ATTACHMENT C
(Application)
Laurence Harvey Residence
Louise & Lionel Steinberg Residence
Donald C. Hensman, FAIA - Conrad Buff III, FAIA
designed 1964, built 1969-1970
300 West Merito Place
Palm Springs, CA
Historic Resource Nomination
Prepared by Jade Thomas Nelson
“For me a home must be either very old or very modern.” -Laurence Harvey, July 1965
2 Table of Contents
Acknowledgements ….................................................................................................................3
1. Introduction ………………………………………………………………………………………………………………………4
1.1 Executive Summary ……………………………………………………………………………………………..4
1.2 Designation Criteria ……………………………………………………………………………………………..5
2. Architectural Description ........................................................................................................6
2.1 Site and Setting.........................................................................................................6
2.2 Building .....................................................................................................................8
2.3 Existing Conditions Photographs .........................................................................9-10
3. Permit History; Chronology of Development and Alterations Summary ……………………….11-13
4. Historic Contexts and Historic Resource Summary ................................................................14
4.1 Post-World War II Development in Palm Springs ...................................................14
4.2 Historic Resource Summary ..............................................................................15-57
4.3 Architectural Style ‘Mid-century Modern’..............................................................58
5. Regulations and Criteria for Evaluation .................................................................................59
5.1 City of Palm Springs Historic Resources and Historic Districts ............................59-61
6. Evaluation of Significance ......................................................................................................62
6.1 Previous Surveys and Designations ........................................................................62
6.2 Contexts, Themes, and Registration Requirements ...............................................62
6.3 City of Palm Springs Class 1 Historic Resource ..................................................63-65
6.4 Integrity Assessment ……………………………………………………………..........................65-67
6.5 Character-Defining Features ..................................................................................67
7. Conclusion ..............................................................................................................................67
8. Bibliography ..........................................................................................................................68 Appendix A. Chain of Title ……..…………………………………………………………69 Appendix B. Owner Letter of Support ……………………………………………….70 Appendix C. Property Data Form …………………………………………………71-72 Appendix D. 2013 Project Description ………………………………………………73 Appendix E. Current Drawings and Site Plans ………………………………74-75 Appendix F. Historic Plan Diagram ……………………………………………………76 Appendix G. Historical site/construction photos ………………………….77-80 3 CLASS ONE HISTORIC RESOURCE NOMINATION
Laurence Harvey Residence / Louise & Lionel Steinberg Residence Buff and Hensman, designed 1964, built 1969-1970
A C K N O W L E D G E M E N T S
The author would like to THANK the following for their professional expertise and/or assistance:
Sarah Yoon
Steven Keylon
Katherine Hough
Greg Fish
Leo Marmol
Pamela Bonino
Glenn Ostergaard
John K. Grist
Chris Keller
Rob Severe
Brian Montero
Cassandra Edney
DISCLAIMER: This report is based on the available records that have been found from various public sources and set within the broader knowledge of the related history of the local area, key architects, designers, contractors and other prominent locals. The author of this report has sourced information to the best of their ability and presented both findings and conclusions in good faith. Some public records may be incomplete and/or, in some cases, lost. Additionally, private files may exist beyond either the knowledge or reach of the author. Where there are gaps in records and public information, the author has made his best effort to hypothesize what may have likely happened and in certain instances made educated guesses to bridge gaps in the record. While the author believes this report to be as complete and accurate as is reasonably possible, he cannot be held accountable for any errors or omissions. 4 Donald C. Hensman and Laurence Harvey, November 1967 photo: Mark Traughber, source: U.S. Modernist
1. INTRODUCTION
The author of this Historic Resource nomination, Jade Thomas Nelson, is a Palm Springs native and past chair of the Palm Springs Historic Site Preservation Board. He is the owner/operator of P.S. Walk With Me, guided tours of historic Palm Springs and a self-employed researcher/historian. Jade is also a longtime board member of the Palm Springs Modern Committee and serves on their Education Committee, teaching students about modern architecture and Palm Springs history. The owners of 300 West Merito Place asked Mr. Nelson to write the Class One Historic Resource nomination for the Laurence Harvey/Louise and Lionel Steinberg Residence.
1.1 Executive Summary
Statement of Significance: The residence, located at 300 West Merito Place in Palm Springs, was custom designed in 1964 by master architects Buff and Hensman as a commission from the prominent actor Laurence Harvey. Construction began in 1969 and was completed in 1970 by builder John Newland. The period of significance is 1964 through 1981. Laurence Harvey (and Joan Perry Cohn) owned the property and residence from 1962 until 1972, when it was sold to husband-and-wife Lionel and Louise Steinberg who occupied the residence until 1981.
An important residential example of a Late Modern structure, the residence is in an early tract, Merito Vista (now known as the Old Las Palmas neighborhood), developed in the small resort town of Palm Springs. As defined in the Citywide Historic Context Statement & Survey Findings created by Historic Resources Group, the home exhibits numerous stylistic features that place it within the historic context of The Modern Period (1925-1960’s); and The Influence of the Entertainment Industry (1945-1969); the second period during which wealthy influential people and celebrities were building vacation/weekend homes in the growing and increasingly well-known resort town. 5 300 West Merito Place street-facing facade as of 2026
1.2 Designation Criteria
Criteria for the Designation of a Class 1 Historic Resource: Pursuant to the Palm Springs Municipal Code (PSMC) Section 8.05.070.C.1.: A site, structure, building or object may be designated as a Class 1 historic resource, 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 evaluation and analysis beginning on page 59, the Laurence Harvey/Louise and Lionel Steinberg Residence is eligible as a City of Palm Springs Class 1 historic resource.
The residence possesses strong historic significance and meets the following four 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 national and state history: Laurence Harvey, Lionel Steinberg, Buff and Hensman; (iii) Exemplifies a particular period in local history; (iv) Embodies the distinctive characteristics of a type, period or method of construction; and (v) Presents the work of a master architect(s), whose individual genius influenced their age (i.e., peers, profession), and possesses high artistic value.
Furthermore, the site possesses a high 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 Laurence Harvey/Louise and Lionel Steinberg Residence was evaluated as outlined in the Citywide Historic Context Statement & Survey Findings is THE MODERN PERIOD (1925-1960’s); and THE INFLUENCE OF THE ENTERTAINMENT INDUSTRY (1945-1969). The period of significance for 300 West Merito Place is associated with the timeframe in which Buff and Hensman designed/built the residence (1964/1969-1970) and Laurence Harvey owned the property (1962 -1972), enjoying it part-time for two years once the residence was completed. Significant subsequent owners, Louise and Lionel Steinberg, made sensitively appropriate changes between 1972-1981.
6 2. ARCHITECTURAL DESCRIPTION
2.1 Site and Setting
The subject property, 300 W. MERITO PL., is located about a quarter mile west of North Palm Canyon Drive and about a quarter mile north of Alejo Road and consists of a residential parcel (APN: 505293005) where N. Cahuilla Road meets W. Merito Pl. The land lies within Section 10 of the Agua Caliente Indian Reservation and is classified as a fee allotment.2
Site as outlined in red on the Agua Caliente Band of Cahuilla Indians GIS portal.
Left side shows main dwelling on Lot 93, right side shows combined portions of Lots 92/93.
Development in the adjacent neighborhood consists of low-scale large residential properties, reflecting a range of construction eras and styles that spans from the 1920’s to the 2000’s. The city block of the subject property location is in the housing tract known as “Merito Vista” within what is today known as the “Old Las Palmas Neighborhood” and contains single-level residences directly to the north, east, and west. The surrounding street grid was fashioned to run mostly perpendicular to Palm Canyon Drive so as not to adhere to a perfectly rectilinear plan and thus discouraging the main street traffic to make shortcuts through the vicinity.
The topography on three sides of the parcel is flat but approximately one mile to the west are the Mount San Jacinto foothills which provide a scenic backdrop to the subject residence. The main house parcel is rectangular in shape and measures 40,075 square feet (.92 acres) while the eastern unbuilt remainder of the site (a portion of lots 91 and 92) measures 18,731 square feet (.43 acres) for a total of 58,806 square feet (1.35 acres); the site’ssouth facing frontage runs alongside Merito Place, an east-west connector between the “uptown” commercial district and “Old Las Palmas.” The legal description of the site/parcels is “.92 ACRES M/L IN POR LOTS 91 & 92 AND LOT 93 MB 012/094 MERITO VISTA and .43 ACRES M/L IN POR LOTS 91 & 92 MB 012/094 MERITO VISTA.” 3 2 Agua Caliente Band of Cahuilla Indians GIS Portal, accessed February 2026, https://www.aguacaliente.org/gis.
See also Appendix B, Agua Caliente Band of Cahuilla Indians Land Status Map, February 2026. 3 Parcel dimensions obtained from the Riverside County Assessor‐County Clerk‐Recorder, February 2026. (This portion of lot 90
belongs to 815 N. Prescott
Drive)
2.1 Site and Setting (cont…)
Current aerial view of the site which sits just north of West Merito Place Note: the lot line (orange) to the north ends just beyond tennis/pickleball court then drops south to east of court and runs further east along the north edge of side yard to eastern perimeter hedging. The highlighted, red-roofed structure at the top center of the image is not part of this site.
The residential structure is comprised of a reverse squared C-shape building with the central notched out portion for outdoor living at the site’s western half. The bulk of the structure sits near the middle of the site with the northern and southern wings jutting towards the west. The low linear front elevation is punctuated by a recessed covered entryway just west of the side-by-side four car garage. The immediate surroundings of the residence are developed with poured terrazzo decking, both polished and rough, and concrete pads. Street facing landscaping is a mix of palo verde, mesquite, desert spoon (daisylirion wheeleri), red yucca (hesperaloe parviflora), and decomposed granite to match the terrazzo that begins at the front entryway. A low native field stone wall runs parallel to the western half of the front elevation, creating a raised planter bed for many of said plantings while the others are at street level. The primary façade of the residence is entirely visible from the public right of way and faces south, towards West Merito Place, and sits at the top of the T-intersection of Merito and North Cahuilla Road.
There is one neighboring home to the east and one to the west as well as one directly behind to the north. The eastern half of the property (portion of lots 91/92) is fronted by a 6-foot-high native field stone wall into which two bronze plaques reading “Villa Serena” and “300 Merito Pl.” were installed in the late 1980’s. 8 2.1 Site and Setting (cont…)
Riverside County Assessor’s Map (site is highlighted top right)
2.2 Building
The subject property contains a one-story late modern residence completed in 1970, with minor alterations and additions made in the 1970’s and subsequent decades (including pushing the garage closer to the street which has since been sensitively reversed). The building plan has a symmetrical C-shaped footprint and a concrete foundation. The building has a low flat roof with a flat parapet. The building’s fenestration is mostly single, floor-to-ceiling tinted glazing, both fixed and sliding. The materials are comprised of steel, wood, stucco, glulam beams, metal, field stone, and glass.
According to Marmol-Radziner, the architecture firm retained for the 2014-2017 restoration/refresh and for the pending free-standing addition:
“The main facades of the residence remain largely unchanged, relative to the condition the (current) owner/client accepted it. From the exterior, the largest impact of the renovation was the highlighting of the structural details of the post and beam language through use of a dark brown/black paint. Glazing was increased on the East façade, simplifying the layout to return the design closer to the original construction. The landscape was updated with layers of native planting.
Interior light quality was further balanced with the addition of skylights, bringing light deeper into the building. The Dining Room and Den were combined into an open, modern Great Room, further complimenting the original structure and further reducing visual obstruction to the outside”
9 2.3 Existing Condition (Post-Restoration) Photographs Since the 2013-2017 restoration, the house has been featured in various magazine publications including Architectural Digest; Architect; Elle Décor; and Palm Springs Life.
Front Entrance (looking north) Living Room (looking north) Dining Room (looking northwest) Primary Bath (looking northwest) Primary Bedroom (looking west)
10 2.3 Existing Condition (Post-Restoration) Photographs Pool Area view toward residence, looking southeast
View toward Front Entrance, looking south
photos courtesy Marmol + Radziner
3. PERMIT HISTORY: CHRONOLOGY OF DEVELOPMENT & ALTERATIONS The author has compiled this chronological list of historical building permits based on City of Palm Springs official records for 300 West Merito Place:
Date Owner Permit Type Descrip?on/Vendor
01/24/1969 Magla Produc`ons Building Plan Ch. 1-24-69
Building Permit B-65
“Architect, Buff &
Hensman, AIA”
Job Record Card
Permit nos. B-557, B608, P-273, M-201, A614. John Newland, contractor
5/16/1969 Magla Produc`ons Building Building Permit B-557 “construct 9 room
dwelling and garage.
Frame and stucco
Construc`on.
Composi`on roof.
J.L. Newland, contractor
6/04/1969 Magla Produc`ons Electrical Permit no. A-03291 Coast Elect + Ref.,
contractor
6/06/1969 Magla Produc`ons Building Permit no.B-608
“Construct 130’ x 4’
masonry retaining wall
10i from rear property
line”
Ray McBride, contractor
6/18/1969 Magla Produc`ons Mechanical Permit no. M-201
Desert Air Cond.,
contractor
6/20/1969 Magla Produc`ons Plumbing Permit no. P-273
Ross + Son Plumbing,
contractor
7/16/1969 Magla Produc`ons Swimming Pool
(bonding + lights only)
Job Record Card
Permit no. B-741
Master Pools, contractor
Date Owner Permit Type Descrip?on/Vendor
12 Date Owner Permit Type Descrip?on/Vendor
8/06/1970 Magla Produc`ons Plumbing permit no. P-841
Ross + Son Plumbing,
contractor
9/22/1970 Magla Produc`ons
and Joan Harvey
Cer`ficate of
Occupancy
COO for Lot 93, B-557
4/25/1983 Steinberg Roofing permit no. B-1404
Bob’s Roofing, contractor
8/22/1988 Bonino Building Permit no. B-13563
Change out four exis`ng
AC condenser units with
four new units.
True Air Temp,
contractor
9/08/1988 Bonino Building Permit no. b-13675
“Construct approx. 45
L.F. of 4.5’ high block
wall per City Detail.”
(was built instead at 8’h)
03/10/2009 Kaplan Building Permit no. C-23674
Replace water heater
4/05/2011 Kaplan Building Permit no. C-28886
Bathroom demo
4/05/2011 Kaplan Building Permit no. C-29108Plan
Check no. 9549
“Remodel and enlarge
master bathroom”
“New sliding glass doors”
Solterra, contractor
John Walsh, architect
Campbell Engineering
08/28/2013
Final Inspec`on:
08/05/2014
Laccone Building Permit no. 2013-2510 –
Remodel
Contractor / Architect:
Marmol Radziner
“Extensive structural and
non-structural remodel
of exis`ng residence.
Decrease square footage
by 150 sf”
13 08/28/2013 cont…
Final Inspec`on:
08/05/2014
Laccone Building Job Card: plumbing,
HVAC, Electric, Framing,
Insula`on, Drywall, Lath,
and Gas.
See Appendix D p.73 this
report for project desc.
05/31/2017 Laccone Building Permit no. 2017-2005 –
HVAC
“Change out 7 splits on
ground”
N/A 2019 Stevens
(300 Merito LLC)
Building/Electrical Permit no. 2019-984 –
PV system
3/16/2020
Final inspec`on:
8/25/2020
Stevens
(300 Merito LLC)
Building (Pool/Spa) Permit no. 2020-867
“New spa/relocate pool
equipment”
Architectural Blue,
contractor
05/20/2020
Final inspec`on:
10/1/2020
Stevens
(300 Merito LLC)
Building Permit no. 2020-1369
Electrical Panel Upgrade
04/10/2024 Stevens
(300 Merito LLC)
Building Permit no. BLDR 2023-
1639
“Massage room remodel,
addi`on of mechanical
room and laundry room"
Date Owner Permit Type Descrip?on/Vendor
Alterations summary:
• In 1973, the Steinberg’s hired Hal Broderick of Arthur Elrod and Associates to design/finish the interior. • In 1983, the Steinberg’s added a new roof.
• In 1988, the Bonino’s replastered the pool, added an 8 ft high block wall to the eastern side of the property and added bronze markers “Villa Serena” and “300 Merito Pl.” to the field stone wall fronting lots 91/92. • In 1993, the Axelrod’s retained the office of architect James Rodney Cioffi to design and build a 162 sq.ft. breakfast room addition (no permit on file) (removed in the 2018 restoration), renovate the kitchen and replace a sliding glass door with a fixed glass window between the then-existing living room and dining room elevations, as well as moving the dining area to be directly west of the kitchen for a new bedroom (see blueprints p. 54-55 of this report).
• In 2011, David Kaplan remodeled/enlarged the primary en-suite bathroom, adding new sliding glass doors. • In 2013, Rea Laccone embarked on a multimillion-dollar restoration, returning the property to its original footprint and refreshing the structure for modern-day living. • In 2017, Rea Laccone changed out and updated the HVAC. • In 2019, 300 Merito LLC added a new PV electrical system. • In 2020, 300 Merito LLC added a spa to the pool, moved pool equipment and upgraded an electrical panel. • In 2024, 300 Merito LLC remodeled a massage room and added both a mechanical and laundry room. 14 4. HISTORIC CONTEXTS AND HISTORIC RESOURCES SUMMARY
Historic contexts or significant historical themes provide the relevant framework within which to evaluate significance of the subject property. The subject property falls 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: Post World War II Single-Family Residential Development (1945-1969) Context: Architectural Styles & Local Practitioners
Theme: Modern Styles of the Post-World War II Era
Sub-theme: Mid-century Modern
Registration requirements for each theme are listed and used in Section 6, Evaluation of Significance.
Additional historic context relevant to the understanding of 300 WEST MERITO PLACE is provided below.
4.1 POST WORLD WAR II DEVELOPMENT IN PALM SPRINGS
Prior to World War II (WWII), the first subdivisions in what would become Palm Springs were built in the 1920’s, mostly surrounding the early resorts and shops. That decade and the next saw steady growth until the 1938 incorporation of the village to the City of Palm Springs. Given the initial developmental infrastructure put in place was primarily built to sustain early tourism and support services, the next ten years saw a rather clairvoyant and necessary development of utilities and services to pave the way for increased demand beginning in the mid 1940’s.
“Shortly after the end of World War II in September 1945, Palm Springs experienced a population boom much like the rest of Southern California. The City resumed annexation efforts in the late 1940s to expand its footprint and prevent encroachment from nearby cities.4 By the early 1950s, air conditioning became more and more common in the average home, turning Palm Springs into a feasible, year‐round place of residence (though seasonal population fluctuations continued as well).5 Opportunistic custom and tract home developers took advantage of newly incorporated undeveloped land to build…” -paraphrased from Historic Resources Group, City of Palm Springs Citywide Historic Context Statement & Survey Findings, prepared for the City of Palm Springs Department of Planning Services, December 2018, 142. 4 “P.S. Township To Be Extended,” The Desert Sun, August 6, 1948, 1. 5 City of Palm Springs Citywide Historic Context Statement & Survey Findings, 181. 15 4.2 HISTORIC RESOURCE SUMMARY
THE LAND Tract Development: Merito Vista Date: 1925 Developer: Prescott T. Stevens Boundary: N Via Monte Vista to the north, parcels to the north of North Palm Canyon Drive to the south, east side of West Crescent Drive to the west, and generally the west side of West Via Lola to the east.
Prescott T. Stevens
Prescott Thresher Stevens (1846-1932) was Palm Springs’ largest pre-World 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 cleaner air quality.
By 1920, Stevens had purchased a large amount of land north of what is now downtown Palm Springs.
He also bought several thousand acres from the Southern Pacific Railroad to the east and the north of the then “Palm Village” to ensure a steady supply of water for his holdings. He bought shares in the original Palm Valley Water Company and then co-formed the Whitewater Mutual Water Company and the Palm Springs Water Company. With his colleague Alvah Hicks, a master carpenter and nascent homebuilder, they subdivided many of Palm Springs’ earliest developments: the Merito Vista tract (1925), Las Palmas Estates (1926), and Palm Springs Estates (1927). Recognizing an ideal way to sell homes was through tourism, Stevens, Hicks and other developers built the legendary El Mirador Hotel in 1927 to attract wealthy mid-west/east coast elites looking to escape harsh winters.
Before long, Stevens was convincing tourists to trade up to home ownership.
Ad for Merito Vista
The Los Angeles Times, February 7, 1926
DEVELOPMENT HISTORY: 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.”6 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.7 Merito Vista was a success as it reportedly “...practically sold out during the first season.”8 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 1929.9 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.10 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.
6 “Display Ad 109,” Los Angeles Times, February 7, 1926. 7 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 1902 improvements to the White House grounds.
8 “Desert Acres Jump to $1500,” Los Angeles Times, April 25, 1926, E7. 9 Sanborn Maps online Los Angeles Public Library Database, Palm Springs Feb 1929, Sheet 8-9. 10 Greg Niemann, Palm Springs Legends (San Diego, CA: Sunbelt Publications, 2006), 130.
Source: City of Palm Springs, Citywide Historic Context Statement & Survey Findings, Historic Resources Group 16 LAND TITLE HISTORY (1925 – 1969)
Merito Vista land subdivision tract map, May 28, 1925. The subject parcels are highlighted. 29 May 1925: Prescott Thresher Stevens / Francis Sallie Stevens to Hellman Commercial Trust & Savings Bank
27 April 1926: Hellman Commercial Trust & Savings Bank
to Elizabeth W. Freeman
12 July 1926: Elizabeth W. Freeman
to California Trust Company, a corporation (LOTS 90, 91, 92) 20 August 1930: B of A of California, a corporation (LOT 93) to Vincent S. Kerans and Marjorie B. Kerans
5 February 1931: California Trust Company, a corporation to Elizabeth W. Freeman
15 November 1935: Elizabeth W. Freeman Hamlin (LOTS 90, 91, 92) to Henry E. Crawford
17 LAND TITLE HISTORY (1925 – 1969) cont…
11 December 1935: Henry E. Crawford (1/125th of 1/10th interest to each lot water rights) to The Whitewater Mutual Company
22 September 1937: Vincent S. Kerans and Marjorie B. Kerans (LOT 93) Indenture to The Whitewater Mutual Company
22 January 1938: Frank J. Walsh and Alma S. Walsh (LOT 93) to Selma E. Winter
11 May 1951: Selma E. Andrews (LOT 93)
to Bessie Litman
7 April 1953: Bessie Litman (LOT 93)
to Glenn B. Austin and Vivian I. Austin
At the time of this 1953 article in The Desert Sun, and, according to the title history, the Austin’s had only
purchased Lot 93; it would be 5 more years before
they took ownership to Lots 91 and 92.
18 March 1954: Estate of Henry E. Crawford (LOTS 90, 91, 92) to Leona M. Crawford
16 January 1958: Glenn B. Austin and Vivian I. Austin (LOT 93?) to Frank Sale and Julia B. Sale
(Next entry illegible)
21 February 1958: Trustees of Columbia U. and Shirley Sandusky Young (LOTS 90, 91, 92) to Glenn B. Austin and Vivian I. Austin
(Next entry illegible)
18 LAND TITLE HISTORY (1925 – 1969) cont…
8 April 1959: Frank Sale and Julia B. Sale (LOT 93)
to Irvin Jacobs and Adele Jacobs
Frank Sale was a Beverly Hills resident from Missouri. President of Aluminus Co. of America, he stayed at Villa Hermosa during visits to PS in the 1940’s. Frank Sale’s primary Palm Springs residence was 385 Vereda del Sur which he purchased in January 1956. -The Desert Sun, “By The Way” Dec. 14, 1948 and Jan. 10, 1956 Dr. Irvin Jacobs, 1887-1977, was from Lingonie, IN, lived in San Diego and died in Riverside, CA. His wife Adele B. Jacobs, 1895-1974, was from Glenco, IL. One of her sisters, Julia Blum Sale, was married to Frank Sale from whom the Jacobs’s bought LOT 93 in 1959. The Jacobs’s had three daughters, Lucille Hollender; Katherine Baker and Elaine Korshak who, ironically, would befriend future owner Louise Steinberg. 2 January 1962: Irvin Jacobs and Adele Jacobs (LOT 93)
½ interest to *MAGLA PRODUCTIONS, INC. a NY corporation and Joan Perry Cohn, widow, ½ interest
*Magla Productions, Inc., was Laurence Harvey’s production company, formed on July 22, 1957 during his engagement to Margaret “Maggie” Leighton. The name Magla is most likely a portmanteau of their names – Maggie and Laurence.
The Desert Sun ad, 20 March 1964
(one of several from Feb. 21 to Mar. 28, 1964)
29 July 1964: Glenn B. Austin and Vivian I. Austin (WEST 100 FT LOT 91 & 92) to Michael Nidorf & Lorena Nidorf
Michael Meyer “Mike” Nidorf
b. 15 October 1904, Philadelphia, PA - d. 22 May 1975, Los Angeles, CA The middle of three sons born to Harry and Rosey ‘Indorf’ of Russia, Michael served as a captain in the U.S.
Military. Later, he was appointed chief president and chairman of the board of International Television Corporation, a British company. Nidorf is best known as a musical talent manager, building the careers of singer Jo Stafford and big band leader/composer Glenn Miller. In 1960, Nidorf met actress Lorena Mayer (widow of Louis B. Mayer) at a birthday party at The Waldorf-Astoria. They married in 1961, and, together, were known and celebrated for their philanthropic endeavors until Nidorf’s death in 1975.
19 LAND TITLE HISTORY (1925 – 1969) cont…
Lorena (Jones) Danker Mayer Nidorf
b. 20 March 1907, Waycross, GA - d. 27 March 1985, Santa Monica, CA Lorena Jones arrived alone in Hollywood as actress Lorena “Layson” after her failed first marriage. She signed with Warner Brothers where she appeared mostly uncredited in twenty pictures. In 1934 her luck changed when she met and married Daniel J. Danker, called “the Mayor of Hollywood” for his many industry connections.
After Daniel’s death in 1944, Lorena Danker became known for her work at the J. Walter Thompson Company Hollywood office, securing actors for the Cecil B. DeMille Lux Radio Theatre. By late 1948, promptly retiring from show business, she became the second wife of MGM (Metro-Goldwyn-Mayer Studios) co-founder and studio mogul Louis B. Mayer until his death in 1957. Four years later, Lorena married her fourth husband, successful showbiz agent and talent manager, Michael Nidorf, with whom she remained until his death in 1975. A well-known philanthropic socialite, Lorena was a major supporter of The Music Center in Los Angeles (founder and member of the Blue Ribbon 400); active in charity work for the Salk Institute and St. John’s Hospital cancer research; the L.A.
Zoo; the Huntington Library; and Eisenhower Medical Center (EMC) in Palm Desert, CA, where she was a founding benefactor and, in 1973, the 31st named member of the EMC board of trustees. sources: IMDB, findagrave.com, The Desert Sun
Lorena pictured with Louis B. Mayer
27 October 1969: Michael Nidorf & Lorena Nidorf (WEST 100 FT LOT 91 & 92) to MAGLA PRODUCTIONS, INC. and Joan Perry Harvey, a married woman as her separate property, as tenants in common.
4 November 1969: Laurence Harvey, married man, husband of the grantee hereby remises, releases and forever quitclaims (WEST 100 FT LOT 91 & 92) to Joan Perry Harvey, a married woman, as her separate property. 20 THE ARCHITECTURAL FIRM
Buff and Hensman
History
‘In 1948, while attending the University of Southern California (USC) School of Architecture and working together designing tract and model homes (but prior to beginning their practice), Conrad Buff III and Donald C. Hensman accepted a request by the Dean of the School of Architecture to assume teaching duties of a former senior professor. Therefore, Buff and Hensman were concurrently working professionals, students, and teachers, all before being licensed or graduating.’
‘In 1952, they began their practice Buff and Hensman, while both continuing to teach and be associated with USC. Calvin Straub joined the practice by 1957, becoming Buff Straub and Hensman (1957-1962) - all licensed by the American Institute of Architects (AIA); Straub was head of design at USC in the 1950’s, serving as a teacher, mentor, friend, and later, partner. During this period the firm designed some of its most significant work (and won more than 30 awards from the AIA) with their masterwork being Case Study House #20 aka the Saul Bass House (Altadena, 1958), built of factoryproduced stressed skin panels and plywood vaults. Despite meticulous engineering calculations, the architects were not awarded a building permit until completing a sample plywood vault loaded with weights. Their open plan introduced the concept of zoning: the owner's zone with studio office; garden; master bedroom & bath; a formal zone with living and dining rooms and entry atrium; a family zone with kitchen; family room; dining terrace; two additional bedrooms; and swimming pool. Straub's own design for his post-and-beam home in Pasadena also brought the practice many commissions.’
‘In 1962, the firm became known as Buff Hensman and Associates upon Straub’s acceptance of a professorship to teach architecture at Arizona State University in 1963. Even after Straub left Buff and Hensman, his designs and architectural style made an indelible mark on the firm and would continue to influence its projects without him. Conrad Buff died in 1989 and Dennis Smith joined the partnership that same year to form Buff Smith and Hensman, from which Hensman retired in 1998. Smith continues with the practice, located in Pasadena, CA.’ - paraphrased from: https://architectuul.com/architect/buff-smith-and-hensman The Architects
Conrad Buff III, FAIA (1926 – 1989) Born in Eagle Rock, California, Buff’s parents collaborated on children's books and his father, Conrad Buff II, was a prominent painter of the American southwest. Family acquaintances included opera singer Lawrence Tibbett along with architects Rudolph Schindler and Richard Neutra, one of whose first architectural commissions was re-designing the garage for the Buff family home. During WWII, Conrad Buff III served in the U.S. Navy, based in Maryland where he met his wife Elizabeth (Libby) - a skipper's yeoman. After the War, he enrolled at the University of Southern California (USC) School of Architecture, where he met Donald Hensman who had also returned from the War. Upon graduating, Buff was a faculty member at USC for ten years, contributing significantly to the design curriculum.
Donald C. Hensman, FAIA (1924 - 2002) Born in Omaha, Nebraska, Hensman grew up in Hollywood, California where he graduated from Hollywood High School in 1941. He was a parachute rigger in the South Pacific for the U.S. Navy during World War II and, by way of the GI Bill, entered the USC architecture program where he met Conrad Buff III. After graduation, Hensman returned to teach at his alma mater from 1952 to 1963; was eventually made assistant professor within the USC design curriculum; and chaired the joint USC/AIA education committee.
Meanwhile he and Buff became designers of tract homes for several regional developers and set up their own practice prior to collaborating with Calvin Straub. Hensman remained active in the Pasadena architectural community until his death in 2002.
Other significant Buff Hensman and Associates projects in the Coachella Valley include:
70-927 Fairway Drive, Rancho Mirage - Barney and Harriet Hayden Residence, 1968 2477 Southridge Drive, Palm Springs - Robert Brown Residence, 1971 71136 LaPaz Road, Rancho Mirage - James and Ruth Meade Residence, 1972 911 Juarez Avenue, Rose Hill, Las Palmas Heights, Palm Springs - Jerome Zarowitz Residence, 1972 21 THE ARCHITECTURAL FIRM (cont…)
Buff and Hensman relationship to Laurence Harvey
Conrad Buff and Donald Hensman met Laurence Harvey in 1960, the same year they designed the campus of Idyllwild School of Music and the Arts (ISOMATA) in the mountains above Palm Springs. In 1962, Buff, Straub and Hensman designed and built their first project for Harvey, a residence in Beverly Hills at 1196 Cabrillo Drive (as seen at the construction site below). This relationship begat much of the firm’s work for entertainment industry clients. photo: “Buff & Hensman” USC Guild Press, 2004, p. 20
In 1964, Hensman completed blueprints for the residence to be built at 300 West Merito Place, the land for which Harvey had bought in 1962 with the help of Joan Perry Cohn (his eventual second wife). In 1969, the same year construction began on the house in Palm Springs, Buff and Hensman remodeled both Harvey’s Malibu residence and his commercial antiques store (opened in 1966) at 8417 Melrose Place, then known as “Antiques Row.” “In 1960, while the partnership was still called Buff,
Straub & Hensman, they received a pivotal commission. It was a house for Helen Rose, the renowned fashion stylist for the Hollywood Elite. Although the design was for a
relatively simple, elegant house in Beverly Hills (1320 Carla Lane), it had great reverberations for the firm. Actor
Laurence Harvey of Butterfield 8 and Manchurian
Candidate fame was interested in building a house, and
happened to ask Helen Rose if she could recommend any
good, young architects. She recommended Buff, Straub &
Hensman. Hensman often told the story of their first
contact with Harvey, how the phone in the office rang and Conrad answered. The well-trained voice on the other
end said, with a heavy accent, “this is Laurence Harvey.” Conrad said, “And I’m Walt Disney,” and hung up.
Fortunately for Buff, Laurence Harvey persisted, and
became a best friend and most influential client. They
built three residences and a showroom with Laurence
Harvey in Beverly Hills and Palm Springs. Over the years, they traveled the world on various personal and
professional adventures with him. Famous clients begat
famous clients…Paul Anka saw the residence for Laurence Harvey while at a party in Palm Springs and insisted on knowing who the architects were.
As a result, Buff & Hensman built a residence in Monterey, California, for Paul and Anne Anka in 1974, developing a long friendship with the family.”
– Buff & Hensman, USC Guild Press, p. 28
- Donald C. Hensman, 2004
22 THE 1964 BLUEPRINTS
Name on Blueprints: Donald C. Hensman, FAIA, Buff and Hensman Architects & Associates A.I.A.
Original blueprints, courtesy Marmol + Radziner, 2017 restoration architects of 300 West Merito Place 23 THE 1964 BLUEPRINTS
Name on Blueprints: Donald C. Hensman, FAIA, Buff and Hensman Architects & Associates A.I.A.
Original blueprints, courtesy Marmol + Radziner, 2017 restoration architects of 300 West Merito Place 24 THE 1964 BLUEPRINTS
Name on Blueprints: Donald C. Hensman, FAIA, Buff and Hensman Architects & Associates A.I.A.
Original blueprints, courtesy Marmol + Radziner, 2017 restoration architects of 300 West Merito Place 25 THE 1964 BLUEPRINTS
Name on Blueprints: Donald C. Hensman, FAIA, Buff and Hensman Architects & Associates A.I.A.
Original blueprints, courtesy Marmol + Radziner
THE DRAFTSMAN
John Kenneth Grist, A.I.A. was born 1936 in Connecticut to a British father and American mother and was raised in Baltimore, Maryland:
“I enrolled at USC in 1956. Don Hensman was my first-year instructor; Conrad Buff was my second year and third year instructor. I went to work for them after my second year. I graduated second in my class in 1961.” - John K. Grist*
In addition to being a cum-laude graduate of USC and a National Council of Architecture Registration Board (NCARB) Certificate holder, Grist is past president (1987) of the Pasadena and Foothill Chapter, American Institute of Architects (AIA).
26 THE DRAFTSMAN (cont…)
When asked about his work on 300 West Merito Place, Grist replied:
“I was the draftsman, and I did attend a few meetings with Mr. (Laurence) Harvey…I would say that (he) was a gentleman - I wish all of my clients were like him!” “I started my own office in 1965. It is now 2022 and I am still working on two projects. Over the years I have done three types of projects: Residencial (sic), Churches, and Shopping Centers.” *quotes by John K. Grist (in email exchanges with Jade T. Nelson, August 28-September 8, 2022) His office, presently located in Claremont, CA, was established originally in Glendale as John K. Grist / Architect and is currently reorganized as Grist Associates.
John K. Grist designed the Gene and Ina Autry Residence in Palm Springs, along with twelve surrounding ¯ bungalows in 1970, now a part of the Parker Palm Springs hotel:
The Desert Sun
6 March 1970
27 THE DRAFTSMAN (cont…)
Grist (below, bottom left) also designed the 1973 banquet room of the Gene Autry Hotel (built by local developer John Wessman) and the 1975 freestanding 50-room building on the property, now the Parker Palm Springs:
The Desert Sun, 13 November 1972
The Desert Sun, 21 November 1975
28 THE BUILDER “CONTRACTOR” of 300 West Merito Place
Job Record Card for 300 West Merito Place, dated 24 January 1969 John Louis “Jack” Newland (1914 - 1992)
b. 12 April 1914 Portland, OR – d. 20 February 1992 Williams Lake, B.C., CANADA Father: Herbert Browning Newland, b. 1889 - d. 1931
Mother: Marre “Marie” Angela (Comini) Spriggs, b. 15 August 1891 – d. 25 May 1974 m. Mary Elizabeth Emerson, Oct 1941
In his youth, John Newland lived with his parents in Portland, OR, where he was a student and ship clerk.
By 1924, he resided in Oakland and, later, in Vallejo, CA working as a laborer. From 1925-1938, according to voter rolls, he was a farmer in Merced, CA. In 1936, Newland was recruited to the United States Marine Corp and, by 1940, he had registered for the WWII draft.
By 1941, Newland was a storekeeper in Chula Vista,
San Diego, CA, living with his wife Mary.
National City Star-News
10 October 1941
29 THE BUILDER “CONTRACTOR” of 300 West Merito Place (cont…) In 1949, Newland, working as a carpenter, was caught forging bad checks, and arrested. Apparently, the day before his arrest (his 35th birthday), he was due to come into an inheritance, but forgery warrants had been issued four months earlier:
Source: Ancestry.com - Washington, US, State Corrections and Jail Records Clark County Gvmt., Mug Shots, 1939-1951
Pasadena Independent, 15 April 1949
The Sacramento Bee, 15 April 1949
At age 36, according to the 1950 census, Newland had divorced and was living with his mother Marre (Marie) A.
Spriggs, a widow, at Casa Palmeras, 175 Tamarisk Road, unit #5, Palm Springs, CA. They then moved together to a house she purchased in what is now Cathedral City:
The Desert Sun, 16 February 1951
For a while Newland assumed his
mother’s married name Spriggs…
The Desert Sun, 1 October 1953
30 THE BUILDER “CONTRACTOR” of 300 West Merito Place (cont…) Newland’s bad habits continued as he was arrested again:
The Fresno Bee,
29 March 1954
Articles in The Desert Sun show that Newland held
the following positions throughout the 1960’s:
• Building Inspector
Palm Springs Unified School District
• Superintendent
Byerly Construction Co., Banning, Ca
-built Vista Del Monte School, 1962
• Construction Superintendent
Bell Construction Co.
-builder of Sandcliff, 1964
During the period from 1951 until his mother’s death
in 1974, Newland appeared to live at 32-852 Shifting
Sands Trail (her home) in Cathedral City. Sometime
after her passing, perhaps the late 1970’s, it appears
Newland moved to British Colombia, Canada where
he served in the Canadian Army and later died in 1992
at the age of 77.
The Tribune, Williams Lake, British Colombia, Canada
10 March 1992
31 THE CLIENT
Laurence Harvey (Larushka Mischa Skikne)
(actor, director, collector, bon vivant)
b. 1 October 1928, Joniškis, Lithuania
d. 25 November 1973, Hampstead, London, UK
m. Margaret “Maggie” Leighton, 1957–1961;
Joan Perry Cohn, 1968–1972;
Paulene Stone, 1972–1973
Born at 14 Vilniaus Street in the tiny Lithuanian village of Joniskelis to Boris and Ella (Zotnik) Skikne, Laurence Harvey’s given Hebrew name was Zvi Mosheh. As a boy, he was called Hirshkeh, a play on the Yiddish word Zvi, meaning young deer or, in this case, youngest son. Harvey’s civil birth name was Larushka which his mother fondly called him until age six when the family moved to Johannesburg, South Africa, and, at which time, he insisted on the name “Harry.”
‘As a young boy, Harvey adopted his Aunt Hava’s sharp tongue which he used carelessly. Belonging to the “priestly caste” on their father’s side, he and his brothers were taught early on that they were special. Among family, the boys were regarded as princes, and Harvey grew up and went through life holding himself as such. A family trait, his flair for theatrics was begat by his mother Ella’s largesse and verve while dad Boris was quiet and gentle. Harvey would become a perfect distillation of the two.’ -paraphrased from: Reach for the Top: The Turbulent Life of Laurence Harvey, Anne Sinai At the age of 15, “Harry” joined the Entertainment Unit of the South African Army during WWII. By 1946, he moved to London and, after a brief enrollment at the Royal Academy of Dramatic Arts, dropped out to make his own way into theatre, taking the name “Larry,” a blend of Larushka and Harry.
Regarding the name Laurence Harvey, according to his final wife Paulene Stone, who asked him:
“Did you really take the name Harvey from the Harvey Nichols store (a British luxury department store chain)?” “Yes,” he said. “But it wasn’t such an impulse-steal as people suppose.
A man must find a name to fit his destiny: it must proclaim him as clearly as a battle cry. It must fit his looks, his passions, his mistakes. Jimmy Woolf (Harvey’s longtime agent and lover) told me that once and he was absolutely right. A man’s name is finally the outcome of experience and suffering and upheavals and time. I’ve always been Laurence Harvey in my soul, in the dead of night.” - One Tear is Never Enough, Paulene Stone
32 THE CLIENT (cont…)
In 1952, Harvey completed a season with the Royal Shakespeare Company in Stratford-on-Avon, where he met his future first wife, the actress Margaret “Maggie” Leighton. On July 22, 1957, Harvey formed his production company, Magla Productions, Inc., “Magla” being a likely portmanteau of their names: Maggie and Laurence. They married on August 8, 1957, after being engaged nearly two years. The ensuing ten-year period saw Harvey’s breakthrough into international stardom from his BAFTA and OSCAR nominated turn in Room At The Top to acclaimed roles in Butterfield 8 and The Manchurian Candidate, considered his best-known film. Meanwhile, Magla Productions only made two films: Blast of Silence, in 1961; and The Ceremony, produced, directed by, and starring Harvey in 1963.
“I’m a flamboyant character, an extrovert who doesn’t want to reveal his feelings. To bare your soul to the world, I find unutterably boring. I think part of our profession is to have a quixotic personality. Once someone asked me, ‘Why do so many people hate you?’ and I said, ‘Do they? How super! I’m really quite pleased about it.” source: https://lizeggleston.com/2011/06/08/mensday-the-loves-of-laurence-harvey/ In 1960, while dining at a Beverly Hills restaurant with James (Jimmy) Woolf, his longtime agent and not-so-secret lover, (whose Romulus Films kickstarted Harvey’s Hollywood career), Harvey met Joan Perry Cohn (widow of Hollywood mogul Harry Cohn) thus beginning a long, transactional relationship of convenience and companionship.
Joan introduced Laurence to Palm Springs, and they began spending time there, first at her houses then his. They were married from 1968-1972, during which time Harvey also dated British model Paulene Stone with whom he had his only child, Domino (namesake of the 2005 film about her life as a bounty hunter). After going back and forth between California and England, Stone and Harvey married in 1972 and settled in Hampstead, north London.
Laurence Harvey’s acting career spanned 27 years; comprised of 58 film roles, 36 television appearances, and 13 theatrical productions. Nominated twice for a BAFTA (British Academy of Film and Television Award); once for a Golden Globe; and once for an Academy Award (for Best Actor in Room at the Top), his only real win of note was the 1956 Theatre World Award for his work in Isle of Goats that played the Fulton Theatre in Manhattan. Harvey received mass critical acclaim for his role as social climber Joe Lampton in Room at the Top (1959) as well as for The Manchurian Candidate (1962) co-starring Frank Sinatra and Angela Lansbury.
A heavy smoker, avid drinker of wine, and gourmand,
Laurence Harvey succumbed to stomach cancer in
London at the age of 45 in 1973. He is buried at the
Santa Barbara Cemetery in Santa Barbara
County, California at an ocean view plot next to his
daughter, Domino.
33 Laurence Harvey’s spouses (during the period of significance) Joan Perry Cohn Harvey née Elizabeth Rosiland Miller
b. 7 July 1911, Pensacola, FL
d. 16 September 1996, Montecito, CA
Known as “Betty” Miller during her modelling
career in 1930’s New York City, Joan Perry went on to
become a singer and actress in Hollywood. In 1935,
she signed to Columbia Pictures during which time
she met and co-starred with actors Ronald Reagan
and Ralph Bellamy, co-founder of the Palm Springs
Racquet Club. Following a brief stint at Warner
Brothers where she made two films, Joan married her
first husband, Harry Cohn, the head of Columbia
Pictures, and they were together 17 years until his
death in 1958. Joan met Lawrence Harvey in 1960
and, after him being branded her “boy toy,” they had
a long courtship during the latter of which he also
dated British model Paulene Stone. Joan and
Laurence finally married in 1968. They separated
August 27, 1971, with a divorce (at her request)
finalized on February 14, 1972. Joan is buried at
Hollywood Forever cemetery in the Cohn family plot. Joan Cohn and Laurence Harvey at the 1968 Academy Awards
Paulene Stone
b. 10 May 1941, Guildford, Surrey, England
Paulene Stone, Laurence Harvey, Sophie Harvey
In her teens, Paulene Stone won a modelling
competition and, by 1960, landed a contract with
VOGUE magazine. Her “look” quickly became the
embodiment of 1960’s “Swinging London,” a youth
movement that emphasized fun-loving hedonism and
modernity. In 1966, she married Take 6 men’s fashion
chain founder Tony Norris and they had one
daughter, Sophie. Later, through mutual journalist
friend Peter Evans, Stone met Laurence Harvey in
1966 at The Connaught hotel then fell in love with him
on the film set of A Dandy In Aspic. Harvey fondly
called her “redbird,” and, in 1969, she gave birth to
their daughter Domino (his only child). They married
New Year’s Eve 1972, more than six years after
meeting, and less than a year before Harvey’s death.
Domino died aged 35 in 2005, but Sophie was so fond
of her stepfather that she still goes by Sophie Harvey.
In 1976, Paulene wrote One Tear is Enough, a memoir
of her life and times with Laurence Harvey. In 1978
she married Peter Morton, co-founder of the Hard
Rock Café chain, for 8 years, and they had a son,
Harry. She was married to English actor Mark Burns
from 1995-2007. Stone has survived three bouts with
cancer and currently resides in London.
34 LAURENCE HARVEY IN PALM SPRINGS
“He began dreaming of creating a spectacular new house in Beverly Hills and hired one of the finest architectural firms on the west coast to construct it in conformity with his ideas. He sent for the head of the firm (Conrad Buff) periodically, paying all his travel expenses, to discuss his plans and, also, in this period developed an additional project or two. One was to open an antiques store on Robertson Boulevard in Los Angeles, where several expensive stores of various kinds already existed. Another was to open an even larger antiques store in Palm Springs where he had bought a house and, during his weekend excursions with Joan, who owned three palatial houses there, he had discovered a motel that could be converted to house an antiques store on the ground floor with an apartment block with penthouse suites, carports, and saunas to be erected above it.” - Pg. 297, Reach for the Top: The Turbulent Life of Laurence Harvey by Anne Sinai The Desert Sun, 19 January 1968
“In Los Angeles, Harvey moved his antiques shop to Antiques Row (Melrose Place) on expensive La Cienega Boulevard and opened a second antiques shop on Palm Canyon Drive in Palm Springs. Neither shop did as well as he had hoped. His large collections were expensively priced and not altogether to the public’s taste. And besides, he kept taking choice pieces to his house because he could not bear to part with them.” - Pg. 325, Reach for the Top: The Turbulent Life of Laurence Harvey by Anne Sinai The Desert Sun, 10 October 1968
35 LAURENCE HARVEY IN PALM SPRINGS (cont…)
“Why they had decided to marry at this point has not been documented. Perhaps he had a chivalrous impulse not to abandon her after so many years together. Or he needed to have the security that, in the somber days of looking for work, her wealth afforded. On the other hand, he always found money for his projects, somehow, and he was loud in his protestations that he was not Joan’s ponce. Joan had always called their relationship “perfect” as it stood. Perhaps it was she who had demanded the change in their status. Whatever the truth, they appeared happy and comfortable with each other, and returning to her house on Crescent Drive in Beverly Hills, concentrated on remodeling two houses in Palm Springs that Joan owned and in adding another belonging to him (300 West Merito Place) with the assistance of a leading architect who was flown to Palm Springs on weekends in either the twin-engine Air Commander that Harvey had purchased, or by helicopter. In keeping with his grandiose ideas, the third house was to be enormous, containing a large dining room and bar, a master bedroom and study, two master bathrooms, two guest suites, servant’s quarters, a large sauna, a gigantic swimming pool, Jacuzzi’s, fountains, loggias, garages, a tennis court, and a putting green.” -Pg. 329, Reach for the Top: The Turbulent Life of Laurence Harvey by Anne Sinai For at least TEN years during 1960-1970, Harvey spent as much time as his schedule and health would allow in Palm Springs, often sighted at Ruby’s Dunes and mentioned by local society columnists or in local periodicals:
1. An early mention of Harvey in print as part of Palm Springs society, was on December 29, 1960, in The Desert Sun, “Women of the Desert” gossip column by Hildy Crawford, Society Editor:
“Christmas Eve dining at The Dunes were the Al Harts, who were with New Yorker Bob Altman, Laurence Harvey and the former Joan Cohn. Also in over the Christmas weekend was Bob Goldstein of 20th Century Fox, who was with his two sisters Phyllis and Della, who have a home here.”
2. “On December 31, 1960, he (Harvey) served as best man at the wedding of director Vincente Minelli…The wedding was at the home of Anne and Kirk Douglas in Palm Springs. Kirk Douglas was still a great star in the 1960s, and he was one of Larry’s friends, with whom he said he could talk about the trials and tribulations of having been born Jewish in a world where Jews were still looked down upon.” -Pg. 259, Reach for the Top: The Turbulent Life of Laurence Harvey by Anne Sinai Around the time of this clipping below, Harvey and Joan Cohn took 50/50 possession of Lot 93 (300 W. Merito Place).
Note: On Harvey’s earliest visits to Palm Springs, he sometimes stayed at the home of Kirk Douglas. ¯ The Desert Sun, 4 January 1961
36 LAURENCE HARVEY IN PALM SPRINGS (cont…)
3. The Desert Sun, “Around Town” with Hildy Crawford, 21 March 1962:
“Don the Beachcomber continues the popularity which has marked it ever since it was established in 1952 and even mid-week diners without reservations are likely to have to wait for a table. Celebrities, too, are to be noted, usually in one of the numerous side rooms. The other evening, for instance, Lawrence(sic) Harvey and Joan Cohn were entertaining a group of friends. It was a farewell party for the young actor who is leaving for Europe for six months.”
4. In the Palm Springs Telephone Directory, 1963 and 1964, at Laurence Harvey’s first Palm Springs address 419 Valmonte Sur (which was Joan Cohn’s house that she shared with him), Jas S. Robb (James Sandilands Robb) is listed as employee (butler) of L A Harvey.
A native of Scotland, Robb had been a private in the US Army during WWII and was a butler for the remainder of his life until his death in Cathedral City at age 84. -The Desert Sun
5. The Desert Sun, “Desert Martini” by Douglas Brown, 15 October 1965:
“EVERYWHERE you turned last weekend there was action. Some 600 outers sampled Don the Beachcomber's fare; Ruby's Dunes was packed, and diners included Laurence Harvey, Joan Cohn, producer Bill Bixby, and actor William Demarisk(sic), of the "My Three Sons” teevee show...”
6. As stated above, Harvey’s first P.S. address (1961-1969) was 419 E. Valmonte Sur, that Joan Cohn bought from noted interior designer (and their friend) Arthur Elrod who had remodeled and owned it from 1955- 1961. Originally a small adobe, the house first belonged to Palm Springs pioneers Frank and Melba Bennett.
In March 1966, Harvey opened the home for the American Association of University Women’s annual home tour as seen in this article from The Desert Sun, 2 February 1966:
37 LAURENCE HARVEY IN PALM SPRINGS (cont…)
7. The Desert Sun, 25 February 1966 - Harvey attended an event honoring his friend and onetime boss, Frederick “Fritz” Loewe (seen in historical photos on p.72 at the building site of 300 West Merito Place):
8. The Desert Sun, 4 & 11 March 1966 - Harvey attended a dinner feting Frederick “Fritz” Loewe on 26 February 1966:
The Desert Sun, 4 March 1966
The Desert Sun, 11 March 1966
38 LAURENCE HARVEY IN PALM SPRINGS (cont…)
9. The Desert Sun, 30 March 1966
Harvey participated in that year’s
Desert Circus Parade:
10. Harvey’s last mention in The Desert Sun:
The Blue Vest was an Italian Restaurant
owned by Vince Pastere that opened in Oct
1969 at 622 N. Palm Canyon Drive, present
day location of Cheeky’s:
By the end of Harvey’s mentions in the local paper, construction had finally begun on 300 West Merito Place, and he was busy with his antique stores as well as managing his affair with Paulene in London while still married to Joan and working on multiple film projects despite his ailing health. “While a man is building, he is alive.” -Laurence Harvey to Paulene Stone Harvey under the loggia of 300 Merito Place, looking south 39 LAURENCE HARVEY IN PALM SPRINGS (cont…)
Construction site view, looking north
Southeast view from pool house toward main entrance
In 1972, two years after the house was completed, and, to satisfy the conditions of Joan’s divorce from Harvey, they sold the house and property.
9 August 1972: “MAGLA PRODUCTIONS, INC. a NY corporation and Joan Perry Harvey, a married woman as her separate property, as tenants in common, as to PARCEL 1; and MAGLA PRODUCTIONS, INC. a NY corporation as to an undivided ½ interest, and Joan Perry Cohn, a widow, as to an undivided ½ interest, as tenants in common, as to PARCEL 2.
PARCEL 1: The west 100 FT of LOTS 91 & 92
PARCEL 2: LOT 93
to Lionel Steinberg and Louise E. Steinberg”
40 SECOND OWNER(S) OF SIGNIFICANCE
Lionel Sanford Steinberg
b. 20 April 1919, Fresno, CA - d. 8 Mar 1999, Cathedral City, CA m. Mary “Louise” Endfield, 1949-1977; Katrina Heinrich, 1978-1999 Son of William Steinberg (who died aged 34 when Lionel was just 6) and Mrs. David Freedman (Selma Frederica), Lionel was a member of the California Young Democrats Club (CYD), Fresno chapter; attended Fresno State College; became a fruit shipper; and, in 1942, entered the U.S. Naval Air Reserve. In 1947 he was elected president of CYD. In the late 40’s he would visit Palm Springs with his parents and stay at The Rossmore. - The Fresno Bee January 16, 1949 Democratic National Committee Chairman J. Howard McGrath (left) and Lionel Steinberg, president of California (Federation of) Young Democrats (CYD), ca. 1948 “Steinberg had great credibility with established politicians: during the close 1948 Presidential election, he helped organize a last-minute whistle-stop train ride through California’s Central Valley that helped Harry Truman carry the state by only 17,000 votes – the same margin Steinberg delivered for the Democrats in Fresno County alone. After the 1948 election, Steinberg began organizing young people he had met on the campaign. Steinberg later became the first table grape grower to sign an historic contract with Cesar Chavez and his United Farm Workers in 1970.” - cayoungdems.com 41 SECOND OWNER(S) OF SIGNIFICANCE (cont…)
The Tribune, 26 February 1949
On 2 April 1949, Lionel and Mary “Louise” Endfield
(b. 15 September 1922 – d. 3 August 1984) of
Scranton, PA were married. Their first Palm Springs
home was 797 Via Vadera (a Charles Du Bois designed
A-Frame they bought new in Sept 1958). Together
they had three children: William E. “Billy,” Barbara
“Betty,” and Mary; the family was featured in a 1962
edition of Palm Springs Life magazine (below). That
same year, the Steinberg’s hired Arthur Elrod
Associates to design interiors for the house,
beginning an association that would continue to their
next home.
The Steinberg Family at their first Palm Springs home,
a Charles Du Bois design @ 797 W. Via Vadera.
L to R: Lionel, Louise, Billy, Betty, and Mary
Palm Springs Life magazine archives, 1962
42 SECOND OWNER(S) OF SIGNIFICANCE
“Lionel Steinberg was appointed to the California State Board of Agriculture in January 1959 and served as Vice President of the board from 1960-1968. He was also appointed to the White House Food for Peace Council in May 1971, by President John F. Kennedy, and served on that board until December 1964. In February 1963, Steinberg served as a member of the first 7-man mission that was sent by President Kennedy, the U.S. Department of State, and the governor of California, to Chile to initiate an agricultural program in that country. In 1946 he (Steinberg) acquired an interest in a large farming operation, supervising farming operations in ten counties, and participated in the growing and harvesting of some thirty of California's 200 crops.” - The Desert Sun 10 July 1971 In 1963, Steinberg was also the Democratic co-chair of the 38th Congressional District, which at the time included Riverside County and Imperial County.
“By 1971, the Steinberg’s went into business with Steve and Gloria Volpe and Marra Associates to open Travertine Vineyard Associates in Thermal, CA. That same year Lionel was co-chair of the Coachella Valley Democratic Advisory Committee.” - The Desert Sun 31 March 1971
In August 1972, two years after Laurence Harvey completed the house, Louise and Lionel Steinberg bought 300 West Merito Place from:
MAGLA PRODUCTIONS, INC., a NY corporation (Laurence Harvey) and Joan Perry Harvey.
By 1975, Lionel had been elected Chairman of the Desert Grape Advisory Board and was also president of CA State Board of Food and Agriculture on which he served 15 years before resigning in 1979. “Lionel Steinberg of Palm Springs has been named the chairman of the 37th Congressional District’s caucus of the Governor Brown for President Committee. A Coachella Valley grape grower, (he) was appointed by Assemblyman Howard Berman. The district includes San Gorgonio Pass, Palm Springs, Hemet, Coachella Valley, Palo Verde and much of rural San Bernardino County.” - The Desert Sun 10 April 1976 The front of 300 West Merito Place as it appeared in 1976 Note: many mature trees were already on the site prior to construction in 1969.
Photo: Fritz Taggart, courtesy Frank Lopez, Palm Springs Art Museum ADC Library 43 SECOND OWNER(S) OF SIGNIFICANCE (cont…)
The Steinberg’s again retained (as they had done for their prior home) Arthur Elrod Associates, and Hal Broderick, ASID, designed new interiors for the house that were featured in Interior Design magazine. By the time this project was completed, Elrod and his colleague William Raiser had perished in a tragic auto accident in February 1974.
Harold “Hal” Christian Broderick II (b. 8 April 1925 – d. 14 April 2006) was born in Oakland, Ca to Laura and Harold C.
Broderick. After serving in the military during the mid-1940’s, Hal received a degree in business administration from University of Texas, Austin; attended California College of Arts and Crafts; and graduated from the Rudolf Schaeffer School of Design. In the early 1950’s Hal went to work at W.J. Sloane in New York and San Francisco, where he met Arthur Dea Elrod, who invited him to become his business partner in Palm Springs. Together with colleague Barbara Wills, they opened Arthur Elrod Ltd. located at 886 N. Palm Canyon Drive (later the site of Laurence Harvey’s antique shop). Hal and Arthur became life partners until the mid 1960’s and Hal assumed control of Arthur Elrod Associates upon Arthur’s death, managing the company for another 22 years. In 1996 Hal and his partner Cal Vander Woude retired to Sonoma, CA.
Interior Design, June 1976, courtesy Frank Lopez, Palm Springs Art Museum ADC Library Hal Broderick-designed bedroom, Arthur Elrod: Desert Modern Design, p.134-135 44 SECOND OWNER(S) OF SIGNIFICANCE (cont…)
Arthur Elrod: Desert Modern Design, p.144-147
45 SECOND OWNER(S) OF SIGNIFICANCE (cont…)
Arthur Elrod: Desert Modern Design, p.148
46 SECOND OWNER(S) OF SIGNIFICANCE (cont…)
Arthur Elrod: Desert Modern Design, p.149
-Donald Hensman, 2004
47 SECOND OWNER(S) OF SIGNIFICANCE (cont…)
In 1977, Lionel and Louise divorced, at which time he deeded the house to her:
29 June 1977: Lionel Steinberg to Louise E. Steinberg
PARCEL 1: The west 100 FT of LOTS 91 & 92
PARCEL 2: LOT 93
In February 1978, Lionel married Katrina Heinrich, daughter of famous German author Joseph Heinrich, and a realtor who would later have the listing for the house when the Steinberg family placed it on the market and again when the next owners listed the property for sale.
After the divorce, Louise continued to live at 300 West Merito Place until 1981 and remained active with the Palm Springs Desert Museum and various charitable organizations. Friends included philanthropists Rosalie Hearst and Barbara Sinatra. Louise retreated from society in the final years of her life and died the 3rd of August 1984, aged 61.
Lionel Steinberg died the 8th of March 1999, aged 79, and is interred at Forest Lawn Memorial Park, Cathedral City.
The Desert Sun, 9 January 1980
48 SECOND OWNER(S) OF SIGNIFICANCE (cont…)
William “Billy” Endfield Steinberg
b. 26 February 1950, Fresno, CA
d. 16 February 2026, Los Angeles, CA
The Steinberg’s son, Billy, a Palm Springs High School
graduate, was an acclaimed Grammy-winning
songwriter; the first Coachella Valley native to join
the Songwriters Hall of Fame (2011); and has a star on
the Palm Springs Walk of Stars (2008). In 1981, Billy
wrote Precious Time, originally covered by singer Pat
Benatar, based on time he spent at 300 W. Merito
Place and with his mother….
“Yeah. "Precious Time" is one of the songs that I wrote by myself. And that song is about my mother. My mom and I
were really close, and she really encouraged my
songwriting, and the poetry I was writing, she encouraged it. But she was also kind of domineering, and so that song was sort of about her.”
“Specifically, “"Your home is like a fortress, no one comes in but the florist, the gardener, and the maid."” The whole thing was really kind of about her. I was quite proud of that song, really.” -Billy Steinberg
https://www.songfacts.com/blog/interviews/billy-steinberg ((END OF PERIOD OF SIGNIFICANCE FOR
300 WEST MERITO PLACE (1962 – 1981))
Some of Billy’s other original songs (with songwriting
partner Tom Kelly) include the No. 1 hits "Like a
Virgin” by Madonna (1984), “True Colors” by Cyndi
Lauper (1986), “Alone” (covered by Heart in 1987),
“So Emotional” by Whitney Houston (1987) and
“Eternal Flame” (co-written with Susanna Hoffs and
recorded by the Bangles in 1989). Steinberg and Kelly
also wrote/co-wrote the hit songs “I Drove All Night”
(recorded by various artists, initially recorded by Roy Orbison in 1987 but first released by Lauper in 1989),
“I Touch Myself” by Divinyls (1990) and “I’ll Stand By
You” by The Pretenders (1994).
Precious Time
as sung by Pat Benatar
“I don't want to argue about who is the victim
'Cause maybe we both got burned
I don't want to talk about who is the traitor
'Cause both of our loyalties turned
I don't want to fight about who is the liar
'Cause there's too many ways to lie
I don't want to hear about who is the winner
'Cause we both know it's a tie
Cut it out, drop it, count me out, baby stop it
Life is too short, so why waste precious time?
Life is too short, so why waste precious time?
You were on a liquid diet, you were sure you had to try it And you lost all your pounds
The doctor's on vacation, so you took the medication
And wound up in Lost and Found
So we took a trip to Paris 'cause you swore that
It would scare us out of our swift decline
All that I remember 'bout those days in that September
Is the "Merci" and the wine
Cut it out, drop it, count me out, baby stop it
Life is too short, so why waste precious time?
Life is too short, so why waste
Precious time, precious time, precious time, oh, precious time Life is too short, so why waste precious time?
You talk on the telephone, long distance to New York or Rome Some would say you got it made
Your home is like a fortress, no one comes in but the florist The gardener and the maid
You call me on the telephone, you say "You feel so alone" Too tired to get dressed and get out
First you're happy, then you're sad, somehow you always hang up mad Excuse me if I shout
Cut it out, drop it, count me out, baby, stop it
Life is too short, so why waste precious time?
Life is too short, so why waste precious time?
Life is too short, so why waste precious time?
Precious time, precious time, oh precious time
Life is too short, so why waste precious time?”
Source: Musixmatch
Songwriters: William “Billy” E. Steinberg
Precious Time lyrics © Sony/atv Tunes Llc
49 300 West Merito Place, 1981 – PRESENT
The house was on and off the market a few times starting in 1981:
The Desert Sun, 30 January 1981
The Desert Sun, 9 March 1984
The Desert Sun, 31 May 1986
The Desert Sun, 31 July 1987
The property went into probate in 1984 before finally
selling on:
27 June 1988: Louise E. Steinberg Estate Et Al.
to “Joe” (Giuseppe) Bonino and Pamela K. Bonino
During a personal interview with Pamela Bonino at her home on January 12, 2023, she relayed the following details related to 300 West Merito Place:
• Joe Bonino came up with the name “Villa
Serena” for the house because they enjoyed the
peace and quiet there. Subsequently, they
commissioned renown Italian sculptor Riccardo
Cordero to design the “Villa Serena” bronze
plaque (right) they had installed within the
street-facing perimeter rock wall to the east of
the driveway ®
50 300 West Merito Place, 1981 –PRESENT (cont…)
• Pamela and her husband Joe were told that Laurence Harvey personally selected and directed the placement of the boulders in the pool to resemble a penis and that water came out the center boulder like a fountain (see attached newspaper photo of the pool (built by Master Pools) in 1970, shortly after being completed for Harvey):
The Desert Sun, 15 October 1970 (note: 300 Merito was sometimes referred to as 298 early on) • Pamela created the wine bottle house as an addition to the already built historic “pony stall” as she called it, using a variety of empty wine bottles from her husband’s vast collection (see below right). • They had a bronze bas-relief sculpture of a dancing bull (made by Italian sculptor Riccardo Cordero) installed on the bottom of the pool which was removed by subsequent owners and returned to them. • In March 1991, the Bonino’s opened the house to the annual home tour sponsored by the American Association of University Women. This article (below left) offers further clues to details during their ownership:
The Desert Sun, 2 March 1991 Photo Courtesy Glenn Ostergaard 51 300 West Merito Place, 1981 –PRESENT (cont…)
In July 1992, the Bonino’s put the house on the market and it sold 11 months later in June 1993 for $1,499,000.
The Desert Sun, 5 July 1992
52 300 West Merito Place, 1981 –PRESENT (cont…)
Sales Brochure – 1992
53 300 West Merito Place, 1981 –PRESENT (cont…)
Sales Brochure – 1992
In 1993, new owners Henrietta and Leonard Axelrod retained the office of architect James Rodney Cioffi to design and build a 162 sq.ft. breakfast room addition (removed in the 2018 restoration), renovate the kitchen and replace a sliding glass door with a fixed glass window between the then-existing living room and dining room elevations, as well as moving the dining area to be directly west of the kitchen for a new bedroom (see blueprints):
54 300 West Merito Place, 1981 –PRESENT (cont…)
BLUEPRINTS FOR 1993 RENOVATIONS BY JAMES CIOFFI
55 300 West Merito Place, 1981 –PRESENT (cont…)
BLUEPRINTS FOR 1993 RENOVATIONS BY JAMES CIOFFI
56 300 West Merito Place, 1981 –PRESENT (cont…)
From 2000-2013, 300 West Merito Place was owned and occupied by David Kaplan and his life partner Glenn Ostergaard. Like the Bonino’s before them, who were “Founding Benefactors” of Palm Springs Desert Museum, now the Palm Springs Art Museum, David and Glenn were “Grand Benefactors” of the museum. They are the namesake of the Kaplan-Ostergaard Glass Collection, a permanent exhibition made possible by promised gifts from their personal collection along with their ongoing support. Glenn worked for a Los Angeles brokerage firm for 20 years and is an accomplished fine artist specializing in resin sculpture and painting. His artwork is featured in many private and corporate collections. David ran a successful international manufacturing company in the San Francisco Bay Area and has served on the boards of the following organizations, to name a few: San Francisco Art Institute; Names Project/AIDS Memorial Quilt; and Desert AIDS Project, to whom they have donated $75,000 to help fund medical and social services.
In an email exchange with Jade T. Nelson on December 17, 2022, Glenn shared the following details regarding the house during the time they resided there. (Some of these details pertain to the exterior photographs seen on p.74 of the report and others to the photos below):
- “There is one image showing sidewalk on the lot side of the house and it appears to have been taken before the kitchen was pushed out (by the Axelrods). Then there are images showing the addition to the kitchen. (see below: left upper and lower)
- Several images of the patio area by the outside bar. One shows wicker furniture. That might have been original. The other images of metal furniture must have been later as that furniture was at the house when David purchased it. (center upper and lower)
- Image of the bottle house (enoteca veja) (see p. 50). - When we had the pool re-done, we removed the two narrow jacuzzi units on each side (by the boulders). You can see them in pool images. Also, the bull in the pool was given back to Pamela Bonino. (right upper) - There is an image of the front entrance. I remember someone saying that the entry was designed to be hidden by the front garden (somewhat pre-existing). (right lower) - Lastly, the beam extensions were in trouble due to years of rain exposure, so we added metal on the tops to protect them from more water damage. ”
Photos Courtesy Glenn Ostergaard
57 300 West Merito Place, 1981 –PRESENT (cont…)
In 2017, a meticulous restoration and update of 300 West Merito Place was completed for then owner Rea Laccone: (restoration photos in section 2.3, pages 9-10) “The Harvey House, originally built by Buff & Hensman in 1969 for actor Laurence Harvey, was purchased by Vince clothing company co-founder Rea Laccone (in 2013), for whom Marmol + Radziner (MR) restored another home in Beverly Hills. MR's primary goal for the restoration of “Harvey House” was to elevate and refresh the overall quality of the home. Marmol + Radziner did the architecture, interiors, and landscape. MR's interiors department worked very closely with Rea to select furnishings and art that simultaneously suit the home and reflect(ed) Rea’s refined architectural sensibilities.” - Marmol + Radziner Project Credits
Architect: Marmol Radziner, Los Angeles. Leo Marmol, FAIA; Ron Radziner, FAIA; Robert Tsurimoto Kirsten, AIA (associate, studio director) Interior Designer: Marmol Radziner Structural Engineer: Risha Engineering Group General Contractor/Construction Manager/Landscape Architect: Marmol Radziner Design/Build Installer: ElectricMan Contractor Land Surveyor: Feiro Engineering, Inc.
Low Voltage Design: AVIR
“This house is a very strong example of their (Buff and Hensman’s) work,” says Ron Radziner, cofounder of the Los Angeles-based firm that refurbished the 5,500-square-foot structure, which includes 2 acres with a cruciform pool and pool house, a tennis court, and thoughtful layers of native plants. “The forms of the original house are fantastic. In the end, we wanted to enhance them but for the home to feel like it had always been this way.” “The spirit of the original home should really remain,” Radziner says. “It shouldn’t feel like new architects came in and did something that wasn’t based on the initial concept, and I hope we have been successful at that.” He continues, “Updating these midcentury houses so they’re modernized for the people living in them 50 and 60 years later is something we need to be able to do. This ensures that these important pieces of history are not in danger of being torn down and replaced with something new.” -Palm Springs Life, April 2020
The project was recognized with an Honorable Mention by the 2018 AIA Los Angeles Residential Architect Design Awards for Restoration and Preservation.
“Los Angeles–based Marmol-Radziner was called upon to restore and update the classic…midcentury desert house in Palm Springs, Calif., with a brief to add modern conveniences and eliminate formal and visual barriers from the original design.”
“The house is configured on three sides around an exterior courtyard, with extensive outdoor spaces—it comprises a great room, kitchen, master suite, guest suite, massage room, sauna, outdoor bar area, and pool, with a tennis court adjacent to the complex. Buff & Hensman were known for their skillful deployment of exposed post-and-beam construction, and the Harvey House was no exception; Marmol-Radziner chose to enhance the outline of the frame with new brown-black trim that contrasts with the original white.” “Through thoughtful and strategic planning, the architects opened the space, increased glazing, and added skylights to maximize natural light and amplify many of the original designer’s formal and spatial concepts. For example, a wall between the original dining room and den was removed to create a new great room along the eastern edge of the courtyard, and the architects fabricated a new metal screen to provide formal separation between the kitchen and dining room, while maintaining a clear visual connection between the two spaces.
The architects installed new gleaming terrazzo flooring that extends throughout interior and exterior space, providing a virtually seamless transition that reflects how the new owners use the home as a weekend destination and winter getaway.” -Architect Magazine, 24 July 2018 END of Historic Resource Summary
58 4.3 Architectural Style “Mid-century Modern”
Mid-century Modern is a term used to describe the post-World War II itera`on of various Modern styles in both residen`al and commercial design, including such hallmarks of Interna`onal Style architecture as geometric forms, smooth wall surfaces, and an absence of exterior decora`on.
Mid-century Modern represents the adapta`on of these elements to the local climate, to 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 typically meant the use of wood post-and-beam construc`on. Oien characterized by clear expression of structure and materials, large expanses of glass, and open interior plans, Mid-century Modern was further adapted to Palm Springs using various forms of screening walls or ‘brise soleil’ made from wood, concrete, or metal to help shield against the intense desert sun while allowing for air flow.
The roots of the style are traced to early Modernists like Frank Lloyd Wright, Richard Neutra and Rudolph Schindler, whose work inspired “second genera`on” 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 postwar architects including John Porter Clark, William Cody, Albert Frey, Donald Wexler, and E. Stewart Williams, as well as Los Angeles architects William Krisel and Dan Palmer, all of whom helped develop an indigenous “Desert Modernism” that was born from Interna`onal Style Modernism but 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 condi`ons. The style gained popularity due in part to its use of standardized, prefabricated materials that permised quick and economical construc`on. As a result, Mid-century Modern became a predominant architectural style in Palm Springs in the postwar years, represented in almost every property type, from single-family residences to commercial buildings to gas sta`ons.
Common Mid-century Modern character-defining features include:
• One or two-story configuration
• Horizontal massing (for smaller-scale buildings)
• Simple geometric forms
• Screening made from concrete block, wood, or
metal
• Little or no exterior decorative detailing
• Unadorned wall surfaces
• 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
• 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
Expressionistic/Organic subtype features: sculptural forms and geometric shapes, including butterfly, A-frame, folded plate or barrel vault roofs
-paraphrased from City of Palm Springs Historic Context statement, pg. 361 Notable examples of Mid-century and Late Modern residences in Palm Springs include:
Koerner Residence, 1275 S. Calle De Maria, E. Stewart Williams, 1955, Class 1 HR Dr. Franz Alexander Residence, 1011 West Cielo Drive, Walter S. White, 1956, Class 1 HR Abernathy Residence, 611 N. Phillips Road, William F. Cody, 1962, Class 1 HR Kramer Residence, 800 E. Granvia Valmonte, James McNaughton, 1963, Class 1 HR Garber Residence, 2455 Southridge Drive, Richard A. Harrison, 1970, Class 1 HR 59 5. REGULATIONS AND CRITERIA FOR EVALUATION
5.1 City of Palm Springs Historic Resources and Historic Districts The City of Palm Springs administers a local designation program in which significant individual sites or concentrations of properties within a site can be designated as historic resources or historic districts. The designation of such properties is governed by Title 8, Chapter 8.05 (Historic Preservation) of the Palm Springs Municipal Code (as amended in 2019 and 2020 ordinances) – referred to hereafter as “the Ordinance.” The Ordinance establishes and authorizes a seven-member Palm Springs Historic Site Preservation Board (HSPB) to issue decisions regarding applications to alter or demolish designated or potentially eligible resources and for new construction in historic districts; make recommendations to City Council regarding designation of historic resources; advise the City Council and/or Planning Commission in all matters concerning historic preservation; and educate and inform the community on historic preservation matters.11 To facilitate this process, the Ordinance establishes requirements that a property or properties must meet in order to qualify for designation as a historic resource or historic district.12 The City of Palm Springs classifies individual historic resources and potential historic resources into four different categories, as defined in Article I of the Ordinance (General Provisions)13:
Landmark/Class 1 historic resource - Any site, structure, building or object not located on Tribal Trust or Allotted 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. A Class 1 historic resource may include a structure, building or object on the site, or may include all or a portion of the site itself. Class 1 historic resources are eligible for the execution of a Mills Act historic property preservation agreement, as determined by the City Council.
Historic Merit/Class 2 historic resource - A site, structure, building or object not located on Tribal Trust or Allotted 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 the City Council.
Potentially Eligible/Class 3 building - 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. 11 City of Palm Springs Municipal Code, 8.05.030.
12 The City of Palm Springs is also a designated Certified Local Government (CLG), which is a preservation partnership between the National Park Service (NPS), the State Historic Preservation Offices (SHPOs) and local communities with a goal to create local commitments to historic preservation.
13 City of Palm Springs Municipal Code, 8.05.020.
60 5.1 City of Palm Springs Historic Resources and Historic Districts (cont…) Class 4 building - 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.
Class 1 and Class 2 Historic Resource Eligibility Criteria Article III of the Ordinance (Procedures for Designation of Historic Resources and Historic Districts) defines the following criteria for designating Historic Resources (Class 1 and Class 2 historic resources) in the City14:
1. Class One Historic Resources. A site, structure, building or object may be designated as a Class 1 historic resource, provided one or more of the following criteria in subsections “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:
i. The resource is associated with events that have made a meaningful contribution to the nation, state or community; or
ii. The resource is associated with the lives of persons who made a meaningful contribution to national, state or local history; or
iii. The resource reflects or exemplifies a particular period of national, state or local history; or iv. The resource embodies the distinctive characteristics of a type, period or method of construction; or v. 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; or vi. The resource represents a significant and distinguishable entity whose components may lack individual distinction, as used in evaluated applications for designation of historic districts, for parcels on which more than one entity exists; or
vii. The resource has yielded or may be likely to yield information important to national, state or local history or prehistory.
b. The site, structure, building or object shall be evaluated for integrity of location, design, setting, materials, workmanship, feeling and association according to the United States Department of the Interior, National Park Service’s National Register Bulletin titled: “How to apply the National Register Criteria for Evaluation” as revised from time to time.
14 City of Palm Springs Municipal Code, 8.05.070.
61 5.1 City of Palm Springs Historic Resources and Historic Districts (cont…)
2. Class Two 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 above. A Class 2 historic resource shall not be required to meet the findings for integrity as described above.
As noted above, for a property to qualify as a City of Palm Springs Class 1 Historic Resource, it must not only be significant under one or more of the above evaluative criteria but also retain integrity, which the National Park Service defines as “the ability of a property to convey its significance.”15 The National Register has identified seven aspects of integrity as follows; to convey historic integrity, a property will possess several, if not most, of these aspects.16 :
1. Location - the place where the historic property was constructed or the place where the historic event occurred.
2. Design - the combination of elements that create the form, plan, space, structure, and style of a property.
3. Setting - the physical environment of a historic property.
4. Materials - the physical elements that were combined or deposited during a particular period and in a particular pattern or configuration to form a historic property.
5. Workmanship - the physical evidence of the crafts of a particular culture or people during any given period in history or prehistory.
6. Feeling - a property’s expression of the aesthetic or historic sense of a particular period.
7. Association - the direct link between an important historic event or person and a historic property.
Class 3 and Class 4 Buildings
As noted above, the City of Palm Springs defines Class 3 buildings as those previously identified as eligible in a historic resources survey -- and Class 4 buildings as those that are not Class 1 or Class 2 historic resources or a Class 3 building, but were constructed before January 1, 1978 or whose age cannot be determined. The Ordinance does not provide separate eligibility criteria for Class 3 and Class 4 buildings but notes any Class 3 or 4 building may be designated as a Class 1 or Class 2 historic resource if they meet the Class 1 or Class 2 eligibility criteria as listed above.17
15 National Park Service, National Register Bulletin #15: How to Apply the National Register Criteria for Evaluation (Washington D.C.: U.S.
Department of Interior, 1990), 44.
16 National Park Service, National Register Bulletin #15, 44. 17 City of Palm Springs Municipal Code, 8.05.080.
62 6. Evaluation of Significance
6.1 Previous Surveys and Designations
The Palm Springs citywide historic context statement and historic resources survey of 2015 identified 300 W. MERITO PLACE as an eligible resource, both in the Architectural Resources Group Reconnaissance Survey of 2003 and the assignment of status code 5S3 (appears eligible for local listing or designation through survey evaluation) for the 2015 City of Palm Springs Historic Resources Survey. The 2016 Citywide Historic Resources Inventory (updated 2023) property data information for 300 W. Merito Place states: “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. Itis significant as an excellent example of Mid-century Modern residential architecture. It exhibits quality of design and distinctive features including its blank, windowless primary facade, stone veneered walls, and exposed post-and-beam construction.”18
6.2 Contexts, Themes, and Registration Requirements
The subject property is evaluated using the following registration requirements for the two relevant themes as defined in the 2018 Historic Context Statement: Post World War II Single-Family Residential Development (1945- 1969) and Modern Styles of the Post-World War II Era: Mid-century Modern.
Context: Post-World War II Palm Springs (1945-1969)
Theme: Post World War II Single-Family Residential Development (1945-1969) Registration Requirements: To be eligible under this theme, a property must:
• Date from the period of significance; and
• Reflect important single-family residential development from the period; or • Represent an excellent example of an architectural style or property type; and • Display most of the character-defining features of the property type or style; and • Retain the essential aspects of historic integrity.
Sub-Context: Architectural Styles & Local Practitioners Theme: Modern styles of the post-World War II era Sub-theme: Mid-century Modern 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.19 18 City of Palm Springs Department of Planning Services, Citywide Historic Resource Inventory, Eligible - as of October 2023 https://www.palmspringsca.gov/home/showpublisheddocument/64260/638088476736030000 19 Palm Springs Citywide Historic Context Statement 2018, 300. 63 6.3 City of Palm Springs Class One Historic Resource As outlined in the 2018 Historic Context Statement, an individual single-family residence from this period may be eligible for historic designation under one or more of the following criteria:20 The subject property is evaluated against City of Palm Springs Class 1 eligibility criteria, including an assessment of integrity, as follows:
This property appears eligible for local designation under three City of Palm Springs Class One Criterion: II, III, and V. Furthermore, the property exhibits exceptional historic significance and retains sufficient integrity to convey its significance.21 The property’s period of significance is 1964-1972, corresponding with its original design and construction period and simultaneous ownership by prominent actor Laurence Harvey. Evaluation under each of the City’s seven eligibility criteria and an integrity assessment follows.
EVALUATION
Criterion I: Significant Event. To qualify for listing under this criterion, a property must be associated with one or more events important in the defined historical context. Criterion 1 recognizes properties associated with events or historical trends, such as the gradual rise of the city's prominence in architectural excellence in midcentury modern architecture that is an important event within this associated context. While 300 West Merito Place, having been designed in 1964 and built in 1969, marks a strong culmination of the historical trend of architecturally significant late modernist architecture during that period, the residence is not associated with any significant single event. Therefore, the residence likely does not appear eligible for listing as a Class 1 Historic Resource under Criterion I.
Criterion II: Significant Persons. Criterion 2 recognizes properties associated with the lives of persons who made meaningful contributions to the national, state or local history. Laurence Harvey was an internationally recognized Hollywood film star who rose to prominence during the time he lived in and built his house in Palm Springs. Likewise, the architects Conrad Buff, FAIA and Donald C. Hensman, FAIA were major contributors to the modernist architectural movement in Southern California. The residence qualifies for listing as a Class 1 Historic Resource under Criterion II. 20 The current City interpretation for Criteria III and IV holds that an architectural style is considered a trend or pattern of development and is evaluated using Criterion iii. Criterion iv is evaluated under the topic of architecture looking specifically at construction type, period and methods. Palm Springs Citywide Historic Context Statement 2018, 244. 21 The author’s evaluation of this resource under City of Palm Springs Class 1 eligibility criteria means to follow the current City interpretation of Criteria iii and iv as above.
64 6.3 City of Palm Springs Class One Historic Resource (cont…) ARCHITECTURE (Criteria 3 – 6):
Criterion III: The resource reflects or exemplifies a particular period of the national, state or local history. 300 West Merito Place, designed in 1964 and built in 1969, exhibits many stylistic markers which place it directly in the historical context of Palm Springs’ Modern Period. The private residence represents a prime example of the significant late modernist architecture for which Palm Springs is widely known. The residence also represents the period when Hollywood entertainers and moguls were buying or building second homes in the desert resort. As such, the residence may be viewed as an important component of the historical trends that have come to define Palm Springs’ image as a center of important midcentury architecture, i.e., a historic trend that exemplifies a particular period of the national, state, or local history. The residence qualifies for listing as a Class 1 Historic Site under Criterion 3.
Criterion IV: The resource embodies the distinctive characteristics of a type, period, or method of construction. Typically, the review of architectural styles of potential historic resources in Palm Springs has been evaluated under Criterion iii while Criterion iv focuses more so on distinctive construction and physical features. "Type, period, or method of construction" refers to the way certain properties are related to one another by cultural tradition or function, by dates of construction or style, or by choice or availability of materials and technology. To be eligible under this Criterion, a property must clearly illustrate, through "distinctive characteristics" a pattern of features common to a particular class of resources. "Distinctive characteristics" are the physical features or traits that commonly recur in individual types, periods, or methods of construction. To be eligible, a property must clearly contain enough of those characteristics to be considered a true representative of a particular type, period, or method of construction. Characteristics can be expressed in terms such as form, proportion, structure, plan, style, or materials. A unique material used in the construction of 300 West Merito Place is glulam beams: Even though glulam technology appeared by the 1920’s in the United States, it wasn’t until the introduction of higher performance adhesives in the post-WWII period that glulam was considered truly durable. By the 1960’s, due to heightened awareness around environmental impact of building materials, glulam began to be recognized for its sustainability. As such, glulam beams appealed to architects such as Buff and Hensman and builders practicing eco-friendly building, offering them a renewable resource alternative to steel and concrete. 300 West Merito Place appears not to be eligible under Criterion IV; however, while it doesn’t necessarily embody unique construction technology or innovative construction methods, it does possess distinctive characteristics that make up the many qualities of its style, such as these from HRG’s Palm Springs Citywide Survey:
• Bold geometric volumes
• Large expanses of unrelieved wall surfaces
• Uniform use of cladding materials including glass, concrete, or masonry veneer • Exaggerated expression of structure and systems
• Hooded or deeply set fenestration
• Little or no applied ornament
Note: C/3/4,5 (Architecture) A property important for illustrating a particular property type, architectural style or construction technique; or that represents the work of a master must retain most of the physical features that constitute that type, style, or technique.* A residential property significant under Criterion C/3/4,5 (Architecture) should retain integrity of design, workmanship, materials, and feeling, at a minimum, in order to be eligible for its architectural merit. A property that has lost some historic materials or details can be eligible if it retains a majority of the features that illustrate its style in terms of the massing, spatial relationships, proportion, pattern of windows and doors, texture of materials, and ornamentation. The property is not eligible, however, if it retains some basic features conveying massing but has lost a majority of the features that once characterized its style. *National Register Bulletin 15.
Criterion V: The resource represents the work of a master builder, designer, artist, or architect whose individual genius influenced his age; or that possesses high artistic value. Work of a Master: The master architects Conrad Buff, F.A.I.A. and Donald C. Hensman, F.A.I.A. (see attached biographical information and associated drawings within the Historic Resource Summary, p.20-25 of this report) were major contributors to the modernist architectural movement in Southern California. For the unique qualities and distinctive characteristics of Buff and Hensman’s influential Late Modern architecture on the overall period and style, the residence qualifies for listing as a Class 1 Historic Site under Criterion 5.
65 6.3 City of Palm Springs Class One Historic Resource (cont…) Criterion VI: 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 residence does not appear to be eligible under Criterion 6.
ARCHEOLOGY
Criterion VII: That has yielded or may be likely to yield information important to the national, state, or local history or prehistory. 300 West Merito Place is not likely to yield information important to the national, state, or local history or prehistory. Hence, the residence does not appear to be eligible under Criterion 7.
6.4 Integrity Analysis (using U.S. Secretary of Interior Standards) 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 must also 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. To retain historic integrity a property will always possess several, and usually most, of the aspects. Determining which of these aspects are most important to a particular property requires knowing why, where, and when the property is significant.
To be eligible as a Class 1 Historic Resource, it is paramount for a property to retain sufficient integrity to convey historic significance. Evaluakon 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: LocaXon, Design, Se[ng, Materials, Workmanship, Feeling, and AssociaXon.
NaAonal Register BulleAn #15 “How to Apply NaAonal Register Criteria for EvaluaAon” states that “[to] retain historic integrity, a property will always possess several, and usually most, of the aspects” as follows:
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. 300 West Merito Place remains in its original location and therefore qualifies under this aspect.
DESIGN
Design is the combination of elements that create the form, plan, space, structure, and style of a property. It results from conscious decisions made during the original conception and planning of a property and applies to activities as diverse as community planning, engineering, architecture, and landscape architecture. Design includes such elements as organization of space, proportion, scale, technology, ornamentation, and materials. A property’s design reflects historic functions and technologies as well as aesthetics. It includes such considerations as the structural system; massing; arrangement of spaces; pattern of fenestration; textures and colors of surface materials; type, amount, and style of ornamental detailing. The space, structure, and style of 300 West Merito Place have survived largely intact, through restoration — especially on the most important street-facing façade along Merito Place. Similarly, the structural system; massing; and arrangement of spaces.
Though some hardscape detail has been lost; much of the type, amount, and style of detailing have survived relatively intact.
66 6.4 Integrity Analysis (using U.S. Secretary of Interior Standards) (cont…)
SETTING
Setting is the physical environment of a historic property. Whereas location refers to the specific place where a property was built or an event occurred, setting refers to the character of the place in which the property played its historical role. It involves how, not just where, the property is situated and its relationship to surrounding features and open space. Setting often reflects the basic physical conditions under which a property was built and the functions it was intended to serve. In addition, the way in which a property is positioned in its environment can reflect the designer’s concept of nature and aesthetic preferences. The setting of 300 West Merito Place continues to reflect the original design relationship of site and structure.
MATERIALS
Materials are the physical elements that were combined or deposited during a particular period and in a particular pattern or configuration to form a historic property. The choice and combination of materials reveal the preferences of those who created the property and indicate the availability of particular types of materials and technologies. Much of the original building materials of 300 West Merito Place have survived. While some surfaces have been refinished or replaced, these changes do not constitute a significant loss of the physical elements that expressed the overall design during the building’s period of significance; the pattern and configuration that today forms the residence and contributing structures survives intact.
WORKMANSHIP
Workmanship is the physical evidence of the crafts of a particular culture or people during any given period in history or prehistory. It is the evidence of artisans’ labor and skill in constructing or altering a building, structure, object, or site. Workmanship can apply to the property as a whole or to its individual components. It can be expressed in vernacular methods of construction and plain finishes or in highly sophisticated configurations and ornamental detailing. It can be based on common traditions or innovative period techniques. Workmanship is important because it can furnish evidence of the technology of a craft, illustrate the aesthetic principles of a historic or prehistoric period, and reveal individual, local, regional, or national applications of both technological practices and aesthetic principles. Examples of workmanship in historic buildings include tooling, carving, painting, graining, turning, and joinery. The workmanship of 300 West Merito Place is comprised of materials like wood, stone, stucco, glulam beams and glass, with simple clean detailing. The residence continues to express a high degree of both original and contemporary period workmanship.
FEELING
Feeling is a property’s expression of the aesthetic or historic sense of a particular period. It results from the presence of physical features that, taken together, convey the property’s historic character. For example, a rural historic district retaining original design, materials, workmanship, and setting will relate the feeling of agricultural life in the 19th century. 300 West Merito Place is sited on a prominent double lot at the top of a T-junction entrance to Merito Vista Estates which takes advantage of panoramic mountain views to the west and south.
Accordingly, the residence and contributing structures retain their original integrity of feeling.
ASSOCIATION
Association is the direct link between an important historic event or person and a historic property. A property retains association if it is the place where the event or activity occurred and is sufficiently intact to convey that relationship to an observer. Like feeling, association requires the presence of physical features that convey a property’s historic character. For example, a Revolutionary War battlefield whose natural and man-made elements have remained intact since the 18th century will retain its quality of association with the battle.
Because feeling and association depend on individual perceptions, their retention alone is never sufficient to support eligibility of a property for the National Register. 300 West Merito Place is an important example of a master architect-designed modernist private residence in Palm Springs, which was owned by an internationally known actor of prominence. Accordingly, it continues its association with events that have made a meaningful contribution to the community, world-class modernist architecture (The Modern Period) and a Hollywood owner (The Influence of the Entertainment Industry). 67 6.4 Integrity Analysis (using U.S. Secretary of Interior Standards)(cont…)
INTEGRITY SUMMARY
This integrity analysis confirms that the building and site of 300 West Merito Place still possess all seven aspects of integrity. Aside from some modifications to exterior landscape and hardscape elevations and to the structure itself, the original footprint and design integrity of 300 West Merito Place remains comparatively intact. In summary, the residence possesses more than a sufficient degree of integrity to qualify for designation as a Class 1 Historic Site due to the retention of its original footprint, preservation of its original setting and meticulous restoration and retention of its original design intent.
6.5 Character-Defining Features
The author recommends the following as character-defining features of 300 West Merito Place:
• Post and Beam structure with carefully detailed column wraps and restored beam trim • Long, linear field stone walls supporting thin roof overhang profiles are layered to provide a private, humanscale face to the street along with low field stone planter wall • Flat, deep roof shielding the long runs of operable glazing from the strong sunlight • Deep overhangs create numerous protected/covered outdoor living spaces, greatly increasing the livable space beyond interior square-footage
• Ample amounts of exterior glazing and limited interior partitions providing strong indoor-outdoor connection
• Cruciform Shaped Pool
The following elements are not character-defining features:
• Front hedging
• Current courtyard fence walls
• East-facing northeastern façade
• Rear elevation façade that faces the tennis/pickleball court
7. CONCLUSION
Based on available documentary and archival research, site analysis, the development of historic contexts, and evaluations against local eligibility criteria, the subject property of this historic resource nomination appears to meet City of Palm Springs Class 1 eligibility Criteria II, III, and V. As the property also retains sufficient integrity to convey its significance, 300 West Merito Place appears eligible for listing as a City of Palm Springs Class 1 Historic Resource. 68 8. BIBLIOGRAPHY
Accessingthepast.com (Palm Springs Telephone Directory records) Agua Caliente Band of Cahuilla Indians GIS Portal
Ancestry.com, various records
billysteinberg.com
California Digital News Collective, various records
Chicago Tribune, various dates.
City of Palm Springs Department of Planning Services. “Citywide Historic Resource Inventory – Eligible.” January 5, 2023.
https://www.palmspringsca.gov/home/showpublisheddocument/64260/63808847673603000 0 City of Palm Springs Municipal Code, 8.05– Historic Preservation.
Cygelman, Adèle. Palm Springs Modern, 1999.
The Desert Sun, various dates.
Findagrave.com, various records.
Getty Images
Hensman, Donald C. Buff and Hensman, USC Guild Press
Historic Resources Group. City of Palm Springs Citywide Historic Context Statement & Survey Findings.
Prepared for the City of Palm Springs: Department of Planning Services, December 2018.
J. Paul Getty Trust, The Getty Research Institute.
The Los Angeles Times, various dates.
National Park Service. National Register Bulletin 15: How to Apply the National Register Criteria for Evaluation. Washington, D.C.: U.S. Department of the Interior, National Park Service, rev. 1991.
Newspapers.com, various dates.
Palm Springs Historical Society, various collections.
Riverside County Assessor-County Clerk-Recorder
Sinai, Anne. Reach for the Top: The Turbulent Life of Laurence Harvey Stone, Paulene. One Tear is Enough, 1976
UCLA Library Special Collections
69 9. APPENDICES
Appendix A: Chain of Title
1962 (when Laurence Harvey and Joan Cohn acquired the first parcel) – PRESENT
2 January 1962: Irvin Jacobs and Adele Jacobs (LOT 93)
½ interest to *MAGLA PRODUCTIONS, INC. (Laurence Harvey) and Joan Perry Cohn, widow, ½ interest
29 July 1964: Glenn B. Austin and Vivian I. Austin (WEST 100 FT LOT 91 & 92) to Michael Nidorf & Lorena Nidorf
27 October 1969: Michael Nidorf & Lorena Nidorf (WEST 100 FT LOT 91 & 92) to MAGLA PRODUCTIONS, INC. (Laurence Harvey) and Joan Perry Harvey, a married woman as her separate property, as tenants in common
4 November 1969: Laurence Harvey, married man, husband of the grantee hereby remises, releases and forever quitclaims (WEST 100 FT LOT 91 & 92) to Joan Perry Harvey, a married woman, as her separate property. 9 August 1972: MAGLA PRODUCTIONS, INC. (Laurence Harvey) and Joan Perry Harvey, a married woman as her separate property, as tenants in common, as to PARCEL 1; and MAGLA PRODUCTIONS, INC. (Laurence Harvey) as to an undivided ½ interest, and Joan Perry Cohn, a widow, as to an undivided ½ interest, as tenants in common, as to PARCEL 2.
PARCEL 1: The west 100 FT of LOTS 91 & 92
PARCEL 2: LOT 93
to Lionel Steinberg and Louise E. Steinberg
27 June 1988: Louise E. Steinberg Estate Et Al.
to Joe Bonino and Pamela K. Bonino
27 May 1993: Joe Bonino Et Ux. (Pamela K. Bonino)
to Leonard Axelrod Et Ux.
14 January 2000: Leonard Axelrod Et Ux.
to David A. Kaplan
24 January 2000: David A. Kaplan
to David A. Kaplan Et Al.
3 July 2013: David A. Kaplan Rev. Trust
to Rea Laccone, Laccone Living Trust
24 January 2019: Laccone Living Trust
to 300 Merito LLC (B.D. Stevens)
70 Appendix B: Owner Letter of Support
February 9, 2026
City of Palm Springs
Palm Springs Historic Site Preservation Board
Palm Springs City Council
3200 E. Tahquitz Canyon Way
Palm Springs, CA 92262
To Whom it May Concern:
As the current owners of the Laurence Harvey / Steinberg Residence aka “Villa Serena” and “Harvey House,” designed in 1964 by architects Conrad Bu4 and Donald Hensman and built in 1969/1970 for actor Laurence Harvey, we strongly support the historic resource nomination and designation of our property, 300 West Merito Place, by the City of Palm Springs.
Merito 300 LLC engaged historian Jade Thomas Nelson and the firm Marmol-Radziner to advise and assist the homeowners with all the required nomination paperwork/application and we are grateful for their work on our behalf.
Please contact us with any questions or concerns at:
Sincerely,
Homeowners, 300 Merito LLC
[email protected]
(310)826-6222
71 Appendix C: Property Data Form (1 of 2)
In addition to being identified on the City of Palm Springs Historic Resources Survey in 2003, 300 Merito Place was reevaluated and listed again in 2015:
72 Appendix C: Property Data Form (2 of 2)
73 Appendix D: 2013 Project Description
74 Appendix E: Drawings - Exterior elevations
WOOD SIDING, TYP.
(PT-6)
EXISTING STONE SITE WALL
CUSTOM WOOD ENTRY GATE
PER SCHEDULE
121.5 121.6
EXISTING CHIMNEY
S00.2
BRAKE METAL
SHROUD
EXTERIOR WOOD DOOR
PER SCHEDULE
GARAGE DOOR PER
SCHEDULE
EXISTING STONE
SITE WALL
SKYLIGHT PER SCHEDULE
ALUMINUM SLIDING DOOR
PER SCHEDULE
ALUMINUM SLIDING DOOR
PER SCHEDULE
EXTERIOR FASCIA AND
FLASHING, PT-5, TYP.
WOOD TRIM AND CASING, CEMENT PLASTER, PL-1
PL-3, TYP.
SKYLIGHT PER
SCHEDULE
119.A 116.A
EXTERIOR WOOD DOOR
PER SCHEDULE
CEMENT PLASTER, PL-1
WINDOW PER SCHEDULE WINDOW PER SCHEDULE
EXISTING COPPER CAP AT
END OF BEAM, TYP.
WOOD TRIM & CASING, CEMENT PLASTER PL-1
PT-5
EXTERIOR FASCIA,
PT-5
INTERCOM ENTRY
KEYED SECURITY LIGHT SWITCH
SHUTTER SWITCH
EXHAUST VENT BUILD-UP
OPEN TO BEYOND OPEN TO BEYOND OPEN TO
EXTERIOR
KITCHEN
EXISTING GLU-LAM BEAM, PT-4, TYP.
EXISTING WOOD FENCE CEMENT PLASTER, PL-1 WOOD TRIM AND CASING, PT-3, TYP.
EXTERIOR FASCIA AND
FLASHING, PT-5, TYP.
ALUMINUM WINDOW
PER SCHEDULE
EXISTING GLU-LAM BEAM,
PT-4, TYP.
WOOD TRIM AND CASING,
PT-3, TYP.
CEMENT PLASTER,
PL-1, TYP.
SKYLIGHT PER
SCHEDULE
EXHAUST VENT BUILD-UP
HARVEY HOUSE 2013099
A3.01 300 WEST MERITO PLACE PALM SPRINGS, CA 92262 EXTERIOR ELEVATIONS 1/4" = 1'-0" 3 NORTH ELEVATION
1/4" = 1'-0" 1 EAST ELEVATION
1/4" = 1'-0" 2 SOUTH ELEVATION
1/4" = 1'-0" 4 WEST ELEVATION
75 Appendix E: Drawings - Current Site Plan
EXISTING RESIDENCE
MERITO PLACE
255' N 00* 09' 00"W
150' N 89* 36' 00"E
150' N 89* 36' 00"E
EXISTING
GUEST HOUSE
EXISTING
SPA
BUILDING
EXISTING
TENNIS COURT
(E) PLANTER
EXISTING STONE
SITE WALL
EXISTING STONE
SITE WALL
(E)
PLANTER (E) PLANTER
EXISTING COURTYARD
EXISTING POOL
EXISTING BOULDERS
(E) PLANTER
EXISTING CONCRETE
PAVERS
EXTERIOR
KITCHEN
EXISTING FENCE
(E) PLANTER
(E) PLANTER
EXISTING TENNIS
COURT ENCLOSURE
(E) PLANTER
(E)
PLANTER
EXISTING SITE
GATE
(E) PLANTER
MECH.
TYP.
88' N 00* 09' 00"W
116' N 00* 09' 00"W
51' N 00* 09' 00"W
16' N 89* 36' 00"E
16' N 89* 36' 00"E
HARVEY HOUSE 2013099
A1.01 300 WEST MERITO PLACE PALM SPRINGS, CA 92262 SITE PLAN 3/32" = 1'-0" 1 SITE PLAN
76 Appendix F: Historic Plan Diagram (showing Unaltered, Updated, Altered) FAMILY
ROOM
LIVING
ROOM
DINING
ROOM
DEN OFFICE
MASTER
BEDROOM
MASTER
BEDROOM 2
GARAGE
MASTER
BATH
CLOSET
MECHANICAL
ROOM
PANTRY
MASTER
BATH 2
LAUNDRY
ROOM
MAIN
POWDER
MASTER
COURTYARD
PUBLIC SPACES
UNALTERED
BEDROOM SUITES AND
KITCHEN INTERIOR
PARTITIONS AND
INTERIOR FINISHES
ALTERED
POOL DECK AND
FLATWORK
FINISHES UPDATED
OUTDOOR KITCHEN AND
SPA ELIMINATED
GUEST SUITES AND
CABANA UNALTERED
GUEST
SUITE 1
GUEST
SUITE 2
KITCHEN
POOL
77 Appendix G: Historic Site/Construction Photos
SITE/CONSTRUCTION PHOTOGRAPHS: Summer 1969 – March 1970, 300 West Merito Place From Top to Bottom, L to R. 1: site view, looking north. 2: view looking southwest. 3 (center): northwestern view of pool house. 4: Laurence Harvey w/ Fritz Lowe, looking west. 5: southwest view toward guest wing. 78 Appendix G: Historic Site/Construction Photos
__________________________________________________________________________________ From Top to Bottom, L to R. 1: “Larry” Harvey under the loggia, looking south. 2: pool under construction, view looking southeast. 3: “Larry & Fritz” under pool house loggia. 4: Larry in bathrobe w/unidentified persons, looking west. 5: northwest view. 6: north view of pool house and loggia, March 1970
79 Appendix G: Historic Site/Construction Photos
Pool house view looking southeast toward guest wing and main entrance Northeastern view of covered entry walkway looking toward living room Photos courtesy of owner, digitally restored by Marmol + Radziner 80 Appendix G: Additional Historic Construction Site Photos, 1970 Photos courtesy of Glenn Ostergaard, dated “APR.70”
Note: The bottom left photo shows Joan Cohn and Laurence Harvey walking the site “Larry’s extravagance was never greater than when he was instructing builders or collaborating with architects. When one consultant pointed out to him that the sunken bar he wanted would more than double the cost of the room, Larry said to him, ‘When a man builds, he should always convince himself it is forever. And forever, dear heart is priceless.” -Paulene Stone (One Tear is Enough, p.23-24)
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