING:

Identified in the Report as “The Alvah and Teresa Hicks Residence”, this home was completed in 1926 as a modest 3-bedroom speculative home constructed in a simplified Spanish Colonial Revival style that was popular during this time. The 1929 Sanborn map on page 43 of the report shows a u-shaped building footprint with a simple porch along the front façade facing the street. The report indicates that the two-story tower, detached garage addition to the north of the property, and the expansion to the south wing of the existing home were added by Charles Crane in 1936.

Historic Context Statement “Palm Springs Between the Wars (1919-1941)”1 The early development of Palm Springs is associated with the development of health spas where people suffering from respiratory illnesses could come to the dry, warm climate for recovery, but by 1915 the town began to shift its focus towards tourism. The desert was essentially re-branded as an escape for the wealthy and famous to enjoy the temperate climate during the winter months, and advertisements encouraged the purchase of seasonal homes in the area. Single-family subdivisions begin to appear by the 1920s and the Merito Vista tract was one of those early subdivisions created by developer Prescott T. Stevens and builder Alvah Hicks. The Merito Vista tract was laid out using a basic grid but utilized curved and rounded streets. This subdivision was relatively low in density and the speculative homes were built and sold quickly.

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

March, 2024 Site inspection by members of the HSPB and City Staff.

Ownership Status
October, 2018 Purchased by the current owner.
1 City of Palm Springs Historic Context Statement “Palm Springs Between the Wars (1919-1941)”.

Item 2C - Page 104
I
I
Historic Site Preservation Board Staff Report: April 2, 2024 HSPB-155 – The Alvah and Teresa Hicks Residence

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BELOW IS AN AERIAL VIEW OF THE SITE.

BELOW: 701 N. Patencio Road (Front elevation) in 1927. BELOW: Front elevation of 701 N. Patencio Road.

Source: Palm Springs Historical Society Photograph taken March, 2024.

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.

The single-family residence at 701 N. Patencio is on a 0.52-acre lot in the residential R1-A zone district. The home itself is roughly situated in the center of the lot with open Item 2C - Page 105
Historic Site Preservation Board Staff Report: April 2, 2024 HSPB-155 – The Alvah and Teresa Hicks Residence

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space concentrated towards the front yard of the home, and gates, walls and tall hedges enclose the property. The building consists of unadorned stucco exterior walls, clay roof tiles, simple building forms, and a u-shaped floor plan that creates an interior courtyard space. The two-story tower with the observation deck appears to have been added during the period of significance, along with the detached garage addition and the expansion to the south wing of the existing home. The landscape design of the property showcases a mature planting palette of shrubs and trees, and the lawn areas were converted to synthetic turf.

After the fire damage was repaired in 1971, the home went through a number of remodels and expansions. The original porch appears altered, and in 2001 a new covered entry feature including new pilasters and a substantial walkway was constructed to create a prominent front entry. Staff finds the collection of these alterations made to the primary façade adversely impact the home’s design integrity.

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.

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

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

The report outlines the evidence of various changes made to the home since 1936, which include additions to areas of primary importance, but the property tells the planning and development history of Palm Springs as it relates to residential subdivisions and its integration into the community. The home also maintains its association with Alvah Hicks and Charles Crane, who are both figures of importance, and exemplifies the Spanish Colonial style of architecture from that period.
(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; Alvah Hicks was the builder and first owner of 701 N. Patencio Road. He was a builder, developer, founder of the Palm Springs Water Company and civic leader who served the city as one of the first council members. His contributions were pivotal to the development of residential housing in Palm Springs as outlined in the historic resources report. Not only did he build the physical structures, his involvement in the water company and public office contributed to the growth of Palm Springs. Charles Crane lived in the house from 1936-1939. He was an American businessman, ambassador and diplomat for the United States. Locally, his contributions to date farming had a lasting impact on the Coachella Valley. Both Hicks and Crane made significant contributions on a local, state or national level in the United States; therefore, staff finds Criterion ii is met. (Criterion iii) The resource reflects or exemplifies a particular period of national, state or local history;
The home was completed as a speculative home in 1926 during the time “Between the Wars (1919-1941)” and was recognized as one of the first homes to be constructed in the Old Las Palmas neighborhood. The Merito Vista residential subdivision was developed in 1925 and the homes in this subdivision were largely Spanish Colonial Revival or Ranch style homes.2 In the case of 701 N. Patencio Road, the original one-story home had modest proportions, simple massing, and a covered front porch. Conventional materials such as stucco and clay tiles were used to construct the home. Spanish and Mediterranean Revival styles were representative of the period, and the additions that were added in the 1930s kept with this expression of architecture. A majority of the additions demonstrate compatible proportions and use of materials; however, the changes made to the front façade obscures the simple forms and details of the original 2 City of Palm Springs Historic Context Statement “Palm Springs Between the Wars (1919-1941)”, pg. 72.

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home. Overall, the site meets Criterion iii because it reflects the time period of significance, but the unsympathetic alterations to the front elevation prevent the home from being an exceptional representation of Palm Springs in the period between the wars. (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). It appears that the home was constructed using standard construction methods. As a speculative home, the construction methods needed to be conventional and time efficient. Staff finds this project does not qualify for this criterion.
(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 builder of the original home was Alvah Hicks. He moved to Palm Springs in 1913 and used his skills as a carpenter to build homes and develop residential subdivisions. He quickly acquired a reputation for high quality workmanship, and despite his lack of formal training, he was able to accurately produce architectural details that emulated the desired styles of the period. His skills and resources afforded him the opportunity to be involved in many building projects for individuals such as Nellie Coffman and Thomas O’Donnell.

His contributions to the development of Palm Springs and the influence he had on local history qualifies him as local builder of significance, thus staff finds 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.

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The Alvah and Teresa Hicks Residence is evaluated in terms of its historic integrity as follows:

Location.

The location of the home is in its original place of construction; therefore, the integrity of location is met.

Design.

The original layout of the 1926 home was a u-shaped floor plan with a shed roof leaning on the center porch containing the double doors entrance. Alterations and modifications were made in 1936 to include an observation tower to the north, a detached garage north of the tower, and an addition to the south wing of the existing home that altered the original roofline. All additions to the home use the same architectural language and style, and most of the additions made to the property after the 1930s are located towards the rear of the property, except for the new entry feature. The covered entry has a roof pitch that extends perpendicular to the original roofline and alters the original porch feature. This addition of mass to the front façade results in a significant visual and material impact to the integrity of the original design. It also appears that the original porch may have been altered at some point in time. The front elevation is considered a primary façade, and any proposed changes should be sympathetic to the historic mass, scale and proportions of the building. Staff finds the more recent alterations made to the primary façade of the home overshadows the modest expression of the original design.

Setting.

Materials.

Workmanship.

Conventional construction methods were used to build the home and the existing details Item 2C - Page 109
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appear cohesive and demonstrate a level of high-quality workmanship. Staff finds the integrity of workmanship is met.

Feeling.

Association.

The property is associated with the builder Alvah Hicks who was a well-known builder and respected community member. He built many significant buildings in the early days of Palm Springs and is locally recognized as a significant figure. He is directly associated with this property because he built and lived in the home with his family for the first few years before it was sold. Additionally, the home was the residence of Charles Crane who was a known diplomat and ambassador for the United States. The integrity of association is met.

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.

On page 47, the report identifies the physical character-defining historic features of this site as follows:
• Overall site design
• U-shaped floor plan with interior courtyard
• Unadorned stucco exterior walls
• The shed-roof massing to the north of the front doors • Covered front porch with tile roof overhang
• Wooden multi-light casement windows
• Wooden French doors
• Exposed wood rafter tail details
• Terra-cotta clay tile roof
• Rooftop observation tower
• Mature multi-trunk Mesquite tree as part of the site design Item 2C - Page 110
Historic Site Preservation Board Staff Report: April 2, 2024 HSPB-155 – The Alvah and Teresa Hicks Residence

Page 9 of 9 ends

Non-contributing elements:
• Modified front porch and new entry feature on the primary façade of the house • 1970s expansion to the primary bedroom on the south wing of the home and 1980s addition to west elevation of the detached garage structure • Perimeter masonry walls, gates, and planters around the property • Swimming pool and associated equipment, added in the 1970s • Outdoor water features, wooden pergolas, and exterior shades • Brick pavers in patio areas and pathways
• S-tile terra cotta roof tiles
ENVIRONMENTAL ASSESSMENT:

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

NOTIFICATION:

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

CONCLUSION:

The “Alvah and Teresa Hicks Residence” meets the definition of a historic resource based on Criterion 2, 3 and 5 of the Palm Springs Historic Preservation Ordinance but when it comes to assessing the existing integrity of the home, staff finds the alterations made to the primary façade, particularly the changes made in the early 2000’s, diminishes the design integrity of the home from its period of significance; therefore, recommends Class 2 designation as a site of “Historic Merit” at this time. In order to qualify as a Class 1 Landmark, the homeowner would need to reverse the non-historic alterations to the primary facades and meet the integrity findings outlined in the code.

A. Vicinity Map
B. Draft Resolution
C. Application, related background materials, photos.

Item 2C - Page 111

EXCERPTS OF MINUTES
At the Historic Site Preservation Board meeting of the City of Palm Springs, held April 2, 2024, the Historic Site Preservation Board took the following action:

2.A. APPLICATION BY TOM ELLICOTT AND KEVIN PALMER REPRESENTED BY

THE PALM SPRINGS PRESERVATION FOUNDATION FOR HISTORIC
DESIGNATION OF “THE ALVAH AND TERESA HICKS RESIDENCE”
LOCATED AT 701 NORTH PATENCIO ROAD, CASE HSPB #155 (APN #505- 291-005) (SY).

Historic Preservation Officer Sarah Yoon summarized the staff report.

Steven Keylon, President of the Palm Springs Preservation Foundation, spoke on behalf of the applicant and answered questions of the committee.

Motion by Member Hansen, seconded by Member Herr to accept the staff recommendation and adopt the resolution designating “The Alvah and Teresa Hicks Residence” as a Class 2 Historic Site, HSPB #155, with conditions, including the change of the period of significance to 1926-1939.

AYES: Nelson, Hansen, Bachman, Herr, Moruzzi, Rosenow
NOES: None.

ABSTAIN: None.

ABSENT: Hough.

Item 2C - Page 112

CITY COUNCIL STAFF REPORT
DATE: MAY 23, 2024 PUBLIC HEARING
SUBJECT: AN APPLICATION BY OCOTILLO LODGE OWNERS’ ASSOCIATION (OLOA) REPRESENTED BY CHATTEL INC. FOR HISTORIC DISTRICT DESIGNATION OF THE “OCOTILLO LODGE” LOCATED AT 1111 EAST PALM CANYON DRIVE, HSPB #154 / HD-11
FROM: Scott C. Stiles, City Manager
BY: Department of Planning Services
SUMMARY:

The Ocotillo Lodge located at 1111 E. Palm Canyon Drive was originally constructed as a hotel in 1957, which was later converted to 124 units of condominiums in 1996. The Ocotillo Lodge Owners Association (OLOA) is seeking historic district designation of the complex designed by Palmer and Krisel and Garrett Eckbo and constructed by the Alexanders. The period of significance for this proposed district is 1957.

If designated as a historic district, the property would 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.

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

THE CITY COUNCIL OF THE CITY OF PALM SPRINGS, CALIFORNIA, DESIGNATING THE “OCOTILLO LODGE” LOCATED AT 1111 EAST PALM CANYON DRIVE, AS A HISTORIC DISTRICT (HSPB #154 / HD-11), SUBJECT TO CONDITIONS (APNs 511-035-001 THROUGH 511-035-128).”
Item 2D - Page 1
City Council Staff Report
May 23, 2024 – Page 2
Historic Designation – Ocotillo Lodge
BACKGROUND AND SETTING:

The historic resources report (“the report”) prepared by Chattel, Inc. and the site visits with HSPB members are the basis of this staff report.

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

March 4, 2021
January 6, 2022
January 10, 2022
Three Community meetings conducted remotely via Zoom
with property owners within the proposed HD and City Staff pursuant PSMC 8.05.090 (B,1).

May, 2024 Site inspection by members of the HSPB and City Staff.

May, 2024 HSPB considered the case at a public hearing and voted 7-0 to recommend Historic District designation.

The proposed district boundaries follow the existing property lines which include 31 structures and the keyhole-shaped swimming pool. Parking and vehicular circulation is situated around the perimeter of the property and the internal circulation focuses on pedestrian walkways that connect the units to the central community space. The original site design creates hierarchy between various building types, and the original landscape features enhanced the design. The Ocotillo Lodge Owners’ Association has taken efforts to restore key features such as the historic signage attached to the modified porte cochere and exterior paint studies.

Ocotillo Lodge (Front Elevation) in 1958. Ocotillo Lodge (Front Elevation) restored sign.

Source: Julius Shulman Photo Collection, Photograph taken May, 2024. © J. Paul Getty Trust. GCI.

ANALYSIS AND FINDINGS:

The analysis of the application relative to the criteria for the designation is detailed in the attached HSPB resolution and staff report dated May 7, 2024. In order to be designated a historic district, a property must exhibit exceptional historic significance and meet one or more of the criteria listed in PSMC Section 8.05.090 (C.1). The Board made findings supporting historic district designation based on the following criteria:

Item 2D - Page 2
l
City Council Staff Report
May 23, 2024 – Page 3
Historic Designation – Ocotillo Lodge
PSMC 8.05.090, (C,1). The proposed district and the contributing resources located therein exhibit exceptional historic significance and meet 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;
(Criterion f) Represents a significant and distinguishable entity whose components may lack individual distinction, as used in evaluating applications for designation of historic districts, for parcels on which more than one entity exists; or
The Board also made findings pursuant to PSMC 8.05.090 (C,2); “Historic Integrity” that the Ocotillo Lodge possesses sufficient historic integrity to qualify the property as a historic district.

During the May 7, 2024 HSPB meeting, the Board strongly supported the request for a historic district designation finding it met all of the necessary criteria. Public comments mostly consisted of homeowners supporting the designation and one homeowner who voiced his concern.

CONCLUSION:

The Ocotillo Lodge meets the definition of a historic district based on Criterion c, e, and f of the Palm Springs Historic Preservation Ordinance. The property possesses sufficient historic integrity to qualify the property as a historic district. The HSPB recommendation to the City Council reflects these findings which are outlined in the attached draft City Council resolution.

Item 2D - Page 3
City Council Staff Report
May 23, 2024 – Page 4
Historic Designation – Ocotillo Lodge

FISCAL IMPACT:

None.

REVIEWED BY:

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. HSPB resolution, staff report, minute excerpt.

Item 2D - Page 4

ATTACHMENT A
Item 2D - Page 5
Department of Planning Services
Vicinity Map

CITY OF PALM SPRINGS
HSPB #154 – The Ocotillo Lodge
1111 E. Palm Canyon Drive
Item 2D - Page 6
Legend
D 50 0ft Radius h---~-.----~
~ Site
•
.
. W E .
.
.
s
E PA Uii CA NYON DR
TWIN Pl\ UIIS DR

APAC HE RO
LJ\ JOLLA RD c
~~~---------r-.------.-------.-------r--r----.--------.----, "' uJ
'z
!!!
l---+----+----+-+------+----+---+-.____-+--------t-------t a

ATTACHMENT B
Item 2D - Page 7
RESOLUTION NO._____

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF PALM
SPRINGS, CALIFORNIA, DESIGNATING THE “OCOTILLO
LODGE” LOCATED AT 1111 EAST PALM CANYON DRIVE, A
HISTORIC DISTRICT (HSPB #154 / HD-11), SUBJECT TO
CONDITIONS (APNs 511-035-001 THROUGH 511-035-128).

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 Ocotillo Lodge Owners Association (OLOA), Represented by Chattel, Inc., submitted an application seeking historic site designation of the Ocotillo Lodge located at 1111 E. Palm Canyon Drive; and
C. WHEREAS, in May, 2024, members of the Historic Site Preservation Board (HSPB) and City staff conducted site inspections of the proposed historic resource; and D. WHEREAS, on May 7, 2024, a noticed public hearing of the Palm Springs Historic Site Preservation Board to consider Case HSPB #154 / HD-11 was held in accordance with applicable law; and
E. WHEREAS, at the said hearing, the 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 Ocotillo Lodge a Historic District; and F. WHEREAS, on May 23, 2024, a noticed public hearing of the Palm Springs City Council to consider Case HSPB #154 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 RELATIVE TO THE CRITERIA FOR THE DESIGNATION OF HISTORIC DISTRICTS.

Evaluation of the Application. Pursuant to Municipal Code Section 8.05.090 (C,1), the City Council shall evaluate the application and make findings in conformance with the following criteria:

1. Criteria and Findings for Designation of Historic Districts. The proposed district and contributing resources located therein exhibit exceptional historic significance and meet one or more of the criteria listed below:

Item 2D - Page 8
Resolution No.____

Page 2 of 8 ends

May 23, 2024
The report identifies the exterior of Ocotillo Lodge as a largely intact example of a Mid-Century Modern hotel, which has since been converted to a condominium complex. Designed by Palmer and Krisel, the complex exhibits character-defining features of the Modern Movement through the use of site planning, building form and material selection, but it also visualizes the development trends of Palm Springs during that period. The report also references the landscape architect Garrett Eckbo and his contributions to the project. (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) Reflects 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 singlefamily residential homes and housing for seasonal residents. Local developers like the Alexander Construction Company developed residential tracts to meet this need, and the Ocotillo Lodge was constructed, in part, to house potential homebuyers while the homes were being built. The different unit types designed for the Ocotillo Lodge showcase the modern aesthetic that would mirror significant features in the homes that would be constructed in the Twin Palms tract. The units at the Ocotillo Lodge also catered to differing privacy and livability needs for both short and long-term visitors to the area. Staff finds the site qualifies as a historic resource under Criterion c by reflecting the local history of development and design shift in architectural style.
(Criterion d) 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). Conventional construction methods and materials were used to develop this complex. The HRR goes into detail regarding the use of steel I-beams for the lobby building (identified as Building 1A) to create the expansive wall of concave windows. While the use of the steel beams allowed the glass in the south elevation to be configured in a unique way and what was known as the “Candlewood Room” to slightly cantilever over the area containing the swimming pool, the invention and use of the steel I-beam for structural framing date further back than the 1950s. Staff finds the method and techniques used were not new to the period; therefore, contrary to the report, staff does not find the project qualifies for this criterion.

Item 2D - Page 9
Resolution No.____

Page 3 of 8 ends

May 23, 2024
(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; Architects Palmer and Krisel are credited for designing the Ocotillo Lodge and the prolific developers Alexander Construction built the complex. It was also noted in the report that the influential landscape architect Garrett Eckbo designed the original landscape features and that certain signature elements were considered physical representations of his theories. Each of the individuals that came together to design and develop this property have a level of influence in their respective fields, especially in the local context of Palm Springs. Their works are celebrated and continue to highly influence the field today. Ocotillo Lodge is a rare example where these three highly regarded masters collaborated on a single project, thus staff finds the project qualifies under Criterion e.
(Criterion f) Represents a significant and distinguishable entity whose components may lack individual distinction, as used in evaluating applications for designation of historic districts, for parcels on which more than one entity exists; or The structures and features within the proposed boundaries of the district may not independently possess historic distinction, however, as a collective the proposed district embodies the development history of Palm Springs and how existing structures were adapted for the population growth of full-time residents and the architectural trends that appealed to the people during that time. Thus, the proposed district also qualifies under Criterion f. (Criterion g) 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.

1. Location:

The buildings, the configuration of parking, and open community spaces remain in their historic location, therefore, the proposed district retains its integrity of location.

Item 2D - Page 10
Resolution No.____

Page 4 of 8 ends

May 23, 2024

2. Design:

The one and two-story structures are arranged on the site creating a hierarchy of buildings which seem to respond to the adjacent street conditions: the two-story building facing East Palm Canyon Drive and the clusters of one-story units face the neighborhood roads. Vehicular circulation, including parking, is concentrated to the periphery of the site and the internal circulation consists of concrete pathways encouraging pedestrian use.

The one-story units were arranged in two different clusters around the central open space containing the keyhole-shaped pool. The report identifies the one-story clusters as “villa bungalows” and “courtyard bungalows”. The “villa bungalows” comprise of 25 units and are arranged in a grid pattern, while the “courtyard bungalows” consist of 56 units that are clustered in a checkered pattern. The layout of the buildings allows for each unit to have their own private patio space and access to walkways that ultimately connect back to the central community space. The buildings all utilize a similar architectural language that exhibit modernism principles by using simple geometric forms, flat roots, exposed wooden beams, square concrete block walls, large expanses of glass walls, ribbon and/or clerestory windows, and simple line details with no ornamentation.

No original landscape files were found but the report confirms Garrett Eckbo’s involvement in the project and credits the landscaping features around the main pool and the geometry of curves and angles found in the paving to him based on an interview with the architect. Other examples of his work help support this claim.

The building forms, the use of simple details and largely the site design are critical components of the design that largely remain; therefore, staff finds the design integrity is intact.

3. Setting:

According to the historic resources report, the property was constructed with an intent to house potential buyers of single-family homes that were being built in the adjacent Twin Palms tract just north of the property. As seen in the historic aerial images from 1965 and 1972 (Attachment B of the HRR), the lots directly east and west of the property along E. Palm Canyon Drive were vacant. Currently those areas are zoned with differing degrees of residential and commercial uses but the original setting between Ocotillo Lodge and the Twin Palms subdivision remains intact.

4. Materials:

The building materials consist of smooth plaster or stucco finished walls, T1-11 siding, masonry block walls, extruded wooden beams and fascia details, aluminum-framed windows and doors, and concrete pathways. It appears that some original exterior material was replaced and there are areas of deterioration that need to be addressed but a majority of the original material remains. The overall integrity of materials is intact.

5. Workmanship:

Conventional construction methods and building materials were used for this development.

Item 2D - Page 11
Resolution No.____

Page 5 of 8 ends

May 23, 2024
Readily available materials such as concrete blocks were used to reinforce clean lines and the extrusion of blocks on the screen walls created a decorative pattern to highlight certain areas.

Various repairs and changes have been made to individual units over time, however, the overall aesthetic was respected and changes that are less sympathetic appear reversable. The use of concrete square blocks down to the fascia details demonstrates a level of attention to detail and workmanship by the original designers. Staff finds enough integrity of workmanship remains on site.

6. Feeling:

The original design focused on the pedestrian experience by leaving the vehicles behind and immersing the visitors/residents into a network of walkable concreate paths. Each unit retains private courtyard spaces, and the main swimming pool retains its focal presence on the site as a space for community gathering. The feeling of leisure desert retreat remains on the site because all the private and communal spaces remain in their original configuration; therefore, staff finds the integrity of feeling remains intact.

7. Association:

The existing condition of the property maintains a physically recognizable association with the post World War II development in Palm Springs and the major design components of the site design and individual buildings are closely associated with the architects Palmer, Krisel and Eckbo. The integrity of association remains intact.

The following is a list of character-defining features identified by the City Council:

Character-defining features listed below and more clearly referenced in Exhibit A:
• Site design and building cluster configurations on the lot around the central focal point of the main swimming pool shaped like a keyhole
• Internal network of concrete pathways including the curved and angular geometry of the pavement credited to Garrett Eckbo
• Parking and vehicular circulation configuration around the perimeter of the property. • One and two-story horizontal massing and simple geometric forms • Grid-like layout or clustered units arranged around the swimming pool and articulated by four-unit bungalows
• Keyhole-shaped pool within the open community space south of the lobby building • Painted masonry block screen walls with articulation on the north (front) and south (rear) elevations of the lobby building (identified as Building 1A in the HRR) Item 2D - Page 12
Resolution No.____

Page 6 of 8 ends

May 23, 2024
• Distinctive semi-circular plan and concave windows in the “Candlewood Room” (identified as the south portion of Building 1A in the HRR) • Monumental porte cochere entry with restored Ocotillo Lodge signage (excluding the square notched archway in the porte cochere)
• Flat roofs that have wide overhanging eaves and cantilevered canopies • Fascia details that hide the electrical conduit
• Expressed post-and-beam construction using wood and steel members • Interior/exterior connections expressed through glass walls, the continuation of exposed beams and tongue-and-groove ceiling details to the exterior • Integration of private patios and semi-private decks for each unit • Unadorned smooth plaster or stucco-finished wall surfaces • Square concrete block walls in a stack bond pattern
• Flush-mounted aluminum-framed ribbon windows, clerestory windows, and glass sliding doors that span from floor to ceiling
• “Sun flap” of suspended concrete panels shading concave curtain wall • T1-11 wood siding on storage spaces and patio dividers for second floor units • Exposed pebble aggregate concrete stair treads in steel pipe column stairwells leading to the second floor units
• Glass walls incorporating sliding glass doors
• Glass walls with double glass doors at porte cochere wall of lobby • Landscape design features around the main pool by Garrett Eckbo and tall Washingtonia palms throughout the complex
• Curved cabana and restroom structure with trellis south of the keyhole-shaped pool designed by Garrett Eckbo (removed)
Non-contributing elements:
• Pool fencing installed around the keyhole-shaped swimming pool • Metal security gates at various entry points to the site • Metal screen security doors in front of entry doors on the units facing East Twin Palms Drive
• Metal mesh screening on stair railings
• Metal fence along the curved strip of grass where the original curved cabana/trellis was located south of the keyhole-shaped pool
• Glass blocks in original clerestory openings
• Roof-mounted mechanical equipment and accompanying ductwork • Sunshine Bar (identified as Building 5 in the HRR) added in 1973 and detached barbecue added in 1994
• One-story conference room (identified as Building 4 in the HRR) east of the Sunshine bar (Building 5)
• Two non-original spas located northwest and directly east of the keyhole shaped swimming pool
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 Item 2D - Page 13
Resolution No.____

Page 7 of 8 ends

May 23, 2024
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 HISTORIC SITES:

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

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 Ocotillo Lodge Historic District:

1. Design Guidelines. The property owners in the proposed historic district shall submit design guidelines as outlined in Section 8.05 for review and approval by the City’s HPO.

2. 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 “Ocotillo Lodge” located at 1111 East Palm Canyon Drive, a Historic District HSPB #154 / HD-11.

ADOPTED THIS TWENTY-THIRD DAY OF MAY, 2024.

SCOTT STILES

CITY MANAGER
Item 2D - Page 14
Resolution No.____

Page 8 of 8 ends

May 23, 2024
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:

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
EXHIBIT A: Historic Resources Report chart of character-defining features.

Item 2D - Page 15
OCOTILLO LODGE, 1111 E. PALM CANYON DRIVE, PALM SPRINGS, CALIFORNIA

HISTORIC RESOURCES REPORT
21 CHATTEL, INC. | HISTORIC PRESERVATION CONSULTANTS
Figure 2: Map of Ocotillo Lodge with contributors identified in red and non-contributors in blue Table 1: Information Details of District Components
Component Year Status Character-Defining Features Alterations North Building Cluster (Attachment D, Images 1-45 and Attachment E, Images 1-32) 1A 1957 Contributing ● Exterior materials of
concrete block,
grooved concrete
panels, wood, and
glass.
● Projecting concrete
blocks used as
accents.
● Concrete block screen
walls flanking porte
cochere.
● Glass wall with double
glass doors at porte
cochere wall of lobby.
● Distinctive semicircular
plan and concave
glass wall divided by Ibeams at Candlewood
Room.
● Porte cochere notched
archways on east and west.
● Ocotillo Lodge
sign/lettering.
● New driveway pavers in
porte cochere.
● Etched leaf design on lobby
door.

EXHIBIT A:

HISTORIC RESOURCES REPORT CHART

OF CHARACTER-DEFINING FEATURES
Item 2D - Page 16
E Palm Canyon Dr
OCOTILLO LODGE, 1111 E. PALM CANYON DRIVE, PALM SPRINGS, CALIFORNIA

HISTORIC RESOURCES REPORT
22 CHATTEL, INC. | HISTORIC PRESERVATION CONSULTANTS
● Concrete block piers
framing Candlewood
Room.
1B 1957 Contributing
Item 2D - Page 17
OCOTILLO LODGE, 1111 E. PALM CANYON DRIVE, PALM SPRINGS, CALIFORNIA

HISTORIC RESOURCES REPORT
23 CHATTEL, INC. | HISTORIC PRESERVATION CONSULTANTS
1C 1957 Contributing ● Interior/exterior
connections expressed
through the use of
glass walls,
continuation of interior
beams and tongueand-groove ceilings
with exposed beams
from indoors to
outdoors, and
continuation of
concrete block walls
into patios.
● Integration of private
patios and semiprivate decks into
plans for each
residential unit.
● North building
horizontal and vertical
circulation, including
breezeways and open
staircases.
● Expressed post-andbeam construction.
● Flat roofs with wide
overhanding eaves
and cantilevered
canopies.
● Unadorned wall
surfaces with little or
no decorative
detailing.
● Exterior materials of
concrete block,
grooved concrete
panels, wood, and
glass.
● Flush-mounted
ribbons, pair, and
single clerestory
windows.
● Glass walls
incorporating sliding
glass doors.
● Breezeways: Wood and
steel supports added to
some staircases; screened
enclosures at stairways,
possible removal of some
planting areas.
● Some windows replaced,
including louver or jalousie
windows replaced with
glass block at breezeways.
● Conversion of former
residential space to laundry,
offices on first floor
immediately to the west
adjacent to center portion of
north building cluster.

Item 2D - Page 18
OCOTILLO LODGE, 1111 E. PALM CANYON DRIVE, PALM SPRINGS, CALIFORNIA

HISTORIC RESOURCES REPORT
24 CHATTEL, INC. | HISTORIC PRESERVATION CONSULTANTS
Villa Bungalows (Attachment D, Images 46-70 and Attachment E, Images 33-44) 2A 1957 Contributing ● Interior/exterior
connections expressed
through the use of
glass walls,
continuation of interior
beams and tongueand-groove ceilings
with exposed beams
from indoors to
outdoors, and
continuation of
concrete block walls
into patios.
● Integration of private
patios and semiprivate decks into
plans for each
residential unit.
● Expressed post-andbeam construction.
● Flat roofs with wide
overhanding eaves
and cantilevered
canopies.
● Unadorned wall
surfaces with little or
no decorative
detailing.
● Exterior materials of
concrete block,
grooved concrete
panels, wood, and
glass.
● Flush-mounted
ribbons, pair, and
single clerestory
windows.
● Glass walls
incorporating sliding
glass doors.
● Some windows replaced,
including louver or jalousie
windows replaced with
glass block at breezeways.
● Some front doors replaced.
● Installation of metal security
doors at perimeter units
facing adjacent streets.
● Patio modifications in some
units, including removal of
original paving and
landscape features such as
palms.
● Replacement of original
grape stake fencing.
● Removal of some wood
fencing entirely and
replacement with low slump
block walls at units facing
the pool.
2B 1957 Contributing
2C 1957 Contributing
2D 1957 Contributing
2E 1957 Contributing
2F 1957 Contributing
Courtyard Bungalows (Attachment D, Images 71-103 and Attachment E, Images 45-88) 3A 1957 Contributing ● Interior/exterior
connections expressed
3B 1957 Contributing
Item 2D - Page 19
OCOTILLO LODGE, 1111 E. PALM CANYON DRIVE, PALM SPRINGS, CALIFORNIA

HISTORIC RESOURCES REPORT
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3C 1957 Contributing through the use of
glass walls,
continuation of interior
beams and tongueand-groove ceilings
with exposed beams
from indoors to
outdoors, and
continuation of
concrete block walls
into patios.
● Integration of private
patios and semiprivate decks into
plans for each
residential unit.
● Expressed post-andbeam construction.
● Flat roofs with wide
overhanding eaves
and cantilevered
canopies.
● Unadorned wall
surfaces with little or
no decorative
detailing.
● Exterior materials of
concrete block,
grooved concrete
panels, wood, and
glass.
● Flush-mounted
ribbons, pair, and
single clerestory
windows.
● Glass walls
incorporating sliding
glass doors.
● Installation of metal security
doors at perimeter units
facing adjacent streets.
● Patio modifications in some
units, including removal of
original paving and
landscape features such as
palms, installation of private
spas.
● Replacement of original
wood grape stake fencing.
● Removal of some wood
fencing entirely and
replacement with low slump
block walls at units facing
the pool.
● Early addition of garage.

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Conference Room (Attachment D, Images 104-108 and Attachment E, Images 89-91) 4 c.1964 NonContributing
● N/A ● Suspected later addition to
property constructed
outside of the period of
significance, does not
appear in historic drawings
or photographs.
● West elevation alterations
impairing integrity including
infill, replacement of doors,
and moving of wood beam.

Sunshine Bar (Attachment D, Images 109-118 and Attachment E, Images 92-94) 5 1973 NonContributing
● N/A ● Later addition to property
constructed outside of the
period of significance.

Swimming Pool (Attachment D, Images 22-25)
6 1957 Contributing ● Keyhole shape of
swimming pool
● Heat pumps added.
● Adjacent pool cabana,
restroom, and curved trellis
removed.
● Fencing added around pool
deck area.

Landscape and Hardscape
Site ● Original landscaping
where extant, including
palm trees and layout
of planting beds.
● Original pathway and
patio pavements,
where extant.
● Covering of original
walkway paving.
● A large amount of surface
mounted conduit and
raceways.

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ATTACHMENT C
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HISTORIC RESOURCES REPORT
Ocotillo Lodge
1111 E. Palm Canyon Drive
Palm Springs, California
Prepared for:

Ocotillo Lodge Owners Association
1111 E Palm Canyon Drive
Palm Springs, CA 92264
Prepared by:

Chattel, Inc. | Historic Preservation Consultants
13417 Ventura Boulevard
Sherman Oaks, CA 91423
June 30, 2023
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TABLE OF CONTENTS
I. Introduction and Executive Summary ...........................................................................4 II Qualifications..................................................................................................................5 III. Methodology ...................................................................................................................6 IV. Regulatory Setting..........................................................................................................7 City of Palm Springs .........................................................................................................7 Previous Surveys, Evaluations, and Reports.....................................................................9 V. Description....................................................................................................................10 Physical Description........................................................................................................10 Alterations.......................................................................................................................16 Character-Defining Features ...........................................................................................19 Subject Property History .................................................................................................27 Period of Significance .....................................................................................................30 VI. Historic Contexts ..........................................................................................................31 Post-World War II Hotel Development in Palm Springs ...................................................31 Twin Palms Estates ........................................................................................................34 Alexander Construction Company...................................................................................35 William Krisel, AIA ..........................................................................................................38 Garrett Eckbo .................................................................................................................41 Mid-Century Modern .......................................................................................................44 VII. Historic Resource Assessment ...................................................................................46 City of Palm Springs .......................................................................................................46 Integrity...........................................................................................................................49 VIII. Conclusion....................................................................................................................51 IX. Bibliography..................................................................................................................52 X. Attachments
Attachment A: DPR 523A Form
Attachment B: Maps and Aerials
Attachment C: Historic Images
Attachment D: Contemporary Photos, 2022
Attachment E: Contemporary Photos, 2023
Attachment F: Designed Landscape at the Ocotillo Lodge, J.C. Miller, ASLA, 2023 Attachment G: Historic Drawings
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I. INTRODUCTION AND EXECUTIVE SUMMARY
The purpose of this Historic Resources Report (report) is to determine if Ocotillo Lodge, located at 1111 E. Palm Canyon Drive, Palm Springs, California (Assessor Parcel Numbers: 511-035-001 through 511-035-128, subject property) in the Twin Palms Estates neighborhood, is eligible as a historic district under the City of Palm Springs (City) Historic Preservation Ordinance. This report accompanies the Ocotillo Lodge Owners Association (OLOA) application for designation as a City historic district. It uses site-specific and contextual research in primary and secondary sources, application of criteria of significance within the appropriate historic contexts, and direct observations of the subject property made by professionals meeting the Secretary of the Interior’s Professional Qualifications Standards.

The subject property is a one- and two-story condominium complex originally constructed as a hotel in 1957 for real estate developers Alexander Construction Company and Joseph Dunas. It was designed in the Mid-Century Modern architectural style by the firm Palmer & Krisel (largely credited to master architect William Krisel, AIA) with landscape design by renowned landscape architect Garrett Eckbo and the office of Eckbo Royston and Williams. It is also situated on the Agua Caliente Band of Cahuilla Indians Reservation as Fee Land. The subject property is currently a City Class 3 resource, or potentially eligible resource, and was previously identified by Historic Resources Group (HRG) as appearing eligible for listing in the National Register of Historic Places (National Register) as an individual property through survey evaluation; California Register of Historical Resources (California Register) as an individual property through survey evaluation; and local listing or designation through survey evaluation as part of the Citywide Survey published in 2018. HRG assigned California Register status codes 3S, 3CS, and 5S3, consistent with the preceding narrative description.

For the reasons stated in this report, the subject property is eligible for local designation as a historic district under City Criterion c for reflecting trends that characterize the Post-World War II period of commercial development in Palm Springs as a Mid-Century Modern-style hotel constructed during an increase in population and tourism; Criterion d for its innovative use of exposed steel I-beams in the construction of the main building; Criterion e as a work of Palmer & Krisel in a rare collaboration with landscape architect Garrett Eckbo which possesses high artistic value; and Criterion f as a significant and distinguishable entity whose components may lack individual distinction. Despite limited alterations, the subject property retains the integrity of location, design, setting, materials, workmanship, feeling, and association. The period of significance is 1957, when the subject property was opened as a public hotel.

Refer to Attachment A for DPR 523A form prepared by HRG, Attachment B for maps and aerials, Attachment C for historic images, Attachment D for contemporary photos from 2022, Attachment E for additional contemporary photos from 2023, and Attachment F for additional research by J.C.

Miller, ASLA describing Garrett Eckbo’s involvement in designed landscape at Ocotillo Lodge, and Attachment G for historic drawings.

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II. QUALIFICATIONS
Chattel, Inc. (Chattel) is a full-service historic preservation-consulting firm with practice throughout the western United States. The firm represents governmental agencies and private ventures, successfully balancing project goals with a myriad of historic preservation regulations without sacrificing principles on either side. Comprised of professionals meeting the Secretary of the Interior’s Professional Qualifications Standards in history, architecture, architectural history, and historic architecture, the firm offers professional services including historical resources evaluation and project effects analysis, in addition to consultation on federal, state, and local historic preservation statutes and regulations.

Chattel staff engage in a collaborative process and work together as a team on individual projects. This report was prepared by President Robert Jay Chattel, architectural historian and preservation architect; Principal Associate Leslie Heumann, architectural historian; and Associate III Alvin-Christian Nuval, planner.

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III. METHODOLOGY
Primary and secondary source materials were consulted to develop this assessment and applicable historic contexts. For a complete list of sources, see bibliography. Sources generally included:
● Building permits and records from the City of Palm Springs ● Citywide Historic Context Statement & Survey Findings prepared by HRG in 2018 ● Newspaper articles (primarily from the Palm Springs Desert Sun and Los Angeles Times, available online through Newspapers.com)
● William Krisel papers, 1935-2014, held by the Getty Research Institute Library and Special Collections
● Garrett Eckbo collection held by the University of California, Berkeley Environmental Design Archives
● Publications, including The Alexanders: A Desert Legacy by James R. Harlan and William Krisel’s Palm Springs: The Language of Modernism edited by Chris Menrad and Heidi Creighton
● Historic and current aerial imagery from NETR Historic Aerials and Google Earth ● Other previous surveys, evaluations, and reports of the subject property Original drawings and prototypes of the subject property are included as part of the William Krisel papers, 1935-2014, held by the Getty Research Institute and were physically reviewed on July 14, 2022. Selected original drawings are included as part of Attachment G in this report. Photographic slides were available for review from the Garett Eckbo collection held by the University of California, Berkeley Environmental Design Archives, which have been included in Attachment C of this report.

Chattel worked closely with members of the Ocotillo Lodge Architectural Committee and other stakeholders of the Ocotillo Lodge community, who conducted research and provided additional edits and texts in the drafting of this report. These individuals include:

Curtis Kiepprien
Beau Hale
Katie Horak
Jaime Silvar
Amber Telfer
Martin Telfer
Katherine Turner
Todd Verwers
Landscape architect J.C. Miller, ASLA provided additional research specific to Garrett Eckbo’s involvement with the landscape and hardscape design of the subject property, described further in a report included as Attachment F. Miller’s research includes interviews with William Krisel.

A site visit to the subject property was conducted by President Robert Jay Chattel, architectural historian and preservation architect; Principal Associate Leslie Heumann, architectural historian; and Associate III Alvin-Christian Nuval, planner, on June 28, 2022, during which the exterior and interior were extensively photographed, and integrity was assessed.

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IV. REGULATORY SETTING
City of Palm Springs
In considering eligibility as a historic resource, the City has a system in which properties may be classified as having Class 1, 2, 3, or 4 status. As defined in Palm Springs Municipal Code (PSMC) Section 8.05.020:
“Landmark/Class 1 historic resource” means any site, structure, building or object not located on Tribal Trust or Allocated Trust Land designated by resolution of the City Council as having historic, architectural, archaeological, cultural, or aesthetic significance that contributes to an understanding and awareness of the community’s history. “Historic Merit/Class 2 historic resource” means a site, structure, building or object not located on Tribal Trust or Allocated Trust Land that does not qualify for Class 1 historic resource designation under this chapter, but is otherwise deserving of official recognition as having historic, architectural, archaeological, cultural, or aesthetic significance and is designated as a Class 2 historic resource by resolution of the City Council. A Class 2 historic resource may lack some aspects of historic integrity, or may include a site where the structure, building or object of historic significance has been lost, damaged or removed. Class 2 sites on which the historic resource still exists are eligible for the execution of a Mills Act historic property preservation agreement, as determined by City Council.
“Potentially Eligible/Class 3 building” means any building which is not a Class 1 or Class 2 historic resource, but is identified in a City historic resources survey as eligible for designation as a historic resource. A building may be a Class 3 building regardless of the construction date or the improvements thereon. Class 3 sites are not eligible for the execution of a Mills Act historic property preservation agreement. “Class 4 building” means any building which is not a Class 1 or Class 2 historic resource or a Class 3 building, and on which the building or improvements thereon were constructed before January 1, 1978, or whose age cannot be determined. The City Council shall review this date and update it as it deems appropriate through amendment to this chapter. […]
“Historic district” means any delineated geographic area of the city of Palm Springs excluding Tribal Trust or Allocated Trust Land, containing a number of buildings, structures, natural features or sites having historic, architectural, archaeological, cultural or aesthetic significance and designated by the City Council as a historic district under the provisions of this chapter.

Under PSMC Section 8.05.090(C), City Council may designate a proposed historic district if the following findings are met:

1. The proposed district and the contributing resources located therein exhibit exceptional historic significance and meet one or more of the criteria listed below:
a. Is associated with events that have made a meaningful contribution to the nation, state or community; or
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b. Is associated with the lives of persons who made a meaningful contribution to national, state, or local history; or
c. Reflects or exemplifies a particular period of natural, state or local history; or d. Embodies the distinctive characteristics of a type, period, or method of construction; or
e. Presents the work of a master builder, designer, artist, or architect whose individual genius influenced his age, or that possesses high artistic value; or f. Represents a significant and distinguishable entity whose components may lack individual distinction; or
g. Has yielded or may be likely to yield information important to national, state or local history or prehistory.

2. The contributing resources within the proposed district shall individually meet the criteria outlined in PSMC 8.05.090 (C,1 & 2)

3. The proposed district:
a. Contains contributing resources on a majority of the sites within the proposed district which individually meet the criteria in paragraphs (1) and (2) of this section, as well as 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; a. Includes non-contributing properties or vacant parcels only to the extent necessary to establish appropriate, logical or convenient boundaries. (Ord. 2030 § 2, 2020; Ord. 1970 § 2, 2019)
Relationship to Subject Property
The subject property is currently a City Class 3 building, as it was identified in the Citywide historic resource survey as eligible for designation as a historic resource. Based on the findings of this report, the subject property is eligible for designation as a historic district under City Criterion c, d, e, and f.
• Criterion c; for reflecting trends that characterize the Post-World War II period of commercial development in Palm Springs as a Mid-Century Modern-style hotel constructed during an increase in population and tourism;
• Criterion d; for its innovative use of exposed steel I-beams in the construction of the main building;
• Criterion e; as a work of Palmer & Krisel which possesses high artistic value; and • Criterion f; as a significant and distinguishable entity whose components may lack individual distinction.

Additionally, despite limited alterations, the subject property retains the integrity of location, design, setting, materials, workmanship, feeling, and association.

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Previous Surveys, Evaluations, and Reports
The following section summarizes previous surveys, evaluations, and reports completed for the City regarding the subject property.

Palm Springs Citywide Historic Resources Inventory and Context Statement, 2018 In 2014-2017, Historic Resources Group (HRG) conducted a citywide historic context statement and historic resources survey of the City of Palm Springs. The survey was formally adopted by City Council as the Citywide Historic Resources Inventory in 2019. The inventory identified the Ocotillo Lodge as eligible for listing in the National Register, California Register, and under local criteria, and assigned corresponding status codes 3S, 3CS, and 5S3. HRG found the property eligible under Criterion A/1/3 for its association with Post-World War II Commercial Development, and under Criterion C/3/4, 5 for its association with Post-World War II Modernism. HRG identified a period of significance of 1956 under both criteria and provided the following statement of significance:

It is significant as a prominent post-World War II commercial development, and was the first project by the Alexander Construction Company in Palm Springs. It reflects the continued importance of tourism in the city and the rapid expansion in the postwar era. The Ocotillo Lodge is an excellent and prominent example of Mid-Century Modern resort architecture by the noted architectural firm of Palmer & Krisel, with landscape design by Garrett Eckbo. It has a distinctive plan with a main building and bungalows clustered around a central garden court and swimming pool. It exhibits quality of design and distinctive features, including a prominent porte-cochere on the main building, patterned and scored concrete block walls, and flanking wings with ribbon windows.

See Attachment A for the survey form prepared by HRG.

Ocotillo Lodge Historic Finishes Analysis, 2021
In 2021, Architectural Resources Group (ARG) prepared an Ocotillo Lodge Historic Finishes Analysis for the Ocotillo Lodge Owners Association to determine the complex’s historic color palette as closely as possible and inform future repainting efforts.

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V. DESCRIPTION
Physical Description
The following physical description is based on review of historic documentation, partly included as attachments to this report, and inspection from the June 28, 2021, site visit with a small group of property owners. See Attachment B for maps and aerials, Attachment C for historic images, Attachment D for contemporary photographs of the subject property from 2022, Attachment E for additional contemporary photographs from 2023, and Attachment G for historic drawings.

Figure 1: Map of Ocotillo Lodge with components described further in this section Overall
Ocotillo Lodge is a one- and two-story, Mid-Century Modern condominium complex located on the south side of E. Palm Canyon Drive (formerly Highway 111), southeast of downtown Palm Springs. It is situated on the Agua Caliente Band of Cahuilla Indians Reservation as Fee Land and was originally designed and constructed as a hotel and used as such until the mid-1990s.

Occupying the equivalent of a full city block totaling seven acres and bound by E. Palm Canyon Drive on the north, William Krisel Way on the east, E. Twin Palms Drive on the south, and the properties enclosed by Oceo Circle on the west, it is ringed by single and double rows of surface parking and driveways. The rectangular complex, comprising a series of one-story buildings and open spaces laid out in a grid-like (or checkerboard) plan behind the main two-story building (north building), includes 124 individual residential units; a lobby and other community facilities; large, keyhole-shaped swimming pool; outdoor bar area; and other amenities. The complex's interior is, by design, pedestrian-only. It can be accessed via six gated breezeways through the north building, via the lobby entered from the porte cochere that extends from it, or through five gated pathways between buildings along the east, south, and west perimeters. Openings were originally ungated. Automobile access is restricted to the parking areas and driveways along the property's perimeter. Palms encircle the complex, supplemented by succulents and other desertItem 2D - Page 33 E Palm Canyon Dr
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appropriate landscaping, mostly along the north, highway frontage. Palms also punctuate the interior of the complex.

While there has not been any direct information found describing Krisel’s original design intent for the subject property, the site layout and organization of space to keep automobiles on the periphery and provide an inner pedestrian-oriented space appears to be intentional and part of the original vision based on early prototype plans held by the Getty. The pedestrian-scale environment appears suitable for seasonal stays supported by a broad circulation system and public and private open spaces provisions. The relationship of these spaces is an important aspect of the property design.

Plan
Characterized by a balanced, nearly symmetrical layout and by human scale, the plan of the complex features individual units located in the two-story north building (labeled 1B and 1C in Figure 1) and in a series of one-story, four-unit bungalows that are either sited in a regular grid (labeled 2A-2F, “Villa” unit type) or staggered pattern (labeled 3A-3C, “Courtyard” type) (see Figure 1). Each unit incorporates a small, private patio, most of which are enclosed by wood fencing. Some of the units facing the pool area are enclosed by a low masonry wall, which replaced the original wood fencing. In lieu of a private patio, upper units in the north building have access to a large landing area that functions as a shared deck with privacy screens between facing units. A network of paved paths, bordered by small, angular, and curved planting beds, links the complex together. Individual unit entries of the one-story buildings face the interior pathways or perimeter driveways. In the two-story north building, they face east and west into the breezeways or upper-story landings. The plan is anchored in the center by shared spaces: a large, fenced swimming pool area, sandwiched between the semi-circular south wing of the north building and the open-air bar area. Except for one east-west pathway, offset south from the center of the parcel (running from Gate 5 on the east to Gate 7 on the west), no pathway provides a through-view of the complex resulting in an inner-directed, somewhat labyrinthine effect.

The primary elevation of the complex as a whole is north-facing to the highway frontage at E.

Palm Canyon Drive, where a prominent central porte cochere containing a non-original Ocotillo Lodge sign and tall decorative block wall calls attention to the property from passing motorists.

The two-story height of the north building screens views of the complex's interior from this direction. The complex's east, south, and west elevations consist of one-story bungalows, some of which have unit entries that face the street. Because of the generally staggered layout of the bungalows, these elevations are characterized by projecting and receding volumes interspersed with gated pathways, landscaping, and parking areas. Along the internal driveway on the west, there is a single-car enclosed garage, which is likely an early alteration. Selected original site plan drawings and prototypes were available for review and are included in Attachment G.

Architecture
The Mid-Century Modern architecture of the buildings is of the Post-and-Beam variant, with flat roofs cantilevered beyond the exterior walls and on exposed wood beams in some places.

Primary exterior building materials include Portland cement plaster or stucco; square concrete masonry unit or block; wood; and aluminum-framed glass. Fenestration is arranged for privacy, with single, pairs, or bands of horizontal windows set high as clerestory windows just below the eaves on the walls facing the pathways. Fenestration is also arranged to maximize indoor-outdoor Item 2D - Page 34
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connections, with walls of glass incorporating sliding glass doors facing the individual unit patios.

The massing and layout establish a strong horizontal orientation; rooflines, emphasized by raised wood fasciae, exposed beams and deeply recessed eaves; fenestration; and concrete block walls. Selected original architectural drawings were available for review and included in Attachment G.

Landscape and Hardscape
Characterized by the palms scattered within the property that rise well above the buildings, the current landscape plantings are mostly inspired by the desert location. Ocotillos, cacti, succulents, and other low-water plantings such as lantana and Mexican bird of paradise are widely spaced in planter beds with mulch of decomposed granite and gravel, occasionally accented by boulders and rocks. Italian cypress were also present in the pool area. The planter beds line pathways and vary in shape, sometimes skirting close to adjacent buildings and fences, other times moving outwards in an angular or curvilinear fashion. The landscape becomes lusher, with some grass areas, towards the center of the complex.

Paving through the complex includes original poured concrete walkways (currently painted, but originally unpainted), with scoring and intermittent inset wood spacers, and to the south of the pool near the bar area, irregularly spaced large round pavers of concrete and pebble aggregate.

Wood fencing provides privacy at most ground or first-floor units. No original landscape drawings were available.

North Building Cluster
The north building cluster (labeled 1A-1C on Figure 1) extends the entire east-west breadth of the complex. Although it appears from the highway to be a single, long, two-story building, aerial photographs reveal that it is nine buildings connected by a continuous façade – four buildings originally housing either four or eight units each on either side of a central lobby/restaurant building. The continuous stucco-clad walls of the second floor extend from interior enclosed space to exterior open space and belie the fact that there are shared patios at landings beyond.

The first-floor breezeways align with bungalows beyond and provide a sense of enclosure from the highway. Staircases with aggregate treads, open risers, and steel pipe column supports and railings connect the first-floor breezeways to the second-floor landings. Some of these areas have been reinforced by added structural steel and wood (see “Alterations” below).

The central portion of the north building cluster (labeled 1A on Figure 1), announced by the projection of the porte cochere, dominates this north elevation of the complex. The central volume originally housed the hotel lobby, restaurant, bar, and other ancillary spaces. The porte cochere is the equivalent of two stories high and spans a single driveway lane. Supported by exposed steel I-beam columns in the island between the covered lane and open lane of the driveway, the porte cochere is stucco-clad and flat-roofed, with the tall fascia extending downwards in vertically grooved planes that frame a square notched archway over the driveway. Signs (individual mounted letters) spelling “Ocotillo Lodge” are attached to the east and west sides of the porte cochere canopy; historic photographs indicate that both the current notched archway (a portion of the original canopy was removed, presumably to accommodate higher vehicles, altered in 1995) and the lettering are modifications. The tall fascia at the porte cochere is particularly expressive, despite the notch alteration. Beneath the porte cochere, the lobby façade is entirely glazed with aluminum brake metal and contains a centered, two-leaf doorway with original door handles with Item 2D - Page 35
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“O” and “L” raised letters. Dark painted concrete block walls to either side of the porte cochere become screen walls at their east and west ends and are accented with vertical stacks of projecting blocks turned perpendicular to the wall to expose the inner web for dramatic effect.

A pronounced horizontality characterizes the east and west residential wings of the north building cluster (labeled 1B and 1C on Figure 1), which are set back from the screen walls of the central portion. Their flat roofs extend into wide overhanging eaves that shade continuous ribbons of clerestory windows, linked by continuous header beams at second floor landings. In the wide overhanging eaves, wood beams cantilever to support the overhangs. Beams also span the upper story landing areas, connecting the separate roof structures. Originally, a perpendicular wood trellis was located atop these beams at each upper terrace/landing area. These appear to have been removed in the 1960s. A broad stucco band wraps the building beneath the secondfloor clerestory windows and patio screen walls (this area was originally clad with T1-11 siding on both the north and south sides of the two-story building; this was removed early on and replaced with stucco likely due to deterioration). Below this band, first floor glass walls are screened by wooden fences that enclose individual patios. Variations in the projection of the fences indicate a difference in patio dimensions; otherwise the façade of the building is characterized by modularity and repetition. At the northeast corner of the building, an extension of the fenced patio enclosure accommodates a swimming pool, which was constructed in 1955 as a demonstration pool as part of the original Sales Office for Twin Palms. This unit, intended for the developers of Ocotillo Lodge, is the only two-story unit in the complex and was formed by inserting an interior spiral staircase to connect two upper story and one lower story units. Another distinguishing feature of this unit is a brick fireplace (according to permits, added in 1967). Screened mechanical enclosures are set back on the roofs of each section of the north building.

While the south, east, and west elevations of the residential wings of the north building echo the themes of the north façade, the central portion, opposite the lobby, introduces a dramatically curved window wall to an otherwise orthogonal design. Framed at either end by splayed concrete block walls, this concave window wall is entirely glazed mill finish aluminum brake metal storefront, separated into ten bays in an A-B-B-B-B-B-B-B-B-A configuration supported on an exposed cantilevered steel I-beam structural system. The steel structure extends horizontally from beneath the restaurant floor with an L-shaped bracket beneath the curved wall then vertically to the roof/ceiling plane and then horizontally to support a stucco clad sunscreen. The interior window wall is continuous and unbroken by the vertical steel I-beams which are placed to the outside. A stucco sunscreen matching the concave curve of the façade projects out, supported by horizontal steel I-beams at the roof, and extends down to shade the windows. This stucco sunscreen acts as brise soleil and is similar in character to the porte cochere; however, it is set away from the eave to create a skylight effect along the entirety of the south-facing expanse of glass. Steps leading up to the interior at either end feature open treads of seeded aggregate and terrazzo landings. To the west of the central portion, an open service area houses laundry and garbage facilities.

The central portion of the north building (labeled 1A on Figure 1) houses two notable public interior spaces, the lobby and the dining room (originally, the Candlewood Room restaurant).

Though interiors are not typically considered when reviewing eligibility as a City historic resource, a general summary of spaces is provided. The high-ceilinged lobby retains the original glass wall shaded by the porte cochere, but most other finishes have been replaced or overlaid. Up a few steps south of the lobby, a large open space that originally housed the restaurant and bar occupies the interior area that faces the pool, though the concave curved wall. This distinctive Item 2D - Page 36
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space, illuminated by the south wall of glass, has lost nearly all of its original interior finishes and features. This space was remodeled several times throughout its history as a hotel and a freestanding, circular, metal fireplace and original dining room furniture have also been removed. The west end of the space is screened by a partial height and width, non-bearing partition and houses gym equipment for community use.

Bungalows
All bungalows comprise four identical units in each building, two entered from one side and the other two from the opposite side. A grouping of six Villa bungalow buildings (labeled 2A-2F on Figure 1, comprising 24 units) are arranged in a grid pattern at the east portion of the property.

The 14 Courtyard bungalow buildings (labeled 3A-3C, comprising 56 units) occupy the south and west portions of the property. The Villa bungalows have rectangular floor plans (identical to unit floor plans in the two-story buildings) and the Courtyard bungalows have L-shaped floor plans.

Both Villa and Courtyard bungalows have wood-fenced patios, except in the center of the complex, where low non-original masonry patio walls at the Courtyard bungalows permit views towards the swimming pool. Exteriors viewed from the pathways and perimeter driveways are characterized by square concrete block walls interrupted only by clerestory windows and entries.

Entries contain wood slab doors; some entries that face the exterior of the property are protected by non-historic metal security doors. With the exceptions of the units whose entries face south onto the Gate 5 to Gate 7 pathway, entries are at ground level. Three steps lead up to the entries of the units opening onto the Gate 5 to Gate 7 pathway. Extensions of the flat roofs form canopies with stucco-clad soffits over the entries and clerestories. Wood-clad utility closets project from the exteriors between units on these elevations. The patio-facing walls are characterized by floor-toceiling windows and sliding glass doors, shaded by beamed roof overhangs with wood soffits.

The Courtyard bungalows have a distinctive wood fascia that is set away from the roof to create a small gap at the courtyard elevation. Mechanical equipment is set back towards the center of the flat roofs.

Residential Unit Interiors
As noted above, while interiors are not typically considered when reviewing eligibility as a City historic resource, a general summary of spaces is provided. With the exception of the threebedroom, three-bath, 1,500 square foot unit in the northeast corner of the complex, there are two versions of individual unit plans. Units in the two-story building and one-story Villa units are rectangular in plan and 525 square feet in size. Each unit contains one bedroom, a living/dining room, a bathroom and a small kitchen. Originally, there was no separation between the bedroom and living room except, in some cases, a moveable accordion screen. Walls were added to many units to separate bedrooms from living rooms when the complex was converted from hotel to condo. Next to the inner, closet wall of the bedroom, the bathroom could be entered through doorways from both the bedroom and the living/dining room. Generally, light enters the units via the clerestory windows, the floor-to-ceiling windows facing patios or decks, and a skylight set above the bathroom vanity (in all units except lower-story units in the two-story buildings).

Notable original interior finishes include exposed concrete block on entry walls and the facing bedroom walls and tongue-in-groove beamed ceilings which continue into the roof overhangs beyond the patio glass walls. Advertised as “all electric” kitchens, the compact kitchens originally featured metal upper and lower cabinets with chrome handles; some of these remain. In Villa units, a free-standing pier originally marks the corner of the kitchen, open to the living/dining room Item 2D - Page 37
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on one side and partially closed by a countertop above open shelving opposite the bathroom door. In some units, these shelves have been removed leaving just the countertop or both counter and shelving have been eliminated entirely. Several bathrooms in the complex retain original fixtures and mosaic Daltile tiling on the shower walls (bathrooms originally had two sinks).

Bedroom closets originally featured sliding doors and were topped by an open shelf; various modifications to this feature include enclosure of the open shelf and replacement of the doors.

Several units retain the original sliding glass door handles and screen doors. Patio fencing, pavement, and landscaping have also been altered over the years. Original aspects include concrete block walls that join wood fences, concrete slab patio floors with angular scoring similar to that remaining in some pathways showing parallel grooves set at an angle to the buildings, and areas for plantings. Many patios retain original palm trees.

Pool and Bar Area
The heart of the complex is the enormous, keyhole-shaped swimming pool (labeled 6 on Figure 1) that is laid out at the foot of and on axis with the curved wall of the Candlewood Room. It is surrounded by a concrete pool deck and patches of grass. Historic photographs illustrate a freestanding, curved cabana and restroom structure that mirrored the curve of the façade of the Candlewood room at the south end of the pool. It featured wood slat benches and was topped by a curved trellis. This structure appears to have been removed relatively early on; it is not visible in photographs from the Gene Autry ownership period (1963-1968); its footprint is still legible today in the form of a curved strip of grass. Today, a metal fence (added sometime in the 1990s or 2000s) encircles the pool area and one spa, located to the east of the pool. Another spa is located northwest of the pool enclosure and is separately fenced.

Immediately south of the pool, the non-original Sunshine Bar added in 1973 (labeled 5 on Figure 1) is a small, rectangular, shed-roofed structure, open to the north. The bar counter is faced with rock. A semicircular terrace of outdoor seating, partially shaded by an awning, is elevated slightly above the adjacent pool area and partially enclosed by a low, painted masonry wall. The terrace continues to the southwest, where a curved barbeque structure is also rock-faced. The Sunshine Bar structure was added in 1973, and the barbecue in 1994.

East of the bar, a small one-story rectangular building housing a conference room (labeled 4 on Figure 1) is constructed of concrete block and is flat roofed but is otherwise different from the bungalows in both fenestration and roof treatment. The building is entered via a multi-paned wood and glass door on the west elevation facing the bar area. Fixed glass and sliding glass doors are located to the north of the wood entry door.

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Alterations (Dates Known)
The following chronology of development and alterations is based on a review of building permits provided by the City of Palm Springs Department of Development Services, Planning Division; historic photographs; and observations made on site. Where known, dates of alterations are included. Changes in ownership are indicated in bold text. 1955 Sales office and demonstration swimming pool constructed at the northeast corner of the site (permit)
1957 Construction of hotel and restaurant (permit)
Construction of frame and stucco pool cabana and restroom (permit) Construction of pool (permit)
1958 Property sold to Doric Hotels for reported $3 million 1960 c. Sales office demolished (assumed to have been removed after Alexander Co. sold the property; not visible in 1970s aerial photographs) 1961 “Masonry garage – compo roof” (permit)
1963 Property sold to Gene Autry
Hotel and Restaurant remodel (permit)
1964 c. Remove frame and stucco pool cabana and restroom (historic photos) Construction of community room (historic photos)
1964 Remodel Dining Room (permit)
1967 Install two fireplaces (permit. Location not indicated, but could potentially be the two-story unit at the east end of the two story building, which is the only known location of a fireplace)
Install 12’ x 16’ hydrotherapy pool (permit; location not indicated) 1968 Property sold to Jerry Buss
1971 Remove bearing wall and replaced with 12” wide flange steel beam (permit; location not indicated)
1972 Construct small (72 sq ft) shed-type store room attached to the central area building (permit; location not indicated)
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1973 Construct small (198 sq ft) cabana type shed housing an exterior convenience bar facility (permit; this is the “Sunshine Bar” to the south of the pool) 1979 Repair fire damage to the hotel (permit)
1981 Install sign; repair front canopy at hotel entrance (permit) 1983 Sign hookup – electrical (permit)
Reroof (Sunset Roofing, Redlands, CA) (permit)
1984 Install electrical sign (permit)
1986-
1987
Property sold by Jerry Buss to Unknown
1988 Heat pump added to pools (permit)
1990 c Reroof (multiple permits over multiple years in the late 1980s and early 1990s) 1991 Ocotillo Lodge owner filed for Chapter 1 bankruptcy 1992 Ocotillo Lodge closes amid financial difficulties and enters foreclosure 1994 Construct 34” high garden walls to form barbeque with counter on top (permit, owner listed as “Ocotillo Lodge”)
Lath and stucco portions of the exterior of main building (permit) Property sold to developer Gamel Investment Company for $1.6 million 1995 Remove and replace 500 linear feet of 6’ high wood screen fences at various locations (permit; owner listed as “Desert Equitable Realty”) Install handicap ramp and accessible passageway (permit; location not indicated)
Non-structural remodel of porte cochere (notch added) (permit) Construct rooftop equipment enclosures (permit)
Construct detached spa (permit)
1996 Property converted by owner Desert Equitable Realty into condominiums Item 2D - Page 40
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2011 Install guard screening throughout at all existing stairs and guardrails, and handrails at Sunshine Bar and garbage area (permit)
2023 Comprehensive wood repair project, including wood deck repair and waterproofing at the two story buildings and wood beam/fascia repair throughout complex at one-story bungalows
The entire complex was repainted, including restoration of original palette at the two-story buildings (all one-story buildings were not painted in the original color scheme, but most colors used were from Krisel’s original palette) Alterations (Dates Unknown)
● New driveway pavers in porte cochere.
● Breezeways: Wood and steel supports added to some staircases; screened enclosures at stairways, possible removal of some planting areas.
● Some windows replaced, including jalousie windows replaced with glass block at breezeways.
● Some unit front doors replaced.
● Installation of metal security doors at perimeter units facing adjacent streets. ● Original walkway paving painted.
● Conversion of former residential space to laundry, offices on first floor immediately to the west adjacent to center portion of north building cluster. ● Private patio modifications in some units, including removal of original paving and landscape features such as some palms
● A large amount of surface mounted conduit and raceways. ● Removal of upper deck trellises.
● Removal of T1-11 siding from two-story building.
● Addition of metal perimeter fencing and gate.
● Addition of a metal fence around the pool.
● Low concrete block walls added (replacing tall wood fences) at units adjacent to the pool.

Although Ocotillo Lodge is over 65 years old and has experienced some alterations, ownership changes, and conversion from a hotel into a condominium complex, it has remained largely intact.

The overall plan and vision of the architects is apparent in the preservation of the design, materials, and workmanship of the original construction. Its cohesiveness as a district is unmarred by notable intrusions. Interiors have experienced the most modifications but remain true to the original design in building envelope and to a large degree, in floor plan, as well.

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Character-Defining Features
Character-defining features are the physical features of a historic resource that convey its significance. A three-step approach, as described in Preservation Brief #17: Architectural Character: Identifying the Visual Aspects of Historic Buildings as an Aid to Preserving Their Character is utilized to identify materials, features, and spaces that contribute to the historic significance of the subject property. This approach aims to identify features or elements that give a building its historic visual character, that should be preserved to the maximum extent possible.

This approach involves first describing a building from afar to present the characteristics that comprise its overall setting and architectural context; then describing the exterior up-close to define materials, surface finishes, and the manner in which it was constructed; and, finally, describing the spaces, rooms, and details that comprise its interior visual character. Note that the City does not evaluate interiors of privately-owned properties, and these interior characterdefining features are excluded from the list below.

The subject property has the following original character-defining features:

Overall Visual Aspects
● Highway acknowledgment implied by making the primary elevation of the complex face north to East Palm Canyon Drive and through making the monumental porte cochere and signage the property's focal point.
● One and two-story massing with simple geometric forms. ● Horizontal massing and design emphasis.
● Grid-like layout arranged around swimming pool and articulated by four-unit bungalows and internal network of pathways.
● Parking and vehicular circulation regulated to the perimeter. ● Pedestrian entries limited and concentrated.
● Interior/exterior connections are expressed through glass walls, the continuation of interior beams and tongue-and-groove ceilings with exposed beams from indoors to outdoors, and the continuation of concrete block walls into patios. ● Integration of private patios and semi-private decks into plans for each residential unit. ● North building horizontal and vertical circulation, including breezeways and open staircases.
● Original landscaping where extant, including tall Washingtonia palms throughout the complex, both in private patios and in common areas.
● Network of concrete paved pedestrian paths throughout the complex (originally unpainted).

Visual Character at Close Range
● Expressed post-and-beam construction.
● Flat roofs with wide overhanging eaves and cantilevered canopies. ● Unadorned wall surfaces with little or no decorative detailing. ● Exterior materials of concrete block, grooved concrete panels, wood, and glass. ● Projecting concrete blocks used as accents.
● Concrete block screen walls flanking porte cochere.
● Flush-mounted ribbons, pair, and single clerestory windows. ● Glass walls incorporating sliding glass doors.
● Glass wall with double glass doors at porte cochere wall of lobby. ● Curved footprint of central section of south elevation of north building.

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● Concave glass curtain wall at central section of south elevation of north building. ● “Sun flap” of suspended concrete panels shading concave curtain wall. ● Distinctive semicircular plan and concave glass wall divided by I-beams at Candlewood Room.
● Concrete block piers framing Candlewood Room.
● Keyhole shape of community swimming pool south of the Candlewood Room ● Concrete path design, including angularity of forms and scoring patterns. ● Circular pebble aggregate “pads” in the dining terrace area. ● In-ground planters located adjacent to buildings and in the central social zone, typically with angular shapes.

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E Palm Canyon Dr
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● Concrete block piers
framing Candlewood
Room.
1B 1957 Contributing
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Villa Bungalows (Attachment D, Images 46-70 and Attachment E, Images 33-44) 2A 1957 Contributing ● Interior/exterior
connections expressed
through the use of
glass walls,
continuation of interior
beams and tongueand-groove ceilings
with exposed beams
from indoors to
outdoors, and
continuation of
concrete block walls
into patios.
● Integration of private
patios and semiprivate decks into
plans for each
residential unit.
● Expressed post-andbeam construction.
● Flat roofs with wide
overhanding eaves
and cantilevered
canopies.
● Unadorned wall
surfaces with little or
no decorative
detailing.
● Exterior materials of
concrete block,
grooved concrete
panels, wood, and
glass.
● Flush-mounted
ribbons, pair, and
single clerestory
windows.
● Glass walls
incorporating sliding
glass doors.
● Some windows replaced,
including louver or jalousie
windows replaced with
glass block at breezeways.
● Some front doors replaced.
● Installation of metal security
doors at perimeter units
facing adjacent streets.
● Patio modifications in some
units, including removal of
original paving and
landscape features such as
palms.
● Replacement of original
grape stake fencing.
● Removal of some wood
fencing entirely and
replacement with low slump
block walls at units facing
the pool.
2B 1957 Contributing
2C 1957 Contributing
2D 1957 Contributing
2E 1957 Contributing
2F 1957 Contributing
Courtyard Bungalows (Attachment D, Images 71-103 and Attachment E, Images 45-88) 3A 1957 Contributing ● Interior/exterior
connections expressed
3B 1957 Contributing
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Sunshine Bar (Attachment D, Images 109-118 and Attachment E, Images 92-94) 5 1973 NonContributing
● N/A ● Later addition to property
constructed outside of the
period of significance.

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Subject Property History
Experienced in constructing homes in the Los Angeles area, George and Robert “Bob” Alexander of the Alexander Construction Company decided to expand operations to Palm Springs after George had moved to the city in 1955 in semi-retirement and grown restless seeing the need for housing.1 The housing market in Los Angeles had grown to be highly competitive, while Palm Springs had been relatively untapped. The first tract development the Alexanders worked on in Palm Springs would be known as the Twin Palms Estates, subdivided in 1955.

The Twin Palms Estates were located away from the core downtown area of Palm Springs, so the Alexanders needed a way to attract potential home buyers to the neighborhood. To achieve this, they decided to build a hotel with fine dining and a bar, where prospective residents could stay temporarily as they decide if they would like to make a larger commitment and purchase a property within Twin Palms Estates, just south of the hotel.2 A temporary real estate office with a demonstration swimming pool was constructed in 1955 near the corner of East Palm Canyon Drive and William Krisel Way (formerly State Highway 111 and Arquilla Road, respectively) to support real estate operations. When all the homes were sold by approximately 1957-1958, the small pool was retained and adjacent hotel units were combined to create an apartment for George and his wife, Mildred.3 Historic newspaper articles give the early address of the sales office as 1155 Highway 111 in announcements for permits for the temporary real estate office costing $2,5004 and pool costing $3,000.5
Architect William Krisel of Palmer & Krisel had already been designing the homes for the Twin Palms Estates and was engaged to design the temporary sales office and hotel, using similar architectural elements to those in the tract homes. As author Chris Menrad notes, “It is with Ocotillo and Twin Palms that we first see Krisel fully utilizing his Midcentury Modern architectural language [in Palm Springs].”6 Features included post-and-beam construction, tongue-and-groove ceilings, sliding glass doors, skylights in the bathrooms, and a general relationship between indoor and outdoor spaces. Krisel selected landscape architect Garrett Eckbo, his former professor at the University of Southern California (USC), to design the landscape at the subject property.7
Krisel sketched several plan iterations with different layouts and pool shapes. Even until the year of construction, drawings referred to the subject property as the Sun Dial or Desert Holiday House. Ultimately, the name Ocotillo Lodge was selected in direct reference to the native Ocotillo plant, also known as candlewood. Ocotillos (Fouquieria splendens) were found throughout the subject property and provided “the perfect inspiration and iconography for the graphic illustrations that would adorn brochures, advertisements, matchbooks, and napkins.”8 The central dining room and bar, the Candlewood Room, was also named in homage to this unique desert plant. Ocotillo 1 Harlan, James R. (2011), The Alexanders: A Desert Legacy. Palm Springs: Palm Springs Preservation Foundation, 11.
2 Menrad, Chris (2016). Ocotillo Lodge. In Chris Menrad and Heidi Crichton (ed.), William Krisel’s Palm Springs: The Language of Modernism, Latyon, Utah: Gibbs Smith, 66. 3 Menrad, 77.
4 “Building in City in 7 Days has Value of $126,100,” Palm Springs Desert Sun, December 8, 1955: 3. 5 “Building Permits for City Total $136,500 for Week,” Palm Springs Desert Sun, January 14, 1956: 3. 6 Menrad, 66.
7 Menrad, 77.
8 Menrad, 70.

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means "little torch" in Spanish. According to Menrad, Krisel not only designed the buildings, but created the font used in signage and marketing.9
Ocotillo Lodge opened on November 22, 1957 “with many of the village’s social notables in attendance.”10 The subject property was renowned in early press for its Candlewood Room dining room, called “one of the most beautiful you’ll ever enter.”11 Advertisements for Ocotillo Lodge appeared in newspapers across the country, describing it as “Palm Springs’ newest and finest” and “desert luxury living at its best.”12
Only the following year, in 1958, rumors began circulating that Alexanders were potentially selling the property to a Washington State firm. George denied the rumors, claiming that he had “never contemplated the sale of the East Palm Canyon Drive resort apartment and hotel development” and adding that he doubts it would ever happen.13 Later that same month, the Los Angeles Times reported that George and his partner Joseph Dunas sold the subject property to Doric Corp. (Doric) of Seattle, Washington for $3 million.14 Advertisements for the subject property began to appear in Washington and Vancouver, Canada soon after, with the resort known as the “Doric Ocotillo Lodge.”15 After only a few years of ownership, Doric was in negotiations to sell the subject property along with 19 other hotels and resorts to Gene Autry Hotel Co. in 1963 for $20 million.16 The agreement was not fully achieved, though the Gene Autry Hotel Co. proceeded to purchase Ocotillo Lodge only for an undisclosed amount of cash.17 Autry proceeded to renovate the hotel, including a complete redo of the restaurant and lounge, at a reported cost of $500,000.18 Future advertisements would subsequently refer to the subject property as “Gene Autry’s Ocotillo Lodge.”19
NI Associates, composed of partners Jerry H. Buss (Buss) and Francis R. Mariani, purchased the subject property in 1968, including “all land, buildings, furniture, fixtures, equipment, liquor license, food and beverages.”20 Newspaper advertisements later that year began to describe “Jerry Buss’s Ocotillo Lodge” and the various entertainment options on the property’s Terrace Room, Lahaina Room, and Vista Lounge.21 Buss, originally a chemical engineer who made a fortune in real estate, purchased the Los Angeles Lakers basketball team and the Los Angeles Kings hockey team from Jack Kent Cooke in 1969.22 He subsequently moved the Lakers preseason training camp to College of the Desert in Palm Desert and regularly hosted the team at Ocotillo Lodge.23 The Lakers would make the subject property its headquarters in Palm Springs 9 Menrad, 70.
10 “Remember When,” Palm Springs Desert Sun, November 22, 1977: 33. Note that copies of the Palm Springs Desert Sun from November 1957, when the subject property opened, were not available for review. 11 “Night Life,” Los Angeles Mirror, December 24, 1957: 8. 12 “Advertisement: Palm Springs Newest and Finest,” Minneapolis Star Tribune, January 24, 1958: 3. 13 “Ocotillo Lodge Sale Denied by Alexander,” Palm Springs Desert Sun, August 7, 1958: 3. 14 “Palm Springs Hotel Sold for $3,000,000,” Los Angeles Times, August 25, 1958: 73. 15 “Advertisement: Now Doric Hotels Honor All Credit Cards,” Vancouver Sun, December 23, 1958: 14. 16 “Autry and Angel Owners Purchase Ocotillo Lodge,” Palm Springs Desert Sun, March 14, 1963: 2. 17 “Autry Hotel Co. Acquires Desert Lodge,” Los Angeles Times, June 5, 1963: 47. 18“ Half-million job: Ocotillo Renovation Finished,” The Desert Sun, December 20, 1963. 19 “Advertisement: The Gene Autry Hotel Company is proud to Grow with the Palm Spring Community and its New Tramway,” Palm Springs Desert Sun, September 13, 1963: 110. 20 “L.A. Escrow Opened in Sale of Ocotillo,” Palm Springs Desert Sun, February 21, 1968: 1. 21 “Advertisement: Enjoy Palm Springs Elegance at Jerry Buss’s Ocotillo Lodge,” Palm Springs Desert Sun, October 18, 1968: 7.
22 “Cooke to Sell Biggest Sports Empire,” Rock Island Argus, May 29, 1979: 17. 23 Carter, Keith, “Lakers Eye COD for Camp,” Palm Desert Post, July 12, 1979: 1.

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through the 1980s until it was sold in 1987. Some newspaper advertisements during this time heralded the subject property as “Home of the World Famous Lakers.”24 In 1991, real estate entrepreneur Harold S. Low (Low) purchased the subject property “and immediately filed Chapter 11 bankruptcy papers to reorganize.”25 Low described his intentions to give the hotel a face-lift, stating that it “might need a new façade and some doctoring.”26 By 1992, Great Western Bank had initiated foreclosure proceedings against the property and put Ocotillo Lodge up for sale the following year.27 Florida-based Gamel Investment Co. (Gamel) purchased the subject property in 1994 for $1.6 million with plans to turn it into a hotel condominium where “when owners are not in residence, the condominiums will be rented as hotel rooms.”28 Following a two-year $3 million renovation “which restored the resort to the standards that made it one of the favorite getaways of old Hollywood,” Ocotillo Lodge reopened in early 1996 with modern amenities including two jacuzzis and an exercise facility. 29 By May 1996, more than half of the
units had already been sold, with prices starting at $36,900.30 Based on available building permits from 1995, additional alterations included removal and replacement of 500 linear feet of six-foot high wood screen fences at various locations and the addition of the notch at the porte-cochere.

Today, the subject property is a privately-owned condominium complex with a homeowner’s association.

Dining and Entertainment Spaces at the Ocotillo Lodge
Throughout the history of the subject property, various newspaper articles and advertisements publicized dining and entertainment spaces at Ocotillo Lodge, inviting guests to attend. As previously noted, the dining room overlooking the pool was originally known as the Candlewood Room and was widely admired for its beauty. By 1965, advertisements described the room as the Terrace Dining Room and Cocktail Lounge. A Maverick Room was also described where guests could “enjoy Gene Autry’s collection of mementos from his films and ranch” and experience nightly entertainment from Krazy Kurt on the piano.31 Additional entertainers in the Maverick Room included Bill Friml and Tex Kidwell.

In 1968, advertisements for the subject property under Jerry Buss’ ownership describe a Terrace Room (“excellent cuisine with breathtaking view”), Lahaina Room (“relax with Tropical drinks and songs…by Masa Ka’ne”), and Vista Lounge (“an intimate room…with entertainment and dancing, featuring ‘The Guadalajara Boys”).32 The Lahaina Room, which appears to have previously been the Maverick Room, featured a Hawaiian theme and was a two-story venue where guests could get a pre-dinner cocktail.33 In 1970, the Lahaina Room featured regular performances by singer 24 “Advertisement: Lefty Muldoons, The Unknown Jazz Association of Palm Springs,” Palm Springs Desert Sun, June 30, 1984: 72.
25 Hussar, John, “Builders Set Their Sights Sky-High,” Palm Springs Desert Sun, July 19, 1991: 17. 26 Ibid.
27 Crider, Jeff, “Bank to Sell Ocotillo Suites,” Palm Springs Desert Sun, February 12, 1993: 47. 28 “UPDATE: Valley Real Estate News,” Los Angeles Times, November 5, 1994: 148. 29 “Glamor Returns,” San Bernardino County Sun, January 14, 1996: 73. 30 “Ocotillo Lodge Hosing Holidy [sic] Open House,” Palm Springs Desert Sun, May 26, 1996: 67. 31 “Advertisement: Opening for the Season,” Palm Desert Post, September 30, 1965: 15. 32 “Advertisement: Enjoy Palm Springs Elegance at Jerry Buss’s Ocotillo Lodge,” Palm Springs Desert Sun, October 18, 1968: 7.
33 Anderson, Pat, “It Was a Real Surprise!,” Palm Springs Desert Sun, June 25, 1970: 4.

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George Allardice with pianist Steve Johnson.34 Other subsequent performers included Helena Ferguson, Johnny Nino, Cece Grant, and Greta Lor’worth, and George Allardice. The last mention of the Lahaina Room in available historic newspapers is in 1972 and it appears to have been renamed JB’s Celebrity Room after Buss. JB’s Celebrity Room featured performers such as Frankie Randall and the Lisbona Experience and was “redesigned as an intimate bistro, nostalgically toned to the speakeasy of the 1920s.”35 It also had a “policy of catering to celebrities and those that like privacy when they’re out for an evening” with “cameras and autograph books…checked at the door.”36
The Vista Lounge appears in historic newspaper articles from 1965 through 1978. It was described as featuring cocktails and dancing, with performers that have included Sandy Sanders, Bill Friml, the Guadalajara Boys, George Allardice, Joe Felix, and the Mystic Bridge band.

The late 1980s and early 1990s, Ocotillo Lodge was home to Shennanigan’s Lounge, Papa Joe’s and Chairon’s Italian Dining. All dining establishments closed in 1992 when the property entered foreclosure.

Period of Significance
The period of significance for the subject property is 1957, when the hotel opened to the public and all improvements on the site were complete.
34 “Advertisement: Jerry Buss Presents Upstairs at the Downstairs,” Palm Springs Desert Sun, May 15, 1970: 4.
35 “JB’s Celebrates a ‘Homecoming’” Palm Desert Post, February 16, 1978: 21. 36 Ibid.

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VI. HISTORIC CONTEXTS
Historic contexts or significant historical themes provide the relevant framework within which to evaluate significance of the subject property. The subject property has been evaluated under the following historic contexts, themes, and subthemes as identified in the Palm Springs Citywide Historic Context Statement (2018):

Context: Post-World War II Palm Springs (1945-1969)
Theme: Postwar Residential Development
Subtheme: Single-Family Residential Development
Theme: Postwar Commercial Development
Subtheme: Hotel and Resort Development
Context: Architectural Styles and Local Practitioners
Theme: Mid-Century Modernism
Although not included specifically as themes in the Citywide Historic Context Statement, the Ocotillo Lodge is also evaluated herein for potential significance within the context of the work of architect William Krisel of Palmer & Krisel and landscape architect Garrett Eckbo.

Post-World War II Hotel and Resort Development in Palm Springs The following context was compiled and summarized using excerpts from the “Post-World War II Palm Springs (1945-1969)” theme of the Citywide Historic Context Statement prepared by HRG in 2018:37
The post-war tourism boom prompted the development of a number of hotels, motels, apartment hotels, and inns to accommodate the growing demand. Most lodgings for visitors remained relatively small in scale; outdoor spaces to enjoy the sun, air, and scenery were key elements shaping these designs. Several of the local architects designed these for both short term and longer term occupancy. While the program for these was similar, the designs reflected the individuality and innovations of each architect.

The Hotel Del Marcos (1946-47, 220 W. Baristo Road; HSPB-78) by William Cody was an early building that demonstrates Cody’s exploration of form suited to the desert. While he was later known for his own personal interpretation of Modernism emphasizing the minimal structure allowed by materials such as steel, the Del Marcos drew from Frank Lloyd Wright’s “organic” architecture by using natural stone as a major feature in walls whose angled profiles seemed to grow out of the ground. The stone was combined with wood structures. Another local designed, Herbert Burns, was active building small vacation inns like the Town & Desert Apartments at 370 W. Arenas Road (1947; HSPB90; now the Hideaway), a Late Moderne vacation residence with small efficiency apartments, including kitchens, for stays of several weeks or months. The units were arranged in a rough “L” shape around a central swimming pool. […] Among the many small inns and lodges built in the 1950s, several stand out for their architectural designs. L’Horizon (1952, 1050 E. Palm Canyon Drive) was designed by 37 Historic Resources Group, “City of Palm Springs Citywide Historic Context Statement & Survey Findings,” December 2018.

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William Cody for film and television producer Jack Wrather and his wife, actress/producer Bonita Granville. It was organized as a collection of duplex and triplex one-story modern bungalows around a broad landscaped greenspace and swimming pool. The Bisonte Lodge at 260 W. Vista Chino (demolished) by E. Stewart Williams was a single structure with the units set back like sawtooth to provide each with privacy and mountain views.

The late 1940s and 1950s also saw the construction of new large hotels in Palm Springs, reflecting the city’s growing prominence as a vacation destination. San Francisco theater owner Samuel Levin built the glamorous 50-room Palm Springs Biltmore (1948, Fred Monhoff; demolished) in the south end of town. The Ocotillo Lodge at 1111 E. Palm Canyon Drive (1957-58) was designed by Palmer & Krisel and built by developers George and Robert Alexander as part of their prominent entry into the Palm Springs residential market. Sensing a demand for second homes, they planned the Twin Palms housing tract (also by Palmer & Krisel), and built Ocotillo next to it to provide convenient lodging for potential homebuyers, a marketing strategy used by Palm Springs developers at least since the El Mirador was constructed in the 1920s. Besides the lobby and restaurants, the lodge included two-story motel room wings, and one-story bungalow units for longer stays. The landscaping was by noted Los Angeles landscape architect Garett Eckbo. In 1959, Irwin Schulman (who also owned the popular Chi Chi nightclub) opened the huge Riviera Hotel (1600 N. Indian Canyon Drive) at the northeast corner of N. Indian Canyon Drive and E. Vista Chino. It was the largest hotel in Palm Springs at the time, with more than 400 guest rooms arranged in multiple wings in a radial pattern around a central swimming pool. […]
Some of the older hostelries invested in extensive improvements to keep up with the postwar demand. Charlie Farrell was elected mayor in 1948 and soon after hired Albert Frey to expand his Racquet Club with new Modern bungalows. The Hotel El Mirador returned to civilian operation after serving as a military hospital during the war, and in 1952 underwent a major retrofit designed by Paul R. Williams and the firm of Williams, Williams & Williams. In 1952 Western Hotels, the owners of the Oasis Hotel, began an extensive expansion. The McCallum adobe was relocated, the original Wright-designed dining room and kitchen were dismantled, and the Oasis Commercial Building (1953, 101- 121 S. Palm Canyon; HSPB-55), designed by Williams, Williams & Williams, was constructed in their place. The hotel expanded to the west, across South Belardo Road, with a new restaurant, apartments, and bungalows, and later a multi-story guestroom building also designed by E. Steward Williams, which now comprise the Palm Mountain Resort and Spa.

According to the Citywide Historic Context Statement, such commercial developments under this theme are eligible for historic designation in the City under the following criteria:

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Criteria Reason
A/1/3 (Pattern of
Development/Period)
As an excellent example of commercial development in Palm Springs, reflecting the City’s growth in the postwar era, including the continued importance of tourism. Commercial buildings eligible under this criterion must represent a trend or pattern of development, they cannot simply have been constructed during the post-World War II era.

C/3/4,5 (Architecture) As an excellent or rare example of an architectural style, property type, or method of construction from the period; or as the work of a noted architect. Additional information about architectural styles from each period and their associated character-defining features are outlined in the Architectural Styles chapter.

A/1/6 (District) A collection of commercial buildings that are linked geographically may be eligible as a historic district. Potential commercial districts in Palm Springs will likely span several periods of development.

Relationship to Subject Property
The subject property was constructed in Palm Springs in 1957 within the 1945-1969 span of time described in this context. Originally constructed as a hotel development to house potential homebuyers in the adjacent Twin Palms Estates tract, the subject property reflects wider trends in commercial development at a time when the city was experiencing population growth.

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Twin Palms Estates
The following excerpt is from the “Post-World War II Palm Springs (1945-1969)” theme of the Citywide Historic Context Statement prepared by HRG in 2018:38 The first Alexander Construction Company residential development in Palm Springs was Twin Palm Estates (a.k.a. Smoke Tree Valley Estates, El Camino Estates, and Royal Desert Estates). Twin Palms Estates was subdivided in 1955; the homes were constructed between 1957 and 1958 and designed by Palmer & Krisel. Krisel also served as the landscape architect for the development. Sited on 10,000-square foot lots and assembled on 40 x 40 foot concrete pads, the tract of more than ninety homes was built in three phases: the first two in the Twin Palms Estates I and II tracts and the third comprised 19 houses in the middle of the adjacent El Camino Tract in 1957. Two variations (plans A and B) were offered of essentially one square floor plan with a utility core at the center; exterior options included several Mid-century Modern designs with different rooflines (butterfly, gable, and flat). This provided construction efficiency, the appearance of individuality for the buyer, and an engaging visual cadence for the streetscape. […]
Twin Palms received national recognition in the architectural trade press. It was lauded by Progressive Architecture in March of 1958 for artfully addressing the profession’s issues with much postwar tract home design by flipping the plans, and using variations in orientation and fenestration to “…consciously minimize the tract look.” Relationship to Subject Property
The subject property was originally developed as part of the Twin Palms Estates subdivision and continued to be located within the Twin Palms neighborhood boundary. The subject property was constructed in 1957 to help attract potential homeowners temporarily to Palm Springs as they learned more about the homes for sale in the adjacent subdivision. As William Krisel noted, “After the Alexanders decided that they wanted to build tract housing in Palm Springs, they decided that a destination resort would be built first in order to draw people to the then more remote area of south Palm Springs.”39 The hotel, which included a swimming pool and access to a nearby golf course, would provide lodging to prospective buyers. The Twin Palms Estates subdivision was immediately popular and “sold like wildfire.”40 It is likely that once the homes in Twin Palms Estates were sold, the Alexander Construction Company no longer needed to manage Ocotillo Lodge and it was sold soon after. The Alexanders “doubled their money on the sale and put the profits to good use, as they then proceeded to develop more Midcentury Modern-style housing, much of it designed by Krisel.”41
38 Historic Resources Group, “City of Palm Springs Citywide Historic Context Statement & Survey Findings,” December 2018.
39 Harlan, 21.
40 Harlan, Jim (2016). On Tract. In Chris Menrad and Heidi Crichton (Ed.), William Krisel’s Palm Springs:

The Language of Modernism (pp. 43-65). Layton, Utah: Gibbs Smith, 52. 41 Menrad, 77.

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Alexander Construction Company
The Alexander Construction Company has its origins in the George Alexander Company, founded by George Alexander (George), which built residential tracts and apartments in Los Angeles for almost 15 years before starting up operations in Palm Springs.42 Shortly after World War II, Robert “Bob” Alexander (Bob) joined his father at the firm. The two Alexanders initially had different philosophies on the direction of the company. While George sought what was traditional and typical, Bob “started to chart a different direction, building modernist homes that were welldesigned, attractive and geared to improve the buyer’s quality of life.”43 In Los Angeles, the George Alexander Company “built a tract of ten architect-designed modernist homes in Los Angeles’ burgeoning San Fernando Valley named Lurline Park,” whose success led to the development of the 287-home Corbin Palms tract.44 The homes in Corbin Palms were constructed between 1953 and 1955 and designed by the architectural firm Palmer & Krisel, with whom the Alexanders would continue to collaborate with in Palm Springs.

George moved to the Palm Springs in 1955 to rest and attend to his health, but soon formed the Alexander Construction Company after “he quickly became restless…seeing that the growing desert city needed housing.”45 Though often written as “Alexander Construction Company” in various media including company brochures, advertisements through 1958 extend the name to “George Alexander Construction Company.” The expansion into Palm Springs was motivated by the growing competitiveness of the construction market in Los Angeles and the apparent lack of “builders as competent and savvy as the Alexanders.”46 Bob was in charge of the day-to-day operations of the company in Palm Springs.

The Alexander Construction Company was a collaborative affair and George and Bob “wisely brought in many of the major subcontractors that they had worked with in Los Angeles, making them partners in the ACC.”47 Joe Dunas was also brought in as an investor and partner with some level of autonomy. The first project that the Alexander Construction Company developed in Palm Springs with Joe Dunas and Palmer & Krisel as architect was Twin Palms Estates and the Ocotillo Lodge, designed in 1954-1957 and completed in 1957.48 Twin Palms Estates was subdivided in 1955 with 90 homes designed by Palmer & Krisel constructed between 1957 and 1958. 49 The next subdivisions to be developed and designed by this partnership would include Vista Las Palmas (1956), with 300 homes, and the Ramon Rise Estates (1956), with 84 homes. The Alexander Construction Company employed a technique of providing the framing materials for the homes they built as a kit of pre-cut parts that could easily 42 Harlan, 10.
43 Ibid, 10.
44 Ibid, 11.
45 Ibid, 11.
46 Ibid, 11.
47 Ibid, 11.
48 Ibid, 21.
49 Historic Resources Group, “City of Palm Springs Citywide Historic Context Statement & Survey Findings,” December 2018.

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be assembled.50 Subdivisions such as Vista Las Palmas included “three rectangular floor plans and three versions of each plan.”51
In a 1959 advertisement in the Palm Springs Desert Sun, the Alexander Construction Company explained its attitude towards business:52
We gave as our formula for success, “Give the people something better at a price, and on terms they can afford.” In our case this means better homes at the lowest possible prices and the easiest of terms. What makes a home better? First, its location. Second, its design, and third, the quality of workmanship that goes into every phase of its construction. […]
We plan our developments to be integrated communities of individual estates serving their owners in the most desirable fashion. The location of these developments is selected with the utmost care having in mind the requirements of the home owners to be served.

The advertisement highlighted the company’s properties in Racquet Club Road Estates, Vista Las Palmas Estates, and Golden Vista Estates. The office address is given as 1280 N. Palm Canyon Drive. Another advertisement that same year describes a goal of making Palm Springs more livable year-round:53
We have never believed, as some do, that Palm Springs is a three month out of the year resort. Every month in the year has its merits. To live here the year around [sic] most of us must have jobs. To provide as many jobs as we can, The George Alexander Construction Company plans its building programs on a twelve-month basis. This attracts permanent residents who are assured steady employment.

The Alexander Construction Company managed to develop many subdivisions in Palm Springs within the span of only a decade. The following table lists residential subdivisions in Palm Springs attributed to the Alexander Construction Company as developer in the Historic Context Statement and Survey Findings prepared by HRG:54
Subdivision Name Subdivision Year
Twin Palms Estates 1955
Vista Las Palmas 1956
Ramon Rise Estates 1956
Enchanted Homes 1957
50 Harlan, 14.
51 Historic Resources Group, “City of Palm Springs Citywide Historic Context Statement & Survey Findings,” December 2018.
52 “Advertisement: Give the People Something Better At a Price, and on Terms They Can Afford,” Palm Springs Desert Sun, June 25, 1959: 12.
53 “Advertisement: This is Our Home Town…and We Love It!” Palm Springs Desert Sun, June 18, 1959:

12. 54 Historic Resources Group, “City of Palm Springs Citywide Historic Context Statement & Survey Findings,” December 2018.

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Subdivision Name Subdivision Year
Racquet Club Road Estates 1958
Golden Vista Estates 1960
Calcor Prefabricated Homes/Steel Development Houses 1961 New Riviera Gardens 1961
Golf Club Estates 1961
Las Palmas Summit 1962
Desert Lanai c. 1963
Farrell Canyon Estates 1963
Sunrise Estates 1964
Green Fairway Estates 1964
Araby Estates 1964
George and Bob, along with their wives Mildred and Helene, died in a private jet crash five miles north of Indio on November 14, 1965.55 The death of the Alexanders heralded the end of the Alexander Construction Company, though the legacy of the family continues to be recognized today. On February 14, 2020, the Alexander Family was honored with a star on the Palm Springs Walk of Stars at 300 S. Palm Canyon Drive. At the ceremony, Bob and Helene’s daughter Jill Kitnick was quoted saying, “I am overjoyed to be celebrating my family and the beautiful and thoughtful contributions they made to this wonderful city…I love that my maiden name has become a noun: ‘I live in an Alexander,’ ‘I remodeled an Alexander,’ ‘I flipped an Alexander.’”56 Relationship to Subject Property
The subject property is one of the earliest developments of the Alexander Construction Company in Palm Springs and was built in 1957 to support marketing and sales at the adjacent Twin Palms Estates. It is still considered one of the Alexanders’ most important and well-known works in Palm Springs that is distinct from the smaller homes constructed in the various subdivisions in the 1950s and 1960s. George and Mildred Alexander are reported to have occupied Unit 111, combining three smaller units and utilizing the private swimming pool that had originally been constructed as a demonstration pool for the sales office, while Bob and Helene had owned a house in Twin Palms Estates before later relocating to Vista Las Palmas.57 55 Berman, Art, “Millionaire, Wife Among 8 Killed in Private Jet Crash,” Los Angeles Times, November 16, 1965, 1, 26.
56 KESQ News Channel 3, “Alexander Family to receive 439th star on Palm Springs Walk of the Stars,” <https://kesq.com/news/2020/02/05/alexander-family-to-receive-439th-star-on-palm-springs-walk-of-the-stars/> accessed June 10, 2021.
57 Menrad, 77.

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William Krisel, AIA (1924-2017)
Though the design of Ocotillo Lodge is largely attributed to master architect William Krisel, AIA (Krisel) in published books and reports58 and there is little to no documentation of partner Dan Saxon Palmer (Palmer)’s direct involvement in the project, additional information on Palmer and the firm of Palmer & Krisel is included in the context below.

William Krisel, AIA (Krisel), was born on November 14, 1924 in Shanghai, China. Krisel’s father, Alexander Krisel, was a member of the United States Consular Service, and the family returned permanently to the United States in 1937 at the onset of the Second Sino-Japanese War.59 In 1941, Krisel began studying at the University of Southern California (USC) School of Architecture, though his studies were interrupted when he was called for active duty in the Army and trained as an interpreter for intelligence gathering due to his fluency in different Chinese dialects.60 He resumed his studies at USC in 1946 and graduated with honors in 1949.

During his time at USC, Krisel had been employed at the firm Gruen and Krummeck under Modern architect Victor Gruen (Gruen). Along with Gruen, Krisel saw mentorship from other leaders in the architecture and design field including Maynard Lyndon, Garett Eckbo, Calvin Straub, Verle Annis, and Paul Laszlo. It was at Gruen and Krummeck that Krisel would meet his future business partner Dan Saxon Palmer (Palmer), starting a firm in Los Angeles known as Palmer & Krisel in 1949.61 At this time, Krisel had not yet been licensed as an architect, though he became licensed in the state of California in 1950. In 1954, he became a licensed landscape architect and in 1955, he was licensed in architecture in all 50 states under the National Council of Architectural Registration Boards.62
Palmer (1920-2007) was born in Budapest, Hungary, immigrating to New York City with his parents as a young child, his father working in imports and his mother a dressmaker. In 1942, he earned his bachelor's degree in architecture from New York University, and shortly thereafter enlisted in the Army Corps of Engineers, where he served as a mapmaker and draftsman throughout World War II. Upon his return, he worked for New York architect Morris Lapidus, before relocating to Los Angeles in the late 1940s.63
In their early work together, Palmer & Krisel “decided to focus on the mass-produced tract housing industry, a field that most architects…considered beneath the dignity of serious architects.”64 Krisel took his experience from his studies and proceeded with designing these homes with the intention “to create Modern living spaces using Modern methods and materials” 58 In addition, drawings and files related to Ocotillo Lodge are kept in William Krisel’s archives at the Getty Research Institute in Los Angeles and the adjacent street east of the property is called William Krisel Way.

Other projects in Palm Springs, such as the recently-designated Alexander Residence (House of Tomorrow), is also credited to William Krisel, who worked closely with the Alexander Construction Company. 59 Winship, Sian (2016). Ingredients for an Extraordinary Career. In Chris Menrad and Heidi Crichton (Ed.), William Krisel’s Palm Springs: The Language of Modernism (pp. 23-33). Layton, Utah: Gibbs Smith, 24-25. 60 Ibid, 25.
61 Ibid, 29.
62 Ibid, 29.
63 Winship, Sian, Historic-Cultural Monument nomination for Corbin Palms Model H-3, <https://planning.lacity.org/StaffRpt/CHC/2018/2-15-2018/8_CorbinPalmsModelH3_UC.PDF> accessed April 13, 2023.
64 Hess, Alan (2016). Modernism is a Language. In Chris Menrad and Heidi Crichton (Ed.), William Krisel’s Palm Springs: The Language of Modernism (pp. 35-41). Layton, Utah: Gibbs Smith, 36.

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by “[analyzing] each step in the process to determine how Modernist design could cut costs and deliver value using new forms and methods.”65 Palmer & Krisel put this practice into use when the firm was engaged by George and Bob Alexander to design the Corbin Palms tract in the San Fernando Valley. Corbin Palms “consisted of simple and elegant post-and-beam homes that sold rapidly” and “Krisel showed the Alexanders how to bring excellent and modern design to massproduced housing while saving on construction costs, thereby increasing the profitability of the project.”66 The success of Corbin Palms soon attracted other clients to the firm.

Throughout the 1950s, Palmer & Krisel “received national Awards of Merit from the National Association for Home Builders for their designs in the San Fernando Valley, Orange County, and Palm Springs for builders such as Harlan Lee, Jerry Snyder and Max Levine, Lawrence Weinberg, and George and Robert Alexander.”67 The work was also featured in publications including Architectural Record and Progressive Architecture.

Krisel would be given the opportunity to expand his work into the development of Palm Springs when the Alexander Construction Company asked Palmer & Krisel to design the Twin Palms Estates tract. The 90-home tract constructed between 1957 and 1958 allowed Krisel to improve on ideas he had explored at Corbin Palms and “[balance] the advantages of mass production with the appeal of diversity.”68 At the Twin Palms Estates, “each house repeated the identical square plan, taking advantage of the cost savings in repetitive production – but [Krisel] rotated the plan on each site to present a different façade.”69 Krisel also offered an assortment of roof styles to choose from in order to further develop variety in design that appealed to those looking to buy a vacation home.

As described by architect and historian Alan Hess in William Krisel’s Palm Springs: The Language of Modernism, edited by Chris Menrad and Heidi Crichton:

Krisel’s designs included plans as cutting edge as any in Southern California: open plans united kitchen, dining room, living room, and outdoor patios to serve the informal lifestyles emerging after World War II. Instead of traditional boxy rooms, he designed sloping ceilings and clerestory windows that spread natural air and light through his houses.70 In Palm Springs, Krisel would design many more tracts and buildings, including the 360-home Racquet Club Road Estates for the Alexander Construction Company, the largest tract in Palm Springs. Additionally, Palmer & Krisel, along with architect Charles E. Dubois, designed the homes in the Vista Las Palmas tract where the subject property is located. While associated with the development of mass-produced homes, Krisel also designed custom homes that allowed him to continue innovating in design. Krisel designed 62 custom homes between 1950 and 1969, of which 55 were actually built and at least 10 were built directly for developers.71 65 Hess, 36.
66 Harlan, Jim (2016). On Tract. In Chris Menrad and Heidi Crichton (Ed.), William Krisel’s Palm Springs:

The Language of Modernism (pp. 43-65). Layton, Utah: Gibbs Smith, 44. 67 Winship, 31.
68 Hess, 39-40.
69 Ibid, 39-40.
70 Ibid, 36.
71 Lamprecht, Barbara (2016). Krisel Goes Kustom. In Chris Menrad and Heidi Crichton (Ed.), William Krisel’s Palm Springs: The Language of Modernism (pp. 139-161). Layton, Utah: Gibbs Smith, 139.

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Though Palmer & Krisel were still associated as part of a single firm, both began to take projects independent from one another later in their partnership. Krisel is often credited individually for his designs with the Alexander Construction Company. In an obituary for Palmer, the Los Angeles Times noted that Palmer oversaw work in Orange and Ventura counties, Krisel oversaw work in San Diego and Riverside counties, and the two collaborated on work in Los Angeles County.72 By 1964, Krisel was effectively operating independently from Palmer, though the partnership was not officially dissolved until 1966.73 Krisel formed a new partnership with Abraham Shapiro in 1969, known as Krisel/Shapiro Architects, until Krisel sold his share of the firm in 1979.74 From then on, he served as a consultant, first with A.C. Martin and Associates, and then independently. Among his many accolades for his building projects, Krisel was recognized with a star on the Palm Springs Walk of Stars on February 13, 2009, where master of ceremonies Michael Stern noted:
“Bill is a virtuoso at creating so much from so little – and it is a testament to his caliber that he didn’t create mundane tracts that are based on numbing, endless, banal repetition, but instead created true neighborhoods that feel like neighborhoods oozing with vitality and charm.”75
Krisel died at his home in Beverly Hills on June 5, 2017. He was survived by his wife Corinne R.

Jaffe, who he married in 1953, and their children William and Michelle Krisel.76 Krisel’s archives are held as part of the Getty Research Institute in Los Angeles.

Relationship to Subject Property
Krisel was a master architect who was responsible for designing many important buildings in Palm Springs, including the subject property, and elsewhere in southern California. Working with the Alexander Construction Company, Krisel designed the subject property and the homes in the adjacent Twin Palms Estates subdivision. The subject property is a prominent example of Krisel’s design aesthetics and workmanship principles that has appeared in several publications since first opening in 1957.
72 Noland, Claire, “Dan Palmer, 86; architect of 1950s’ modernist tract homes,” Los Angeles Times, January 29, 2007. <https://www.latimes.com/archives/la-xpm-2007-jan-29-me-palmer29-story.html> accessed April 10, 2023.
73 Winship, 32.
74 Ibid, 32.
75 Ibid, 32.
76 Noland, Claire, “Modernist architect to the masses,” Los Angeles Times, June 9, 2017: B6.

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Garrett Eckbo (1910-2000)
Garrett Eckbo (Eckbo) is a renowned landscape architect born on November 18, 1910 in Cooperstown, New York.77 Shortly after his parents’ divorce in 1912, he moved to Alameda, California, later studying landscape architecture at the University of California at Berkeley (Berkeley). Eckbo graduated from Berkeley in 1935, later continuing his education by attending graduate school at Harvard University (Harvard) the following year. It was at Harvard that Eckbo “encountered the modern movement and studied under professors such as Walter Gropius, founder of the Bauhaus.”78 Eckbo and his classmates Dan Kiley and James Rose also “led the ‘Harvard Revolution’ and ushered in the modern period in landscape design.”79 Eckbo married Arline Williams in 1937, received a master’s degree in landscape architecture from Harvard in 1938, and returned to California to work in the San Francisco office of the New Deal’s Farm Security Administration in 1939, “where he designed environments for migrant-worker camps across the valleys of California, Washington, and Texas.”80 Eckbo also joined a partnership with his brother-in-law Edward Williams that year before also partnering with Robert Royston in 1945 to become Eckbo, Royston & Williams.81 Eckbo, Royston & Williams “operated from offices in Los Angeles and San Francisco, its early work consisting largely of Modernist style gardens and community planning.”82 In 1958, the firm would become Eckbo, Dean and Williams, with the departure of Robert Royston and the addition of Francis Dean, and in 1964, the firm would become Eckbo, Dean, Austin, and Williams with the addition of Don Austin.83 Eckbo had settled down in Los Angeles following the end of World War II, practicing in the city for two decades until 1965.84
During his time in Los Angeles, Eckbo published Landscape for Living in 1950, “[outlining] a democratic design vision rooted in social objectives, which considered human needs and desires in partnership, rather than opposition, with the natural world.”85 The book “[defined] the modern discipline of landscape architecture for his professional peers and a broader readership.”86 Often working closely in a collaborative environment that welcomed shared ideas, his landscapes, particularly those for single-family residences, were crafted based on iterative conversations with clients. Acknowledging the intrinsic ephemeral nature of landscape, and the occasional morphing reality of human taste he was not tied to the original design of a landscape. Eckbo would continue publishing his landscape theories in The Art of Home Landscaping (1956), Urban Landscape Design (1964), and The Landscape We See (1969).
77 Imbert, Dorothée, “Garrett Eckbo | The Cultural Landscape Foundation,” The Cultural Landscape Foundation, <https://www.tclf.org/pioneer/garrett-eckbo> accessed July 19, 2022. 78 Woo, Elaine, “Garret Eckbo; Landscape Architect,” Los Angeles Times, June 11, 200: 317. 79 “Eckbo, Garrett | CED Archives,” UC Berkeley Environmental Design Archives, <https://archives.ced.berkeley.edu/collections/eckbo-garrett> accessed July 19, 2022. 80 Imbert, Dorothée, “Garrett Eckbo | The Cultural Landscape Foundation,” The Cultural Landscape Foundation, <https://www.tclf.org/pioneer/garrett-eckbo> accessed July 19, 2022. 81 “Eckbo, Royston & Williams | The Cultural Landscape Foundation,” The Cultural Landscape Foundation, <https://www.tclf.org/pioneer/eckbo-royston-williams> accessed July 19, 2022. 82 Ibid.
83 Ibid.
84 Woo, Elaine, “Garret Eckbo; Landscape Architect,” Los Angeles Times, June 11, 200: 317. 85 SurveyLA
86 Imbert, Dorothée, “Garrett Eckbo | The Cultural Landscape Foundation,” The Cultural Landscape Foundation, <https://www.tclf.org/pioneer/garrett-eckbo> accessed July 19, 2022.

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From 1948 to 1956, Eckbo taught landscape architecture at the University of Southern California.

In 1965, Eckbo joined Berkeley’s Department of Landscape Architecture, serving as chair from until 1969.87 Due to his extensive work in both design and education, Eckbo was highly decorated in his field and was honored with the American Society of Landscape Architects’ Medal of Honor in 1975.88 According to renowned architectural critic Esther McCoy “the first thing the landscape architect finds out is what technical problems are to be solved… The next thing to find out is what the owner wants.”89 McCoy praised Eckbo for his mastery of these tenets.

After Eckbo died after a stroke on May 14, 2000, newspaper obituaries reiterated praise for the influential landscape architect heralding him as “a leader of the modern landscape movement, creating gardens the New York Times once called ‘the horticultural equivalents of the architecture and furniture of Charles and Ray Eames.”90
Relationship to Subject Property
The subject property represents the only known collaboration between architect William Krisel and Garrett Eckbo. Through an interview with Krisel in 2015, landscape architect J.C. Miller, ASLA recorded a first-hand description of Eckbo’s involvement in the subject property, summarized in a report included as Attachment G:

In his account of the Ocotillo Lodge design process, Krisel stated that he encouraged Bob Alexander to hire ERW as landscape architects. This suggestion motivated by a desire to work with Eckbo. Krisel also shared that he was not licensed at that time as a landscape architect. He went on to describe a very collaborative relationship. For example while he claimed responsibility for the shape of the large swimming pool, he credited Eckbo with design of the paving and planting areas around the pool, including the addition of the shuffleboard court. The dramatic curved arbor and bench that defined the north edge of the pool and the regularly spaced planting areas for trees behind the structure were also specifically noted as site features designed by Eckbo in the Krisel interviews. Krisel explained that he was responsible for the small restroom building and the paint colors, chosen to coordinate with the colors selected for the primary buildings on site.91 Miller found that “when considering authorship of the landscape design for the Ocotillo Lodge, Eckbo’s writing confirms his role as prominent” and “when taken in the context of [Eckbo’s book] Landscape for Living, it is clear that aspects of the landscape at the Ocotillo Lodge are physical representations of his theories.”
92 This includes the relationship between planting and frame structures and the geometry of the paving in a combination of curves played against angles, noted as a signature Eckbo design element.
87 “Eckbo, Garrett | CED Archives,” UC Berkeley Environmental Design Archives, <https://archives.ced.berkeley.edu/collections/eckbo-garrett> accessed July 19, 2022. 88 Ibid.
89 McCoy, Esther, “To Solve the Problems People Have,” Los Angeles Times, February 26, 1956. 90 Woo, Elaine, “Garret Eckbo; Landscape Architect,” Los Angeles Times, June 11, 200: 317. 91 Miller, J.C., “Designed Landscape at the Ocotillo Lodge,” June 29, 2023. Included as Attachment G. 92 Ibid
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Miller’s review of the landscape at the subject property concludes:

Although documentation in the form of design or construction drawings do not exist for clear documentation of the extent of Garrett Eckbo’s involvement in the design of the landscape for the Ocotillo Lodge, his participation is not in question. William Krisel’s account of Eckbo’s role point to a primary role in the landscape design with collaboration from Krisel. The clear relationship between significant aspects of the landscape and Eckbo’s theory underscore his hand as designer. Signature design elements found throughout the grounds of the Ocotillo Lodge reinforce Eckbo’s role as primary landscape designer.93
93 Miller, J.C., “Designed Landscape at the Ocotillo Lodge,” June 29, 2023. Included as Attachment G.

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Mid-Century Modern
The Mid-Century Modern context in this report includes general description of the Mid-Century Modern style. The following is excerpted from the “Architectural Styles & Local Practitioners” theme of the Citywide Historic Context Statement prepared by HRG in 2018:94 Mid-century Modern is a term used to describe the post-World War II iteration of various Modern styles in both residential and commercial design, including the International Style.

International Style architecture is characterized by geometric forms, smooth wall surfaces, and an absence of exterior decoration. Mid-century Modern represents the adaptation of these elements to the local climate, new building technologies (such as modular materials and structural systems), and to the postwar need for efficiently-built, moderately priced homes. In Palm Springs, this often meant the use of wood post-and-beam construction.

Mid-century Modernism is often characterized by a clear expression of structure and materials, large expanses of glass, and open interior plans. It was adapted to Palm Springs by the use of concrete block, perforated concrete, and other forms of wood, concrete, and metal screens to shield against the intense desert sun while allowing for air flow.

The roots of the style can be traced to early Modernists like Richard Neutra and Rudolph Schindler, whose local work inspired “second generation” Modern architects like Gregory Ain, Craig Ellwood, and Harwell Hamilton Harris, to name a few. Mid-century Modernism was adapted to Palm Springs by prominent local architects including John Porter Clark, William Cody, Albert Frey, Donald Wexler, and E. Stewart Williams, as well as Los Angeles architects such as Dan Palmer and William Krisel. These postwar architects developed an indigenous Modernism that was born from international Modernism and but [sic] matured into a fundamentally regional style, fostered in part by Art and Architecture magazine’s pivotal Case Study Program (1945-1966), along with specific local conditions.

The style gained popularity because its use of standardized, prefabricated materials permitted quick and economical construction. It became the predominant architectural style in Palm Springs in the postwar years and is represented in almost every property type, from single-family residences to commercial buildings to gas stations.

Character-defining features include:
● One or two-story configuration
● Horizontal massing (for small-scale buildings)
● Simple geometric forms
● Expressed post-and-beam construction, in wood or steel ● Flat roof or low-pitched gable roof with wide overhanging eaves and cantilevered canopies; some examples have folded plate roofs
● Unadorned wall surfaces
● Wood, glass, plaster, concrete, steel, brick or stone used as exterior wall panels or accent materials
● Flush-mounted metal frame fixed windows and sliding doors, and clerestory windows
94 Historic Resources Group, “City of Palm Springs Citywide Historic Context Statement & Survey Findings,” December 2018.

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● Concrete, wood, or metal screens
● Little or no exterior decorative detailing
● Expressionistic/Organic subtype: sculptural forms and geometric shapes, including butterfly, A-frame, folded plate or barrel vault roofs Relationship to Subject Property
The subject property expresses character-defining features of the Mid-Century Modern style including one-to-two story configuration; post and beam construction method; wood, glass, plaster, concrete, steel, brick, or stone used as exterior wall panels or accent materials; and flushmounted metal frame fixed windows and sliding doors, and clerestory windows. The construction of the curved dining room overlooking the swimming pool with views of the mountains was also celebrated in newspaper articles describing the subject property.

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VII. HISTORIC RESOURCE ASSESSMENT
This section evaluates the subject property for eligibility as a historic district under the City Historic Preservation Ordinance.

City of Palm Springs
Designation Criteria
(a) The historic district is associated with events that have made a meaningful contribution to the nation, state or community.

The subject property does not appear to be associated with events that have made a meaningful contribution to the nation, state, or community. Taking guidance from Criterion A of the National Register of Historic Places, on which City Criterion a appears to be based, a property is associated with events that either mark an important moment in American pre-history or history or represent a pattern of events or historic trends that made a significant contribution to development of a community, a State, or the nation. The subject property does not qualify as a historic district under Criterion a.
(b) The historic district is associated with the lives of persons who made a meaningful contribution to national, state or local history.

Though many notable people, including various celebrities and the Los Angeles Lakers basketball team, stayed at the subject property, research does not appear to indicate that the subject property is representative of any person’s meaningful contribution to national, state, or local history. Simply staying at the subject property, especially due to its use as a hotel, does not provide the level of significance for designation. The subject property has had several prominent owners including developer George Alexander, entertainer Gene Autry, and businessman Jerry Buss, but again, it is not the most representative property related to their important work. The subject property does not qualify as a historic district under Criterion b. (c) The historic district reflects or exemplifies a particular period of national, state or local history.

The subject property is a significant reflection of the exponential growth of Palm Springs in the post-World War II era as a seasonal and vacation destination, manifested by the proliferation of hotels built during the period. Ocotillo Lodge was a singular entry into this crowded field, distinguished by its unusual site plan and program that straddled the line between a hotel and multi-family housing developments. It offered the options of both transitory and longer-term residency and accommodated both with the expected communal facilities: a lobby, restaurants, and swimming pool. Its innovation lay in the layout of the four-unit bungalows, not all clustered around the pool but instead arranged along an internal circulation system of pedestrian pathways.

Complemented by the modern post-and-beam design, this layout allowed for an unusual degree of privacy for the individual units, even those in the highway-adjacent north building, with fenced patios, screened decks, and clerestory windows facing the pathways and property exterior. This contrasted with other hotels of the period, which tended to be either single buildings whose wings embraced the central swimming pool or collections of bungalows also arrayed around the central pool. Coincidentally, the layout was prescient in that it provided a blueprint for subsequent condominium developments in Palm Springs.

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The Ocotillo Lodge, constructed in 1957, and the adjacent Twin Palms tract with which it was affiliated are significant as the first entry into Palm Springs development by the Alexander Construction Company. The Alexanders would become prominent and celebrated developers in the city, hugely important to the post-war residential landscape of Palm Springs and responsible for the development of numerous tracts incorporating well over a thousand homes (estimates vary between 1200 and 2500) over the ensuing decade. Intended by the Alexanders, at least initially, to house potential homebuyers in the Twin Palms development, Ocotillo Lodge also showcased the clean lines and simple materials utilized in the modern design of both the tract homes and the subject property by the architectural firm of Palmer & Krisel.

The Ocotillo Lodge is an impressive representation of the Mid-Century Modern style that would come to represent this period in Palm Springs. Palmer & Krisel, with Krisel taking the lead in this project, demonstrated that the economies achieved by post-and-beam construction, modular planning, and use of readily available materials such as wood, plaster, concrete block, and glass did not result in a sacrifice of aesthetics. On the contrary, the flat roofs, cantilevered over exterior walls to provide shade, integration of exterior space through glass walls and continuous concrete block walls, livable interior plans, and skillful placement of windows to maximize privacy and interior lighting imparted to the residential spaces of Ocotillo Lodge an unassuming beauty. In contrast, the bold lines of the porte cochere, concave glass curtain wall of the former Candlewood Room, and suspended sunshade nod towards the more expressive aspects of Mid-Century Modern design.

The subject property exemplified these significant trends of post-war Palm Springs--the growth of short- and longer-term tourism, the importance of the developers such as the Alexanders in defining the residential character of Palm Springs, and the ascendance of modern design. The subject property qualifies as a historic district under Criterion c. (d) The historic district embodies the distinctive characteristics of a type, period or method of construction.

The central portion of the north building cluster (identified as Building 1A in Figure 1 of this report) embodies distinctive characteristics of a method of construction through its use of exposed horizontal and vertical steel I-beams, particularly at the south elevation to support the floor, window wall, and stucco sunscreen at the roof/ceiling. The exposed steel structure is Z-shaped in section and allows the expansive concave window wall to appear almost weightless as it overhangs the pool deck below and further extends with a stucco sunscreen above. This creative use of exposed steel allows the window wall to be continuous at the interior, floor to ceiling and side to side. At the primary north elevation of Building 1A, exposed steel beams similarly turn from vertical to horizontal providing structural support to the porte cochere. As Building 1A is the most communal building of those at the subject property, utilizing exposed steel beams is a particularly expressive use of the material and is a distinctive characteristic of this main building and the district as a whole. The subject property qualifies as a historic district under Criterion d. (e) The historic district 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.

The subject property is one of the earliest works of master architect William Krisel, AIA, of Palmer & Krisel, in Palm Springs and is a prominent example of Krisel’s design principles that has appeared in several publications since first opening in 1957. The Palmer & Krisel firm, with Krisel Item 2D - Page 70
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guiding its Palm Springs projects, would come to specialize in the design of mass housing that employed cost-cutting techniques while upholding the ideals and aesthetics of modernism. It is with Ocotillo Lodge and the concurrent Twin Palms tract that Krisel first achieved his goals of merging these objectives in Palm Springs. Several characteristics that would come to define Krisel’s architecture were successfully deployed at Ocotillo Lodge, including post-and-beam construction, repetitive design, open plan interiors with large expanses of glass, effective use of clerestory windows, utilization of common materials to achieve beauty, and the use of curved features as a counterpoint to predominantly rectilinear plans. While Krisel would continue to work with the Alexander Construction Company to design single-family homes, the subject property uniquely represents a Krisel-designed hotel complex displaying a unique site plan, as described above (Criterion c). With Ocotillo Lodge and the hundreds of homes, both tract and custom, that Krisel went on to design in Palm Springs, his importance in defining the Mid-Century modernism with which Palm Springs has become so closely identified has been widely recognized.

In addition, the subject property is the only known collaboration between Krisel and master landscape architect Garrett Eckbo. Based on additional research conducted by landscape architect J.C. Miller, ASLA, including interviews with Krisel, Eckbo is credited with contributing to the landscape and hardscape design at the subject property, incorporating signature design elements such as combining curved and angles in the geometry of the paving. Miller found that there is a clear relationship between the existing landscape features and Eckbo’s landscape theory developed in his books such as Landscape for Living (1950). This design is expressed in the network of concrete paved pedestrian paths with a design incorporating angularity of forms and scoring patterns. With both Krisel’s and Eckbo’s contributions, the subject property qualifies as a historic district under Criterion e.
(f) The historic district represents a significant and distinguishable entity whose components may lack individual distinction.

The subject property represents a significant and distinguishable entity whose components lack individual distinction. Because the subject property occupies a single parcel and was designed and built as a unit, it can be considered to be a single “site” and thus exempt from the stipulation that the majority of its contributors be individually eligible for designation. Several buildings and features comprise the hotel complex within the subject property, and while most were identified previously in this report as contributors to the significance of the property and district, they are not considered individually significant on their own. Rather, it is the collection of similar buildings and features, with its distinctive layout, internal circulation and open spaces, communal facilities, and the relationships between these buildings and features that together constitute the resource.

None of these features on its own would convey the same meaning and significance and all are critical to the understanding of the district. A district derives its importance from being a unified entity, which Ocotillo Lodge, with commonality of design, proportions, materials, and siting clearly is. The subject property qualifies as a historic district under Criterion f. (g) The historic district has yielded or may be likely to yield information important to national, state or local history or prehistory.

The scope of this report did not include evaluation of the subject property for significance relative to prehistory. As the subject property has already been developed, it is unlikely to yield information important to national, state, or local history or prehistory.

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Integrity
To be eligible as a historic district, a property must also retain sufficient integrity to convey historic significance. A property either retains its integrity, the physical and visual characteristics necessary to convey its significance, or it does not. Evaluation of integrity is founded on “an understanding of a property’s physical features and how they relate to its significance.” The seven aspects of integrity are Location, Design, Setting, Materials, Workmanship, Feeling, and Association. National Register Bulletin #15 “How to Apply National Register Criteria for Evaluation” (National Register Bulletin #15) states that “[to] retain historic integrity, a property will always possess several, and usually most, of the aspects.”95 Location
The subject property was constructed at its current location and has not been moved. The subject property retains integrity of location.

Design
The subject property retains character-defining features of the Mid-Century Modern style and architect William Krisel’s design intentions from the hotel’s construction. As a post-and-beam complex, there continues to be flat roofs cantilevered beyond the exterior walls on exposed wooden beams. Additional historic character-defining features such as one and two-story massing with simple geometric forms; checkerboard layout; monumental porte cochere (though altered), exterior materials of concrete block, grooved concrete panels, wood, and glass; projecting concrete blocks used as accents; flush-mounted ribbons, paired, and single clerestory windows; glass walls; concave south wall of north building; keyhole-shaped swimming pool; and internal circulation system are still extant and visible. As further demonstrated in Section V, the property retains most of its exterior character-defining features from its period of significance.

Alterations include modification of the porte cochere arch and signage; nearly transparent fencing and gate; rooftop mechanical enclosures; stairwell reinforcement; installations of two spas; additions of the Sunshine Bar, barbecue area, communal laundry and garbage area and community room building; removal of poolside pergola; replacement of patio fences; new pool fence; and evolution of landscape. Cumulatively, these modifications do not compromise the design integrity of the site layout and only minimally affect the architecture of the individual buildings that contribute to the district.”
Based on the extant historic character-defining features and overall design of the subject property, it retains its appearance from the period of significance. The subject property retains integrity of design.

Setting
The subject property was constructed as a hotel north of the Twin Palms Estates subdivision in Palm Springs. Though the area has experienced encroaching development, with additional hotels and residences constructed nearby, the setting still reflects the relationship between the hotel and 95 National Register Bulletin #15, How to Apply the National Register Criteria for Evaluation (National Park Service, 1990, revised 2002), 44.

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the Twin Palms Estates and new construction is compatible with the historic setting. The subject property retains integrity of setting.

Materials
Original building materials are still extant in much of the subject property, including at the raised wooden fasciae and exposed wood beams, concrete block walls, and aluminum-framed glass windows and sliding doors. While some interior finishes have been changed, the materials outside of the private units appear to generally reflect the historic design of the subject property based on historic photographs. The subject property retains integrity of materials.

Workmanship
The subject property continues to reflect physical evidence of the craftsmanship of its era.

Through its intact materials integrity and retention of most of its character-defining features, it continues to convey the innovative design and building methods of its designers and developers, who sought to reduce costs by standardizing materials and methods of construction. Minor alterations (as summarized above under Design integrity) have not diminished its ability to illustrate the workmanship of the era. The subject property retains integrity of workmanship.

Feeling
Though the subject property has since been converted from a hotel to condominiums, it still retains its original feeling as an expansive complex composed of integrated buildings, landscapes, and exterior amenities such as the prominent, central swimming pool. Although security gates have been added within existing breezeway openings and at other locations at the perimeter of the complex, it still retains its appearance from the street, with open perimeter surface parking, and the building, site and landscape relationships within the property. The subject property retains integrity of feeling.

Association
Although the subject property was converted from a hotel to condominiums in the 1990s, this adaptation did not dramatically change the complex’s exterior appearance. With most characterdefining features intact, the Ocotillo Lodge still looks today much the way that it did when it was a hotel in the 1950s-90s, and thus it continues to retain integrity of association from its period of significance (1957).

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VIII. CONCLUSION
This report evaluated the subject property located at 1111 E. Palm Canyon Drive, Palm Springs, California, for eligibility as a historic district under the City Historic Preservation Ordinance. For the reasons stated in this report, the subject property is eligible for local designation as a historic district under City Criterion c for reflecting trends that characterize the Post-World War II period of commercial development in Palm Springs as a Mid-Century Modern-style hotel constructed during an increase in population and tourism; Criterion d for its innovative use of exposed steel Ibeams in the construction of the main building; Criterion e as a work of Palmer & Krisel in a rare collaboration with landscape architect Garrett Eckbo which possesses high artistic value; and Criterion f as a significant and distinguishable entity whose components may lack individual distinction. Additionally, the subject property retains integrity of location, design, setting, materials, workmanship, feeling, and association.

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IX. BIBLIOGRAPHY
“Advertisement: Now Doric Hotels Honor All Credit Cards,” Vancouver Sun, December 23, 1958:

14. “Advertisement: Palm Springs Newest and Finest,” Minneapolis Star Tribune, January 24, 1958:

3. “Cooke to Sell Biggest Sports Empire,” Rock Island Argus, May 29, 1979: 17. “Eckbo, Garrett | CED Archives,” UC Berkeley Environmental Design Archives, <https://archives.ced.berkeley.edu/collections/eckbo-garrett> accessed July 19, 2022. “Eckbo, Royston & Williams | The Cultural Landscape Foundation,” The Cultural Landscape Foundation, <https://www.tclf.org/pioneer/eckbo-royston-williams> accessed July 19, 2022. “Glamor Returns,” San Bernardino County Sun, January 14, 1996: 73.

Harlan, James R. (2011), The Alexanders: A Desert Legacy. Palm Springs: Palm Springs Preservation Foundation.

Historic Resources Group, “City of Palm Springs Citywide Historic Context Statement & Survey Findings,” December 2018.

Imbert, Dorothée, “Garrett Eckbo | The Cultural Landscape Foundation,” The Cultural Landscape Foundation, <https://www.tclf.org/pioneer/garrett-eckbo> accessed July 19, 2022.

KESQ News Channel 3, “Alexander Family to receive 439th star on Palm Springs Walk of the Stars,” <https://kesq.com/news/2020/02/05/alexander-family-to-receive-439th-star-on-palmsprings-walk-of-the-stars/> accessed June 10, 2021.

Los Angeles Times newspaper articles (organized by date):

McCoy, Esther, “To Solve the Problems People Have,” Los Angeles Times, February 26, 1956.
“Palm Springs Hotel Sold for $3,000,000,” Los Angeles Times, August 25, 1958: 73. “Autry Hotel Co. Acquires Desert Lodge,” Los Angeles Times, June 5, 1963: 47.

Berman, Art, “Millionaire, Wife Among 8 Killed in Private Jet Crash,” Los Angeles Times, November 16, 1965, 1, 26.
“UPDATE: Valley Real Estate News,” Los Angeles Times, November 5, 1994: 148.

Woo, Elaine, “Garret Eckbo; Landscape Architect,” Los Angeles Times, June 11, 2000:
317.

Noland, Claire, “Modernist architect to the masses,” Los Angeles Times, June 9, 2017:

B6.

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Menrad, Chris, and Heidi Crichton (2016, ed.), William Krisel’s Palm Springs: The Language of Modernism. Layton, Utah: Gibbs Smith.

Miller, J.C., “Designed Landscape at the Ocotillo Lodge,” June 29, 2023.

National Register Bulletin #15, How to Apply the National Register Criteria for Evaluation (National Park Service, 1990, revised 2002), 44.
“Night Life by the Rounder,” Los Angeles Mirror, December 24, 1957: 8.

Palm Desert Post newspaper articles (organized by date):
“Advertisement: Opening for the Season,” Palm Desert Post, September 30, 1965: 15. “JB’s Celebrates a ‘Homecoming’” Palm Desert Post, February 16, 1978: 21.

Carter, Keith, “Lakers Eye COD for Camp,” Palm Desert Post, July 12, 1979: 1.

Palm Springs Desert Sun newspaper articles (organized by date):
“Building in City in 7 Days has Value of $126,100,” Palm Springs Desert Sun, December 8, 1955: 3.
“Building Permits for City Total $136,500 for Week,” Palm Springs Desert Sun, January 14, 1956: 3.
“Ocotillo Lodge Sale Denied by Alexander,” Palm Springs Desert Sun, August 7, 1958: 3. “Advertisement: This is Our Home Town…and We Love It!” Palm Springs Desert Sun, June 18, 1959: 12.
“Advertisement: Give the People Something Better At a Price, and on Terms They Can Afford,” Palm Springs Desert Sun, June 25, 1959: 12.
“Autry and Angel Owners Purchase Ocotillo Lodge,” Palm Springs Desert Sun, March 14, 1963: 2.
“Advertisement: The Gene Autry Hotel Company is proud to Grow with the Palm Spring Community and its New Tramway,” Palm Springs Desert Sun, September 13, 1963: 110. “L.A. Escrow Opened in Sale of Ocotillo,” Palm Springs Desert Sun, February 21, 1968: 1. “Advertisement: Enjoy Palm Springs Elegance at Jerry Buss’s Ocotillo Lodge,” Palm Springs Desert Sun, October 18, 1968: 7.
“Advertisement: Jerry Buss Presents Upstairs at the Downstairs,” Palm Springs Desert Sun, May 15, 1970: 4.

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Anderson, Pat, “It Was a Real Surprise!,” Palm Springs Desert Sun, June 25, 1970: 4. “Remember When,” Palm Springs Desert Sun, November 22, 1977: 33. “Advertisement: Lefty Muldoons, The Unknown Jazz Association of Palm Springs,” Palm Springs Desert Sun, June 30, 1984: 72.

Hussar, John, “Builders Set Their Sights Sky-High,” Palm Springs Desert Sun, July 19, 1991: 17.

Crider, Jeff, “Bank to Sell Ocotillo Suites,” Palm Springs Desert Sun, February 12, 1993:

47. “Ocotillo Lodge Hosing Holidy [sic] Open House,” Palm Springs Desert Sun, May 26, 1996: 67.

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Attachment A:

DPR 523A Form
Ocotillo Lodge
1111 E. Palm Canyon Drive
Palm Springs, California
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Assessor Parcel Number
511035128
Address 1111 Direction E Street Palm Canyon Suffix Dr
Date from Tax Assessor 1956
Architect Palmer & Krisel; Eckbo, Garrett, landscape architect Builder Alexander Construction Company (Developer)

CONSTRUCTION INFORMATION
Date Source Desert Sun
Original Owner Alexander Construction Company

RESOURCE INFORMATION
Historic Name
Common Name
Ocotillo Lodge
Resource Attribute HP5. Hotel/motel
Original Use Commercial Stories 2
Current Use Commercial
Prefix
Location
Additional Style

CUSTOM ALTERATIONS
Two‐story main building and one‐story bungalows grouped around central swimming pool; porte‐cochere with flat roof, steel columns, and plaster panels; exterior walls of patterned and scored concrete block, cement plaster, and vertical wood siding; glazed storefront doors (primary) under porte‐cochere Architectural Style Mid‐century Modern

CHARACTER DEFINING FEATURES
3S 3CS 5S3
District
Date from Research 1957‐1958
Located in a District?
Tract/Neighborhood
Other Owner(s)
Architect Source
2016 FIELD PHOTO
2016 Status Code
One and two‐story configuration with simple geometric forms Horizontal massing
Expressed post‐and‐beam construction
Flat roof with wide overhanging eaves and cantilevered canopies Unadorned wall surfaces with little decorative detailing Wood, glass, plaster, and concrete block used as exterior wall panels or accent materials Flush‐mounted wood frame fixed ribbon windows
Porte‐cochere altered

GENERAL ALTERATIONS
Additional APNs
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L
I
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L
L
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] •
[ l
C-7
I
J
J
I
J
J
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7 7
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Context Post‐World War II Palm Springs (1945‐1969)
Period of Significance 1956
Statement of Significance
This property was re‐evaluated during the 2015 survey as part of an update to the City of Palm Springs’ list of potential historic resources (Citywide Historic Resource Database). It is significant as a prominent post‐World War II commercial development, and was the first project by the Alexander Construction Company in Palm Springs. It reflects the continued importance of tourism in the city and the rapid expansion in the postwar era. The Ocotillo Lodge is an excellent and prominent example of Mid‐century Modern resort architecture by the noted architectural firm of Palmer & Krisel, with landscape design by Garrett Eckbo. It has a distinctive plan with a main building and bungalows clustered around a central garden court and swimming pool. It exhibits quality of design and distinctive features, including a prominent porte‐cochere on the main building, patterned and scored concrete block walls, and flanking wings with ribbon windows.

Theme Post‐World War II Commercial Development (1945‐1969) Sub‐theme
Notes/Additional Information
The late 1940s and 1950s saw the construction of new large hotels in Palm Springs, reflecting the city's growing prominence as a vacation destination. The Ocotillo Lodge was designed by Palmer & Krisel and was built by developers George and Robert Alexander as part of their prominent entry into the Palm Springs residential market. Since the days of Prescott T. Stevens and El Mirador, and Pearl McManus and the Oasis Hotel and Smoke Tree Ranch, the Palm Springs recipe for real estate and housing development focused on the building of a resort where people could experience the Palm Springs lifestyle before making the transition to home ownership. Recognizing this, George and Robert Alexander applied the same formula in building the Ocotillo Lodge. The main building or “clubhouse” featured recreational and fine dining amenities for the more remote south end of Palm Springs, surrounded by the “individual villas” that were stepping stones to home ownership. As described in the Los Angeles Times, “the Boy Wonder Builders from Los Angeles,” George Alexander and Joseph C. Dunas, rented half the villas as hotel rooms and leased half to executives for entertainment purposes. The Ocotillo is located adjacent to their Twin Palms housing tract (also designed by Palmer & Krisel) to provide convenient lodging for potential homebuyers. Besides the lobby and restaurants, the lodge included two‐story motel room wings, and one‐story bungalow units for longer stays. Architects Dan Saxon Palmer and William Krisel, AIA, formed their partnership in 1950 after working together in the Los Angeles office of Victor Gruen. The partners designed custom modern houses of modular post‐and‐beam construction, with open floor plans, glass walls, and simple lines. They used the same features in the design of their first housing tract, Corbin Palms (1954‐ 1955), for the Los Angeles‐based Alexander Construction Company and for subsequent Alexander subdivisions in Palm Springs including Twin Palms Estates (1955), Vista Las Palmas (Phases II and III, 1956‐59) and Racquet Club Road Estates (1958‐61). The designs were based on standardized materials that were pre‐cut, labeled, and transported to the site as a kit, enabling quick and efficient assembly. In each tract, the architects used a limited number of simple square or rectangular floor plans that were flipped to minimize monotony, and offered limited exterior options such as butterfly, gable, and flat roofs to individualize each house. Ultimately, Palmer and Krisel designed more than 20,000 houses for the Alexanders and other developers in subdivisions in Southern California, Arizona, Nevada, Texas, and Florida before dissolving their partnership in 1964. Landscape architect Garrett Eckbo, FASLA, was one of the central figures in modern landscape design. Through several highly successful collaborations, Eckbo became a leading practitioner of the "California style" of landscape architecture. His first firm, Eckbo, Royston & Williams, established an office in Pasadena in 1946. They designed landscapes for several Case Study program architects. In 1958, the firm became Eckbo, Dean & Williams, and, in 1967, Eckbo, Dean, Austin & Williams (EDAW). Eckbo also spent several years as chair of the Department of Landscape Architecture at UC Berkeley. Throughout the 1950s and 1960s, Eckbo designed landscapes for a number of Palm Springs residences, working prominent architects such as Palmer & Krisel, Wexler & Harrison, E. Stewart Williams, and William F. Cody. Eckbo also designed the landscape for Palm Springs City Hall.

Criterion A/1/3
HSPB No.

Context Architectural Styles & Local Practitioners
Period of Significance 1956
Theme Post‐World War II Modernism
Sub‐theme Mid‐century Modern
Criterion C/3/4, 5
Context
Period of Significance
Theme
Sub‐theme
Criterion
2016 EVALUATION

PREVIOUS SURVEY EVALUATION
2016 Status Code 3S 3CS 5S3
City Historic Resources Database Yes HRI Code 2003 Status Code 5S3 National Register California 3S Register Local 3CS 5S3
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Ocotillo Lodge
1111 E. Palm Canyon Drive
Palm Springs, California
Item 2D - Page 83
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Item 2D - Page 84
Ocotillo Lodge, 1111 E. Palm Canyon Drive, Palm Springs, California Attachment B: Maps and Aerials
Chattel, Inc. | Historic Preservation Consultants
App B - 151
Image 1: Tract map for Twin Palms Estates No. 1, subject property outlined in red (County of Palm Springs, 1955)
Image 2: Detail of tract map for Twin Palms Estates No. 1, subject property outlined in red (County of Palm Springs, 1955)
Item 2D - Page 85
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Item 2D - Page 86
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Chattel, Inc. | Historic Preservation Consultants
Image 4: Assessor map showing first-floor units, subject property outlined in red (County of Riverside Assessor-County Clerk-Recorder, 1999) Image 5: Assessor map showing second-floor units, subject property outlined in red (County of Riverside Assessor-County Clerk-Recorder, 1999) Item 2D - Page 87
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Chattel, Inc. | Historic Preservation Consultants
Image 6: 1965 aerial of subject property, subject property identified in red (UCSB FrameFinder)
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Item 2D - Page 88
Ocotillo Lodge, 1111 E. Palm Canyon Drive, Palm Springs, California Attachment B: Maps and Aerials
Chattel, Inc. | Historic Preservation Consultants
Image 8: 2022 aerial of subject property, subject property identified in red (Google Maps)
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Item 2D - Page 89
Ocotillo Lodge, 1111 E. Palm Canyon Drive, Palm Springs, California Attachment B: Maps and Aerials
Chattel, Inc. | Historic Preservation Consultants
Image 9: First floor refence plan from condominium plan certificate for west (left) and east (right) halfs of the subject property (County of Riverside Assessor-County Clerk-Recorder, 1995)
Item 2D - Page 90
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Ocotillo Lodge, 1111 E. Palm Canyon Drive, Palm Springs, California Attachment B: Maps and Aerials
Chattel, Inc. | Historic Preservation Consultants
Image 10: Second floor refence plan from condominium plan certificate for west (left) and east (right) halfs of the subject property (County of Riverside AssessorCounty Clerk-Recorder, 1995) Item 2D - Page 91
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Ocotillo Lodge, 1111 E. Palm Canyon Drive, Palm Springs, California Attachment B: Maps and Aerials
Chattel, Inc. | Historic Preservation Consultants
Image 11: Map of Ocotillo Lodge showing district components and building clusters (Chattel, 2023)
Image 12: Map of Ocotillo Lodge showing contributors in red and non-contributors in blue (Chattel, 2023)
Item 2D - Page 92
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Historic Images
Ocotillo Lodge
1111 E. Palm Canyon Drive
Palm Springs, California
Item 2D - Page 93
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Item 2D - Page 94
Ocotillo Lodge, 1111 E. Palm Canyon Drive, Palm Springs, California Attachment C: Historic Images
Chattel, Inc. | Historic Preservation Consultants
Image 1: Buildings 1A, 1B, and 1C, porte cochere visible at north elevation, view southwest (Maynard Parker, Huntington Library Photo Collection, c. 1957) Image 2: Building 1A, porte cochere at north elevation, view southwest (Maynard Parker, Huntington Library Photo Collection, c. 1957)
Item 2D - Page 95
Ocotillo Lodge, 1111 E. Palm Canyon Drive, Palm Springs, California Attachment C: Historic Images
Chattel, Inc. | Historic Preservation Consultants
Image 3: Typical interior of Building 2 cluster Villa-style bungalow (Maynard Parker, Huntington Library Photo Collection, c. 1957)
Image 4: Interior photograph of kitchen (Maynard Parker, Huntington Library Photo Collection, c. 1957)
Item 2D - Page 96
Ocotillo Lodge, 1111 E. Palm Canyon Drive, Palm Springs, California Attachment C: Historic Images
Chattel, Inc. | Historic Preservation Consultants
Image 5: Interior photograph of bathroom (Maynard Parker, Huntington Library Photo Collection, c. 1957)
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Item 2D - Page 97
Ocotillo Lodge, 1111 E. Palm Canyon Drive, Palm Springs, California Attachment C: Historic Images
Chattel, Inc. | Historic Preservation Consultants
Image 6: Building 1A, porte cochere at north elevation, view southwest (Julius Shulman Photo Collection, © J. Paul Getty Trust. Getty Research Institute, Los Angeles (2004.R.10), c. 1958)
Image 7: Interior of Building 1A lobby, view northwest (Julius Shulman Photo Collection, © J. Paul Getty Trust. Getty Research Institute, Los Angeles (2004.R.10), c. 1958)
Item 2D - Page 98
Ocotillo Lodge, 1111 E. Palm Canyon Drive, Palm Springs, California Attachment C: Historic Images
Chattel, Inc. | Historic Preservation Consultants
Image 8: Interior of Candlewood Room, view west (Julius Shulman Photo Collection, © J. Paul Getty Trust. Getty Research Institute, Los Angeles (2004.R.10), c. 1958)
Image 9: Interior of Candlewood Room, view west (Julius Shulman Photo Collection, © J. Paul Getty Trust. Getty Research Institute, Los Angeles (2004.R.10), c. 1958)
Item 2D - Page 99
Ocotillo Lodge, 1111 E. Palm Canyon Drive, Palm Springs, California Attachment C: Historic Images
Chattel, Inc. | Historic Preservation Consultants
Image 10: Building 1A and pool, view west (Julius Shulman Photo Collection, © J.

Paul Getty Trust. Getty Research Institute, Los Angeles (2004.R.10), c. 1958) Image 11: Building 1A and pool, view east (Julius Shulman Photo Collection, © J.

Paul Getty Trust. Getty Research Institute, Los Angeles (2004.R.10), c. 1958) Item 2D - Page 100
Ocotillo Lodge, 1111 E. Palm Canyon Drive, Palm Springs, California Attachment C: Historic Images
Chattel, Inc. | Historic Preservation Consultants
Image 12: Interior of Villa-style bungalow (Julius Shulman Photo Collection, © J.

Paul Getty Trust. Getty Research Institute, Los Angeles (2004.R.10), c. 1958) this space intentionally left blank
Item 2D - Page 101
Ocotillo Lodge, 1111 E. Palm Canyon Drive, Palm Springs, California Attachment C: Historic Images
Chattel, Inc. | Historic Preservation Consultants
Image 13: Building 1A, porte cochere at north elevation, view southwest (Garrett Eckbo Collection, UC Berkeley Environmental Design Archives, c. 1958) Image 14: Building 1A and pool, non-extant curved trellis visible, view northwest (Garrett Eckbo Collection, UC Berkeley Environmental Design Archives, c. 1958) Item 2D - Page 102
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Ocotillo Lodge, 1111 E. Palm Canyon Drive, Palm Springs, California Attachment C: Historic Images
Chattel, Inc. | Historic Preservation Consultants
Image 15: Building 1A and pool, non-extant curved trellis visible, view north (Garrett Eckbo Collection, UC Berkeley Environmental Design Archives, c. 1958) Image 16: Non-extant curved trellis and pool cabana at left, west elevation of community room (Building 4) at right, view east (Garrett Eckbo Collection, UC Berkeley Environmental Design Archives, c. 1958)
Item 2D - Page 103
Ocotillo Lodge, 1111 E. Palm Canyon Drive, Palm Springs, California Attachment C: Historic Images
Chattel, Inc. | Historic Preservation Consultants
Image 17: Apparent interior space in Building 1A (Garrett Eckbo Collection, UC Berkeley Environmental Design Archives, c. 1958)
Image 18: Original grape stake fencing at property, looking towards Building 3A, view west (Garrett Eckbo Collection, UC Berkeley Environmental Design Archives, c. 1958)
Item 2D - Page 104
Ocotillo Lodge, 1111 E. Palm Canyon Drive, Palm Springs, California Attachment C: Historic Images
Chattel, Inc. | Historic Preservation Consultants
Image 19: Building 1A, porte cochere at north elevation, view southwest (Garrett Eckbo Collection, UC Berkeley Environmental Design Archives, c. 1958) this space intentionally left blank
Item 2D - Page 105
Ocotillo Lodge, 1111 E. Palm Canyon Drive, Palm Springs, California Attachment C: Historic Images
Chattel, Inc. | Historic Preservation Consultants
Image 20: Building 1A, porte cochere at north elevation, view southwest (Long Beach Independent, 1958)
Image 21: Advertisement for Ocotillo Lodge showing Building 1A and pool (San Francisco Examiner, 1958)
Item 2D - Page 106
Is Waiting for You!
Ocotillo Lodge, 1111 E. Palm Canyon Drive, Palm Springs, California Attachment C: Historic Images
Chattel, Inc. | Historic Preservation Consultants
Image 22: Building 1A, porte cochere at north elevation, view west (Pasadena Independent, 1968)
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Item 2D - Page 107
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Item 2D - Page 108
Attachment D:

Contemporary Photos, 2022
Ocotillo Lodge
1111 E. Palm Canyon Drive
Palm Springs, California
Item 2D - Page 109
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Item 2D - Page 110
Ocotillo Lodge, 1111 E. Palm Canyon Drive, Palm Springs, California Attachment D: Contemporary Photos
Chattel, Inc. | Historic Preservation Consultants
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Ocotillo Lodge, 1111 E. Palm Canyon Drive, Palm Springs, California Attachment D: Contemporary Photos
Chattel, Inc. | Historic Preservation Consultants
Image 1: Building 1C, south (left) and east (right) elevations, view northwest (Chattel, 2022)
Image 2: Building 1C, east (left) and north (right) elevations, view southwest (Chattel, 2022)
Item 2D - Page 112
Ocotillo Lodge, 1111 E. Palm Canyon Drive, Palm Springs, California Attachment D: Contemporary Photos
Chattel, Inc. | Historic Preservation Consultants
Image 3: Building 1C, north elevation, view southwest (Chattel, 2022) Image 4: Building 1C, north elevation, view southwest (Chattel, 2022) Item 2D - Page 113
Ocotillo Lodge, 1111 E. Palm Canyon Drive, Palm Springs, California Attachment D: Contemporary Photos
Chattel, Inc. | Historic Preservation Consultants
Image 5: Building 1C, north elevation, view south (Chattel, 2022) Image 6: Building 1C, typical security gate, view south (Chattel, 2022) Item 2D - Page 114
Ocotillo Lodge, 1111 E. Palm Canyon Drive, Palm Springs, California Attachment D: Contemporary Photos
Chattel, Inc. | Historic Preservation Consultants
Image 7: Building 1A, carport at north elevation, view west (Chattel, 2022) Image 8: Building 1A, carport at north elevation, view southwest (Chattel, 2022) Item 2D - Page 115
Ocotillo Lodge, 1111 E. Palm Canyon Drive, Palm Springs, California Attachment D: Contemporary Photos
Chattel, Inc. | Historic Preservation Consultants
Image 9: Building 1A, north elevation, view south (Chattel, 2022) Image 10: Building 1A, detail of door handles at north elevation entrance, view south (Chattel, 2022)
Item 2D - Page 116
Ocotillo Lodge, 1111 E. Palm Canyon Drive, Palm Springs, California Attachment D: Contemporary Photos
Chattel, Inc. | Historic Preservation Consultants
Image 11: Building 1B, north elevation, view southwest (Chattel, 2022) Image 12: Building 1B, north elevation, clerestory windows, view southwest (Chattel, 2022)
Item 2D - Page 117
Ocotillo Lodge, 1111 E. Palm Canyon Drive, Palm Springs, California Attachment D: Contemporary Photos
Chattel, Inc. | Historic Preservation Consultants
Image 13: Building 1A, north elevation, view southeast (Chattel, 2022) Image 14: Building 1B, north elevation, view southeast (Chattel, 2022) Item 2D - Page 118
Ocotillo Lodge, 1111 E. Palm Canyon Drive, Palm Springs, California Attachment D: Contemporary Photos
Chattel, Inc. | Historic Preservation Consultants
Image 15: Building 1B, west (left) and south (right) elevations, view northeast (Chattel, 2022)
Image 16: Building 1B, west elevation with visible deterioration, view southeast (Chattel, 2022)
Item 2D - Page 119
Ocotillo Lodge, 1111 E. Palm Canyon Drive, Palm Springs, California Attachment D: Contemporary Photos
Chattel, Inc. | Historic Preservation Consultants
Image 17: Building 1B, south elevation, view east (Chattel, 2022) Image 18: Building 1B, south elevation, view northwest (Chattel, 2022) Item 2D - Page 120
Ocotillo Lodge, 1111 E. Palm Canyon Drive, Palm Springs, California Attachment D: Contemporary Photos
Chattel, Inc. | Historic Preservation Consultants
Image 19: Building 1B, south elevation, view north (Chattel, 2022) Image 20: Building 1B, south elevation, note first floor altered laundry room, view north (Chattel, 2022)
Item 2D - Page 121
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Ocotillo Lodge, 1111 E. Palm Canyon Drive, Palm Springs, California Attachment D: Contemporary Photos
Chattel, Inc. | Historic Preservation Consultants
Image 21: Building 1A, west elevation, view east (Chattel, 2022) Image 22: Building 1A, south elevation, view north (Chattel, 2022) Item 2D - Page 122
Ocotillo Lodge, 1111 E. Palm Canyon Drive, Palm Springs, California Attachment D: Contemporary Photos
Chattel, Inc. | Historic Preservation Consultants
Image 23: Building 1A, south elevation, view northwest (Chattel, 2022) Image 24: Swimming pool at Building 1A, view southwest (Chattel, 2022) Item 2D - Page 123
Ocotillo Lodge, 1111 E. Palm Canyon Drive, Palm Springs, California Attachment D: Contemporary Photos
Chattel, Inc. | Historic Preservation Consultants
Image 25: Swimming pool at Building 1A, view southeast (Chattel, 2022) Image 26: Building 1A, west elevation, view west(Chattel, 2022) Item 2D - Page 124
Ocotillo Lodge, 1111 E. Palm Canyon Drive, Palm Springs, California Attachment D: Contemporary Photos
Chattel, Inc. | Historic Preservation Consultants
Image 27: Building 1A, south elevation, view west (Chattel, 2022) Image 28: Building 1A, view southwest (Chattel, 2022)
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Ocotillo Lodge, 1111 E. Palm Canyon Drive, Palm Springs, California Attachment D: Contemporary Photos
Chattel, Inc. | Historic Preservation Consultants
Image 29: Typical stairs at Building 1A (Chattel, 2022) Image 30: Typical stairs at Building 1A (Chattel, 2022) Item 2D - Page 126
Ocotillo Lodge, 1111 E. Palm Canyon Drive, Palm Springs, California Attachment D: Contemporary Photos
Chattel, Inc. | Historic Preservation Consultants
Image 31: Building 1C, south elevation, view west (Chattel, 2022) Image 32: Building 1C, south elevation, view northeast (Chattel, 2022) Item 2D - Page 127
Ocotillo Lodge, 1111 E. Palm Canyon Drive, Palm Springs, California Attachment D: Contemporary Photos
Chattel, Inc. | Historic Preservation Consultants
Image 33: Typical stairs and first floor unit entrances at Building 1 cluster, view south (Chattel, 2022)
Image 34: Typical stairs and first floor unit entrances at Building 1 cluster, view south (Chattel, 2022)
Item 2D - Page 128
Ocotillo Lodge, 1111 E. Palm Canyon Drive, Palm Springs, California Attachment D: Contemporary Photos
Chattel, Inc. | Historic Preservation Consultants
Image 35: Typical stairs and first floor unit entrances at Building 1 cluster, view north (Chattel, 2022)
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Item 2D - Page 129
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Ocotillo Lodge, 1111 E. Palm Canyon Drive, Palm Springs, California Attachment D: Contemporary Photos
Chattel, Inc. | Historic Preservation Consultants
Image 36: Typical stairs and second floor unit entrances at Building 1 cluster, view south (Chattel, 2022)
Image 37: Typical stairs and second floor unit entrances at Building 1 cluster, view south (Chattel, 2022)
Item 2D - Page 130
Ocotillo Lodge, 1111 E. Palm Canyon Drive, Palm Springs, California Attachment D: Contemporary Photos
Chattel, Inc. | Historic Preservation Consultants
Image 38: Typical stairs and second floor unit entrances at Building 1 cluster, view south (Chattel, 2022)
Image 39: Typical second floor unit entrance at Building 1 cluster, view south (Chattel, 2022)
Item 2D - Page 131
Ocotillo Lodge, 1111 E. Palm Canyon Drive, Palm Springs, California Attachment D: Contemporary Photos
Chattel, Inc. | Historic Preservation Consultants
Image 40: Typical second floor unit entrance at Building 1 cluster, view south (Chattel, 2022)
Image 41: Typical second floor patio at Building 1 cluster, view south (Chattel, 2022)
Item 2D - Page 132
Ocotillo Lodge, 1111 E. Palm Canyon Drive, Palm Springs, California Attachment D: Contemporary Photos
Chattel, Inc. | Historic Preservation Consultants
Image 42: Building 1A, trash enclosure, view southeast (Chattel, 2022) Image 43: Building 1A, trash enclosure, view northeast (Chattel, 2022) Item 2D - Page 133
Ocotillo Lodge, 1111 E. Palm Canyon Drive, Palm Springs, California Attachment D: Contemporary Photos
Chattel, Inc. | Historic Preservation Consultants
Image 44: Swimming pool at private unit in Building 1C, view southwest (Chattel, 2022)
Image 45: Swimming pool at private unit in Building 1C, view northeast (Chattel, 2022)
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Ocotillo Lodge, 1111 E. Palm Canyon Drive, Palm Springs, California Attachment D: Contemporary Photos
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Item 2D - Page 135
Ocotillo Lodge, 1111 E. Palm Canyon Drive, Palm Springs, California Attachment D: Contemporary Photos
Chattel, Inc. | Historic Preservation Consultants
Image 46: Building 2F, south (left) and east (right) elevations, view northwest (Chattel, 2022)
Image 47: Building 2F, east elevation, view northwest (Chattel, 2022) Item 2D - Page 136
Ocotillo Lodge, 1111 E. Palm Canyon Drive, Palm Springs, California Attachment D: Contemporary Photos
Chattel, Inc. | Historic Preservation Consultants
Image 48: Building 2C, east elevation, view northwest (Chattel, 2022) Image 49: Building 2C, east elevation, view northwest (Chattel, 2022) Item 2D - Page 137
Ocotillo Lodge, 1111 E. Palm Canyon Drive, Palm Springs, California Attachment D: Contemporary Photos
Chattel, Inc. | Historic Preservation Consultants
Image 50: Buildings 2C (left) and 2B (right), view south (Chattel, 2022) Image 51: Buildings 2B (left) and 2C (right), view north (Chattel, 2022) Item 2D - Page 138
Ocotillo Lodge, 1111 E. Palm Canyon Drive, Palm Springs, California Attachment D: Contemporary Photos
Chattel, Inc. | Historic Preservation Consultants
Image 52: Building 2F, west elevation, view southeast (Chattel, 2022) Image 53: Building 2F, west elevation, view southeast (Chattel, 2022) Item 2D - Page 139
Ocotillo Lodge, 1111 E. Palm Canyon Drive, Palm Springs, California Attachment D: Contemporary Photos
Chattel, Inc. | Historic Preservation Consultants
Image 54: Building 2F, west (left) and south (right) elevations, view northeast (Chattel, 2022)
Image 55: Buildings 2E (left) and 2F (right), view north (Chattel, 2022) Item 2D - Page 140
Ocotillo Lodge, 1111 E. Palm Canyon Drive, Palm Springs, California Attachment D: Contemporary Photos
Chattel, Inc. | Historic Preservation Consultants
Image 56: Building 2B, east elevation, view southwest (Chattel, 2022) Image 57: Building 2B, west elevation, view southeast (Chattel, 2022) Item 2D - Page 141
Ocotillo Lodge, 1111 E. Palm Canyon Drive, Palm Springs, California Attachment D: Contemporary Photos
Chattel, Inc. | Historic Preservation Consultants
Image 58: Buildings 2A (left) and 2D, west elevation, view northeast (Chattel, 2022)
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Item 2D - Page 142
Ocotillo Lodge, 1111 E. Palm Canyon Drive, Palm Springs, California Attachment D: Contemporary Photos
Chattel, Inc. | Historic Preservation Consultants
Image 59: Detail of typical fence at patios (Chattel, 2022) Image 60: Detail of typical fence at patios (Chattel, 2022) Item 2D - Page 143
Ocotillo Lodge, 1111 E. Palm Canyon Drive, Palm Springs, California Attachment D: Contemporary Photos
Chattel, Inc. | Historic Preservation Consultants
Image 61: Typical unit patio in Building 2 cluster (Chattel, 2022) Image 62: Typical unit patio in Building 2 cluster (Chattel, 2022) Item 2D - Page 144
Ocotillo Lodge, 1111 E. Palm Canyon Drive, Palm Springs, California Attachment D: Contemporary Photos
Chattel, Inc. | Historic Preservation Consultants
Image 63: Typical unit patio in Building 2 cluster (Chattel, 2022) Image 64: Typical unit patio in Building 2 cluster (Chattel, 2022) Item 2D - Page 145
Ocotillo Lodge, 1111 E. Palm Canyon Drive, Palm Springs, California Attachment D: Contemporary Photos
Chattel, Inc. | Historic Preservation Consultants
Image 65: Typical unit patio in Building 2 cluster (Chattel, 2022) Image 66: Typical unit patio in Building 2 cluster (Chattel, 2022) Item 2D - Page 146
Ocotillo Lodge, 1111 E. Palm Canyon Drive, Palm Springs, California Attachment D: Contemporary Photos
Chattel, Inc. | Historic Preservation Consultants
Image 67: Typical unit patio in Building 2 cluster (Chattel, 2022) Image 68: Typical unit patio in Building 2 cluster (Chattel, 2022) Item 2D - Page 147
Ocotillo Lodge, 1111 E. Palm Canyon Drive, Palm Springs, California Attachment D: Contemporary Photos
Chattel, Inc. | Historic Preservation Consultants
Image 69: Detail of deterioration at rafter beam (Chattel, 2022) Image 70: Detail of deterioration at rafter beam (Chattel, 2022) Item 2D - Page 148
Ocotillo Lodge, 1111 E. Palm Canyon Drive, Palm Springs, California Attachment D: Contemporary Photos
Chattel, Inc. | Historic Preservation Consultants
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Image 71: Building 3A, west (left) and south (right) elevations, view northeast (Chattel, 2022)
Image 72: Building 3A, south elevation, view northeast, note garage at right (Chattel, 2022)
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Image 73: Garage at Building 3A, west elevation, view northeast (Chattel, 2022) Image 74: Building 3B, west elevation, view northeast (Chattel, 2022) Item 2D - Page 151
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Image 75: Building 3B, north (left) and west (right) elevations, view southeast (Chattel, 2022)
Image 76: Building 3B, west (left) and south (right) elevations, view northeast (Chattel, 2022)
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Image 77: Building 3B, south elevation, view northwest (Chattel, 2022) Image 78: Building 3B, south elevation, view north (Chattel, 2022) Item 2D - Page 153
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Image 79: Building 3B, south elevation, view northwest (Chattel, 2022) Image 80: Gate between Buildings 3B and 3C, view northeast (Chattel, 2022) Item 2D - Page 154
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Image 81: Building 3C, south (left) and east (right) elevations, view northwest (Chattel, 2022)
Image 82: Building 3C, east elevation, view west (Chattel, 2022) Item 2D - Page 155
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Image 83: Building 3C, east (left) and north (right) elevations, view southwest (Chattel, 2022)
Image 84: Building 3C, east elevation, view west (Chattel, 2022) Item 2D - Page 156
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Image 85: Building 3C, north elevation, view southwest (Chattel, 2022) Image 86: Building 3C, north (left) and west (right) elevations, view southeast (Chattel, 2022)
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Image 87: Building 3B (left) and Building 3A (right), view west (Chattel, 2022) Image 88: Building 3A, east elevation, view west (Chattel, 2022) Item 2D - Page 158
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Image 89: Building 3A, east elevation, view southwest (Chattel, 2022) Image 90: Building 3A, north elevation, view southwest (Chattel, 2022) Item 2D - Page 159
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Image 91: Building 3A, north elevation, view southwest (Chattel, 2022) Image 92: Building 3A, north elevation, view southeast (Chattel, 2022) Item 2D - Page 160
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Image 93: Typical unit patio in Building 3 cluster (Chattel, 2022) Image 94: Typical unit patio in Building 3 cluster (Chattel, 2022) Item 2D - Page 161
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Image 96: Typical unit patio in Building 3 cluster (Chattel, 2022) Image 97: Typical unit patio in Building 3 cluster (Chattel, 2022) Item 2D - Page 163
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Image 99: Typical unit patio in Building 3 cluster (Chattel, 2022) Image 100: Typical unit patio in Building 3 cluster (Chattel, 2022) Item 2D - Page 165
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Image 102: Non-original spa, view west (Chattel, 2022)
Image 103: Non-original spa, view south (Chattel, 2022) Item 2D - Page 167
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Image 104: Building 4 (left) and Building 5 (right), view southeast (Chattel, 2022) Image 105: Building 4, west elevation, view southeast (Chattel, 2022) Item 2D - Page 169
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Image 106: Building 4, west (left) and south (right) elevations, view northeast (Chattel, 2022)
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Image 107: Building 4, west elevation, view east (Chattel, 2022) Image 108: Building 4, west elevation, view southeast (Chattel, 2022) Item 2D - Page 171
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Image 109: Building 5, north elevation, view south (Chattel, 2022) Image 110: Building 5, north (left) and west (right) elevations, view southeast (Chattel, 2022)
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Image 111: Building 5, west (left) and south (right) elevations, view northeast (Chattel, 2022)
Image 112: Building 5, south elevation, view northwest (Chattel, 2022) Item 2D - Page 174
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Image 113: Building 5, north elevation, view south (Chattel, 2022) Image 114: Building 5, view southwest (Chattel, 2022)
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Image 115: Building 5, view southeast (Chattel, 2022)
Image 116: Building 5, view southeast (Chattel, 2022)
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Image 117: Building 5, view northeast (Chattel, 2022)
Image 118: Stone grill adjacent to Building 5, view northwest (Chattel, 2022) Item 2D - Page 177
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Attachment E:

Contemporary Photos, 2023
Ocotillo Lodge
1111 E. Palm Canyon Drive
Palm Springs, California
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Image 1: North elevation from across E. Palm Canyon Drive, view south (Chattel, 2023)
Image 2: North elevation from across E. Palm Canyon Drive, view southwest (Chattel, 2023)
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Image 3: North elevation from across E. Palm Canyon Drive, view southwest (Chattel, 2023)
Image 4: North elevation from across E. Palm Canyon Drive, view southeast (Chattel, 2023)
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Image 5: Building 1C, east (left) and north (right) elevations, view southwest (Chattel, 2023)
Image 6: Building 1C, east (left) and north (right) elevations, view southwest (Chattel, 2023)
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Image 7: Building 1C, north elevation, view south (Chattel, 2023) Image 8: Building 1C, north elevation, view south (Chattel, 2023) Item 2D - Page 185
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Image 9: Buildings 1C (left) and 1A (right), north elevation, view southwest (Chattel, 2023)
Image 10: Building 1C, north elevation, view southwest (Chattel, 2023) Item 2D - Page 186
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Image 11: Building 1A, carport at north elevation, view southwest (Chattel, 2023) Image 12: Building 1A, north elevation, view southeast (Chattel, 2023) Item 2D - Page 187
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Image 13: Building 1A, north elevation, view southeast (Chattel, 2023) Image 14: Building 1B, north elevation, view southwest (Chattel, 2023) Item 2D - Page 188
Ocotillo Lodge, 1111 E. Palm Canyon Drive, Palm Springs, California Attachment E: Contemporary Photos, 2023
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Image 15: Building 1B, north elevation, view east (Chattel, 2023) Image 16: Building 1B, north elevation, view southeast (Chattel, 2023) Item 2D - Page 189
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Image 17: Building 1B, north elevation, southwest (Chattel, 2023) Image 18: Building 1B, north (left) and west (right) elevations, view southeast (Chattel, 2023)
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Image 19: Building 1B, west (left) and south (right) elevations, view northeast (Chattel, 2023)
Image 20: Building 1B, south elevation, view northwest (Chattel, 2023) Item 2D - Page 191
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Image 21: Building 1B, south elevation, view northeast (Chattel, 2023) Image 22: Building 1B, south elevation, view north (Chattel, 2023) Item 2D - Page 192
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Image 24: Building 1A, west elevation, view east (Chattel, 2023) Image 25: Building 1A, west elevation, view southeast (Chattel, 2023) Item 2D - Page 194
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Image 26: Building 1A, south elevation, view north (Chattel, 2023) Image 27: Building 1A, south elevation, view northwest (Chattel, 2023) Item 2D - Page 195
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Image 29: Typical stairs and first floor unit entrances at Building 1 cluster, view north (Chattel, 2023)
Image 30: Typical stairs and first floor unit entrances at Building 1 cluster, view north (Chattel, 2023)
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Image 31: Typical stairs and second floor unit entrances at Building 1 cluster, view southwest (Chattel, 2023)
Image 32: Typical stairs and first floor unit entrances at Building 1 cluster, view northwest (Chattel, 2023)
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Image 33: Building 2F, south (left) and east (right) elevations, view northwest (Chattel, 2023)
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Image 35: Buildings 2F (left) and 2C (right), east elevation, view west (Chattel, 2023)
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Image 37: Buildings 2C (left) and 2B (right), view southwest (Chattel, 2023) Image 38: Buildings 2F (left) and 2E (right), view southwest (Chattel, 2023) Item 2D - Page 202
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Image 39: Buildings 2B and 2E, west elevation, view northeast (Chattel, 2023) Image 40: Buildings 2E, south (left) and east (right) elevations, view northwest (Chattel, 2023)
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Image 41: Buildings 2D (left) and 2E (right), view north (Chattel, 2023) Image 42: Building 2D, south (left) and east (right) elevations, view northwest (Chattel, 2023)
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Image 43: Building 2D, west (left) and south (right) elevations, view northeast (Chattel, 2023)
Image 44: Building 2A, west elevation, view northeast (Chattel, 2023) Item 2D - Page 205
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Image 45: Building 3A, north (left) and west (right) elevations, view southeast (Chattel, 2023)
Image 46: Building 3A, south elevation, view north (Chattel, 2023) Item 2D - Page 207
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Image 47: Building 3A, south (left) and west (right) elevations, view northeast (Chattel, 2023)
Image 48: Building 3B, north (left) and west (right) elevations, view southeast (Chattel, 2023)
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Image 49: Building 3B, west (left) and south (right) elevations, view northeast (Chattel, 2023)
Image 50: Building 3B, south elevation, view northwest (Chattel, 2023) Item 2D - Page 209
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Image 51: Building 3B, south elevation, view north (Chattel, 2023) Image 52: Building 3B, south elevation, view northeast (Chattel, 2023) Item 2D - Page 210
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Image 53: Building 3B, south (left) and east (right) elevations, view northwest (Chattel, 2023)
Image 54: Building 3B, south elevation, view north (Chattel, 2023) Item 2D - Page 211
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Image 55: Building 3B, west (left) and south (right) elevations, view northeast (Chattel, 2023)
Image 56: Gate between Building 3B (left) and Building 3C (right), view northeast (Chattel, 2023)
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Image 57: Gate between Buildings 3B and 3C, view northwest Image 58: Building 3C, south (left) and east (right) elevations, view northwest (Chattel, 2023)
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Image 59: Building 3C, south elevation, view north (Chattel, 2023) Image 60: Building 3C, west (left) and south (right) elevations, view northeast (Chattel, 2023)
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Image 61: Building 3C, south elevation, view north (Chattel, 2023) Image 62: Building 3C, south (left) and east (right) elevations, view northwest (Chattel, 2023)
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Image 63: Building 3C, west (left) and south (right) elevations, view northeast (Chattel, 2023)
Image 64: Building 3C, south (left) and east (right) elevations, view northwest (Chattel, 2023)
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Image 65: Building 3C, east elevation, view west (Chattel, 2023) Image 66: Building 3C, east (left) and north (right) elevations, view southwest (Chattel, 2023)
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Image 67: Building 3C, north elevation, view southwest (Chattel, 2023) Image 68: Building 3C, west (left) and north (right) elevations, view southeast (Chattel, 2023)
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Image 69: Building 3C, north elevation, view southwest (Chattel, 2023) Image 70: Building 3C (left) and Building 2D (right), view west (Chattel, 2023) Item 2D - Page 219
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Image 71: Building 3C, north elevation, view southeast (Chattel, 2023) Image 72: Building 3C, east elevation, view northwest (Chattel, 2023) Item 2D - Page 220
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Image 73: Building 3C, west elevation, view southeast (Chattel, 2023) Image 74: Building 3B, east elevation, view southwest (Chattel, 2023) Item 2D - Page 221
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Image 75: Building 3B, north elevation, view south (Chattel, 2023) Image 76: Building 3B, east (left) and north (right) elevations, view southwest (Chattel, 2023)
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Image 77: Building 3B, north (left) and east (right) elevations, view southwest (Chattel, 2023)
Image 78: Building 3B, north elevation, view southeast (Chattel, 2023) Item 2D - Page 223
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Image 79: Building 3A, south elevation, view north (Chattel, 2023) Image 80: Building 3A, south elevation, view northeast (Chattel, 2023) Item 2D - Page 224
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Image 81: Building 3A, east elevation, view west (Chattel, 2023) Image 82: Building 3A, east (left) and north (right) elevations, view southwest (Chattel, 2023)
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Image 85: Building 3A, north elevation, view south (Chattel, 2023) Image 86: Building 3A, east (left) and north (right) elevations, view southwest (Chattel, 2023)
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Image 87: Non-original spa, view northwest (Chattel, 2023) Image 88: Non-original spa, view south (Chattel, 2023)
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Image 92: Building 4 (left) and Building 5 (right), view southeast(Chattel, 2023) Image 93: Building 5, north elevation, view southeast (Chattel, 2023) Item 2D - Page 233
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AttAchment F:

DesigneD LAnDscApe At the OcOtiLLO LODge,
J.c. miLLer, ASLA, 2023
OcOtillO lOdge
1111 e. Palm canyOn drive
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Photo credit: Eckbo Collection, UC Berkeley, College of Environmental Design Archives Designed Landscape at the Ocotillo Lodge
1111 E. Palm Canyon Drive, City of Palm Springs
J.C. Miller, ASLA
June 29, 2023
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JC Miller, Designed Landscape at the Ocotillo Lodge
June 29, 2023
1 Summary of Significance
The designed landscape at the Ocotillo Lodge is significant as one of only a few remaining intact examples of early postwar leisure travel destinations, an important aspect of the history of Palm Springs. Further, it has historic value as the work of a recognized master of modern landscape design, Garrett Eckbo and the office of Eckbo Royston and Williams. It is the only known collaboration between architect William Krisel and Garrett Eckbo.

The Landscape at the Ocotillo Lodge - Overview
Overview of the Ocotillo Lodge site design. Many aspects of the plan developed for the original use of the site as a hotel are still present, and functional for the current use, which is residential (condominiums).
• Parking and vehicle circulation relegated to the perimeter • Pedestrian entries limited and concentrated
• Large and centrally located social zone that includes a swimming pool and gathering areas. The central social zone is adjacent to and is highly visible from public areas of the primary building. The central zone and includes a strong visual character • Interstitial space between buildings and private areas associated with small stand-alone and clustered units include design motifs that repeat and reinforce the strong visual character of the central social zone
Research
Archives
Several visits to the College of Environmental Design Archives (CEDA) at the University of California Berkeley, the home of Eckbo’s papers as well as early records from the Eckbo Royston & Williams (ERW) office, did not yield significant documentation of the Ocotillo Lodge project.

Alternate searches were also made for variations on the project name including Sun Dial, Desert Holiday House, Holiday House, and Alexander Company. UCB Professor Emeritus Marc Treib was able to provide a single slide of the completed pool deck taken by Eckbo, but unfortunately, nothing else became known. The companion collection for Robert Royston, also located at the CEDA, were also searched for references to the project.

The absence of information in the CEDA collections on Eckbo projects for ERW from 1956 onward is not unprecedented. A number of important Eckbo projects in Southern California from that period, including the Koerner garden, are absent from the CEDA collection. It is worth noting that the Koerner Garden, also located Palm Springs, was work-in-progress at the same time as the Ocotillo Lodge.

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JC Miller, Designed Landscape at the Ocotillo Lodge
June 29, 2023
2 While the ERW partnership dissolved amicably in late 1957 with both Eckbo and Robert Royston forming successor firms, the process was likely not without friction. 1 Administrative functions
such as record keeping had been historically located in Northern California at the San Francisco headquarters of the firm. It appears that communication between the northern and southern California offices regarding non-critical issues such as file storage for closed projects may have broken down during the final years of the partnership. Historic project lists, detailed and methodically maintained during the earlier years of the partnership, become incomplete and obviously less organized in the final two years, 1955-57. With the dissolution of the ERW firm, projects records for jobs assigned to Eckbo or Williams were physically moved to Southern California. The remnants of Eckbo related projects that can be found in the Royston collection indicate that this was likely a less than perfect transaction.

Interviews with William Krisel
Conversations with William Krisel, the architect for the Ocotillo Lodge, confirm the involvement of Garrett Eckbo and his firm, Eckbo Royston and Williams (ERW) in the landscape design of the Ocotillo Lodge, but do not provide a perfect accounting of responsibilities.

In a series of interviews conducted in 2015 in preparation for the book William Krisel’s Palm Springs: The Language of Modernism, Krisel discussed his relationship with Garrett Eckbo and Eckbo’s role in the landscape design for the Ocotillo Lodge.2 In those conversations, Krisel recounted his early association with Eckbo while he (Eckbo) was teaching at USC. Krisel credited Eckbo’s lectures as fundamental to his understanding and approach to landscape design and recalled that he connected with Eckbo for professional advice outside the classroom. Krisel also worked intermittently for the older landscape architect on an informal basis. He recalled that this work included the preparation of drawings for Eckbo’s first book, Landscape for Living (1950).

Item 2D - Page 239
JC Miller, Designed Landscape at the Ocotillo Lodge
June 29, 2023
3 Krisel credited Eckbo with the planting design, but was critical of some of the plant choices and landscape construction details. He believed some of the original plant specified were not well suited to the desert climate and that they were probably standards from “Eckbo’s Los Angeles plant list”. Similarly, while he praised the curved arbor detail as a design response to the curved façade of the building, he did not believe believed that the construction was appropriate to the desert climate. By Krisel’s account, the wooden upper layer of the arbor, failed because it was under tension since it was bent to a curve. He recalled that the upper portion of the trellis cracked and failed within a few years of installation.

Significance
Eckbo Royston and Williams executed a number of projects in Palm Springs during the postwar development burst in the desert. As was typical of the mix in the office at that time, most of the work was private residential gardens; notable exceptions were the landscape adjacent to newly constructed Palm Springs City Hall, the Town and Country Shopping Center, and the grounds at the new Ocotillo Lodge. These landscapes introduced and made accessible modern landscape design concepts to public. Of the three ERW designed public places developed between 1950 and 1960, only the grounds of the Ocotillo Lodge persisted for a significant length of time. In the years following the opening of the hotel, it hosted thousands of visitors, immersing them in a very specific modern environment, a distinct combination of architecture and designed landscape. Publication, whether in a national or regional magazine or professional journal, or by the responsible design firm, is often used as a measure for determining historic significance.

There is no indication that the grounds of the Ocotillo Lodge were widely published in print, but an argument can be made that the many guests to the hotel and others that met at the popular restaurant were exposed to modern design, specifically the version of modernism that Eckbo described in detail in his milestone book, Landscape for Living. In this way it was published to large audience of postwar travelers through direct experience of the place.

Garret Eckbo’s career, perhaps more accurately his life’s work, was multifaceted. While widely known for his success as a landscape architect, he was also an educator, writer, and theorist.

His prominence in the field of postwar landscape architecture is such that current discussions often describe him as “the father of modern landscape architecture.”3 A survey of his legacy, both the built and published work, indicates that he considered his writings as important as his designs. In both Landscape for Living (1950) and the subsequent Art of Home Landscaping (1956), he provides his audience with a thoughtful, thorough, and detailed guide to the principles of landscape design. Beyond “how to” instructions however, Eckbo’s writing is, in his own words, a “why-to” of landscape architecture. This is immensely helpful to retrospective analysis of his built work. When considering authorship of the landscape design for the Ocotillo Lodge, Eckbo’s writing confirms his role as prominent. When taken in the context of Landscape 3 Among others, Los Angeles Conservancy Website: https://www.laconservancy.org/architects/garrett-eckbo Item 2D - Page 240
JC Miller, Designed Landscape at the Ocotillo Lodge
June 29, 2023
4 for Living, it is clear that aspects of the landscape at the Ocotillo Lodge are physical representations of his theories.

This is especially applicable to structural elements such as the arbor or arrangement of paving.

In chapter XIII, Anti-Gravity Materials - Structural Elements Out-of-Doors, Eckbo explains his concept for the relationship between planting and frame structures. The relationship he outlines in his writing could be a description of the pool arbor, and the curved path beyond it edged with Queen Palms, and Italian Cypress. The alternating planting creating a strong rhythm experienced by guests walking the outer perimeter of the central pool area.

The amount and kind of structure in a garden or park is determined, partly by subjective esthetic factors, and more by the intensity of the specific practical problem - screening, space definition, and the amount budgeted for installation… The analogy between plants and frame structures, both being free elements defying gravity and defining or clarifying space, is quite strong… Plants should work with frame structures in the delineation of space in a parallel and supplementary way… Regular spacing and geometrical arrangements will establish relations with the forms of frame structures.4 The path and planting on the south end of the central swimming pool clearly demonstrate Eckbo’s theoretical arguments for a coherence between structure and planting. Photo credit: Eckbo Collection, UC Berkeley, College of Environmental Design Archives
4 Garrett Eckbo, Landscape for Living, F.W. Dodge Corporation, 1950: 118 Item 2D - Page 241
JC Miller, Designed Landscape at the Ocotillo Lodge
June 29, 2023
5 The strong ground plane pattern in the concrete paving at the Ocotillo Lodge is a characterdefining feature of the landscape. The geometry of the paving, a combination of curves played against angles is reminiscent of many Eckbo designs from the period.

In this snippet of a plan from Eckbo’s own garden (Alco Forecast Garden 1955) the combination of arcs, curves and angles are visible as a dominant feature of the pavement design. Eckbo explored similar geometries for the grounds at the Ocotillo Lodge. Image Credit: Eckbo Collection, UC Berkeley, College of Environmental Design Archives The play of curve against angles was a favorite device used by Eckbo to generate dynamic movement through space. In his plan for the central quad area at Long Beach City College (1961). In this site plan, he juxtaposed half circles with ninety degree angles. For the grounds of the Ocotillo Lodge he employed flatter arcs and acute or obtuse angles. Photo credit: UC Berkeley, College of Environmental Design Archives Item 2D - Page 242
JC Miller, Designed Landscape at the Ocotillo Lodge
June 29, 2023
6 A signature element, it identifies the design as the work of Eckbo. It is fortunate that large areas of original paving remain. Paint and other coatings as well as patches, and areas of fill reduce the integrity of the original plan slightly.

The angles made by pavement edges, joints, and impressed lines combine to give energy and movement to the ground plane at the Ocotillo Lodge. This is a signature Garett Eckbo design element. Photo Credit: JC Miller 2023 Eckbo’s paving design for the Ocotillo Lodge plays shallow arcing curves against linear geometries to create dynamic tension in what would otherwise be a static arrangement. Photo Credit: JC Miller 2023 Item 2D - Page 243
JC Miller, Designed Landscape at the Ocotillo Lodge
June 29, 2023
7 In this photo from Garett Eckbo’s personal slide collection, the design elements visible; arbor, planting, hardscape, and shuffleboard court are all landscape features that interviews with architect William Krisel confirm as the work of Garett Eckbo. Photo credit: Eckbo Collection, UC Berkeley, College of Environmental Design Archives Although somewhat altered over time, the Eckbo designed hardscape layout at the Ocotillo Lodge is still visible.

Hidden beneath layers of paint, the shuffleboard court is visible in the right-hand corner of the image.

Photo Credit: JC Miller 2023
Item 2D - Page 244
JC Miller, Designed Landscape at the Ocotillo Lodge
June 29, 2023
8 The strong lines generated by pavement edges, score and expansion joints, and broad lines impressed into the surface draw and move the eye of the visitor. Landscape for Living can again be looked to for precedent on this important feature.

Poured concrete as a sheet material, is more flexible for irregular areas the unit pavers.

There are many possibilities for giving it character by stain, tooling, and special aggregate… Variations in pattern are matters of design ingenuity and workmanship.

Fussy decorative Beaux Arts patterns should be rejected in favor of simpler relations of area and line work in keeping with the general design concept of the outdoor space.

Contrasts or directional forms in the paving should reinforce, rather than disrupt, the general space relations. Lines or bands of concrete give direction and connect units.5 Other aspects of the Ocotillo Lodge landscape lend themselves to a similar reading in the context of Eckbo’s book, but an exhaustive listing would belabor the point.

Item 2D - Page 245
JC Miller, Designed Landscape at the Ocotillo Lodge
June 29, 2023
9 Character-Defining Features6
The following character-defining features are elements of the Ocotillo Lodge designed landscape that are still extant and convey the original design intent of Garrett Eckbo, in collaboration with William Krisel.

Site
• Parking and vehicular circulation regulated to the perimeter • Pedestrian entries limited and concentrated
• Large and centrally located social zone that includes a swimming pool and gathering areas
Circulation
• Network of concrete paved pedestrian paths throughout the complex (originally unpainted)
• Concrete path design, including angularity of forms and scoring patterns Small scale features
• Circular pebble aggregate "pads" in the dining terrace area • Remnant of crescent-shaped arbor in paving pattern/planter at south end of the pool • Remnant of shuffleboard court in paving pattern on east side of pool • In-ground planters located adjacent to buildings and in the central social zone, typically with angular shapes
Vegetation
• Tall Washingtonia palm trees throughout the complex, both in private patios and in common areas
6 Compiled in collaboration with Katie Horak, Principal, Architectural Resources Group.

Item 2D - Page 246
Attachment G:

Historic Drawings
Ocotillo Lodge
1111 E. Palm Canyon Drive
Palm Springs, California
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Ocotillo Lodge, 1111 E. Palm Canyon Drive, Palm Springs, California Attachment G: Historic Drawings
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Chattel, Inc. | Historic Preservation Consultants
Image 12: Typical foundation plan and sections for north building units at Ocotillo Lodge, 1955-1957 (Gift of William and Corinne Krisel. William Krisel Architectural Archive. The Getty Research Institute, Los Angeles (2009.M.23) (C) J. Paul Getty Trust) Item 2D - Page 260
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Chattel, Inc. | Historic Preservation Consultants
Image 13: Typical elevations for north building units at Ocotillo Lodge, 1955-1957 (Gift of William and Corinne Krisel. William Krisel Architectural Archive. The Getty Research Institute, Los Angeles (2009.M.23) (C) J. Paul Getty Trust) Item 2D - Page 261
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Chattel, Inc. | Historic Preservation Consultants
Image 14: Elevations and floor plan for north building unit with access to trash enclosure at Ocotillo Lodge, 1955-1957 (Gift of William and Corinne Krisel. William Krisel Architectural Archive. The Getty Research Institute, Los Angeles (2009.M.23) (C) J. Paul Getty Trust) Item 2D - Page 262
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Chattel, Inc. | Historic Preservation Consultants
Image 15: Plan for administration building at Ocotillo Lodge, referred to as Sundial Hotel, 1955-1957 (Gift of William and Corinne Krisel. William Krisel Architectural Archive. The Getty Research Institute, Los Angeles (2009.M.23) (C) J. Paul Getty Trust) Item 2D - Page 263
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Image 16: Floor plan for villa-style bungalows at Ocotillo Lodge, referred to as Desert Holiday House, 1955-1957 (Gift of William and Corinne Krisel. William Krisel Architectural Archive. The Getty Research Institute, Los Angeles (2009.M.23) (C) J. Paul Getty Trust) Item 2D - Page 264
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Ocotillo Lodge, 1111 E. Palm Canyon Drive, Palm Springs, California Attachment G: Historic Drawings
Chattel, Inc. | Historic Preservation Consultants
Image 17: Floor plan for courtyard-style bungalows at Ocotillo Lodge, 1955-1957 (Gift of William and Corinne Krisel. William Krisel Architectural Archive. The Getty Research Institute, Los Angeles (2009.M.23) (C) J. Paul Getty Trust) Item 2D - Page 265
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Ocotillo Lodge, 1111 E. Palm Canyon Drive, Palm Springs, California Attachment G: Historic Drawings
Chattel, Inc. | Historic Preservation Consultants
Image 18: Sketch drawing of interior of villa-style bungalow, 1955-1957 (Gift of William and Corinne Krisel. William Krisel Architectural Archive. The Getty Research Institute, Los Angeles (2009.M.23) (C) J. Paul Getty Trust) Item 2D - Page 266
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OCOTILLO LODGE
BALLOT RECEIPT LIST - SPECIAL 2022
REC'D PARCEL # YES NO ABSTAIN UNIT OWNER OWNER2
1/12 511035095 1 353 * Farr Away Brands, LLC
1/3 511035077 1 335 A. Wagner, TTE & J. Neumeister
1/11 511035029 1 206 Adam Jude Graff
1/10 511035025 1 202 Adrian Crook
1/12 511035040 1 221 AEN Investments LLC
1/24 511035031 1 208 Andrea Boccarosse
316 Andrea Rarrick
117 Andrew & Bridget Toms
1/14 511035034 1 215 Andrew Dana Bender
1/12 511035089 1 347 Anita Miller
209 April Leigh Saez
1/4 511035086 1 344 Ashraf & Eric Leblanc
1/4 511035106 1 364 B. Blake & R. Gendron
1/10 511035036 1 217 B. Ragghianti & K. Curtis
1/12 511035023 1 126 Barbara Morris
1/12 511035103 1 361 Beverly Watson
1/12 511035081 1 339 Beverly Watson
1/13 511035080 1 338 Beverly Watson
1/210 511035037 1 218 Bobbie Sheets
12/29 511035126 1 386 Brian C. Kramer
1/7 511035070 1 325 Brian J Olpin
1/10 511035122 1 382 C. Palmentiero & J. Silvar
1/5 511035017 1 120 Chantel Cruikshank
1/6 511035020 1 123 Christine Schatz
1/19 511035124 1 384 Curtis Kiepprien
312 Danuta Munger
359 David & Nanci Komonoski
1/7 511035119 1 377 David & Sarah Magidoff
1/14 511035003 1 103 Dennis Groveman
1/5 511035105 1 363 Eberhard & Anke Weiss
1/13 511035093 1 351 Eddie Blake
12/30 511035047 1 302 Edward & Sharon Rothlein
1/5 511035045 1 226 Elena Todorut
1/12 511035024 1 201 Freddie Marsh & David Emery
348 Freeda Gugino
1/24 511035097 1 355 G. Pattengale & N. Weinger
1/12 511035127 1 387 Gary & Phyllis Henderson
1/18 511035104 1 362 Gayane Vahradian
1/12 511035038 1 219 Genaro De Leon
1/19 511035084 1 342 Gene & Bonnie Jenkins
1/18 511035041 1 222 Geoffrey Campbell
1/14 511035114 1 372 Germaine Sayan
1/24 511035030 1 207 Heather Mcdonald & Erica Solis
1/10 511035116 1 374 J. & G. Brittan
1/4 511035083 1 341 J. & Z. Mone
1/5 511035073 1 331 J. Barentine & Y. Mhemedi
1/4 511035053 1 308 J. Guerrero & S. Corpus Jr
324 Jack D. Horner
1/10 511035066 1 321 Jaime Silvar
1/5 511035074 1 332 Jamal Hammadi, TTE
1/21 511035015 1 118 James Baugh & Asia Lee
309 James Herbert
1/12 511035117 1 375 James M. Hay & Jacob C. Stucky
104 Jason Sands
122 Jason Sands
1/24 511035044 1 225 Jennifer K. & Joseph D. Booth
1/19 511035001 1 101 Jenny Huang & Tony Wong
360 Jerome & Diane Klayman
1/4 511035098 1 356 Joerg Ineichen TTE Joerg Ineichen 2013 Trust 1/21 511035016 1 119 John & Carole Simons
1/20 511035120 1 380 John Arrington Williams
367 John Heard & Keith Kendrick
383 Jon Defreitas & Ron R. Smith
110 Joseph & Ilana Arbusto
125 Joseph Ambrosavage
1 Item 2D - Page 267

OCOTILLO LODGE
BALLOT RECEIPT LIST - SPECIAL 2022
REC'D PARCEL # YES NO ABSTAIN UNIT OWNER OWNER2
1/12 511035096 1 354 Judy Bruno
1/19 511035012 1 112 K. Hale & R. Hale III
106 Karlon Talbert
1/4 511035115 1 373 Katherine B. Turner
1/12 511035046 1 301 Kathryn Horak
210 Kennon Corey
1/24 511035043 1 224 Krista Turkolu-Ray
1/5 511035051 1 306 Larry Perlman
1/5 511035062 1 317 Lawrence A. & Rosa M. Perlman
1/10 511035118 1 376 Lee A Queza & Russell K Iriye
369 Loretta Zimmerman
1/24 511035064 1 319 M. & J. Woodward-Raup
1/14 511035075 1 333 Madeline Khatchikian
1/24 511035021 1 124 Margaret Mary Mckenna
1/24 511035113 1 371 Mark & Dana Vernon
1/24 511035027 1 204 Mark & Johnathan Woodward-Raup
1/24 511035112 1 370 Mark David Groveman TTE
1/5 511035011 1 111 Martin Telfer
349 Martini Madness, LLC
205 Michael Kofman
1/5 511035088 1 346 Michele & Terry Johnson
311 Michele Lowe
343 Michelle Mikesell
352 Mike & Joanne Douthitt
223 Monica V. Silva
1/24 511035002 1 102 N. Newman & M. Barnholden Rosa Hu
310 Oasis Ocotillo, LLC c/o Ryan Windsor
1/13 511035072 1 330 Patricia A. Donovan
107 Patrick J & Ellen J Escarcega
1/19 511035078 1 336 Paul & Denise Walker
1/20 511035050 1 305 Paul & Norma Krijger
121 Paul Guerrero
1/12 511035005 1 105 Philip J. Prieto
1/10 511035110 1 368 PJWBFW INVESTMENTS LLC
320 Querida Pearce
1/13 511035039 1 220 Reuben N. Caldwell
1/14 511035100 1 358 Richard M. & Lorie L. Walkeden
1/14 511035092 1 350 Robert & Corinne Wasslen
1/19 511035068 1 323 Robert & Darleen Church
1/7 511035052 1 307 Robert C. Adams
1/14 511035087 1 345 Robert G Milton
1/10 511035009 1 109 Robert J. Rueth
1/13 511035108 1 366 Robert Scott
357 Ronald & Kathleen Wasslen
1/5 511035107 1 365 Rosa Hu
12/30 511035121 1 381 Ruth B. Little
385 S. & H. & S. & M. Pytlarz
1/19 511035071 1 326 S. Reed & R. Hundley Jr
1/19 511035026 1 203 Salvatore Sabella
1/12 511035048 1 303 Steven Feinberg & Claudia Wise
1/4 511035067 1 322 T. Verwers & M. Petersen
1/12 511035079 1 337 Ted Winchester
304 Valerie Vetrano, TTE
1/21 511035063 1 318 Vicky Stein
1/4 511035076 1 334 Vonnie Foley
216 Wallace & Ruth Hill
1/5 511035008 1 108 Yulonda Rios Beach Props. LLC
340 Zaina G Mone & Mimi Hess
1/3 511035060 1 315 Zoe & Paul Zanettos
64 25 2
2 Item 2D - Page 268

ATTACHMENT D
Item 2D - Page 269
Item 2D - Page 270
RESOLUTION NO. HSPB #154

A RESOLUTION OF THE HISTORIC SITE PRESERVATION

BOARD OF THE CITY OF PALM SPRINGS, CALIFORNIA,

RECOMMENDING THAT THE CITY COUNCIL DESIGNATE
"OCOTILLO LODGE" LOCATED AT 1111 EAST PALM
CANYON DRIVE, A HISTORIC DISTRICT, (HSPB #154 / HD11) SUBJECT TO CONDITIONS, APN #511-035-001 THROUGH 511-035-128.

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 June 30, 2023, the Ocotillo Lodge Owners Association (OLOA) filed an application with the City pursuant to Article Ill, Section 8.05.090 (Procedure and Criteria for Designation of a Historic District) of the Palm Springs Municipal Code requesting historic district designation for the "Ocotillo Lodge" located at 1111 East Palm Canyon Drive. The application included a historic resources report ("the report").

C. WHEREAS, on March 4, 2021, January 6, 2022 and January 10, 2022 the City's Historic Preservation Officer ("HPO") Ken Lyon attended meetings with property owners within the proposed historic district as required by the City's Historic Preservation Ordinance; and
D. WHEREAS, OrJ May 1, 2024, members of the Historic Site Preservation Board (HSPB) conducted site inspections of the proposed historic district, accompanied by City staff; and
E. WHEREAS, on May 7, 2024 a noticed public hearing of the Palm Springs Historic Site Preservation Board ("HSPB") to consider Case HSPB #154 / HD-11 was held in accordance with applicable law; and
F. 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 RELATIVE TO THE CRITERIA FOR THE DESIGNATION OF HISTORIC DISTRICTS.

Item 2D - Page 271
Resolution No. HSPB 154 / HD-11 - "Ocotillo Lodge"

Page 2 of 8 ends

Palm Springs City CouncilMay 23, 2024

Palm Springs City Council
May 23, 2024