2006 06 15 HPCHistoric Preservation Commission Agendas
are now available on the City's Web Page
@ www.la-ouinta.oro
HISTORIC PRESERVATION COMMISSION
The Regular Meeting to be held in the Session Room at the
La Quinta City Hall, 78-495 Calle Tampico, La Quinta, California
JUNE 15, 2006
3:00 P.M.
Beginning Minute Motion 2006-008
CALL TO ORDER
A. Pledge of Allegiance
B. Roll Call
II. PUBLIC COMMENT
This is the time set aside for citizens to address the Historic Preservation
Commission on matters relating to historic resources within the City of La Quinta
which are not Agenda items. When addressing the Historic Preservation
Commission, please state your name and address and when discussing matters
pertaining to prehistoric sites, do not disclose the exact location of the site(s) for
their protection.
III. CONFIRMATION OF THE AGENDA
IV. CONSENT CALENDAR:
A. Approval of the Minutes for May 18, 2006.
uu1
Historic Preservation Commission Agenda
V. BUSINESS ITEMS:
A. Phase I Cultural Resources Survey Report For a 4.84 Acre Parcel
Applicant: David Maman Designs
Consultants: Archaeological Associates, (Robert S. White, Et al), for Eilar
Associates
Location: South side of Avenue 58, West of Monroe Street
B. Paleontological Evaluation Report and Mitigation Plan for a 4.84 Acre Parcel
Applicant: David Maman Designs
Consultants: Robert White and John Minch for Eilar Associates
Location: South side of Avenue 58, West of Monroe Street
VI. CORRESPONDENCE AND WRITTEN MATERIAL:
VII. COMMISSIONER ITEMS:
Vill. ADJOURNMENT
DECLARATION OF POSTING
I, Betty J. Sawyer, Executive Secretary of the City of La Quinta, do hereby declare that
the foregoing agenda for the La Quinta Historic Preservation Commission meeting of
Thursday, June 15, 2006, was posted on the outside entry to the Council Chamber, 78-
495 Calle Tampico, and the bulletin board at the La Quinta Cove Post Office:, on Friday,
June 9, 2006.
DATED: June 9, 2006
i
E TY J. AWYER, Executive Secretary
City o a Quinta, California
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MINUTES
HISTORIC PRESERVATION COMMISSION MEETING
A Regular meeting held at the La Quinta City Hall Session Room
78-495 Calle Tampico, La Quinta, CA
May 18, 2006
This meeting of the Historic Preservation Commission was called to order by
Chairperson Wilbur at 3:00 p.m. who then led the flag salute and asked for the roll
call.
CALL TO ORDER
A. Pledge of Allegiance.
B. Roll Call.
Present: Commissioners Mouriquand, Puente, Sharp,
Wright, and Chairman Wilbur
Staff Present: Principal Planner Stan Sawa, Associate
Planner Andrew Mogensen, and Secretary
Carolyn Walker
II. PUBLIC COMMENT:
III. CONFIRMATION OF THE AGENDA:
IV. CONSENT CALENDAR:
It was moved and seconded by Commissioners Puente and Wright to
approve the minutes of April 27, 2006 as submitted. Unanimously
approved.
V. BUSINESS ITEMS:
A. Phase I Cultural Resources Survey for Proposed Eden Rock Residential
Development
Applicant: Chris Hentzen, GMA
Archaeological Consultant: CRM Tech (Michael Hogan)
Location: North side of PGA Boulevard within PGA West.
1. There were no questions, or comments from the
Commissioners and they chose to vote immediately on
acceptance of the report as submitted without formal
presentation by staff.
P:\CAROLYN\Hist Pres Com\HPC 5-18-06.doc
Historic Preservation Commission
May 18, 2006
2. There being no further comments. It was moved and seconded
by Commissioners Mouriquand and Sharp to adopt Minute
Motion 2006-006 accepting the results of the Cultural
Resources Survey as submitted. Unanimously approved.
B. Paleontological Evaluation Report and Mitigation Proposed Eden Rock
Residential Development
Applicant: Chris Hentzen, GMA
Consultants: CRM Tech (Michael Hogan)
Location: North side of PGA Boulevard within PGA West
There were no questions, or comments from the
Commissioners and they chose to vote immediately on
acceptance of the report as submitted without formal
presentation by staff.
2. There being no further comments. It was moved and seconded
by Commissioners Mouriquand and Wright to adopt Minute
Motion 2006-007 accepting the results of the Paleontological
Evaluation Report and Mitigation Report as submitted.
Unanimously approved.
VI. CORRESPONDENCE AND WRITTEN MATERIAL:
VII. COMMISSIONER ITEMS:
A. Commissioner Sharp requested the Commissioners be given a copy of
the City's Travel Policies and Guidelines. Staff said they would be
included in the next Commission packet.
B. Commissioner Wright requested a short discussion of the following
item be included on the next agenda:
1. Research about the cap on the La Quinta Arts Foundation
property. Is the archaeological cap being maintained? Does the
property title have information regarding the archaeological cap
and maintenance in perpetuity?
2. Commissioner Mouriquand stated a constraint sheet should
have been recorded, with the map, stating the cap was to be
protected in perpetuity.
3. Commissioner Wright asked staff to ensure new owners of the
property are informed about the archaeological cap.
004
Pt\CAROLYN\Hist Pres Com\HPC 5-18-06.doc 2
Historic Preservation Commission
May 18, 2006
4. Commissioner Mouriquand commented any development of the
property would have to go through the Native Arnerican
Counsel.
5. Commissioner Wright asked if staff could research this matter
and give a brief update at the next meeting.
6. Commissioner Wright will give staff a list of other sites he has a
concern about.
C. Commissioner Wilbur asked if staff could prioritize one, or two items
on the Historical Preservation Commission 2005/06 Work Program,
such as the Survey update and the Quarterly Reports, and include
them on the next agenda.
1. Staff gave an update on the Survey, replying two firms had
been interviewed and it was possible one would be chosen by
the end of the week. An update of both items would be given
at the next Commission meeting.
D. Commissioner Mouriquand asked if anyone had checked the
archaeological cap in Traditions. Commission Wright replied the cap
was in good condition.
VIII. ADJOURNMENT
There being no further business, it was moved and seconded by
Commissioners Wright and Sharp to adjourn this Regular Meeting of the
Historic Preservation Commission to the next Regular Meeting to be held on
June 15, 2006. This meeting of the Historic Preservation Commission was
adjourned at 3:10 p.m. Unanimously approved.
Submitted by:
Carolyn Walker
Secretary
P:\CAROLVN\Hist Pres Com\HPC 5-18-06.doe 3
DATE:
ITEM:
LOCATION:
APPLICANT:
CONSULTANT:
BACKGROUND:
HISTORIC PRESERVATION COMMISSION
STAFF REPORT
JUNE 15, 2006
CULTURAL RESOURCES PHASE I SURVEY FOR A 4.84 ACRE
PARCEL
SOUTH SIDE OF AVENUE 58, WEST OF MONROE STREET
DAVID MAMAN DESIGNS
ARCHAEOLOGICAL ASSOCIATES, (ROBERT S. WHITE, ET AL),
FOR EILAR ASSOCIATES
The study area is a 4.8 acre parcel located on the south side of Avenue 58 west of
Monroe Street. The property is a rural residential site with rows of older, un-maintained
date palm trees at the northern half of the property and a field at the rear. An existing
adobe home is located near the center of the project site. The City is currently
processing a tentative tract map application to allow a single-family residential
development on the site.
A Phase I (survey level) Archaeological/Historical Resources Assessment has been
completed for the property. The Assessment includes a record search and field
reconnaissance of the property. This Assessment will be part of the environmental
review required by the California Environmental Quality Act (CEQA) for the project
application.
DISCUSSION:
The report includes a management summary, personnel qualifications, research design,
and discussion of the project within a historic and prehistoric context, including local
and ethnographic history.
An archaeological and historic records search for the property was conducted at the
Eastern Information Center located at UC Riverside. Other sources consulted include
the National Register of Historic Places (NRHP), the California Historic Landmarks
(CHL), California Points of Historic Interest (CPHI), and the Office of Historic
Preservation's Directory of Properties was also reviewed. Archival research included a
review of land patents on file with the Bureau of Land Management (BLM) in
,I1I a; . r (. o
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Sacramento and a title records check with the California State Railroad Museum
Library in Sacramento.
Several historic maps were examined in the map room of the Science Library at UC
Riverside. General Land Office (GLO) Plat Maps were inspected at the Bureau of Land
Management (BLM) office in Moreno Valley including a 1903 GLO plat map. Other
historical maps were provided for examination by the City of Coachella and the
Coachella Valley Water District. In addition, the Coachella Valley Water District
provided historical aerial photos of the site for examination.
A request was made of the Native American Heritage Commission for a check of their
Sacred Lands inventory. The Sacred Lands inventory records search did not indicate
the presence of Native American cultural resources at this location. The consultant
notified representatives of the Native American community but did not receive any
replies.
The records search indicated that no prehistoric or historic archaeological sites have
been recorded within the study area. The records search identified 11 archaeological
sites, 9 prehistoric and 2 historic, located within a one -mile radius of the project site.
No National Register of Historic Places (NRHP), California Historic Landmarks (CHL), or
California Points of Historic Interest (CPHI) sites were identified within a one -mile
radius of the study area, though two residences within a one -mile radius of the site
were listed with the Office of Historic Preservation's Directory of Properties.
The on -foot field survey was conducted on September 28, 2005, walking parallel
transects spaced 5-10 meters apart. The field survey resulted in the identification of an
occupied, single adobe residence, situated within a remnant date palm garden at
approximately the center of the project site, 220 feet south of Avenue 58. As a result
of the identification of the adobe structure, further research was conducted including
an interview and research of individuals associated with the property.
Referencing the structure as the West adobe, the report includes a physical description
of the structure, building materials used, and methods of construction. A portion of the
exterior wall had been cut away near the kitchen to reveal a cross section which
identifies the "poured" adobe construction method and materials used. Portions of the
structure have been identified as wood frame construction added at a later date. The
home site is identified as being an early example of an adobe housing deveNopment
project.
The report concludes that the potential for buried archaeological deposits exists and
recommends monitoring during grubbing, brush clearing, and grading, and that the
monitor be granted the authority to temporarily halt work until significance can be
established.
PAReports - HPC\2006\6-15-06\rpt tt 33848 archaeo ph I David Maman Designs.doc
In regards to the West adobe, the report concludes that the structure is historically
significant because of two factors. First, the structure appears to be a rare and well-
preserved traditional adobe and is therefore eligible for the California Register of
Historic Resources under the criterion that "it embodies the distinctive characteristics
of a type, period, region, or method of construction, or represents the work of a
master, or possesses high artistic values (Criterion 3)." Second, the report states that
the structure and its setting are locally significant because they represent a surviving
example of an early stage of residential development promotions.
The report concludes that preservation is always the preferred course of action and the
structure has the potential to be restored. Since the structure is unable to be relocated
and is situated at the center of the proposed development, the report recommends
utilizing the HABS/HAER program to provide a detailed architectural and photographic
record of the structure prior to demolition.
Structural Engineer Review
In addition to the cultural resources assessment, the applicant has submitted a report
from VK & Associates, written by a structural engineer, who states that the structure
is an un-reinforced adobe, that all adobe structures have a poor record of performance
during earthquakes, and are thus a hazard to occupancy. A second letter submitted by
the same structural engineer further adds that the structure should not be used for
human occupancy.
Peer Review by Architectural Resources Group (ARG)
As a result of the findings and recommendations of the report, the City of La Quinta
requested a peer review of the findings made by Archaeological Associates, which was
conducted by Architectural Resources Group (ARG), a noted architectural firm
specializing in historic preservation with extensive experience in evaluating adobe
structures. ARG supplemented their findings with a statement from a structural
engineer, who references that the California Historic Building Code can accommodate
potential use of the structure.
In their evaluation, ARG staff reviewed the report by Archaeological Associates and a
letter report provided by the applicant's structural engineer, and made a site visit to the
adobe on May 9, 2006. ARG confirmed that the criteria of the California Register of
Historical Resources applies to the West adobe, confirmed that the structure retains a
good degree of architectural integrity due to the large amount of intact original
material, and agrees that the structure is a "rare and well preserved example of adobe
construction in Southern California."
As such, ARG concurs that the structure is significant on the local level and that it
merits the criterion for listing on the California Register under criterion 3 (identified as
_i 's
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criterion C in the report). They added in their peer review that the cultural resource
report assessment makes a case for the significance of the West adobe under Criterion
1, in that the structure may be "associated with events that have made a significant
contribution to the broad patterns of local or regional history, or the cultural heritage of
California (Criterion 1)." ARG found that the report indicates the structure appears to
be an example of an early residential housing development significant within the
regional history and settlement of Southern California, but that the report did not state
this as a finding.
ARG concludes that the West adobe is significant at the local level under California
Register Criterion 1 and 3, the structure is in good condition, and is a qualified historic
resource under CEQA eligible for candidacy for the California Historic Building Code.
Criterion for Eligibility to the California Register of Historic Resources
11 It is associated with events that have made a significant contribution to the
broad patterns of local or regional history, or the cultural heritage of California or
the United States;
2) It is associated with the lives of persons important to local, California, or
national history;
3) It embodies the distinctive characteristics of a type, period, region, or method of
construction, or represents the work of a master or possesses high artistic
values; or
4) It has yielded, or has the potential to yield, information important to the
prehistory or history of the local area, California, or the nation.
Conclusion
The report finds the West adobe to be a historically significant resource as per
eligibility Criterion 3 (identified in the report as Criterion C) of the California Register of
Historical Resources. The peer assessment conducted by ARG found the structure to
also be eligible under Criterion 1 . This structure would thus be eligible for addition to
the local register of historic resources.
Section 7.040.030 of the City of La Quinta Municipal Code lists the responsibilities of
the Historic Preservation Commission. It is the responsibility of the Commission to
"render advice and guidance, upon the request of the property owner or occupant, on
the restoration, alteration, decoration, landscaping or maintenance of any historic
resource, including landmarks, landmark sites, historic districts or neighboring
properties within public view," and provide advice to the City Council concerning
P:\Reports - HPC\2006\6-15-06\rpt tt 33848 archaeo ph I David Maman Designs.doc - - -
"historic sites and areas to be considered for listing on La Quinta's historic resources
inventory. "
Recommendation:
The City and the Historic Preservation Commission will eventually need to consider the
economic viability of maintaining the adobe structure. Avenues for safely supporting
the structure in the long-term have not been fully explored. As a result, this item is
likely to be placed before the Commission again in the future.
Adopt Minute Motion 2006- , accepting the "Cultural Resources Assessment of a
4 84-Acre Parcel as shown on Tentative Tract Map 33848, Located at 81-891 581h
Avenue, City of La Quinta, California," as prepared, subject to the following
Conditions:
A. The site shall be monitored during on- and off -site trenching and rough grading
by qualified archaeological monitors. Proof of retention of monitors shall be
given to the City prior to issuance of the first earth -moving or clearing permit.
B. The final report on the monitoring shall be submitted to the Community
Development Department prior to the issuance of the Certificate of Occupancy
for the project.
C. Collected archaeological resources shall be properly packaged for long term
curation, in polyethylene self -seal bags, vials, or film cans as appropriate, all
within acid -free, standard size, comprehensively labeled archive boxes and
delivered to the City prior to issuance of Certificate of Occupancy for the
property.
Materials shall be accompanied by descriptive catalogue, field notes and
records, primary research data, and the original graphics.
D. Monitoring crew shall include a Native American tribe member.
E. The West adobe shall be recommended for designation as a historically
significant local resource to be added to the La Quinta Register of Historic
Resources.
F. Project alternatives to demolition shall be further explored, including feasibility
for safely supporting the structure.
PAReports - HPC\2006\6-1 5-06\rpt tt 33848 archaeo ph I David Maman Designs.doc
Attachments:
1 . Results of a Cultural Resources Survey Report for Proposed Tentative Tract
33848, City of La Quinta, California
2. VK & Associates Structural Engineering Statement with Addendum
3. Peer Review from Architectural Resources Group (ARG)
Prepared by:
Andw .Mogensen5 0
As e Planner
P:\Reports - HPC\2006\6-15-06\rpt tt 33848 archaeo ph I David Maman Designs.doc
ATTACHMENT 2
VK & ASSOCIATES
CIVIL/ STRUCTURAL ENGINEERS
1101 E. Broadway, Suite 201, Glendale California 91205 Tel. (818) 500-0360 Fax (818) 500-0453
April. 21 , 2006
Mr. David Maman
6541 Hollywood Blvd., # 203
Los Angeles, CA 90028
RE: Structural inspection of Residence
81891 58th Avunue
La Quinta, Calif.
APN No. 764-180-003 Riverside County
Dear Mr. Maman:
{
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r
Ci_F: T)r I.A OUINTA
COMMu';:' ?VELOPMEiNT
DEYIh, nM1ENr
The undersigned structural engineer, on April 10, personally inspected the residence
at the above location in order to verify its physical construction qualities and assess
the occupational safety of the building.
The main house is a single family residence constituting the main building of an
established ranch style property. According to government records, the house: was
built in 1928 with addition wings and annexes added at later times. However, in view of
construction methods used and available historical data, it is possible that the actual
construction may have occurred prior to 1928.
The main ranch house is built of adobe brick walls and rough timber framed roof. We
inspected the quality of the bricks in some areas where the surfaces were scraped and
verified that the walls were built of on -site mixed clay which were stacked to form
walls. In view of this system of construction it is unlikely that any formal engineering or
expertise were employed in the construction. The wall brick is solid and thick (at least
12 inches wide in most locations) with no evidence of any reinforcement. The roof
elements do not appear to have any positive (direct) anchorage connections to the
walls.
The addition wing and annex appear to be constructed of conventional timber stud
framing.
The La Quinta area, where the structure is located, is in a seismically active area and
is within 10 kilometers of the San Andreas Fault, which is the most prominent
earthquake hazard — Type "A" fault, as determined by the California Division of Mines
and Geology — capable of generating earthquakes of Magnitude 8 or larger on the
Richter scale, which is the most severe category.
This type of building, i.e. adobe walls with wood roof, has been used by indigenous
populations in the Americas (North and South) historically and have consistently had a
poor record of performance in earthquakes. Earthquakes occurring in areas where
adobe residences are located have produced excessive damage and collapses to
homes, entire villages and towns resulting in high rates of deaths and injuries.
(Contd.)
,... 012
9, �"',
April 21, 2006
81891 58" Ave.
Page 2 of 2
The well -respected Earthquake Engineering Research Institute (EERI), headquartered
in California, has sponsored various research projects involving the safety of adobe
homes and has arrived at the conclusion that these homes pose a high seismic
hazard.
Because of the extremely weak material composition of the walls, no formally
accepted reinforcement procedulres have been developed. Some research
- sponsored by EERI and other agencies - has involved inexpensive systems of
reinforcement to be implemented DURING construction which would reduce hazards.
The current California Building Code has no formal method or recommendations
addressing the safety of adobe structures.
In view of the absence of formal procedures for reinforcement, the only accepted
mitigation of risk would appear to be a custom -engineered independent support system
consisting of currently accepted construction materials such as concrete walls, steel
frames and anchorage systems. Such an attempt would completely alter the
aesthetics of the building in the interest of improving seismic safety and would leave
very little visual evidence of the original adobe material which would diminish most
historical characteristics of the building.
Since any actual reinforcement design system is not developed at this time, no
comparative cost analysis is available, except that, in our estimation, due to the unique
and non -conventional nature of the design and construction systems, such
reinforcement would involve above average costs compared to those ordinarily used.
It should be noted here that even if the above reinforcement is attempted, ultimately,
the upgraded building would not conform to current levels of seismic safety but rather
pose a reduced risk of injury to the occupants.
In view of the above -stated facts and assessment, the feasibility of continued safe
occupancy of the building is debatable from an engineering standpoint and
consideration should be given to removing the building in the interest of public safety.
This opportunity to be of service is appreciated. Should you have any questions or
require further assistance, please contact the undersigned.
Thank you,
Respectfully,
a.3141
Exp. 6-30-2008
Vicken Khatchadourian �s,sTRucnPP�
Structural engineer OF CP'0
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0.13
VK & ASSOCIATES
CIVIL/ STRUCTURAL ENGINEERS
1101 E. Broadway, fluke 201, Glendale California 91205 Tel. (818) 500-03N Fax (818) 500.0453
May 31, 2006
Mr. David Maman
6541 Hollywood Blvd., # 203
Los Angeles, CA 90028
RE: Structural inspection of Residence
81891 W Avunue
La Quinta, Calif.
APN No. 764-180-003 Riverside County
Dear Mr. Maman:
As a follow up to our report of April 21 regarding the structural hazards present in the
above residence we would like to issue the following clarifications:
The existing structure of the residence presents a seismic hazard to occupants in view
of the presence all round and inside the building of unreinforced adobe walls which are
likely to fail under the effect of seismic events along the major faults that located in the
vicinity of the site. The most important of these faults is the San Andreas fault which is
the main strike -slip faults separating the Pacific and the North American tectonic plates.
The hazard category of adobe buildings is almost identical to that of unreinforced brick
masonry (known as URM) buildings which are categorized by the State of California as
a hazard to occupancy. A state -mandated hazard mitigation system is available for
URM buildings. URM buildings that are not retrofitted are considered at risk to
continued occupancy. Since no recognized seismic hazard -mitigation system is
available to adobe buildings at this time, it follows that this type of building will maintain
its hazardous designation.
Continued occupancy of the above building exposes the occupants to risks of loss of
property, life and limb or other unforeseen risks which imposes a liability burden to the
poroperty owner. As a prudent measure, consideration should be given to not having it
used for human occupancy.
Should you have any further questions, please call the undersigned.
Thank you,
e
POFESSION
k
Respectfully, A�Q�olsc,iboG90
m
�/yam � Cl llp.Stq i y
i spa
Vicken Khatchadourian
Structural engineer ar"C OF C P
014
rl J
VK & ASSOCIATES
CIVIL/ STRUCTURAL ENGINEERS
1101 E. Broadway, Suite 201, Glendale California 91205 Tel. (818) 500-0360 Fax (818) 500-0453
PROFESSIONAL RESUME
VICKEN KHATCHADOURIAN
Structural Engineer
EDUCATION: Bachelor of Science in Civil Engineering, 1980
American University of Beirut, Lebanon
Master of Science in Structural Engineering, 1981
Stanford University, Palo Alto, California.
Emphasis on earthquake resistant design and computer
modeling.
EXPERIENCE: 25 years experience in California with various consulting firms
in the field structural design and consulting:
1981 — 1982 Earl & Wright Consulting Engineers,
San Francisco, Calif.
Design of Offshore steel oil platforms and other related
facilities.
1981 —1986 CYGNA Consulting Engineers, San Francisco
Design of high-rise office buildings using dynamic analysis.
1986 — 1987 Reiss & Brown Consulting Engineers,
Los Angeles, Calif.
Structural Design of commercial and residential low — rise
Buildings, seismic hazard reduction (earthquake reinforcing).
Since 1987 owner of VK & ASSOCIATES, Civil and Structural
Engineers, Glendale, California, engineering consultants
providing engineering design services to developers and
Architects. Projects include, custom homes, condominiums,
commercial buildings, earthquake damage investigation,
seismic reinforcing of unreinforced masonry buildings and
special consulting.
For last 15 years have been performing engineering
investigations of earthquake -damaged structures and
assesment of the condition of existing buildings.
LICENSES: Registered Structural Engineer No. 3141 in State of California
Registered Civil Engineer No 36698 in the State of California
015
ATTACHMENT 3
ARCHITECTUiiAC RESOURCES GROUP
.Ar:hi,m,. Planners GConscnatom Inc.
May 16, 2006
Fr,n.lp,de
Doug Evans
Rtu o D ICnn. F„>
Community Development Director
S, Ip„E, L FA,;,; ,,,, , „A
City of La Quints
P.O. Box 1504
tiA," F, L,•A
78-495 Calle Tampico
La Quinta, California 92247
N+I,I„ o. M11001 E,. „A
DA,n' P HO>a.L. sic
Re: Peer Review for the Adobe Structure at 81891 58'b Avenue,
City of La Quinta, (the West Adobe")
ARG Project No. D6072
nLNi,R,,, 1, C.,:'rIlk. AL,
Dear Mr. Evans:
At the request of the City of La Quinta, Architectural Resources Group
N.,, I tILu=. A1,
(ARG) has conducted a peer review of the report titled A Cultural
+7,- ,,,,,;,,,, ,,,
Resources Assessment of a 4.84-Acre Parcel as Shown on TTM 33848
Located at 81891 5e Avenue, City of La Quinta, Riverside County, dated
\4 F`'"" '`I M +L"
March 2006. The report, a cultural resources assessment of the West
CAnut E, A WL„Sr1,,,. ,:,
Adobe, was prepared by Archaeological Associates and Eilar Associates
I,, „ +,„: M,,,,,AA;, All
for Quints Del Sol, LLC. This peer review! letter report sets forth our
opinion with regard to the findings of the building as a potential historical
NIA PAs. uE
resource. We have focused on the architectural and related structural
issues of the adobe structure at 81891 581" Avenue, ("the West Adobe').
An archaeological assessment is outside the scope of this peer review.
Like the preparers of the cultural resource assessment, ARG has
,A1 rRA,a>:n
considered the potential eligibility of the West Adobe for the California
Register of Historical Resources. Historical properties are defined as
+
those that meet the criteria for the California Register of Historical Places.
For purposes of the California Environmental Quality Act (CEQA), a
historical resource includes resources listed on, or determined eligible for
listing on, the California Register of Historical Resources.
Architectural Resources Group
Architectural Resources Group is a full -service architectural firm
providing professional services and an integrated approach in the fields
of historic preservation, architecture, planning, and conservation. Our
portfolio includes a wide range of projects throughout the West. ARG
has extensive experience with regard to original adobe construction and
has provided historic preservation services to restore, upgrade, and
develop maintenance plans for many of California's significant adobe
.,,, c•,t b, olir..
structures. Our staff members bring extensive experience in the
rehabilitation and stabilization of adobe structures and generally applying
Pier e Th, En,barcad°'O
The Secretary's Standards for the Rehabilitation of Historic Buildings.
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.m,nl m'C'.t oresl..am
415 421.1680
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016
ARCHITECTURAL RESOURCES GROUP
Architects, Plannera & Conscrracors, Inc.
Mr. Doug Evans
May 16,2006
Page 2
ARG staff who participated in this peer review are founding principal
Steve Farneth, FAIA, architect Sara Lardinois, and architectural historian
Katherine Petrin. Steve is a founding principal who brings over 25 years
direct experience leading major historic preservation projects. He is a
recognized expert in the restoration and stabilization of adobe structures
and is particularly knowledgeable about the California Historical Building
Code (CHBC), serving on the Executive Committee of the State Historical
Safety Board.
Sara Lardinois is a licensed architect with over seven years of relevant
experience in historical architecture. In addition to rehabilitation and new
construction design projects, Sara has worked on historic structures
reports, feasibility studies, building assessments, and historic
preservation certifications for tax credit projects. Sara meets the
Secretary of the Interiors Professional Qualifications Standards in
Architecture and Historic Architecture.
Architectural historian Katherine Petrin has worked on a wide range of
property types and projects undertaking building documentation
evaluations, research and planning, comprehensive building
assessments, and historic resource surveys. She meets the Secretary of
the Interior's Professional Qualifications Standards in History and
Architectural History and serves as project manager for this peer review.
Methodology
For the completion of this peer review, our methodology was as follows.
Prior to visiting the West Adobe, we reviewed the report titled A Cultural
Resources Assessment of a 4.84-Acre Parcel as Shown on TTM 33848
Located at 81891 5e Avenue, City of La Quinta, Riverside County ('the
Assessment"), dated March 2006, and a letter report regarding a
structural inspection of the resource by VK & Associates, dated April 21,
2006.
ARG staff members, together with structural engineer, E. Leroy Tolles,
P.E., Ph.D, conducted a site visited on May 9, 2006 to view the structure
and better understand the original adobe construction and current
condition. No additional research was conducted to complete this peer
review.
California Register of Historical Resources
We agree that the criteria of the California Register of Historical
Resources (as opposed to the National Register of Historic Places) are
most applicable to the West Adobe. The California Register of Historical
Resources is the authoritative guide to the State's significant historical
and archeological resources. It serves to identify, evaluate, register and
protect California's historical resources. The California Register program
017
n r
ARCHITECTURAL RESOURCES GROUP
Arhite.cs, Planners & Consenamm Inc.
Mr. Doug Evans
May 16, 2006
Page 3
encourages public recognition and protection of resources of
architectural, historical, archeological and cultural significance, identifies
historical resources for state and local planning purposes, determines
eligibility for historic preservation grant funding and affords certain
protections under CEQA.
The California Register criteria are modeled on the National Register
criteria. An historical resource must be significant at the local, state, or
national level under one or more of the following criteria:
1. It is associated with events or patterns of events that have
made a significant contribution to the broad patterns of local or
regional history, or the cultural heritage of California or the United
States; or
2. It is associated with the lives of persons important to local,
California, or national history; or
3. It embodies the distinctive characteristics of a type, period,
region, or method of construction, or represents the work of a
master, or possesses high artistic values; or
4. It has yielded, or has the potential to yield, information
important to the prehistory or history of the local area, state or the
nation.
For purposes of the California Environmental Quality Act (CEQA), a
historical resource includes resources listed on, or determined eligible for
listing on, the California Register of Historical Resources.
Resource Eligibility
Located at 81891 58'n Avenue on a nearly five -acre site, slightly west of
the intersection of 58" Avenue and Monroe Street, the single -story,
gabled adobe residence was constructed circa 1928 according to the
cultural resources assessment and the records of the Riverside County
Assessor.
The West Adobe is comprised of adobe bricks, has a traditional floor
plan, retains original fenestration and openings, and has a covered porch
or veranda. It also retains the original adobe site wall with a red clay tile
coping.
The West Adobe has had an addition enlarging the structure on the east
side and the roof is a replacement. Despite these modifications, the
building retains a good degree of architectural integrity due to the large
amount of intact original material.
...- 018
l
ARCHITECTURAL RESOURCES GROUP
Arhittcts, Flann crs l+Construe rors, Inc.
Mr. Doug Evans
May 16, 2006
Page 4
To achieve significance, and thus be eligible for listing on the Califomia
Register, a potential resource needs to meet one of the four eligibility
criteria. The assessment states that structure is a "rare and well
preserved example of adobe construction in Southern California" making
it eligible for the California Register under Criterion 3, architectural merit.
ARG concurs that the resource is significant at the local level and that it
meets the criterion for listing on the California Register under Criterion 3
(or C as stated in the assessment). Further, the cultural resource
assessment makes a case for the significance of the West Adobe under
Criterion 1 but does not state that as a finding.
The report sets forth some discussion of the development of "date palm
estates,' but does not fully develop this theme. The report states that:
The adobe and its setting are also locally significant
because they represent a rare surviving example of an
early stage of residential development promotion ("date
palm estates"). This is an important historic context in
that this residential theme has been a critical element in
developing a lifestyle that many identify with La Quinta
and the surrounding area.
We agree that this Is a context worthy of further development and may
contribute to the significance of the West Adobe under Criterion 1, an
association with a pattern of development significant within the regional
history and settlement of Southern California.
It is our opinion that in addition to Criterion 3, the West Adobe is
significant at the local level under California Register Criterion 1, as it is
associated with patterns of events that have made a significant
contribution to the broad patterns of local history of California, in this case
the development of the La Quintet area in the early 20 century. The
building falls with in a pattern of early adobe construction in this part of
Southern California as it exhibits features consistent with the prevailing
construction trends of the time and place: remote location, use of local
construction materials, and its construction by a local builder. Strongly
influenced by local traditions, the building's design and execution make it
a good example of the pattern of development in this area in the early
part of the 20"century. The date palm setting contributes to the integrity
of the structure.
Condition and Integrity
The cultural resources assessment sets forth a thorough description of
the building but provides less documentation regarding conditions or
architectural integrity.
010
S �.
ARCHITECTURAL RESOURCES GROUP
Architects, Phnncrs & Conscrvaturs, In:.
Mr. Doug Evans
May 16, 2006
Page 5
Integrity is a key component of the overall building evaluation. Without
sufficient integrity, further discussion of significance and eligibility for
listing on the California Register would not be warranted. For both the
National Register of Historic Places and the California Register, integrity
is the authenticity of an historical resource's physical identity, evidenced
by the survival of characteristics that existed during the resource's period
of significance. Integrity involves several aspects, including location,
design, setting, materials, workmanship, feeling and association. These
aspects closely relate to the resource's significance and should be
primarily intact for designation.
We find that while the building is somewhat dilapidated at present, the
building retains a good degree of architectural integrity due to the large
amount of intact original material. At one point the interior finishes in two
rooms at the west side of the house were covered over with gypsum
board after fire damage. The building has had exterior additions but they
do not detract from the original structure which is clearly legible and
conveys its historic condition. In terms of building volume, massing,
materials and original design intent, the building is intact.
While ARG agrees with the assessment's conclusion that the West
Adobe is "in very good condition," we suggest that a standard evaluation
of integrity be carried out to support that finding.
Project Afternetives
In Section Vlll, Proposed Management Actions the assessment states,
"Preservation of prehistoric and historic resources is always the preferred
mitigative option." It states that the West Adobe could be "fully restored"
and goes on to list a range of mitigation actions, including HABSMAER
and photo documentation, relocating the resource or reconfiguring the
proposed project.
The intent of presenting mitigation measures is not clear to us. Under
CEQA demolition of a historic resource cannot be mitigated to a less than
significant effect. Project alternatives that focus on ways to avoid or
substantially lessen significant environmental impacts of the proposed
project at the current project site may be useful and should be more fully
developed.
CEQA requires a reasonable range of alternatives to assist decision -
makers in their review of the proposed project. A range of project
alternatives that could feasibly attain the basic objectives of a project
must be presented in an EIR. The alternatives are intended to provide an
understanding of ways to avoid or lessen the significant environmental
impacts of a project. With regard to the feasibility of alternatives, the
020
ARCHITECTURAL RESOURCES GROlip
A rchitcts, Planners & Cansc"arnrn. Inc.
Mr. Doug Evans
May 16, 2006
Page 6
CEQA Guidelines allow consideration of a wide variety of factors
including economic viability, site suitability, availability of infrastructure
general plan consistency, other plans or regulatory limitations,
jurisdictional boundaries, and whether an applicant can reasonably
acquire or have access to an alternative site.
Structural Issues
The attached letter from structural engineer, E. Leroy Tolles, P.E., Ph.D,
addresses structural and seismic issues and the applicability of the State
Historical Building Code for qualified historic resources. Mr. Tolles is the
founding principal of ELT & Associates, a structural engineering firm
established in 1984 which specializes in structural design and analysis of
adobe, rammed earth, brick and wood buildings with a detailed
knowledge of design retrofit analysis and seismic testing of adobe
construction. Mr. Tolles has extensive experience throughout California
and been involved with the Getty Seismic Adobe Project since 1991. His
resume is available upon request.
Conclusion
In conclusion, it is the professional opinion of Architectural Resources
Group that the West Adobe meets the level of significance necessary for
listing on the California Register of Historical Resources at the local level.
Specifically, the West Adobe meets California Register Criteria 1 and 3.
We agree with the assessment's finding that the West Adobe is in good
condition. Because the West Adobe retains sufficient architectural
integrity, it remains good example of local adobe construction techniques,
use of local materials, and construction technologies. It is a strong
example of its type, period, method of construction, and style.
As the West Adobe meets the definition of a qualified historic resource
under CEQA, it is a candidate for the California Historical Building Code
(CHBC).
We are available to discuss these finding further if necessary.
Sincerely,
Katherine Petrin, Associate
Project Manager
021
ELT & Associates
251 Lafayette Circle, Suite 230
Lafayette, CA 94549
Phone: (510) 295-4299
Email: rtolles@44adobe.com
May 10, 2006
Katherine Petrin
Architectural Resources Group
Pier 9
San Francisco, CA
Dear Katherine,
Re: Structural Design Procedures
81891 581' Avenue
La Quints, California
APN No. 764-180-003 Riverside County
This purpose of this letter is to address the general issues related to the seismic performance and possible
seismic retrofit of the West Adobe near La Quinta, California. My work to date has included a review of
the letter from Vicken Khatchadourian and a walk-through of the building on May 9, 2006.
While Mr. Katchadourian is correct that there are no measures in the standard sections of the California
Building Code, there are two adopted code Sections that address the seismic retrofit of adobe buildings. For
non -historic buildings, Appendix I of the Uniform Code for Building Conservation (UCBC) addresses the
seismic retrofit of unminforced masonry buildings including brick, adobe and stone. The UCBC has been
adopted as Part 10 of Title 24.
For qualified historic buildings, the California Historical Building Code (CHBC) is the relevant part of the
code and has been adopted as stated in die following paragraph taken from the web site of the California
State Architect:
"The California Historical Building Code is the latest regulation adopted by the State Historical Building
Safety Board. Officially they reside in Title 24, as Part 8.'llicy are also published in the latest adopted
California Building Code as Chapter 34, Existing Buildings, Division II, California Historical Building
Code. Please note that the State Historical Building Code refers to Health and Safety Code, Part 2.7,
Division 13, Sections 18950-1896L"
The CHBC addresses buildings made of archaic building materials such as unreinforced adobe and stone
and also includes a chapter on "Alternative Structural Regulations." Since the early 1990's, I have worked
with the Getty Conservation Institute (GCI) to develop structural alternative for the seismic retrofit of
historic adobe buildings. Guidelines were published by GCI in 2002: "Planning slid Engineering
Guidelines for the Seismic Retrofitting of Historic Adobe Structures."
Sincerely,
E. Leroy Tolles, P.E., Ph.D.
It - 0 2 l
ADOBE BUILDING PROJECT EXPERIENCE
Architectural Resources Group (ARG) provided historic preservation services to restore, upgrade, and
develop maintenance plans for many of California's significant adobe structures. ARG staff brings an
understanding of original adobe construction, as well as the capability to use the firm's in-house materials
conservation laboratory to conduct testing and develop repair treatments for adobe, wood, concrete .and
other historic building materials.
ARG's adobe experience includes:
Rancho Los Alamitos Ranch and Gardens, Long Beach, CA
As evidenced by the on -site archaeological remains of an Indian village that was part of an early Spanish
land grant, Rancho Los Alamitos is one of the most important historic sites in Southern California. The
current 7.5-acre site is what remains of a 28,000-acre ranch operated by the Bixby family beginning in
1881. The historic ranch preserves important historical features of the property, including the Bixby
residence containing within its walls the original nineteenth-century adobe ranch house, extensive
gardens, and ancillary buildings. The City of Long Beach currently owns the property and is managed by
Rancho Los Alamitos Foundation, a private, non-profit organization.
ARG served as the prime architect of the team that prepared a master plan for the property over 10 years
ago. The firm provided existing conditions reports for all structures and a more extensive Historic
Structure Report for the adobe house to address seismic strengthening, disabled access improvements,
and a security system. The restored adobe house serves as a ranch house museum and includes
interpretive exhibits. The firm prepared construction documents and oversaw partial rehabilitation of the
chimneys for the adobe building as well as improvements as part of an on -going maintenance program.
ARG also provided services for restoration of a garden gazebo and pathways throughout the gardens.
The firm's current work involves design of a new visitor's center for the historic site.
Las Flores Adobe, Camp Pendleton, San Diego County, CA
The Las Flores Adobe is a National Historic Landmark structure constructed as a ranch house in the late
1860s. The site originally operated on the agricultural lands of the Mission San Luis Rey in nearby
Oceanside, which later became the Rancho Santa Margarita y Las Flores in the 1840s and served as a
working ranch through the 1960s. In 1942, the Marine Corps acquired the land and established Camp
Pendleton. The Las Flores Adobe building will serve as an interpretive facility for meetings and
receptions.
The National Park Service's Conservation Division hired ARG to provide architectural conservation
services for the repair and structural upgrade of the two-story adobe building. We worked with structural
engineer Roy Tolles to inspect the structure and to develop a solution that follows the recommendations
in the Getty Conservation Institute's Adobe Strengthening Guidelines. Our cost-effective approach
stabilizes the structure with the use of lightweight cables connected to floor joists and the adobe with (-
pins, essentially creating a "belt" around the building. This solution is much less invasive than traditional
adobe strengthening methods, which often require the insertion of a concrete bond beam. The design
meets life -safety codes and follows The Secretary of the Interior's Standards for Rehabilitation.
Castro -Breen Adobe, Mission San Juan Bautista, CA
The Castro -Breen Adobe fronts the Old Plaza and Mission of San Juan Bautista. In 1840, Mexican
General Jose Tiburcio Castro constructed this historic adobe and eventually sold the estate to the Breen
family in 1849. ARG provided an assessment and recommendations to strengthen and restore the adobe
structure. The firm worked with structural engineer Roy Tolles to develop a design solution that follows
the recommendations in the Getty Conservation Institute's Adobe Strengthening Guidelines. Our cost-
effective approach meets life -safety codes and follows The Secretary of the Interior's Standards for
Rehabilitation.
0?3
Vasquez Adobe, City of Monterey, Monterey, CA
Constructed in 1840, the Vasquez Adobe was originally the family home of one of the most legendary
figures in Monterey, Tiburcio Vasquez, a famed bandit. Tiburcio Vasquez was born in Monterey in 1839
and his banditry primarily directed Americans after California received statehood in 1850. ARG served as
the architect for rehabilitation of the Vasquez Adobe, which currently houses city offices. The firm
performed an historical analysis and documentation as well as developed materials conservation
treatments for adobe repair, As part of this work, ARG conducted on an on -site inspection of the Vasquez
Adobe involving recordation of modifications and conditions and a non-destructive investigation of
concealed conditions. ARG then prepared construction documents and provided construction oversight
for the seismic upgrade of the building.
Sepulveda Adobe, Malibu Creek State Park, CA
The Sepulveda Adobe, located in the Las Virgenes Valley near Malibu, is one of the last remaining
vestiges of 19th century settlement in the area. The oldest portion of the adobe dates to c. 1863 with a c.
1870s-1880s adobe addition and a 1915 concrete addition. The 1994 Northridge Earthquake severely
damaged the building and required a two-phase rehabilitation. The first phase included the salvage and
storage of dislodged adobe blocks and wood elements, the shoring of one end wall and the roof to relieve
loading on the walls, and temporary rooting. The second phase involved the reconstruction of the
collapsed adobe walls and their retrofitting of with concrete bond beams, pinning and grout injection, and
retrofitting of the concrete panel wall system in the addition. Because this project involved FEMA funding,
the Califomia Office of Historic Preservation reviewed it for compliance with The Secretary of the interior's
Standards for Rehabilitation.
Casa Serrano, Monterey, CA
Casa Serrano is an historic adobe structure owned and maintained by the Monterey History and Art
Association (MHAA). Located in the heart of historic Monterey, California, at 412 Pacific Avenue, Casa
Serrano currently operates as a house museum and venue for special events. It is open for tours and
display of historical artifacts on weekends and is home to seasonal events. MHAA received a grant from
the National Institute for Cultural Conservation to conduct an architectural conservation assessment of
Casa Serrano. The purpose of the assessment was twofold: first, to provide information on the physical
condition of the property for its preservation and maintenance as an historic site; and second, to develop
long-term goals for the property, as well as for MHAA. ARG undertook the architectural assessment,
preparing a summary report that contained site plans, floor plans, detailed conservation
recommendations, and photographs. This assessment provided the basis for phased restoration work.
Montanez Adobe, San Juan Capistrano, CA
The Montanez Adobe, a two -room structure c. 1790, is one of the oldest buildings in San Juan
Capistrano. It is a city landmark and is on the National Register of Historic Places. The city has restored
the badly deteriorated structure and converted it to an interpretive center. Stephen Farneth, prior to
becoming a Principal of ARG, prepared plans and specifications for the work on this structure.
Restoration included integrating a completely removable earthquake -resistive structural system into the
building, as required by city code, without disrupting the historic fabric. The roof shingles and framing
members shapes exactly matched the original elements. Volunteers fabricated replacement adobe bricks
from local materials. Stephen Farneth also prepared maintenance guidelines as part of the overall
restoration plan.
Additional Adobe Project Experience:
• Cow Creek Historic District Adobe Buildings, Death Valley National Park, CA
• Sanchez Adobe, Sanchez Adobe Historical Site, CA
• Olompali State Park Adobe Ruin, Novato, CA
• Smugglers Ranch, Santa Cruz Island, Channel Islands National Park, CA
• Officer's Club, Presidio of San Francisco, CA
"`• 024
• Butterfield Stage Station Assessment, AZ
• Casa Grande Visitor Center, AZ
• Faraway Ranch, Chiricahua National Monument, AZ
• Soberanes Adobe, AZ
• South Mountain Park Entrance Complex, AZ
• Von Pfister Adobe Ruins Stabilization, Benicia, CA
025
HISTORIC PRESERVATION COMMISSION
STAFF REPORT
DATE: JUNE 15, 2006
ITEM: PALEONTOLOGICAL EVALUATION REPORT AND MITIGATION
PLAN FOR A 4.84 ACRE PARCEL
LOCATION: SOUTH SIDE OF AVENUE 58, WEST OF MONROE STREET
APPLICANT: DAVID MAMAN DESIGNS
CONSULTANT: ROBERT WHITE AND JOHN MINCH FOR EILAR ASSOCIATES
BACKGROUND:
The study area is a 4.8 acre parcel located on the south side of Avenue 58 west of
Monroe Street. The property is approximately 60 feet below sea level. The property is
a rural residential site with rows of older, un-maintained date palm trees. The City is
currently processing a tentative tract map application to allow a single-family
residential development on the site. A Paleontological Resources Assessment has
been completed, which included a literature search, a survey report, and field
reconnaissance of the property. This Assessment will be part of the environmental
review required by the California Environmental Quality Act (CEQA) for the project
application.
DISCUSSION:
A paleontological records search for the property was conducted at the San Bernardino
County Museum (SBCM) in Redlands and in published materials. The records search
indicated that no paleontological localities have been found on the property. The
records did identify paleontological localities in the vicinity of the project area.
The field reconnaissance conducted on September 28, 2005 reported two species of
snail and a single species of clam encountered on site. No fossil vertebrate remains
were reported found during the survey.
The report concludes that grading activities are likely to expose paleontological
resources in that the project site has a moderate to high paleontologic sensitivity. The
report recommends implementing a mitigation monitoring plan but, due to the small
size of the parcel involved, recommends spot checking rather than constant
monitoring. Any resources found on site are recommended for documenting in a final
report.
The Historic Preservation Commissions policy has been to require monitoring i of the
entire site during its rough grading as well as trenching if the initial field survey found
any fossil mollusk shells on the surface.
P:\Reports - HPC\2006\6-15-06\rpt tt 33848 paleo David Maman Designs.doc
RECOMMENDATION:
Adopt Minute Motion 2006- accepting the "Paleontological Evaluation Report
and Mitigation Plan for a 4.8 acre Parcel, City of La Quinta Riverside County,
California", as prepared and recommended by EILAR Associates, and subject to the
following conditions:
On- and off -site monitoring of earth -moving and grading in areas identified as
likely to contain paleontological resources shall be conducted by a qualified
paleontological monitor. The monitor shall be equipped to salvage fossils as
they are unearthed to avoid construction delays and to remove samples of
sediments that are likely to contain the remains of small fossil invertebrates and
vertebrates. The monitor shall be empowered to temporarily halt or divert
equipment to allow removal of abundant or large specimens. Proof that a
monitor has been retained shall be given to City prior to issuance of first earth -
moving permit, or before any clearing of the site is begun.
2. Recovered specimens shall be prepared to the point of identification and
permanent preservation, including washing of sediments to recover small
invertebrates and vertebrates.
3. A report of findings with an appended itemized inventory of specimens shall be
submitted to the City prior to the first occupancy of a residence being granted
by the City. The report shall include pertinent discussions of the significance of
all recovered resources where appropriate. The report and inventory, when
submitted will signify completion of the program to mitigate impacts to
paleontological resources.
4. Collected resources and related reports, etc. shall be given to the City for
curation. Packaging of resources, reports, etc. shall comply with standards
commonly used in the paleontological industry.
Attachment:
1. Paleontological Evaluation Report and Mitigation Plan for a 4.8 Acre Parcel, City
of La Quinta, Riverside County, California
Prepared by:
®rewogensen,
anner
O27
PAReports - HPC\2006\6-15-06\rpt tt 33848 paleo David Maman Designs.doc t )