ATTACHMENT D
(HSPB Resolution, Report, Minutes)
HI
STORIC SITE PRESERVATION BOARD
STAFF REPORT
D
ATE: April 7, 2026 PUBLIC HEARING
SUBJECT: APPLICATION B Y EICHOLZ SCOTT FAMILY TRUST FOR HISTORIC SITE DESIGNATION OF “THE SNYDER RESIDENCE” LOCATED AT 271 WEST MERITO PLACE, (APN 505-301-001) CASE: HSPB #176 (SY) F
ROM: Department of Planning Services
S
UMMARY
T
he current homeowners, Robert Eicholz and Steven Scott, are seeking Class 1 historic status for the residential property at 271 W. Merito Place in the Old Las Palmas neighborhood. In 1932, John and Estella Snyder purchased two parcels in the Merito Vista tract and constructed their “permanent winter home”. The residence was designed in the Spanish Colonial Revival style by master designer William Charles Tanner . The home, also referred to as “Morado la Estella” has a period of significance from 1932 to 1943, corresponding to the years when the Snyder family owned the property.
I
f designated as a historic resource, the property would be subject to the regulations outlined in Section 8.05 of the Palm Springs Municipal Code.
RE
COMMENDATION:
1. O
pen the public hearing and receive public testimony.
2. Close the public hearing and adopt Resolution HSPB #176, “A RESOLUTION OF
THE HISTORIC SITE PRESERVATION BOARD OF THE CITY OF PALM
SPRINGS, CALIFORNIA, RECOMMENDING THAT THE CITY COUNCIL DESIGNATE “THE SNYDER RESIDENCE” LOCATED AT 271 WEST MERITO PLACE, AS A CLASS 1 (LANDMARK) HISTORIC RESOURCE, HSPB #1 76, SUBJECT TO CONDITIONS (APN #505-301-001).”
B
ACKGROUND AND SETTING:
A
ccording to the findings in the historic resources report, the building footprint of the home was consciously positioned off center and slightly to the northeast portion of the site to maximize garden space. Tanner had great success as a designer because of his knowledge of adobe homes and Spanish haciendas. Utilizing different building materials and decorative details, the Snyder Residence was immediately recognized as an outstanding example of desert living.
Historic Site Preservation Board Staff Report April 7, 2026 HSPB-176 – The Snyder Residence
AERIAL VIEW OF THE SUBJECT PROPERTY, 2026.
NORTHWEST CORNER OF THE RESIDENCE, 2025.
Historic Site Preservation Board Staff Report April 7, 2026 HSPB-176 – The Snyder Residence
SOUTH (REAR) ELEVATION OF THE RESIDENCE, 2025.
Related Relevant City Actions by HSPB, Planning, Fire, Building, etc.
April, 2026 Site inspection by members of the HSPB and City Staff.
Ownership Status
March, 2020 Purchased by the current owner.
Historic Context Statement “Between the Wars (1919-1941)” Palm Springs was transitioning into an exclusive winter resort town during this period between the wars. Early pioneers like Pearl McManus and Prescott T. Stevens started to develop the first residential subdivisions and the Hollywood elite and business tycoons flocked to the desert to build their seasonal retreats and estates .1 Merito Vista was one of the early subdivisions that gained a reputation for quality homes designed in the Spanish Colonial Revival style or other iterations of the California Ranch style.
Context: Single-family Residential Development (1919-1941) Theme: Single-Family Residential Development (1919-1941) Sub-theme: Depression-Era SF Residential Development (1930-1941) Registration Requirements: To be eligible under this theme, a property must:
Date from the period of significance; and
R epresent important patterns and trends in residential development from this period, including representing 1920s and 1930s development and settlement patterns; an association with an important developer; an association with Palm Springs as an artists’ enclave; an association with tourism in Palm Springs; or
R epresent an excellent, rare, or influential example of an architectural style, property type, or method of construction; or be associated with a
1 City of Palm Springs Citywide Historic Context Statement “Palm Springs between the Wars (1919-1941)”, 71.
Historic Site Preservation Board Staff Report April 7, 2026 HSPB-176 – The Snyder Residence
significant architect or designer; and display most of the character- defining features of the property type or style; and
Retain the essential aspects of historic integrity
Context: Architectural Styles & Local Practitioners
Theme: Single-family Residential Development between the Wars Sub-theme: Spanish Colonial Revival
Registration Requirements: To be eligible under this theme as an excellent example of its architectural style, a property must:
Retain most – though not necessarily all – of the character-defining features of the style, and continue to exhibit its historic appearance If important for illustrating a particular architectural style or construction technique, must retain most of the physical features that constitute that style or technique.
ANALYSIS:
The historic resources report (“the report”), site visit, and city documents and forms are the basis of this staff report. The report calls attention to the character-defining features of the property and provides detailed background information regarding the developing cultural trends in the area during the period of significance.
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.
Historic Site Preservation Board Staff Report April 7, 2026 HSPB-176 – The Snyder Residence
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:
Analysis of Historic Significance. (PSMC 8.05.070 (C,1, a) The site, structure, building or object exhibits exceptional historic significance and meets one or more of the criteria listed below:
The Snyder family purchased two parcels in the subdivision and commissioned William C. Tanner to design their winter home in Palm Springs. The home demonstrates a strong association with residential development patterns during this period in between the wars and a connection to a prominent designer with local distinction.
(Criterion i) The resource is associated with events that have made a meaningful contribution to the nation, state or community;
Based on the research provided in the report, no meaningful or significant event s that made a contribution to the nation, state or local community occurred at this site, thus, this criterion is not met.
(Criterion ii) The resource is associated with the lives of persons who made a meaningful contribution to national, state or local history;
After searching for a location with a dry climate and low altitude, John and Estella Snyder made Palm Springs their winter home and became the first owners from 1932 to 1943, after which the property transferred to eight subsequent owners. While each owner maintained professional affiliations and contributed to the community in various ways , none individually meets this criterion for historic significance.
(Criterion iii) The resource reflects or exemplifies a particular period of national, state or local history;
During this period between the wars, Palm Springs was going through a transformation from its sanatorium past to a winter luxury resort. Architecturally, the influence of the 1915 Panama-California Exposition in San Diego ignites an interest in Spanish-Mediterranean Revival architecture throughout the region.
2 This aesthetic was immediately adopted for
its adaptability to the desert environment and its exotic appearance. Many seasonal homes were built in this style including the Snyder Residence which was a custom-built home. The homes designed in this style tend to utilize a combination of different materials such as tile, wood, decorative iron features and slump blocks. 271 West Merito Place in
2 City of Palm Springs Citywide Historic Context Statement “Palm Springs between the Wars (1919- 1941)”, 53.
Historic Site Preservation Board Staff Report April 7, 2026 HSPB-176 – The Snyder Residence
the Old Las Palmas neighborhood is a one- story home with modest proportions laid out in a u- shape plan. The horizontality of the home stretches across the lot but the gable roof forms give the structure height and articulation. The clay tile roof has a purple hue and the details in the fireplace and exterior fenestration give the home a distinct character.
Although modifications have been made to the original design of the home, the overall design of the site reflects the period of significance, thus this criterion is met.
(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 structures on the site were constructed using conventional methods of construction and materials that were available during the period. Criterion iv is not met.
(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;
William Charles Tanner, an accomplished artist and architect, was the man who designed the Snyder Residence at 271 W. Merito Place. His portfolio of work ranges from civic projects to residential estates around Southern California. The report specifies 19 10s- 1930s as his most prolific years, where he produces incredible art as well as architecture.
Perhaps one of his most notable works was the transformation of the Desert Inn Complex (1922-1926) for Nellie Coffman. The architecture was taken from simple wooden bungalows to the fashionable Spanish Colonial Revival and the Snyders resided there before building their winter home at 271 W. Merito Place. Tanner is responsible for other prominent homes such as Invernada (HSPB #56) and the O’Donnell Res idence (HSPB #19). 271 S. Merito Place was designed by Tanner during his active years and clearly demonstrates his genius and expert knowledge of the Spanish Colonial Revival style. The report also calls out the builders William Marte and H.L. Hansen as influential developers in Palm Springs during this period. Their quality of work was well known, and they worked with many other prolific architects like John Porter Clark and Albert Frey. Based on the findings in the report, 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
The resource is not within a historic district and does not qualify 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 is available on any pre-historic significance of the site.
Historic Site Preservation Board Staff Report April 7, 2026 HSPB-176 – The Snyder Residence
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 Snyder Residence is evaluated based on the following topics of integrity based on the Secretary of the Interior’s Standards:
Location.
The location of the home is in its original place of construction; therefore, the integrity of location is met.
Design.
The orientation and site placement of the home was designed to maximize open space along the south and west sides of the property . While these areas have since been adapted to accommodate the swimming pool a nd sports court, the overall sense of openness remains intact. The historic building footprint follows a C-shaped configuration that consists of a central core aligned along a n east-west axis and two wings positioned on either side of the main structure. This layout creates an open courtyard/patio area to the rear of the home. While a portion of this space was enclosed, the original spatial relationship is preserved, and the primary fireplace was restored and remains in its original location and appearance. A garage and recreation room were added in the 1980s in a design that is compatible with the existing home. The additions replicate and match key design features and finishes including the roof form . The site plan provided in the report on page 63 identifies the changes in more detail. Overall, the one-story residence, designed by Tanner in the Spanish Colonial Revival style continues to convey the simple massing, low-pitched gable roof forms , and much of the original exterior detailing. The integrity of the design remains largely intact.
Setting.
The Merito Vista tract was developed by Prescott T. Stevens and recorded as a subdivision in 1925, making it one of the oldest residential subdivisions in Palm Springs. 3 The layout of the lots in this subdivision deviates from the basic grid pattern by including curving streets and the natural beauty of the landscape and mountains as a backdrop for the homes is a feature that remains evident today . This area remains a low-density residential area with most properties consisting of larger parcels. The integrity of setting remains intact.
Materials.
The building materials used to construct 271 W. Merito Place consists of rough- hewn lintels and wooden rafters and eave brackets, slump stone with an adobe style appearance, and multi -hued barrel tile roof. Wooden French door s and casement windows remain and more recent additions to the home match the surrounding building materials but the wrought-iron detailing at the front entry feature was removed. Although some changes have been made, the overall integrity of the materials remains extant.
3 City of Palm Springs Citywide Historic Context Statement “Palm Springs between the Wars (1919- 1941)”, 72.
Historic Site Preservation Board Staff Report April 7, 2026 HSPB-176 – The Snyder Residence
Workmanship.
Despite being completed during the height of the Great Depression, the home exhibits a high level of craftmanship which is clearly evident in the slump stone walls, wooden carvings, wooden brackets, primary fireplace, and the wrought-iron hardware. The report includes historic photographs of the home that provide a clear comparison, proving that much of the original craftsmanship remains intact and visible today.
Feeling.
Designed as a winter retreat for the family, the site highlights the natural landscape and left enough open space around the home intended for future expansions of the garden and other amenities. The architectural design of the home remains distinctly intact, and the feeling of the site is true to its original intent. The integrity of feeling remains.
Association.
The design of the home maintains a strong association with the Spanish Colonial Revival style and still displays design characteristics of the designer William C. Tanner . The integrity of association with the period and the designer are intact.
DEFINING HISTORIC CHARACTERISTICS:
When evaluating a property for historic designation, it is important to identify the original elements that contribute to its historic significance from later additions or alterations.
While these changes may be sympathetic to the original design, it can c reate a false sense of historicity. Distinguishing original character -defining features from non- original elements will aid the HSPB when it is tasked with evaluating future alterations to the historic resource.
Character-defining features on pag e 64 of the historic resources report and the staff analysis of important features are listed as follows:
• Site design and placement of the home on the parcel
• An emphasis on horizontality including low pitched roof • Multiple gabled roof lines
• Vintage barrel roof tiles
• Blending of indoor and outdoor spaces
• Asymmetrical U-shaped layout
• Concrete block exterior wall treatments intended to imitate adobe brick • Overhanging eaves
• Covered patio
• The original 1932 residence
• Vintage Gladding, McBean roof tiles
• Wood rafter tails and wooden eave brackets
• Original portion of the covered patio with rustic stone fireplace • Wood and brick lintels
Historic Site Preservation Board Staff Report April 7, 2026 HSPB-176 – The Snyder Residence
• Multi-light and single-light casement windows
• Wooden French doors excepting that which fronts the 1985 garage conversion • Original wood-plank doors
• Original wrought-iron door hardware and shutter dogs
• Wooden shutters
• Sawtooth board siding under roof gables
• Copper hooded box window at master bedroom
• Concrete block perimeter wall
Non-contributing elements:
• 1984 swimming pool and spa
• Swimming pool/spa covered terrace
• 1984 tennis court and surrounding fencing
• Composition roofed patio extension
• Tennis court pavilion
• 1985 garage and recreation room
• Equipment enclosures
• Steel cages on various windows
• Glass panels on patio extension
• Non-original light fixtures
• Non-original front door
• Skylights on roof (8)
• Hardscape
• Landscape including statuary and art pieces
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 Snyder Residence meets the definition of a historic resource based on Criterion 3 and 5 of the Palm Springs Historic Preservation Ordinance and meets the necessary integrity findings to support its historic significance; therefore, staff recommends Class 1 Designation as a historic landmark property.
Historic Site Preservation Board Staff Report April 7, 2026 HSPB-176 – The Snyder Residence
PREPARED BY: Sarah Yoon, Associate Planner/Historic Preservation Officer REVIEWED BY: Anthony Riederer, Assistant Director of Planning Services
Attachments:
A. Vicinity Map
B. Draft Resolution
C. A pplication, related background materials, photos
D. Public Comments
EXCERPTS OF MINUTES
At the Historic Site Preservation Board meeting of the City of Palm Springs, held April 7, 2026, the Historic Site Preservation Board took the following action:
2A. AN APPLICATION BY E ICHOLZ SCOTT FAMILY TRUST FOR
HISTORICSITE DESIGNATION OF THE SNYDER RESIDENCE
LOCATED AT 271 WEST MERITO PLACE , (APN 505 -301-001) CASE:
HSPB #176, (SY).
Historic Preservation Officer Yoon presented the staff report and answered questions of the board.
Steve Scott (owner) described the research process for the designation application.
PUBLIC COMMENTS:
Steve Vaught (applicant) spoke i n support of the designation and elaborated on the home’s significance as a work of William Charles Tanner.
Tim Schoeffler (Vice President of Old Las Palmas neigh borhood organization) spoke in favor of the request for historic designation of the home.
Motion by Member Maschka Hitchcock, seconded by Member Paonessa to adopt a resolution for HSPB #176, with amendments to the list of character-defining features and non-contributing elements list, that the City Council designate the Snyder Residence as a historic Class 1 site. This action is not a project pursuant to CEQA.
AYES: Hansen, Bachman, Herr, Paonessa, Maschka Hitchcock, McCready, Moruzzi.
NOES: None.