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COC 1999-016
NO APPLICATION NO APP •'OVAL LETTER • • DATE: ITEM: CASE NO.S: HISTORIC PRESERVATION COMMISSION STAFF REPORT June 19, 1997 La Quinta Hotel Historic Resource Evaluation- Certificate of Appropriateness 97-003 Specific Plan 121-E Amendment #4, Tentative Tract 28545, Site Development Permit 97-607, Site Development Permit 97- 608, Site Development Permit 97-609, General Plan Amendment 97-054, Change of Zone 97-083, Environmental Assessment 97- 304, Certificate of Appropriateness 97-003. APPLICANT: KSL Recreation Corporation PROJECT DESCRIPTION: KSL Recreation Corp. has applied to the City for approval of a project consisting of 122 single family residential units, and spa and fitness center within the historic La Quinta Resort campus (Attachment 1). The project consists of eight applications and an environmental assessment that will have to be approved by the City. As part of the environmental review for these applications, staff _required that the entire property be surveyed and documented for historic resources by a qualified architectural historian, since the property is listed in the City's General Plan as a historic resource. And may potentially qualify as a historic resource under the California Environmental Quality Act (CEQA). Mellon & Associates prepared the historic resources documentation (Attachment 2). The proposedproject will include the demolition of six condominium buildings, each. with 18 units, dating from the 1960's in order to construct new residential units. Existing grass tennis courts and an existing employee parking lot will also be taken out to make way for new residential units. None of the buildings or infrastructures to be removed are of historical date or significance. The proposed new one and two story single family detached units will be clustered in a courtyard setting with connecting walkways (See Residential Elevations). A spa and fitness center is proposed that will consist of two buildings, one for the spa and the other a 3,000 square foot fitness facility. The existing tennis stadium and 1 employee parking lot will be demolished in order to make way for these new amenities. (See Spa site plan and elevations). HISTORICAL SIGNIFICANCE A Phase I archaeological survey of the property was not required for this project because the property has been developed over time. However it is known that prior to development of the property the area was inhabited during prehistoric times. Staff recommends that a qualified archaeologist monitor the grading and trenching due to the possibility of prehistoric and historic cultural deposits that may be present on the project site. The report prepared by Mellon & Associates for this project, and other documents, state that the La Quinta Resort established the local identity of the area known as La Quinta. The development of La Quinta follows that of other Southern California communities with early homesteaders and citrus growers being the first non -Indian settlers. La Quinta is unique and is set apart from other communities because of the La Quinta Hotel, from which the community got its name. The hotel became known as a safe haven for Hollywood celebrities and those seeking a healthy escape. The hotel was originally owned and built by Walter Morgan, and designed by architect Gordon Kaufmann. Kaufmann later became widely known for his design work. Local contractors and craftsmen did the actual construction, with the adobe bricks and clay roof and floor tiles manufactured on site from the clay sediments of Marshall Lake. The hotel with Casitas, La Casa, and Walter Morgan's house were constructed in 1926-27 and are over fifty 'years old, and constitute the defining properties and impetus for the Resort Industry historic theme identified in the City's Historic Context Statement. The Mellon report states that these buildings each possess local architectural integrity in terms of location, design, selling, materials, workmanship, and feeling. A .sense of time and space is expressed in the architectural style, quality of workmanship, and materials of these structures. The hotel, Casitas and grounds are eligible for designation as a historic district at the local level. In addition, these structures meet three of the following City Landmark criteria: Criterion A: Exemplifies or reflects special elements of the City's cultural, social, economic, political, aesthetic, engineering, or architectural history. Criterion B: Is identified with persons or events significant in local, state, or national history. 2 • • Criterion C: Embodies distinctive characteristics of a style, type, period or method of construction, is a valuable example of the use of indigenous materials or craftsmanship or is representative of a notable work of an acclaimed builder, designer, or architect. How the hotel and grounds meet the above criteria is discussed in the Mellon report. The report also discusses how the historic buildings on the hotel campus are eligible for City Landmark status and that any proposed work on these buildings should conform to the Secretary of the Interior's Standards for Rehabilitation and the State Historic Building Code. It is further stated that because of the relationship of these buildings to each other, a significant and unique environment has been created. The report states that the Morgan house may be eligible for the National Register, but does not provide a detailed discussion as to its significance using the National Register criteria. La Quinta Resort Architectural Context Th•e architectural tradition at the La Quinta Resort campus is described in the Draft Specific Plan as embodying the rich Spanish heritage of early California settlers combined with the mild Mediterranean climate of the Southern California coastal and inland areas providing a framework for the Spanish style of architecture which was popular in southern California during the early 1900's. Described as an environment - driven style, the architectural details were borrowed from the entire history of Spanish architecture. Stylistic features found on the campus include one-story and two-story buildings which are informally arranged and asymmetrical in form. Towers are typical building accents and are interconnected by walkways featuring a variety of arcades leading to the front entrance or along a courtyard. The roofs are typical of this style of architecture and are typically low-pitched with little eave overhang, and are covered with clay tile. Side or cross gabled, hipped, and flat roofs with parapet walls are found in one or more combinations. Special architectural features found in the historic buildings include one or more prominent arches with heavy wood beam lintels above a door or principal window, or beneath a veranda. Entries are emphasized through the use of 'pilasters, columns, or patterned tiles with the doors made of heavy wood panels. Decorative chimney caps are common. Decorative window grills of wood.or wrought iron are common, as are balustrades on porches and balconies leading to outdoor living spaces. Exterior patios or courtyards serve as an extension of the indoor living space enhanced by many windows and glazed doors. Overhead trellises, extended roof overhangs, and angled building forms enclosing outdoor spaces serve to protect the outdoor living areas. 3 • • The above described architectural themes will be incorporated into the architectural guidelines of the Specific Plan and the proposed new structures. ANALYSIS The proposed new buildings and residential units will be subject to particular architectural design guidelines in the Specific Plan .document, as described in Attachments 3 and 4. Staff reviewed these guidelines as they relate to the recommendations of the Secretary of the Interior's Standards for Treatment of Historic Properties. These standards state that new work to a historic property be "compatible with the size, scale, color, material, and character of the property, neighborhood, or environment. New additions, exterior alterations, or related new construction shall not destroy historic materials that characterize the property," and that "new additions and adjacent or related new construction shall be undertaken in such a manner that if removed in the future, the essential form and integrity of the historic property and its environment would be unimpaired." The Standards state that new work shall be differentiated from the old and will be compatible with the historic materials, features, size, scale and proportion, and massing to protect the integrity of the property, and its environment. The incorporation of particular features found on the structures within the La Quinta Resort campus into the architecture of the proposed new buildings and any future buildings is to provide for a continuation of the historic design, while also providing enough differences to meet the recommended distinction between "old" and "new". The proposed spa building will be a large structure with long horizontal elevation lines giving it a massive presence. At the entrance to the building there is a tower element on top of a smaller second story. The spa building is.similar to the relative mass and size of the original hotel administrative building in that the original building had a long rectangular lobby wing within the building's "L" footprint and was much more massive that the surrounding low -profile residential structures. Staff .recommends that this similarity in proportion provides the compatibility "link" between, the old and the new buildings. The original casitas are separated, but spatially oriented around two large oval -shaped concrete walkways linking each structure around it. Each oval served as a landscape feature where a wide variety of exotic and native species are found. The Standards• also recommend "protecting and maintaining buildings and the site by providing proper drainage to assure that water does not erode foundation walls, drain toward the building; or damage or erode the landscape." Disturbance of the terrain around buildings is to be minimized, thus reducing the possibility of destroying or damaging important landscape features or archaeological resources. 4 • • The architectural concept plans submitted by the Applicant depict structures with tower elements, tile roofs, multi -paned windows and door lites, lintels over windows, arched doorways and entries, trellises and arbors,. balconies, chimney treatments, multiple roof lines, and stucco exteriors. A color and materials exhibit will be submitted by the. Applicant for this meeting. The proposed architecture appears compatible with the existing historic architecture, however, the proposed buildings are much larger inmass and scale than the historic buildings. The proposed' new buildings will be interspersed within the historic hotel campus, so that the difference in mass and scale will be noticeable. The historic boundary of one of the casitaswill be impacted. In order to mitigate this problem, staff recommends that only one story residential units be constructed adjacent to the original Casitas and other historic structures or landscape features. This will provide a transition or buffer between the low profile historic structures and the proposed larger structures. Staff has reviewed the Mellon & Associates .report and has the following general and specific comments: General: 1. A current site plan is needed in the report that identifies all structures within the resort campus and dates of construction. In addition a historic site plan is needed showing original buildings and those demolished. Was there an original master plan for the hotel property? Specific: 2. Page 9: (Paragraph 3) The 100's series should be noted on a location map. 3. Page 1: The term "Eclectic" is not a commonly used classification for the style of the buildings. Perhaps the term "Spanish Revival" should be used as it would be the traditional classification nomenclature for this style. 4. Huntsman Trout may have been the landscape architect for the La Quinta Hotel which lends additional support that there may have been a master plan for the hotel development. A clearer discussion of the landscape plans is needed, especially the Quad concept. This will help to understand the possible intent for future development. 5. Page 5: A discussion on how the La Quinta Hotel compares with other resort properties of the time and region is needed. Sanitariums? College campuses? Are there any similarities with other places of the time and region or is the La Quinta Hotel unique? 6. Page 10: (Last paragraph) The original function and location need to be discussed for La Casa. 7. Page 14: A discussion regarding which criteria (National Register or local) is being used to assess the property needs to be clearly stated in the beginning of the report. 8. Page 14: (Paragraph 2) An explanation of each of the criteria is needed regarding how the Morgan House may be eligible for the National Register. CONCLUSION: Staff has reviewed the Applicant's proposal for new construction to the La Quinta Resort campus with regard to the compatibility with the Secretary of the Interior's Standards, and makes the following recommendation to the Commission: 1.. That the proposed spa and fitness buildings are compatible with the historic commercial/administrative hotel structure by incorporating a linear and larger design than theresidential structures. 2. That the proposed residential structures will be compatible with the historic structures if only one story structures are constructed next to historic structures to provide a transition between old and new. 3. That the project be conditioned with the requirements for monitoring of the grading and trenching by a qualified archaeological monitor. RECOMMENDATION: Adopt Historic Preservation Commission Minute Motion 97-, recommending to the Planning Commission and the City Council the acceptance of the Historic Resources report for the La Quinta Hotel with the condition that the comments listed .in this report be addressed and the report resubmitted to the Community Development Department for review. Adopt Historic Preservation Commission Minute Motion 97-_, recommending to the Planning Commission and the City Council the approval of Certificate of Appropriateness 97-003, subject to the condition that only one story structures be constructed next to historic structures, and that a qualified archaeological monitor 6 observe the grading and trenching_for the project. Attachments: 1. Location Map 2. Mellon & Associates report 3. Architectural Design Guidelines - Residential 4. Architectural Design Guidelines - Commercial Prepared by: LIE MOURIQU D, As .:ciate Planner Submitted by: bit I di 0,4, CHRISTINE DI IORIO, PI, nning Manager t - -1 , I ' . • i - .mac, ►\ % 1 "1/0 . ___,AZ,d/;ZA—..- tl RP.' (AleSi LA C) v -. Co VUtoptlA bcA. r, o . - ' . . err .; e5x. it . AAut— PoiicQ.. 9Vi • III V;* XL ,i-L--tt' '') 1/4-44 tk t.A l • - IliD 'LL)i itAft/tH qi,:c- . .14,t,ovt;(tu3.. cis/4 iiiiLdc_ii _citi-Z-woi) - VIAL vlitAc(Q 7V) (V (4 6.0,,ic_t ( i u 3 4 - u - - . 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Enclosed is the hard copy of the revised draft. The further research on Edward Huntsman -Trout and his contribution to the design of the grounds has been added. Our recommendation has been revised based on this added information. Our initial_ report included a historic plan of the hotel from an 1933 Architectural Record. I have included this again. Also included is the draft map of the hotel grounds identifying district boundaries. The district lines (drawn here inclusively to reflect the larger local district boundaries) will also be a part of the: DPR inventory form. ECEjE p7A CITY SEPOF LAQUINT PLANNING DEPART5199MENT SEP-02-1997 13;57 \`t • PAM O'CONNOR P.02 La Quinta Hotel Historic Resource Evaluation September 1997 Mellon and Associates Historic Preservation Consultants Knox Mellon, Principal Pam O'Connor, Project Manager Marcy Roth, Architectural Historian Jayne Kistner, Research Historian SEP-02-1997 13:57 r1 PAM O'CONNOR D.03 • LA QUINTA HOTEL, La Quinta, California "Those who know and love the California desert have come to look on the La Quinta Hotel as an ideal resting place." "Perfect in all appointments man has contrived for creature comfort, unique and unheralded i.t waits in quiet those who know and love the desert, those who would regain their long lost days of peace and poise." California Southland, February, 1928 History of the La Quinta Hotel Resort The La Quinta Hotel Resort is located below the Santa Rosa Mountains in the City of La Quinta within Southern California's Coachella Valley (Riverside County). Sited in a cove the hotel's location is sheltered from raging desert winds and offers a mild and pleasant winter climate. According to local lore the hotel began as the shared vision of two World War i soldiers. Walter Morgan and Fred Ickes promised to seek out the "driest, warmest, most enjoyable climate" as they battled on the bitter cold European front line. Morgan followed their dream to the Southern California desert and came across La Quinta's sheltered cove area Born in 1894, Morgan was the youngest son of San Francisco's Morgan Oyster Company's owner, John Morgan. The younger Morgan established the Desert Development Company in the early 1920s and acquired 1400 acres of land in the area generally known as Indio (the nearest settlement). Morgan's vision for a secluded desert retreat began in 1925 when he hired a rising young Pasadena based architect Gordon B. Kaufmann. The hills and desert landscape provided a dramatic backdrop for Kaufmann's resort design. Kaufmann developed a project which drew on regional and Spanish influences evolving into a style now known as Spanish Revival. The design incorporated elements which would become Kaufmann's "signature details" including "loggias, arches, chimney pots of multitudinal forms, ramadas for dining and private patios enclosed by walls." (Muntz; 1992, p. 31) In 1926 construction of the Main Hotel and 6 guest cottages; known as casitas, began. Building materials were manufactured on the site. The practical aspect of onsite fabrication likely resulted from the distance of the site from manufacturing centers as well, as access and delivery limitations. Architect Kaufmann was known for high construction standards and quality control.. The importance of implementing design intent was possibly another factor in the Melon and Associates, Historic Preservation Septeamber.1997 SEP-02-1997 19:59 PAM O'CONNOR P.04 LA QUINTA HOTEL La Quinta, California decision to fabricate onsite. Local craftsmen included: Crane Bruner, superintendent of construction; Manning Burkett, carpenter, C.N. Sinclair, masonry; Joe Valenzuela, roofing; L. P. Pratt, plumbing:, Ralph Allen, electrical; and Thomas E. Allen, sewer system.. Porch furniture was also made in hotel shops. (California Arts and Architecture, 1930). Morgan and Kaufmann began working with the resort's interior designer, Charles Ray Glass of Pasadena's Cheesewright Studio, while the project was in the planning stages to ensure a harmonious design.. California Southland observed "the charming interiors fulfill in perfect measure the promise held out by the exterior of this quaint hostelry." (February, 1928) The craftsmanship and quality of building materials along with excellence of architectural design and attention to detail resulted in an award -winning project which was published in numerous magazines including prestigious architectural journals. The American Institute of Architects Southern California Chapter awarded its Certificate of Honor to the La Quinta Hotel design in 1930. Morgan's vision included the landscape and grounds as significant elements of the resort experience. The siting of buildings in relationship to each other and natural features of the environment were carefully considered (see Site Plan, Figure A). Landscape architect Edward Huntsman -Trout was hired to design the grounds of the resort hotel and its residential areas. Morgan also hired golfer Norman Beth to create a 9-hole golf course on the hotel site. Upon completion of the main hotel and six casitas, the La Quinta Hotel held its grand opening on January 29, 1927 (the hotel actually began operations during the 1.926 Christmas holidays). The Coachella Valley Submarine (8-19-27) observed "all through the season the demand for accommodations was greater than could be supplied, and the company [Desert Development Company] decided to increase their capacity." Fourteen more casitas were quickly built. The hotel was an immediate success. California of the Southland proclaimed: "Those who know and love the California desert have come to look on La Quinta Hotel as the ideal resting place. Sunshine in boundless measure from the blue shy above, from the great level stretches covered with countless yellow desert daisies, temps one to lie in the sun like the little lizards and attain Nirvana, forgetting care for a length of happy days. Yet here under palm shaded pergola or in cloistered seclusion, like the tale of Aladdin's tamp, a cool cup of orange juice or the odors of Arabian coffee will appear with metropolitan service_" Morgan used his marketing savvy to build a clientele for his desert resort. The high architectural quality was acknowledged by prestigious professional journals. Lifestyle magazines featured articles on the resort and its visitors. Morgan cultivated business and social . Mdbo and Associates, Historic Preservation 2 September 1991 REPP-r 2-1'997 18: 59 _ l • PRM 0' CONNOR 9.05. LA QUINTA HOTEL La Quinta, California . connections including the Hollywood entertainment industry. As the La Quinta Context Statement notes' "The hotel had a feature the movie stars were looking for —privacy. Those who •frequented the hotel included Marie Dressler, Greta Garbo, Delores del Rio, Ginger Rogers, Bette Davis, William Powell, Joan Crawford, Joel McCrea., Marlene Dietrich, Katherine Hepburn, Clark Gable, Richard Widmark, Robert Montgomery, Charles Boyer, ErrolLFlynn, Frank Capra, and. Ronald Coteman...Frank Capra ultimately came to live at the hotel until his death." (Mouriquand; 1996, p. 35). Morgan himself resided on the Hotel grounds in a Monterey style house designed by Gordon Kaufmann. Like the hotel, all materials, including adobe brick, tile roof, floor tile and casework were made on site. The house was featured in the February 1934 issue of Architectural Record, a national architectural journal. • Unfortunately, Morgan's enjoyment of the house and hotel he created was short lived. He died in 1 931: Morgan's death and the impact of the Depression left the Hotel in financial turmoil. B.J. l3radner, an attorney and hotel investor, was appointed receiver for the hotel and property which he oversaw until after World War II. Under Brattier, the hotel experienced a resurgence in the late 1930s. Kaufmann was commissioned again and "an extensive program of improvements....chief among which was the installation of the new swimming pool" was undertaken. (El Herald() de La Quinta, December, 1938) The demands on resources for World War II led to closure of the hotel in 1942 which lasted until the end of the War. In 1945 Chicago theater owner John Balaban purchased the hotel. In the min-1950s Leonard Ettleson owned the property. He sold it to Landmark Land, • Inc. (Ernie Vossler and John Walser) in 1977. The hotel was acquired by KSL in the 1990s. Over its lifetime the La Quinta Hotel has evolved to maintain the high level of hospitality for which it is known, added amenities and activities while maintaining the historic character which sets it apart from other resorts. Gordon B. Kaufmann, Architect of the La Quinta Hotel Resort "Gordon Kaufmann was distinguished by a brilliant, impeccable virtuosity. In rapid succession he produced exquisite examples of Old World Renaissance --Italian, Spanish, English, French —excellently adapted to their setting and use in the new play grounds of Southern California. Never resorting to blind reproduction, he showed a creative .imagination in the composition and proportion of exterior masses and a subtle .mastery of detail and ornament. Pervading all his work was a spirit of rich Melton and Associates, Historic Preservation 3 September 1997 REP-02-1997 19: 00 • PaM O'CONNOR P.06 LA QUINTA HOTEL La Quinta, California and graceful elegance." Harris Allen, 1937 (Mentz; 1992, p. 40) The designer of the La Quinta Hotel, was one of Southern California's most accomplished architects. Born in 1888 in London, Gordon Kaufmann studied at the Whitgift School, Croyden (1899-1904) and the Polytechnic, London (1904-05). After his formal schooling he worked in Europe, Canada and the U.S. gaining experience. Eventually he settled in Southern California. In 1921 he joined the AIA and was supported by well-known architects Reginald D. 'Johnson and Octavius W. Morgan. Kaufmann began his Southern California practice with Johnson joining the Pasadena firm. of Johnson and Coate (Johnson, Kaufmann and Coate, 1921-25). In 1925 he began his own practice and the La Quinta Hotel was one of his early commissions. Within five years Kaufmann established himself as one of Southern California's best and most popular architects. Architectural historian Jan Fuery Munzt notes that by 1930 Kaufmann had designed "a large number of California -style mansions, Scripps College, buildings at Caltech, commercial buildings in Westwood, La Quinta." (Muntz; 1992, p31) During the 1930s Kaufinann's work shifted to large commercial and industrial projects including Boulder (now Hoover) Dam. In the 1940s he worked in national defense and collaborated on public housing projects. His career ended with his untimely death in 1949 at the age of 61. Kaufmann was honored as a Fellow of the American Institute of Architects. During his career he was awarded the Legion of Merit,. a Certificate of Honor from the AIA for the La Quinta Hotel (1930) and a Gold Medal at the French Exposition (1937). • Some of Kaufmann's most notable projects include: Edward. Doheny House, Greystone (1925); Harold Janss House (1926); Milton E. Getz House (1926); Scripps College Site and Master Plan (1926); Alson Clark House and Studio (1927); Royal Laundry Building (1927); Cyrus Pierce House, La Quinta (1929); Scripps College, Browning Hall (1929); California Institute of Technology Athenaeum (1930); Holmby Building (1930); Scripps College,.Dennison Library (1930); Boulder Dam and Power Plant (1931); Parker Dam and Powerhouse (1931); TVA Norris Dam and Power Plant (1933); Grand Coulee Dam and Power Plant (1933); Santa Anita Park and Los Angeles Turf Club (1934); and additions to the Los Angeles Times Building (1936). The Grounds and Buildings of the La Quints Hotel The La Quinta Resort was constructed in 1926-27 with an L-shaped main building consisting of lobby, offices, game room, corridor, salon, open-air dining area, patio, and service Mellon and Associates, Historic Preservation . 4 September 1997 SEP— i2-1997 19:01 PAM O'CONNJR o.X? • LA QUINTA HOTEL La Quinta. California wing. Six guest casitas were ready at the resort's opening, and 14 more added the following year. Early landscaping included a walled garden bordering part of the main wing's north facade and the east service wing. Two oval pathways dominated the layout of the casita area south of the main building (Architectural Record, November, 1933, pp. 348-349). Major building expansions occurred in the 1960's and 1980's; over 100 buildings comprise the resort today. Approximately 15% of the buildings at the resort are fifty years old or older in their entirety or in part. This historic fabric includes remaining original elements of the 1926-27 hotel building —the lobby, game room (now the registration area), corridor, salon, portions of the original dining area, a north -south arcade along the exterior ofthe original salon, and the east facade of the west wing. The 20 casitas built in 1926.and 1927 (containing room numbers 101 to 151) survive with a few superficial alterations, along with the oval concrete pathway configurations from the original landscaping design. In addition, there are two historic houses on the property --the La Casa complex at the southwest corner, and Morgan house at the northwest corner. All structures were designed in Spanish Colonial Revival style popular in Southern California during the twenty five years preceding World War II. Common stylistic features of Spanish.Eclectic style are low-pitched red tile roofs, adobe walls finished with stucco, prominent use of arched openings, and asymmetrical facades. Decorative details include tile vents, patterned tile door and fireplace surrounds, tile floors, and tile -roofed chimney tops. Edward luntsnian-Trout and The Original Resort Plan The La Quints Hotel grounds were designed by prominent landscape architect Edward Huntsman -Trout who created many gardens throughout.Southem California from the 1920s into the early 1970s. After completing coursework at Harvard University, Huntsman -Trout worked briefly on the east coast until called into service for World War 1. After a short stint designing in Cleveland, he returned to Los Angeles and joined the Beverly Hills Nursery. In the early quarter of the century nursery's were staffed with landscape architects who designed and supervised work for wealthy clients, The Beverly Hills Nursery was one of the most active and important designers and developers of early Southern California gardens. Through his affiliation and work with the Beverly Hills Nursery Huntsman -Trout met Roy and Hazel Pinkham who's gardens he designed in 1922. The Pinkham's were impressed with his work and talents and introduced him to future clients and architects, including Gordon Kaufmann. As Huntsman -Trout developed his own clientele his style evolved. In her thesis on Huntsman -Trout, Lynn Marie Bryant describes this evolution: Mellon and Associates, Historic Preservation S September 199/ f =EP-72-1997 19:01 PaM O'CONNOR 11111 • P.B. • LA QUINTA HOTEL La Quinta, California "Huntsman-Trout's studies at Harvard ranged from the principles of the naturalistic English landscape tradition to the more architectonic approach exemplified in Italian Renaissance and Baroque gardens and espoused.by the .Ecole des Beaux Arts. His early • work was within the tradition continued in the eastern United States. His estate designs reflect his efforts to adapt these precedents to create a characteristic California garden style... Huntsman -Trout, also an outstanding plantsman, used plants to enhance rather than determine his designs. He used the design lessons of earlier centuries as abstract principles, to inspire his handling of a particular site and program.." (Bryant; 1982, pp.vi- vii) Bryant elaborates on Huntsman -Trout' s development of a "California Style" landscape. "Derived from historic precedents found in the Mission gardens and in Mediterranean and other arid climates...drought-tolerant plants were to replace water -loving ones. These plants, with courtyards and patios, were to take the place of lawns; fountains could provide the cooling effect of lawns while actually requiring less water." (Bryant; 1.982. p. 1 a) Huntsman -Trout and Gordon Kaufmann were both early in their careers as principal designers when commissioned by Walter Morgan to design the La Quinta Hotel. It provided each of them an opportunity to unleash their creativity and incorporate their design philosophies into a project. Their collaboration proved so successful the La Quints Hotel designs provided a springboard for a subsequent prominent commission, the campus of Scripps College in Claremont. Bryant notes the similarities between projects noting "both are carefully oriented to • nearby mountains, to maximize their value as `borrowed' scenery. Both feature one and two story Spanish Colonial Revival buildings placed on rectilinear, interlocking axes." (Bryant; 1982, p. 35) The plan of the La Quinta hotel from 1933 Architectural Record (Figure a) shows Kaufmann's and Huntsman-Trout's original designs: an L-shaped configuration for the main hotel building, oriented north -south, with another wing on an east -west axis, with a covered outdoor dining area, game room, and lounge extending south from the southern facade of the east -west wing. A small L-shaped office building was located to the east of the east -west wing. A large, walled garden, with cross axises, was nestled in the corner formed by the north and east facades of the two wings. To the north and west of the hotel building was a Large garage court partially bordered by a low wall with widely scalloped top. The garage court contained three buildings housing chauffers' and maids' quarters, service yard and garages. A driveway led east fiotn the court to a parking Iot. As hotel Functions expanded and evolved the entry grounds area including the garden court, garage court and parking/driveway area were reconfigured. The garage court and its Mellon and Associates, Historic Preservation 6 September 1997 SEP-07)-1997 19:0 'aM 0' CONNOR P.39 • • LA QULNTA HOTEL La Quinta, California buildings were replaced. The rectangular garden was redesigned, a large central fountain added, and its original northeast corner opened to extend at a 45 degree angle northeast to a new plaza area. The original garden walls are gone, except for a small fragment which extends east from the northwest corner of the original garden. New buildings have been added at the east end of the lobby wing and along west side of the old service wing_ Unlike the original landscape design of the hotel's formal entry garden, drive and garage court which has been reconfigured, Huntsman-Trout's design of the residential grounds around the cassettes remains remarkably intact. Although the cassettes vary in configuration and arrangement of the Spanish Revival characteristic features, the design of the grounds and the placement of the cassettes around the walkways is formal and symmetrical in plan. a pair of walkways lead south from the hotel building and intersect with a cross axis which runs east - west. The pair of walks leading south, angle out as they cross the axis. The principal east -west axis is divided by these south walks creating an east residential garden court and a mirror image west residential court. An elongated oval garden walkway, is centered in each of the garden courts. Four cassettes arc arranged around each of the ovals: two to the north, one on the south and one on the cnd of the oval farthest from the central axis. Parallel cast -west walkways are situated to the north and south of the•main cross axis. Twelve other historic cassettes are sited around these walkways. The principal original walkways of Huntsman-Trout's design for the residential grounds of the hotel remain with the historic cassettes sited around them. Secondary walkways have been added within the system of original walks and some of the original walks have been extended. These additions are minor and do not adversely impact Huntsman-Trout's original design. • Original Hotel Exterior Lobby Wing - North Facade The original hotel building was comprised of two wings, the lobby and salon wing • running.east-west with entry at the north facade, and the service wing running north -south and entered :from the interior of the lobby wing and from various doorways on the east elevation. A dining area was located within the juncture of the two wings. Both wings share the common characteristics of side -gabled, low pitched, red -tile roofs and adobe walls with stucco covering,. and shuttered casement windows. The lobby/salon wing was comprised of two attached structures —a one-story portion at the east, and a one and one-half story facade enclosing an open- air arcade and part of the original dining area at the western end. .On its north elevation, the one-story portion presented a symmetrical facade, with a Mellon and Associates, Historic Preservation 7 September 1997 3EP-02-1997 19:03 PPM O' CONNOR p. 1;3 • • LA QUINTA HOTEL La Quinta, California shallow central porch supported by four massive columns with plain-fasciaed capitals, and side rooms. Entry was through a double door with decorative tile surround and intrados bearing the legend "La Quinta" in blue letters centered over the opening The porch floor was square saltillo tile. Flanking the entry were two casement windows. The porch side rooms had centrally located decorative stucco vents. Most of these original character defining features of the north facade of the lobby building remain although the decorative vent at the east porch room has been filled in, and the porch overhang extended in front of the main entry. A one story room has been added to the east end, with ramada, a indigenous roof -covered corridor thickly covered with dried grasses, supported by heavy columns similar to those by the entry added between the new room and adjacent office building. Originally, the roof of the arcade building (western end) rose slightly higher and presented a plain north elevation with side bays projecting out with slightly dropped roof over side bays. The central portion contained a large arched opening, with decorative tile vent above, articulated by column capitals at slightly above mid -height, and led into an outdoor arcade. The left side bay contained three evenly spaced window openings and had a gabled, red tile roofed chimney. The right (west) bay also contained three evenly spaced window openings. A garden wall extended north from the east end of the side bay to enclose the garden on its east side. The arched doorway remains, as does the decorative vent above it and three windows to the west of the doorway. Alterations to the north facade of the arcade building include filling in of the east bay's window openings, a new light fixture to the left of the opening, and removal of the garden .wall. Service Wing - East Facade The service wing ran north -south and comprised two attached one-story buildings, the northern one with slightly lower roofline than the southern one. Both buildings had irregular fenestration along their eastern facades comprised of paired windows with decorative wood screens, arched and flat-topped doorways, shuttered casement windows, and small recessed windows. The original fenestration of both buildings' east facade has been heavily altered. Two origirial windows with wood screens at the southern end of the wing have been replaced by an arched, double -door opening to Montanas Restaurant. A formerly shuttered casement window at the north end of the southern portion has been given a permanent wood screen. In the northern portion, doors have been converted into windows and vice versa. Lobby Wing - South Facade The original rear, or southern, facade of die lobby wing contained an open dining area at its west end, accessible by a loggia leading west from the arcade along the west wall of the original living room, or salon. At mid -point of the southern facade, the living room projected southward and had a large, multi -paned window in the center of its southern wall. Going Meson and Associates, Historic Preservation 8 September 1997 SE?-02-1997 19:04 PAM O'CONNOR . P.11 • LA QUINTA HOTEL La Quints, California : eastward, a patio area separated the salon from the final extension off the southern facade created by the game room located at east end of the lobby building. A small office wing was set • back from the southern facade at extreme east end of the lobby building. Remaining original features include arched window opening of the former living room, southern• end of the arcade, and patio area created by "U" formed by original dining area, the loggia (now enclosed), and arcade. The lobby wing's southern facade has been altered beyond recognition due to enclosing of patio area and open air dining room. In addition, the original dining room area has been extended southward to create the Frank Capra Rooms. Addition to east and west elevations have extended original floor plans of the lobby/salon and west wings and obscured their original elevations. Original Hotel - Interior Lobby The original lobby had a flat wood beamed ceiling, stucco walls, saltillo tile floor, and a fireplace with decorative tile surround in middle of south wall. A double doorway led through eastern end of southern wall to game room, while a double door in south wall led. to the patio. A third interior double doorway in the west wall led to a corridor, off of which appeared to be a bedroom to the north. At the east wall of the lobby, columns delineated the threshold to a group of three office spaces. The lobby's original walls, wood ceiling, fireplace and door openings are intact. The double doors originally leading to game room and patio have been removed, and columns at east end of room have been replaced by a solid wall. Game Room (presently the Registration Area) Early photographs (hanging on west wall in present registration room) show the game room originally had a tile floor laid out in a square pattern and a narrow tile baseboard. The walls were stucco and the fiat, slightly raked ceiling timbered. French doors at north and south - ends of west wall gave onto patio area; centered between two French doors was a casement window. A fireplace with decorative tile surround and bracketed mantel sat in center of south wall. The fireplace with its surround and mantel (with an added low brick wall at floor level), wood ceiling, stucco walls, and tile baseboard (overpainted) remain. New additions to the room include a 7-foot high paneled wood dado along the east wall, removal of the original French doors on west wall, and a stationary.window .in place of original casement window on that same wall. The original double door between lobby and the game room has also been removed. Mellon and Associates, historic Preservation 9 September 1991 02-1997 19: J5 • =aM O' CONNOR P. 12 • LA QUL!TA HOTEL. Corridor La Quanta, California The original corridor leading west from lobby to original living room had a flat stucco ceiling, a single opening on north wall giving out onto a bedroom (now restroom's) and a tile floor and baseboard. Built into south wall were two bookcases, each with three shelves with rounded fascias and slightly curving interior corners. The floor, ceiling, and bookcases remain. Alterations include a new door opening in north wall leading to a restroom and removal of French doors leading to the original living room. Living Room (presently the west room of the Santa Rosa Lounge) Referred to in 1933 plan as the Living Room, this large rectangular room had a steeply pitched wood ceiling with wood trusses, stucco walls, and tiled floor. A (replace with decorative surround and stucco mantelpiece was located in the center of the north wall, and another, larger fireplace with decorative tile surround and stucco mantelpiece was located on the east wall slightly south of its midpoint. At the north and south ends of the east wall were French doors leading to patio. At center of the south wail was a large, multi -paned, arched window. Along west wall were three sets of French doors leading out onto the arcade. The original ceiling, walls, fireplaces (although the fireplace on the north wall has a low b.nck wall at bottom), and door and window openings remain. Alterations include installation of wall-to-wall carpeting (the tile floor may survive underneath) and removal of French doors along .the east wall which originally led to patio and corridor. The French door at south end of west wall has been replaced by a single door. The former rear patio originally bounded by the exterior walls of lobby, registration room and living room (now part of the Santa Rosa lounge) was closed in during 1980's to create an expanded lounge area. Arcade, Dining Area, and Loggia The arcade which runs south from front to rear of lobby building appears to retain its original wood timbered shed roof covered with red clay tiles, stucco walls, and tile floor. Supported on east by western exterior wall. of former living room, the arcade is supported along its west side by a series of heavy square columns. The former dining area was originally an L-shaped collection of three open-air rooms and occupied the arcade building and the southern portion of the west wing, extending south to form the western part of the "1J" created by dining area, loggia, and arcade. All had wood ceilings, stucco walls.and tile floors. The main dining room, at eastern end, had stucco window openings above three double doorway openings in south wall which led to a loggia spanning length of that room andan adjoining dining room. Entry to dining room was via double door openings at east Mellon and Associates, Historic Preservation 10 September 1997 SEP-02-1397 19:06 • Pail 0' CONNOR P . 13 LA QUfNT'A HOTEL . La Quinta, California and west ends of room. A second dining room of roughly equivalent proportions occupied the western end of building, and was extended, through the loggia, south into a third dining space. Remaining original features of first two dining rooms consist of ceilings, walls, wall openings, fireplace with decorative surround on north wall of second dining room, a decorative tile panel on wall above that fireplace, and general configuration of space. These two rooms are now occupied by Iviontanas restaurant. Alterations consist of wall-to-wall carpeting and enclosure of original loggia. Renovation during 1980's added decorative elements such as attached spiral columns: and a bar. The third original dining area has been expanded to west and south, renovated for banquet space, and -is now the Frank Capra rooms. The Casitas The 2C casitas in the 100's series were built in 1926 and 1927. They appear to have undergone only superficial modifications: removal of screen doors and replacement with paneled wood doors, glassing in of some screen porches, and proliferation of landscaping, at times quite luxuriant. Single fan lights accompanying many entry doors could be a modem addition. The casitas are remarkably intact. All share the same general stylistic characteristics: • a side -gabled, simple compound ground plan with occasional irregularities; • adobe walls with white -painted stucco covering; • low-pitched red tapered tile roof laid in a regular pattern; • unenclosed eaves with little or no overhangs; • exposed wood rafters and roof beams; • covered porches with tile floors; . • exterior end gable wall chimneys capped with miniature hipped roof adobe brick bell towers; • tile decorative vents; • stucco vents at roof pitch; • deeply recessed wood casement windows (larger ones with shutters, smaller ones without) and sash painted blue; • paneled blue wood single doors (some with single side lights); asymmetrical front and side elevations. Beyond these constants, numerous variations occur. Porch overhangs take the form of a continuous roof, shed roof, or dropped roof. Porches may be full- or partial -width or consist of a porch and room. They may be supported by heavy round columns, square piers, or wood posts. Occasionally a low wall encloses a porch on a third side. Although the side -gable compound plan predominates, front -gable plans occasionally occur. Sorne screened-i.n rear porches retain their screens; others have had screens replaced with glass. Mellon and Associates, liistork Preservation I 1 September 1997 SEE—:=17'-1 ?9 i 19: 0h •P N1 O' CONNOR p.14 LA QU1NTA HOTEL La Quints. California • The original pathway system also survives, most notably the elongated ovals which presently contain flower beds of petunias and rose bushes. Notable variations of casita exteriors include: No. 101, S. Marcos - front gable plan with exterior end chimney on porch No. 105, S. Emilio - distinctive bell tower chimney top faced with adobe, post -and lintel porch support No. 109, S. Gorgonio - wood posts supporting roof covered with bougainvillea Nos. 114-117, S. Nicholas - rectangular plan, porch spans entire front elevation No. 119, S. Onofre - unusual front gable plan, tile vent in porch wall No. 120, S. Pedro a lush plantings against casita walls No. 122, S. Quintin - shed roof over porch No. 125, S. Rafael - wood tie beam supports porch roof No. 126, S. Rafael - small porch has no columns No. 130,, S. Ti:noteo - one of few remaining screen porches at east elevation No. 131, S. Timoteo - tiled vent on north facade No. 148, S. Jacinto -. porticoed entryway on west elevation has high wall.on north side. La Casa La Casa is a complex of two buildings and'a courtyard surrounded by a low stucco. wall situated at extreme southwest corner of the resort_ It appears to date from the 1920's. Unlike the Walter Morgan House and Cyrus Pierce House which were featured in architectural journals of the period, La Casa does not appear to have been printed in any stories or photographs. No . documentation was found and thus the original purpose of the buildings is unknown. Since it was sited a distance away from the main hotel, as were the Morgan and Pierce Houses, it may have functioned as a resort residence. The two buildings are oriented on an east -west axis, and form the north and south boundaries of the courtyard. The east and west courtyard boundaries are formed by low stucco .walls, the western wall unornamented and containing opening into the courtyard. The eastern courtyard wall contains a fireplace with chimney at its midpoint, flanked by deeply recessed wood casement openings with tile surfaced stucco seats below The building situated along the north side of the courtyard, "El Laibrerii," has an irregular rectangular ground plan, with slight projections along its north wall. Its main elevation, the south facade, presents two elevations, a single story, plain facade with central double door opening at the west end, and an asymmetrical, 2-story facade with a low, stucco -walled, stepped entry to a single arched door at its west end. and an exterior stairway across the facade leading east to a second story, covered landing toward east end. A stucco planter with tile trim extends east from the stucco entry along the length of Mellon and Associates, Historic Preservation 12 September 1997 SEP-02-1997 19: a7 PAM O' CONNOR P. 15 • .LA QUINTA HOTEL La Quinta, California exterior stair. The second -story landing has a decorative tile vent in its southern wall. The exterior stairway has a decorative stucco step pattern along its bottom edge. Underneath stairway, is a low ceilinged entry area with two rectangular and one arched niche and a side door. At its east end, the two-story facade has a single door opening a few steps below ground level. Decorative.wood brackets support the shallow second -story overhang, which has a large square central window with metal grille. • The second building, which forms south side of courtyard, is L-shaped and is comprised of two components, a two-story, side -gabled rectangular structure immediately adjacent to a smaller, one-story structure, both oriented east -west, and a smaller, single story rectangular structure oriented north -south and projecting north into courtyard. The northern, courtyard - facing elevations of both buildings are unornamented, save for an exterior staircase with an elaborate ornamental wrought iron railing, painted tile decorated risers and plain tile treads which runs toward eastern end of east -west building to a landing which abuts entrance to the "Lacily" room. An interior stucco chimney capped by a Mission -style tower rises from north elevation roof line at midpoint. Entrance to north -south wing is via a single door at north elevation. Exteriors of both buildings appear to retain their historic features, with little or no alteration, as does courtyard wall. A large, tile -topped table in center of courtyard appears to be a later addition. The interior of La Sala room appears to retain most of its original historic fabric, which consists in main room of a steeply pitched wood ceiling with wood trusses, an octagonal fireplace hood supported by spiral columns and console brackets (the fireplace appears to be unused at present), and a heavy wood -shuttered casement window in east wall. A double, arched doorway in west wall of main room leads into a pantry, with original wood cabinets and distinctive tile floor hand -painted in a black and white concentric diamond pattern_ The interior of Cactus Room has no outstanding details. Walter Morgan House The Spanish Colonial Revival style Morgan House is situated at the northwest end of the property, just north of the Tennis Club pool. Designed by Gordon Kaufmann, it was built in I926-27: Its ground plan is rectangular, with a projected room at first floor western elevation. A 2-story building, oriented on a north -south axis, with a garage structure at northeast corner, it is side -gabled, with red tile roof, deeply overhanging eaves and exposed rafters. The walls are adobe covered with plaster. The from of the house (east elevation) .has a slightly projecting north bay containing formal entry, a single door with a wide fascia stucco surround with scalloped detailing at lintel topped by a simple entablature. Above entry, at second story level, Mellon and Associates. Historic Preservation 13 September 1997 P-32-1997 1'3:llri PAM O'CJNNOP P. 16 LA QUINTA HOTEL La Quinta, California is a rectangular decorative the vent. The southern bay contains at second story level a French door which opens onto a shallow balcony with wrought iron railing and supporting entablature. At northern end of eastern facade, a single story building with a porch covered by a shed roof supported by square columns extends to east. This extension has a window in muddle of its south facade: The house's south elevation has an exterior chimney topped by a decorative finish with tile vents and brick crown. A shed roof, covered with red tiles, covers a porch and rests on a wood beam supported by three heavy Doric columns. The chimney is flanked at first floor level by two doors and at second floor level by a casement window on its eastern side. The west elevation (rear of the building with view towards mountains) has a balcony running length of facade at second story level, with square wood slatted railing and wood posts supporting .porch roof and exposed rafters on underside of balcony. At second floor, French doors open onto balcony at northern end, while two small casement windows occur at southern end. Ott first floor, French doors occur at the northern end and a large casement window sits in mid -center of southern end. The north elevation has casement windows with unpainted wood sash at second floor level., topped by wood planking to the eaves. First floor north elevation has a door at east end and three irregularly placed casement windows. A low wall extending north from the west end of facade, partially enclosing a courtyard formed by north wall of main building, northern addition.(originally the garage) and a third low wall running east -west. Features of the courtyard interior include a shed roofed arcade along west wall of the garage, tile -faced circular gutter openings below the flat roof of the west elevation, and a fireplace built into the northern courtyard wall. The exterior of Morgan House retains its historic fabric and character -defining features in their entirety. Interiors of the house also retain their original configuration and most of original finishes. Cyrus Pierce House The building known as the "San Vicente" suite located off Avenida Obregon in the southwest corner of the hotel grounds, was designed in 1929 by Gordon Kaufmann as a country house for Cyrus Pierce. (Architectural Record; 1930; p. 125) The Cyrus Pierce House is really three one-story buildings connected at corners to form three sides of a red square -tiled courtyard with a garden wall forming the fourth side. All are in the Spanish Revival style, with predominantly side -gabled roofs clad in red Mission tile, stuccoed walls, casement windows with wood sash, covered porches, arched door and window openings, and vents on the gable Mellon and Associates. Historic Preservation 14 September 1997 ;EP-02-1937 19: 09 PPM 0' CONNOR P. 7 .1 LA QUIN fA HOTEL La Quinta, California walls. All are painted white with blue trim: The north wing is rectangular, oriented on an east -west axis, while the west wing has two rectangular sections, one oriented north -south and the adjoining portion, originally containing a garage and now used for offices, running east -west. The central courtyard fountain has been replaced with a similar fountain. The west elevation of the east wing has a covered porch and loggia fronting the courtyard, supported by wood posts. The exterior.entrance to the complex, at the east elevation of the east wing, has a porch covered by a dropped roof supported by heavy stone columns. Entry, originally via a central door, now is via two doors leading to the rooms bordering the porch. Windows on the exteriors of the east wing have wood shutters. While the interior spaces have been reconfigured to better accommodate housing hotel guests, the building°s exterior is remarkably rntact.rThe Cyrus Pierce House possesses a high level of architectural integrity, retaining original character -defining features. Significance Findings and Recommendations for the La Quints Rotel Buildings and Grounds National Register of Historic Places Criteria National Register Bulletin 15: How to Apply the :National Register Criteria for Evaluation states: "Preserving historic properties as important reflections of our American heritage .berme a national policy through passage of the Antiquities Act of 1906, the Historic Sites Act of 1935, and the National Historic Preservation Act of 1966, as amended. The Historic Sites Act authorized the Secretary of the Interior to identify and recognize properties of national significance (National Historic Landmarks) in United States history and archeology. The National Historic Preservation Act of 1966 authorized the Secretary to expand this recognition to properties of local and State significance in American history, architecture, archeology, engineering, and culture, and worthy of preservation. The National Register of Historic Places is the official list of these recognized properties, and is maintained and expanded by the National Park Service on behalf of the Secretary of the Interior" (p.i) To be eligible for inclusion on the National Register of Historic Places, a building, structure, object, site or district must meet at least one of four criteria; Criterion A: Event. Properties can be eligible for the National Register if they are . associared with events that have made a significant camtribution to the broad patterns of our history. Criterion B: Person. Properties may be eligible for the National Register if they Mellen and Associates. Historic Preservation _ 1.5 September 1997 'JEP-02-1P.97 19:13 PAM O'CONNOR • • P.1J LA QLThNTA HOTEL La Quinta, California are associated with the lives of persons of significance in our past. Criterion C: Design/Construction. Properties may be eligible for the National Register if they embody the distinctive characteristics of a type, period, or method of construction, or that represent the work of a master, or that possess high artistic values, or that represent a significant and distinguishable entity whose components may lack individual distinction. Criterion D: Information Potential.Properties may be eligible for the National Register if they have yielded, or may be likely to yield, information important in prehistory or history. City of La Quinta Historic Landmarks Criteria The City of La Quinta Historic Preservation Ordinance defines an historic resource as meaning "improvements, including but not necessarily limited to, buildings, landscape, structures, signs, features, sites, places,' areas, or other objects of scientific, aesthetic, educational, cultural, architectural, agricultural or historic significance to the citizens of the city." criteria: An historic resource may be designated a local landmark if it meets at least one of five Critmrion A: It exemplifies or reflects special elements of the city's cultural social, economic, political, aesthetic, engineering or architectural history. Criterion B: It is identified with persons or events significant in local, state ornational history. Criterion C: It embodies distinctive characteristics of a style, type, period or method of construction, is a valuable example of the use of idigenous materials or craftsmanship or is representative of a notable work of an acclaimed builder, designer, or architect. Criterion D: It is an archaeological, palenontological, botanical, geological, topographical, ecological or geographical site which has the potential of yielding information of scientific value. Criterion E. It is a geographically raphically definable area possessing concentration of site, buildings, structures, improvements or objects linked -historically through location, design, setting, materials, workmanship, feeling andior association, in which the collective value of the improvements may be greater than the value of each individual improvement. Melton and Associates, Historic Preservation 16 September 199'? EP-62-1997 19: 10 .• •3•l PqM O' CONNOR 1111 LA QUINTA HOTEL Significance of the La Quinta Rotel - La Quinta. California P.13 c. The La Quinia Resort Hotel established the 20th century identity of area now known as ' City of La Quinta. Nineteenth and 20th century settlement patterns and development of La Quinta parallel that of many, other Southern California communities. Early homesteaders and,' citrus growers first constructed buildings and created an economic base and springboard for community growth_ What set La Quinta apart, and established the area's unique identity,.was the La Quints Resort Hotel. So strong the identity and presence of the hotel, the area became • • known as "La Quinta" and ultimately the incorporated city so named. - Businessman Walter Morga• n's vision•of a desert resort recognized total experience�must • . include quality accommodations (buildings and grounds), as well as services to complement the natural beauty. of surrounding desert lands. Morgan also possessed the vision to hire architect • • • 'Gordon Kaufmann who would become one of Southern California's most distinguished architects. Kaufmann's "signature details...loggias, arches, chimneypots of i multitude of forms, ramadas• for dining, and private patios enclosed by walls" were embraced in resort'. s Spanish : ,Eclectic/Mediterranean styling. Morgan and Kaufmann used local craftsmen, materials and ,building techniques. The buildings' adobe was fabricated on site as were the tiles used on roof, • 'floors and as decoration. i. Morgan also hired Edward Huntsman -Trout, who would become a prominent landscape architect, to design the grounds of the hotel. La Quinta became one of Huntsman-Trout's early • creations and catapulted him to develop his "California Style" of landscape design. The collaboration of Kaufmann and Huntsman -Trout was so successful it led to their later ;' commission to design Scripps College in Claremont. • { Morgan combined natural setting and expert architecture with his marketing savvy to inform the world about his desert gem. The resort's high quality was acknowledged through extensive coverage in magazines including prestigious architectural journals. Kaufmann's design which allowed for privacy along with Morgan's salesmanship abilities established La Quinta Hotel Resort as a high quality safe haven. Patronage.by,Hollywood's entertainment • ,t industry' celebrities heightened and reinforced this image over the decades. -• lie La+Quinta Hotel with the historic Casitas and grounds, La Casa, Walte,Morgan 'House, d Cyrus Pierce House are all over.fity,yeats old. Each elpossesse' • "architectural integrit}. in terms of.lvcation,`design, setting, materials: _workmanshipandd fee ng'� The architectural -styles; execution and quality of.worlcmanship and materials- include•original93 • elements, expressing a historicsense of time place ,t The significance of La Quinta Hotel and Casitas and grounds, La Casa, the Walter Mellon and Associates, Historic Preservation . 17 • SEP-02-1997 19:11 PRM O'CONNOR • • P.20 LA QUINTA HOTEL La Quinta, California Morgan House, and the Cyrus Pierce House is directly related to the "Resort Industry" context . articulated in the "City of La Quints Historic Context Statement" (Mouriquand; 1996). The La Quinta Hotel was the catalyst for the development of the resort industry in La Quinta attracting people of means and importance to the area. The La Quinta Hotel's Casitas and grounds (elongated ovals; relationship of Caritas to each other and to Hotel building) appear -eligible for inOltila— on the National'Registei of;-`' Historic Places as a National Registei District. the Casitas retain a. high degree of architectural integrity as do the grounds, the original hotel grounds, on which the,Casitas are sited!`Underr National! Register Criterion A, The Caritas and grounds are..significant in teens of their residential resort context and influence on the later establishment of the area as the City.of La +The Cttiitas and grounds also appear eligible_for inclusion on the. National Regi-ster.unde Criterion C as the important and distinctive seminal work ofre'nowned Sointieiri'Californni_a' • architect Gordon Kaufmann and prominent landscape architect Edward Huntsman -Trout The "use of the Spanish Colonial Revival style harmoniootisly combined with landscape design created a quintessential `California Style" which would be emulated throughout the twentieth century. This cohesive design, reflective of the climate and geography; was further enhanced by the fabncattpn of building materials onsite by local workers. Although altered, tie La Quints Hotel possess architectural' integrity at. the, local level Thus, the Hotel, Caritas and ounds a gr ppear eligible for desiginatYon _as: a"Cityof La Q nets Historic Dtstrictmeeting throe of the landmark c_ ritena'(a historic resource need only meet one criterion to qualify). Under City Criterion'k this Historic Disuict'"exemplifies or reflects special elements of the city's cultural, social, ecoiiorriic, pcilitii,al; aesthetic, engineering or architectural history_." The La Quinta Hotel Historic District is highly significant since its inception in terms of its contribution to the city's cultural, social and economic history. In fact, the Hotel set the standard of development quality and tone for the entire City. Under City Criterion:B, this Historic District "is.identified with persons or events significant in local, state , Of national'his`tory.'; The Hotel Historic 'District is associated with its 'visionary develo`pec, " 'Walter Morgan, one of t•he Ctty's first entrepreneurs This District also possesses a rich associatiorial social bigot},linked both to the Hotel's clientele and its staff who helped build the local economy. Under City Criterion C'the La Qiiiiita Hotel Historic District"emtiodieV (distinctive characteristics of a style, type; period or method of construction; is a valuable/ example! of the use of indigenous Materials or craftsananship or is representative of a notable/ work of an acclaimed builder, designer or arclutect."The La Quints Hotel Histoiie'District meets this.Criterion in'a number of ways. The hotel was a seminal work of one of Southern California's most important architects of the early 20th century, Gordon Kaufrii 7The design of the Hotel incorporated elements that were to become Kaufmann'sisignature details. The Hotel was featured in significant architectural journals of the period and prestigious commissions such as the Los Angeles Times Building, California Institute of Technology Mellon and Associates. Historic Preservation 18 September 1997 •_ 7-?- D2-'1997 . 19: 12 RAM O'CONNOR 411 • .21 LA QUINTA HOTEL La Quinta, California Antheneunn, and Hoover Dam followed Kaufmann's success with La Quinta Hotel. The hotel grounds Local craftsmen, building techniques and materials; including on -site fabrication, were integralto the construction process and quality of buildings. The grounds were designed by prominent landscape architect, Edward Humsnsa Trout who later worked with Kaufmann to design the Scripps College campus. - IBothtfie Walk Liorgan Houise and the Cyns„Pierce House appear eligtbie fob designation -as a City of La Quinta Landmark under Criterion C'- Each was designed by architect Gordon Kaufmann. Located on thenrtskirts of the Hotel property, these houses were designed in the Spanish Colonial Revival style and sited to complement the desert landscape and The regions, climate. The Morgan House was built for La Quinta Hotel developer Walter Morgan. The significancae of Kaufmann and Morgan are detailed above. The Walter Margsui Ho se and j Cyrus Pierce House also appeals eligible for the National Register of Historic Places Under %Criterion C for the reasons stated above.` Both structures possess a high degree of architectival . integrity,, as intact examples of architect Gordon Kaufmann's work. The Walter Morgan House may also be eligible under Criterion B for its association with Walter Morgan, developer of the La Quinta Hotel. `..a Cassa appears eligible for designation as aCity"of [.a Qiunta Landittark under Cr-eterion A as a good example of the architectural history of the City and under Criterion B by ttsi • association with the La Quints Hotel and clientele: In the .interest of CEQA and as a National Register eligible and/or City landmark eligible structure any proposed work on these historic buildings should conform to the Secretary of the Interior's Standards for Rehabilitation. The buildings are also required to use the State Historic Building Code which provides greater flexibility in achieving requisite levels of safety while allowing for the preservation of significant character -defining building features. The lib Hote1'Grounds are also eligible for the Nation`at'Register and as a City landmark district. , Should future development be envisaged within these historic grounds, —the historic nature of the structures and their relationship to the grounds must be taken into consideration. it is strongly recommended that the guidelines for "Building Site" in The ' Secretary of the Inferior 's Standards and Guidelines be consuhed- It states: "The landscape surrounding a historic building and contained within an individual parcel of land is considered the building site- The site, including its associated features, contribute to the overall character of the historic property: As a result, the relationship between the buildings and landscape features within the site's boundaries should be considered in the overall planning for rehabilitation project work." (Secretary of the Interior's Standards and Illustrated Guidelines 1992: p. 62) Finally, the .historic buildings of the La Quints Hotel Resort and their relationship to each other create a significant and unique environment. This aspect of the Hotel combined with its Melton and Associates. Historic Preservation 19 September 1997 • 3EP-32-1997 19:13 Part 0' 0CIw.i0R • P.22 LA QUINTA HOTEL La Quinta, California high level of hospitality sets La Quinta Hotel Resort apart from other prestigious vacation resorts. The La Quinta Hotel Resort should consider expanding its marketing to include a growingjsegment of affluent travelers seeking unique experiences in historically significant buildings. Mellon and Associates. Historic Preservation 20 September 1997 SEP-72-1997, 19:13 PAM O' CONNOR P.23 r di LA QU!NTA HOTEL REFERENCES Architectural Recorri. '`A Country House in California;' August, 1930. Arrhitect,ial Record "Portfolio of Low Cost Houses," November, 1933. • Architectural Recori. "House of Walter Morgan," February, 1934. Bryant, Lyim Marie. Edward-Nr msman-Trovx. Landscape Architect. University of California, Los Angeles, • unpublished manuscript, 1982. California Arts and Architecture. "La Quinta--the Lure of the Desert," January, 1930. California Southland. "Queen on the Desert," February, 1928. Coachella Valley Museum and Archives Coachella'Vallev Submarine, 11-19-26, 2-4-27, 8-19-27. County of Riverside, Hall of Records, Assessor Office. County of Riverside Riverside Public Library M Hem/do de la Qednta December, 1938. Reprinted by the La Quirts Historical Society. The History of La Quunta, The Gem of the Desert, La Quinta Hstorical Society, 1990. How to Apply the National Register Criteria for Ewaluatior. U.S. Department of the interior, 1991. Huntington Library, San Marino. William M. Clarke Photograph Collection La Quints City Hail La Quints Historic Landmarks and Residences. Prepared by Fred Rice, La Quinta Historicab Society. March 1, 1991. La China. Hotel Legend. February 25, 1927. La Quinta Municipal Code. Historic Preservation, Title 7, Sections 7.02-7.10. Los Angeles Central Library Moruiquand, Leslie. City of La Quinta Historic Context Statement. 1996. Mutttz, Jan Furey, "Gordan B. Kaufmann California Classicism," in Jolmson, Kaufmann Coate: Partners in the C:altrnla Style. Scripps College, Claremont, CA. 1992. Riverside Enterprise County Edition, "La Quinta," May, 1927. Queen of the Deserr. La Quinta Hotel, September 1985. The Date Pabn. January 28, 1927. Mellon and Associates, Historic Preservation La Quints, California 21 September 1997 TOTAL 0 .7? • 44tht 78-495 CALLE TAMPICO — LA ()UINTA, CALIFORNIA 92253 - (619) 777-7000 FAX (619) 777-7101 June 20, 1997 S. Chevis Hosea KSL Recreation Corporation 56-150 PGA Boulevard La Quinta, Ca 92253 Subject: COA 97-003 - La Quinta Hotel (SP 121-E, Amend. #4) Dear Chevis: The Historic Preservation Commission for the City of La Quinta, reviewed the La Quinta Hotel Historic Resources Report and proposed Certificate of Appropriateness at their regular meeting on June 19, 1997. The recommendations that will be forwarded to the Planning Commission and the City Council as part of the Specific Plan Amendment, consist of two Minute Motions, as follows: 1. Acceptance of the Historic Resources Report for the La Quinta Hotel with the condition that the comments listed in the staff report be addressed and the report resubmitted to the Historic Preservation Commission for review. 2. .That the approval of Certificate of Appropriateness 97-003 for the Specific Plan Amendment be subject to the condition that only one story .structures be constructed next to historic structures, and that a qualified archaeological monitor observe the grading and trenching for the project for those areas below ten feet in depth. A letter has been sent to Mellon & Associates (copy attached) noting the items needing attention in the report. Staff anticipates scheduling the revised report for the September 18, 1997, Historic Preservation Commission meeting. Should you have any questions regarding this letter, please contact the undersigned. MAILING ADDRESS - P.O. BOX 1504 - LA OUINTA, CALIFORNIA . 92253 ®�� Very truly yours, JERRY HERMAN Community Development Director LE LIE MOURIQUAND Associate Planner c: Stan Sawa, Principal Planner Christine di Iorio, -Planning Manager • Attachment • � dQuinrw • 78-495 CALLE TAMPICO — LA QUINTA, CALIFORNIA 92253 - (619) 777-7000 FAX (619) 777-7101 June 20,_ 1997 Knox Mellon, Ph.D. Mellon & Associates 4631 Ladera Lane Riverside, CA 92501 Subject: COA 97-003- LA Quinta Hotel Dear' Dr. Mellon: The City's Historic Preservation Commission reviewed the Historic Resource Evaluation report prepared for the above referenced project at their regular meeting of June 19, 1997. The Commission adopted a Minute Motion with the following directives pertaining to the report: 1. That the Mellon Report be revised to include comments listed in the Staff Report (Attached). .2. That the building complex known as "San Vicente" located on the east side of Avenida Obregon, be documented. -This house may have been a caretaker's house and is located on the Hotel grounds. 3. - That the revised report be submitted to the Historic Preservation Commission for their review. This Minute Motion will be forwarded to the Planning Commission and the City Council to be added to the Applicant's project Conditions of Approval. Staff anticipates scheduling it for the September 18, 1997, HPC meeting agenda, which would require that staff receive the report by the first of September. In addition, the comments by staff contained in the June 17, 1997 memorandum to Pam O'Connor need to be addressed in the report. The second Minute Motion passed recommends to the Planning Commission and the City Council approval of Certificate . of Appropriateness 97-003, subject to the condition that only one story structures be constructed next to historic structures, and that a qualified archaeological monitor observe the grading and trenching for those areas below 10 feet in depth. MAILING ADDRESS - P.O. BOX 1504 - LA QUINTA, CALIFORNIA 92253 7-4)2794 Asci • • Should you have any questions regarding this letter, please contact the undersigned, or Stan Sawa, Principal Planner. Stan is the project planner for the La Quinta Hotel project, and can .be reached at (760) 777-7125. Very truly yours, JERRY HERMAN Community Development Director ce.Lch-ey' c�rL c�� LES,LIE MOURIQUAND Associate Planner c: Stan Sawa, Principal Planner Christine di lorio, Planning Manager S. Chevis Hosea, KSL Recreation Corp. Attachment: Staff Report HISTORIC PRESERVATION COMMISSION STAFF REPORT DATE: June 19, 1997 ITEM: CASE NO.S: La Quinta Hotel Historic Resource Evaluation- Certificate of Appropriateness 97-003 Specific Plan 121-E Amendment #4, Tentative Tract 28545, Site Development Permit 97-607, Site Development Permit 97- 608, Site Development Permit 97-609, General Plan Amendment 97-054, Change of Zone 97-083, Environmental Assessment 97- 304, Certificate of Appropriateness 97-003. APPLICANT:. KSL Recreation Corporation PROJECT DESCRIPTION: KSL Recreation Corp. has applied to the City for approval of a project consisting of 122 single family residential units, and spa and fitness center within the historic La Quinta Resort campus (Attachment 1). The project consists of eight applications and an environmental assessment that will have to be approved by the City. As part of the environmental review for these applications, staff .required that the entire property be surveyed and documented for historic resources by a qualified architectural historian, since the property is listed in the City's General Plan as a historic resource. And may potentially qualify.as a historic resource under the California Environmental Quality Act (CEQA). Mellon & Associates prepared the historic. resources documentation (Attachment 2). The proposed project will include the demolition of six condominium buildings, each with 18 units, dating from the 1960's in order to construct new residential units. Existing grass .tennis courts and an existing employee parking lot will also be taken out to make way fornew residential units. None of the buildings or infrastructures to be removed are of historical date or significance. The proposed new one and two story single, family detached units will be clustered in a courtyard setting with connecting walkways (See Residential Elevations). A spa and fitness center is proposed that will consist of two buildings, one for the spa and the other a 3,000 square foot fitness facility. The existing tennis stadium and 1 employee parking lot will be demolished in order to make way for these new amenities. (See Spa site plan and elevations). HISTORICAL SIGNIFICANCE A Phase I archaeological survey of the property was not required for this project because the property has been developed over time. However it is known that prior to development of the property the area was inhabited during prehistoric times. Staff recommends that a qualified archaeologist monitor the grading and trenching due to the possibility of prehistoric and historic cultural deposits that may be present on the project site.. The report prepared by Mellon & Associates for this project, and other documents, state that the La Quinta Resort established the local identity of the area known as La Quinta. The development of La Quinta follows that of other Southern California communities with early homesteaders and citrus growers being the first non -Indian settlers: La Quinta is unique and is set apart from other communities because of the La Quinta Hotel, from which the community got its name. The hotel became known as a safe haven for Hollywood celebrities and thoseseeking a healthy escape. The hotel was originally owned and built by Walter Morgan, and designed by architect Gordon Kaufmann. Kaufmann later became widely known for his design work. Local contractors and craftsmen did the actual construction, with the adobe bricks and clay roof and floor tiles manufactured on site from the clay sediments of Marshall Lake. The hotel with Casitas,- La Casa, and Walter Morgan's house were constructed in 1926-27 and are over fifty years old, and constitute the defining properties and impetus for the Resort Industry historic theme identified in the City's Historic Context Statement. The Mellon report states that these buildings each possess local architectural integrity in terms of location, design, selling, materials, workmanship, and feeling. A sense of time and space is expressed in the architectural style, quality of workmanship, and materials of these structures. The hotel, Casitas and grounds are eligible for designation as a historic district at the local level. In addition, these structures meet three of the following City Landmark criteria: Criterion A: Exemplifies or reflects special elements of the City's cultural, social, economic, political, aesthetic, engineering, or architectural history. Criterion B: Is identified with persons or events significant' in local, state, or national history. • • Criterion C: Embodies distinctive characteristics of a style, type, period or method of construction, is a valuable example of the use of indigenous materials or craftsmanship or,is representative of a notable work of an acclaimed builder, designer, or architect. How the hotel and grounds meet the above criteria is discussed in the Mellon report. The report also discusses how the historic buildings on the hotel campus are eligible for City Landmark status and that any proposed work on these buildings should conform to the Secretary of the Interior's Standards for Rehabilitation and the State Historic Building Code. It is further stated that because of the relationshipof these buildings to each other, a significant and uniqueenvironment has been created. The report states that the Morgan house may be eligible for the National Register, but does not provide a detailed discussion as to its significance using the National Register criteria. La Quinta Resort Architectural Context The architectural tradition at the La Quinta Resort campus is described in the Draft Specific Plan as embodying the rich Spanish heritage of early California settlers combined with the mild Mediterranean climate of the Southern California coastal and inland areas providing a framework for the Spanish style of architecture which was popular in southern California during the early 1900's. Described as an environment - driven style, the architectural details were borrowed from the entire history of Spanish architecture. Stylistic features found on the campus include one-story and two-story buildings which are informally arranged and asymmetrical in form. Towers are typical building accents and are interconnected by walkways featuring a variety of arcades leading to the front entrance or along a courtyard. The roofs are typical of this style of architecture and are typically low-pitched with little eave overhang, and are covered with clay tile. Side or cross gabled, hipped, and flat roofs with parapet walls are found in one or more combinations. Special architectural features found in the historic buildings include one or more prominent arches with heavy wood beam lintels above a door or principal window, or beneath a veranda. Entries are emphasized through the use of pilasters, columns, or patterned tiles with the doors made of heavy wood panels. Decorative chimney caps are common. Decorative window grills of wood or wrought iron are common, as are balustrades on porches and balconies leading to outdoor living spaces. Exterior patios or courtyards serve as an extension of the indoor living space enhanced by many windows and glazed doors. Overhead trellises, extended roof overhangs, and angled building forms enclosing outdoor spaces serve to protect the outdoor living areas. 3 • • The above described architectural themes will be incorporated into the architectural guidelines of the Specific Plan and the proposed new structures. ANALYSIS The proposed new buildings and residential units will be subject to particular architectural design guidelines in. the Specific Plan document, as described in Attachments 3 and 4. Staff reviewed these guidelines as they relate to the recommendations of the Secretary of the Interior's Standards for Treatment of Historic Properties. These standards state that new work to a historic property be "compatible with the size, scale, color, material, and character of the property, neighborhood, or environment. New additions, exterior alterations, or related new construction shall not destroy historic materials that characterize the property," and that "new additions and adjacent or related new construction shall be undertaken in such a manner that if removed in the future, the essential form and integrity of the historic property and its environment would be unimpaired." The Standards state that new work shall be differentiated from the old and will be compatible with the historic materials, features, size, scale and proportion, and massing to protect the integrity of the property and its environment. The incorporation of particular features found on the structures within the La Quinta Resort campus into the architecture of the proposed new buildings and any future buildings is to provide for a continuation of the historic design, while also providing enough differences to meet the recommended distinction between "old" and "new". The proposed spa building will be a large structure with long horizontal elevation lines giving it a massive presence. At the entrance to the building there is a tower element on top of a smaller second story. The spa building is.similar to the relative mass and size of the original hotel administrative building in that the original building had a long rectangular lobby wing within the building's "L" footprint and was much more massive that the surrounding low -profile residential structures. Staff recommends that this similarity in proportion provides the compatibility "link" between the old and the new buildings. The original casitas are separated, but spatially oriented around two large oval -shaped concrete walkways linking each structure around it. Each oval served as a landscape feature where a wide variety of exotic and native species are found. The Standards also recommend "protecting and maintaining buildings and the site by providing proper drainage to assure that water does not erode foundation walls, drain toward the building; or damage or erode the landscape." Disturbance of the. terrain around buildings is .to be minimized, thus reducing the possibility of destroying or damaging important landscape features or archaeological resources. 4 • • The architectural concept plans submitted by. the Applicant depict structures with tower elements, tile roofs, multi -paned windows and door lites, lintels over windows, arched doorways and entries, trellises and arbors, balconies, chimney treatments, multiple roof lines, and stucco exteriors. A color and materials exhibit will be submitted by the Applicant for this meeting. The proposed architecture appears compatible with the existing historic architecture, however, the proposed buildings are much larger in mass and scale than the historic buildings. The proposed new buildings will be interspersed within the historichotel campus, so that the difference in mass and scale will be noticeable. The historic boundary of one of the casitas will be impacted. In order to mitigate this problem, staff recommends that only one story residential units be constructed adjacent to the original Casitas and other historic structures or landscape features. This will provide a transition or buffer between the low profile historic structures and the proposed larger structures. - Staff has reviewed the Mellon & Associates report and has the following general and • specific comments: General: 1. A current site plan is needed in the report that identifies all structures within the resort campus and dates of construction. In addition a historic site plan is needed showing original buildings and those demolished. Was there an original master plan for the hotel property? Specific: 2. Page 9: (Paragraph 3) The 100's series should be noted on a,location map. 3. Page 1: The term "Eclectic" is not a commonly used classification for thestyle of the buildings. Perhaps 'the term "Spanish Revival" should be used as it would be the traditional classification nomenclature for this style. 4. Huntsman Trout may have been the landscape' architect for the. La Quinta Hotel which lends additional support that there may have been a master plan for the hotel development. A clearer discussion of the landscape plans is needed, especially the Quad concept. This will help to understand the possible intent for future development. 5. Page 5: A discussion on how the La Quinta Hotel compares with other resort properties of the time and region is needed. Sanitariums?. College campuses? Are there any similarities with other places of the time and region or is the La Quinta Hotel unique? 5 6. Page 1 0: (Last paragraph) The original function and location need to be discussed for La Casa. 7. Page 14: A discussion regarding which criteria (National Register or local) is being used to assess the property needs to be clearly stated in the beginning of the report. 8. Page 14: (Paragraph 2) An explanation of each of the criteria is needed regarding how the Morgan House may be eligible for the National Register.. CONCLUSION: Staff has reviewed the Applicant's proposal for new construction tothe La Quinta Resort campus with regard to the compatibility with the Secretary of the Interior's Standards, and makes the following recommendation to the Commission: 1 That the proposed spa and fitness buildings are. compatible with the historic commercial/administrative hotel structure by incorporating a linear and larger design than the residential structures. 2. That the proposed residential structures will be compatible with the historic structures if only one story structures are constructed next to historic structures to provide a transition between old and new.- 3. • That the project be conditioned with the requirements for monitoring of the grading and trenching by a qualified archaeological monitor. RECOMMENDATION: Adopt Historic Preservation Commission Minute Motion 97-_, recommending to the Planning Commission and the City Council the acceptance of the Historic Resources report for the La Quinta Hotel with the condition that the comments listed in this report be addressed and the report resubmitted to the Community Development Department for review. Adopt Historic Preservation Commission Minute Motion 97- , recommending to the Planning Commission and the City Council the approval , of Certificate of Appropriateness 97-003, subject to the condition that only one story structures be constructed next to historic structures, and that a qualified archaeological monitor 6 observe, the grading and trenching for the project. Attachments: 1. Location Map 2. • Mellon & Associates report 3. Architectural Design Guidelines - Residential 4. Architectural Design Guidelines - Commercial Prepared by: LIE MOURIQU D, As ,: ciate Planner Submitted by: alth-0 WS- ati idt 74)3 CHRISTINE DI IORIO, PI nning Manager 7 TO: 4 4 a" MEMORANDUM Pam O'Connor, Mellon & Associates FROM: Leslie Mouriquand, Associate Planne Christine di lorio, Planning Manager DATE: June 17, 1997 SUBJECT: Additional Comments on La Quinta Hotel Report In addition to the comments 'included in the Staff Report on Certificate of Appropriateness 97-003 - La Quinta Hotel, we have the following comments: which we felt could be addressed outside of the Historic Preservation. Commission meeting:• 1. Page 1: Were local materials used for practical or philosophical reasons? Adobe was not commonly used in the 1920's. 2. Page 4: Top line: "Harris Allen, 1937 quoted in JCK, P. 40)". Is this from Muntz? 3. Page 4 (last paragraph): "Eight guest casitas..." should be Six. 4. Page 5: Exact locations of structures and features need to be pin -pointed on site plan. . 5. Page 5 (Paragraph 3): Wasn't the Spanish "Eclectic" style limited to Southern California, rather than the Southwestern United States?. 6. Page 5: A systematic discussion of the basic features of the resort site plan is needed. Page 6 (Paragraph 2): The term "ramada" needs to be defined; was it Spanish or indigenous style? 0 Page 9 (Paragraph 3): The 100's series should be noted on a location map or site plan. .r, • 9. Page 11: Could the Walter Morgan House be Monterey -Revival style? If the balcony is only on the rear of the house, the style would be Spanish Colonial Revival. The photographs at the end of the report are not identified as to front or rear, so that the style terminology needs to be clarified. 10. Page 12 (Paragraph 3): Is the west elevation the front or rear? 1 1 . Pages 3, 13, & 15: The spelling is Mouriquand. (AIM S LEGEND IMM ANTIQUE 101 - 151 (ASITAS !--7 <ASITAS 201 - 276 WM CASITAS 301 - 389 N MI CASITAS 401 - 475 CASITAS 501 - 536 CASITAS 601 - 670 11111111 CASITAS 701 - 781 Pali CASITAS 801 - 899 Wll CASITAS 901 - 990 STARLIGHT ROOMS (UPPER LEV ELI NM PLAZA AREA Ground Level MORGANS FLO'✓+ER MARKET GIFT SF -OP REAL ESTATE OFFICE EL MER=ADO LIFESTY-E GALLERY RETAIL SHOPS Upper Level ADORE GRILL ADMINISTRATIVE fITNES CENTER OFFI_ES BEAUT' SALON © ELEJATOR 0 ?HONE -o 537 530 ^' 535 529 515 TO 520 SANTA ROSA 411E GATE II-- TO VILLAGE OF LA QUINTA E To (c4f Club ,o 333 4L 358 J03 1 505, 414 569 5981 s' n 449 511 — 1 131 130 139 EKTTT= W4TFKIMd. WATER- PALL LA11() ,. 12 1.22 1241 r"'. , 374 314 o(i 373 450 it To OBABS PATIO FRANK CAPRA ROOM ( l A ILMURAL Erb ur oI Is WWI 034 433 w 430 650 64P Ss+ iG 0 759 747" 7 ' 752 T � IA .N PI FIESTA Aga l-SL'11 , WPW 4431'0906 i 1 407 m 0101 • 445 !ilIl 4 e iYfT ,., (1) 'T'. I AIES •PERfONN(l A(W NnN4 III ,ICI; ' ALSN Of FLORES 7 130970604 L 61WTT .1i! 3/4 m 0171 .ETu f251, G50 644I. 757Tu749 A71„ 74{ i T t�0 a kr a 11fR ` �1L •,r4 . 6 dC EIS�l •un��T' IMVE TO WASHINGTON STREET HIGHWAY 1118r1NTERSMATE 10 -4. NoN - CoNt RIF IMAM- (t yIA- tomirl) • A COUNV HOUSE IN CALIFORNIA r y+(�fiJ:.tiS..... • PbM.. I V..\I. 6L: k HOUSE FOR CYRUS PIERCE, LA OUINTA, CALIFORNIA `Y.�,y1 r� GORDON B. KAUFMANN ARCHITECT 125 THE ARCHITECTURAL RECORD AUGUST,1930 GROUND PLAN HOUSE FOR CYRUS PIERCE, LA OUINTA, CALIFORNIA GORDON B. KAUFMANN, ARCHITECT 126 • HE ARCHITECTURAL RECORD • AUGUST,1930 j HOUSE FOR CYRUS PIERCE, LA QUINTA, CALIFORNIA GORDON B. KAUFMANN, ARCHITECT 127 THE ARCHITECTURAL RECORD AUGUST,1930 • nolo. W. M. LiarAt • HOUSE FOR CYRUS PIERCE, LA QUINTA, CALIFORNIA GORDON B. KAUFMANN, ARCHITECT 128 THE ARCHITECTURAL RECORD AUGUST, 1930 ; HOUSE FOR CYRUS PIERCE, LA OUINTA, CALIFORNIA GORDON B. KAUFMANN, ARCHITECT 129 THE Al II' Ili AUGUCHITECTURAL RECORD ST, 1930 If; !I, lortrY4.....r. Via 10 .11,11111•112 ..., Nit.,1 —1 'e. - S. • I' plib . " i 4.! ,k•.! st '7 . ; 1 II° ti iiitic q ;11: tl Ili litilitk• ki ' .'. 1.• ., T.14 !'her,. IV. M. Clarks HOUSE FOR CYRUS PIERCE, LA OUINTA, CALIFORNIA GORDON B. KAUFMANN, ARCHITECT 130 THLARCHITECTURAL RECORD AUGUST. 1930 • L000/4 #1, Ovg earw< AIFIrt IO •6'ARAOL, • • Jroae • Ras: • J/ORCJ • II II ;I i 5 I • OCD • 400 ' . 1 •Paesa.• •Card:- :RM� II to iT ■ CL. AOY.O OCD • QOOdd • • ALA • • 120 OM• dart' M-- DLO. • CA. • ROOM. #2 II— • CoreAleD • ft cI •L rr.va • • ROOM. • •. COYtRCD • PORCO • • •6e0• •ROOM• Ct. •Be0• ROOM. Bard. GROUND PLAN HOUSE FOR CYRUS PIERCE, LA OUINTA, CALIFORNIA GORDON B. KAUFMANN, ARCHITECT • 126 HE ARCHITECTURAL RECORD AUGUST, 1930 • • #1 • • #1 #2 #3 • • #4 •1 • Carrier Corporation • Syracuse. NY 1322 t SUBJECT TO CHANGE WITHOUT NOTICE TYPE OF SALE 1251 38QR' 1'/2 THRU 5 TONS F.O.B. SHIPPING POINT FREIGHT AS PER D.O.M. HORIZONTAL DISCHARGE HEAT PUMPS The 38QR's are Carrier's most advanced line of commercial duty split system heat pumps. Their unique compact configuration and ultra low sound levels provides leadership performance on the most demanding installations where noise and space are key design parameters. See 53QAE, 53QKE price pages for matching non -ducted fan coils. The 38QR combines every feature offered on a Carrier split system as a standard. 00 v'1 z 0 U 37 1/4" 4 AND 5 TONS — 1 0 AND 30 STANDARD DELUXE FEATURES: 1. 5-year compressor limited warranty. 2. Enhanced copper tube, aluminum fin coil (15FPI). 3. Totally enclosed PSC motor. 4. Accoustically-lined compressor compartment. 5. Accumulator. 6. Crankcase heater except on 030, 036 10 units. 7. High pressure and loss of charge switches. 36 7/8" • 1 24" CARRIER'S SMALLEST, 'QUIETEST 3 TON, 11 SEER HEAT PUMP 14 1 /2" 1/2, 2, 21/2 AND 3 TONS —10, AND 3 TONS — 30 .. CERTIFICATION APPLIES ONLY WHEN THE COMPLETE SYSTEM IS LISTED WITH ARI. 8. Safety lock out (Cycle-LOCTM). 9. Start capacitor and relay (1 0 units). 10. Time temperature solid state defrost board. i 11. Isolated compressor/control area. 12. Four discharge and suction gauge ports. 13. Low -voltage terminal block. 14. High -voltage terminal block. _ Physical data and 38A-C outdoor heat pump units ®�. UNIT K18' 38QR- 18� -3843K-024r' 38QR-0O24 �-�- 387It�C0.30,` C036 (Single- s)_ NOMINAL CAPACITY (Tons) 11h 2 21h 3 OPERATING WEIGHT (lb) 154 167 180 184 REFRIGERANT TYPE Control (Cooling) Control (Heating) Factory Charge (lb)t R-22 . AccuRatere Pis on at Fan Coil Unit AccuRater Piston at Outdoor Unit 1.5 COMPRESSOR TYPE Tecumseh Reciprocating Copeland Scroll Model AW5519G AW5524G • ZR28K1 ZR34K1 Oil (Recharge) (oz) 30 30 24 30 CRANKCASE HEATER (Watts) 19 19 None None OUTDOOR FAN Propeller Direct Drive . Rpm 850 850 850 850 Diameter (in.)...No. of Blades 18...3 18...3 18...3 18...3 Pitch (Degrees) 25 27 27 31 Motor Hp 1/8 1/8 1/a 1/a Nominal Air Cfm 1720 1720 1720 1720 OUTDOOR COIL Copper Tube, Aluminum Fin Face Area (sq ft)...No. of Coils 6.1...1.5 6.1...2 6.1...3 6.1...3 Fins/in. 15 15 15 15 CONTROLS High -Pressure (psig) Cutout Cut -in Liquid Line Low -Pressure (psig) Cutout Cut -in Fusible Plug Defrost Method** Accumulator — Control Voltagett 320 ± 20 426 ± 7 7 ± 3 22 ± 5 210 F Time and Temperature Defrost . Yes 24 v . REFRIGERANT LINES Connection Type Sweat —Suction; Flare —Liquid Liquid Line OD (in.) 3/8 3/8 . 3/8 3/8 Vapor Line OD (in.) 5/8 s/8 3/4 7/8 II Maximum Length (ft) 200 200 200 200 Maximum Lift (Fan Coil Above) (ft) 65 65 65 65 Maximum Lift (Fan Coil Below) (ft) 150 150 150 150 EXTERNAL FINISH Alpine Mist (Beige) *These units may only be used with 40QNE fan coil units. tSee Piston Guide tables on page 66 for proper charge. These units are shipped with a holding charge only. **Demand defrost when used with 40QNE fan coil units. ttA 24-v transformer is provided in the fan coil unit; 38BK018 and 024 units have their own transformers. II Valve connection size is 3/4 inch. Recommended line size is 7/8 inch. UNIT A B C D E F G H J K L M OPERATING WEIGHT ft-in. mm ft-In. mm ft-in. mm ft-in. mm ft-in. mm ft-in. mm ft-in. mm ft-in. mm ft-in. mm ft-in. mm ft-in. mm ft-in. mm lb Kg 38BK, 38QR-0018 2-116 638.2 3-0i516 938.2 1-2916 369.9 1-4 406.4 1-11716 595.3 1-5316 436.6 1-51, 444.5 1-816 511.2 1-1 330.2 0-65e 168.3 0-11', 285.8 0-058 15.88 154 69.8 38BK,38QR-0O24 2-11e 638.2 3-01516 938.2 1-2516 369.9 1-4 406.4 1-11716 595.3 1-5316 436.6 1-512 444.5 1-81a 511.2 1-1 ' 330.2 0-634 171.5 0-115e 295.3 0-05e 15.88 167 75.7 38QR-0030 2-11e 638.2 3-0i516 938.2 1-2516 369.9 1-4 406.4 1-11716 595.3 1-5316 436.6 1-512 444.5 1-818 511.2 1-1 330.2 0-634 171.5 0-115a 295.3 0-034 19.05 180 81.6 3803R-0036• 2-1'. 638.2 3-01516 938.2 1-2516 369.9 1-4 406.4 1-11716 595.3 1-53i6 436.6 1-51z 444.5 1-81, 511.2 1-1 330.2 0-634 171.5 0-115e 295.3 0-034 19.05 184 83.5 38QR-0036t 3-13,6 944.6 3-89,6 1131.9 1-51,6 433.4 1-6716 468.3 2-6'2 774.7 1-758 498.5 2-55. 752.5 2-8316 817.6 1-17a 352.4 0-814 209.5 1-4 406.4 0-034 19.05 249 112.9 38QR-0048 3-13,6 944.6 3-89,6 1131.9 1-5,16 433.4 1-6716 468.3 2-612 774.7 1-75e 498.5 2-55a 752.5 2-8316 817.6 1-11116 347.7 0-81e 206.4 1-37e 403.2 0-07e 22.22 252 114.3 38QR-0060 3-13,6 944.6 3-89,6 1131.9 1-5, 16 433.4 1-67Ie 468.3 2-612 774.7 1-75a 498.5 2-55e 752.5 2-8316 817.6 1-21. 368.3 0-81, 206.4 1-37, 403.2 0-07e 22.22 272 123.4 MINIMUM MOUNTING PAD DIMENSIONS UNIT SIZE Support Feet Snow Stand Ice Stand WIND BAFFLE ACCESSORY ft-in. mm ft-in. mm ft-in. mm -E- ar0' 7 1/2..- 018,024,030, 036* 1-11 x 3-6 584.2 x 1066.8 2-2 x 3-6 660.4 x 1066.8 2-2 x 3-6 660.4 x 1066.8 ti (191] 036t,048,060 2-0 x 4-2 609.6 x 1270 2-4 x 4-4 711.2 x 1270.0 2-2 x 4-2 660.4 x 1270.0 »-0'-6 3/8' DRAIN HOLES (TYP) _.-� _ AIR DISCHARGE I}I} 11 I (1621 r0'-2 1/2' [641 NOTES: i + 6 in. re, 1. Required on coil clearances, with coil facing wall; allow minimum clearance side and coil end, and 3 ft minimum clearance on compressor end � y / / out000R COIL THERMISTOR--A T) - - 1 1 �J �1- - _% g❑ D o'-4 3/16" (1061 and fan side and side. inlet side. With fan facing wall; allow 8 in. minimum clearance on fan coil end, and 3 ft minimum clearance on compressor end and coil With multi unit application; arrange units so discharge of one does not another. 'p• , , / _ _LL ; _ _ - I_I 1_ _ _ _ J t17 l _ _I �, t 1 ( I(_�_ 1 ♦ _ _ /I �1'I� 711E11MIsToR PLUG 2. K 3. 4. enter Dimensions Thermistors of in [ ] are in millimeters. Center of gravity. used with 40QNE fan coils0'0 II/16 TYP 1 1 1 +-0 -3 (891/2I18] p _6AIR IN DOOR TOP VIEW THERMISTOR JFIELO AIR CONTROL SUPPLYCO11621I_____‚‚ 7/8' DIA (221 HOLE AND THERMISTOR CABLE COMECT IONS �0'-4 5/8" FIELD POWER SUPPLY CONN 11/8' DIA 1291 (1181 HOLE FOR 018, 024. 030, 036' SIZES 1 3/8' DIA [35] HOLE FOR 0361, 048, 060 SIZES � l � O ,, •- I ( I I A I I I 1 I ERVICE PORTS IPR VIDED I AAODITIONAL CCE55 RTS •H r ` \ I .H.DIA VAPOR LIKE CONN.' 'G" \` FEMALE SWEAT CONN. 4 0'-6/16" ' (1101 t_5 )� 4 - 0'- 1 0'-7 13/16' FRONT VIEN _ (2S1 ICE STAND ACCESSORY (1 SS) 11/16" ---1 1'-3 /8' 1' 8 ((US)(403) SNOW 5TAN) ACCESSORY 1 • 4- I (5I )I/2-__ RIGHT SIDE VEIN Electrical data 38BK HEAT PUMPS Carrie U 38BK V PH-RZ OPERATING --VOLTAGE - MINIMUM"`- -- OPERATING VOLTAGE - _ MAXIMUM* COMP RLA COMP LRA FAN FLA._ _ ...._POWER.- .. __ MCA MOCP FLA 009 115-1-60 104 127----- -- -_ 9.0. _ . 45.0 0.76 11.2 15 9.76 012 208/230-1-60 187 ____253 --• • " 5.8 .• .. ` - 30.0 .. 0.35 8.9 15 6.15 018 208/230-1-60 ___--18-7-J- 253 9.8 49.0 •.0.70 . 13.0 20 10.5 024 -208/2301-60 187 253 11.7 61.0 0.70 15.3 -25..----- ......1.2.4 38QR-C HEAT PUMPS UNIT 3 SIZE V-PH-Hz OPERATING VOLTAGE - MINIMUM* OPERATING VOLTAGE - MAXIMUM* COMP RLA COMP LRA FAN FLA POWER MCA MOCP FLA 018 208/230-1-60 187 253 9.8 49.0 0.70 13.0 20 10.5 i. 024 11.7 61.0 0.70 15.3 25 12.4 030 13.5 76.0 0.70 17.6 30 14.2 036 208/230-1-60 • 187 253 17.9 90.5 0.70 23.1 40 18.6 208/230-3-60 187 253 11.2 66.0 1.45 15.5 25 12.7 460-3-60 •414 506 5.2 35.0 0.80 7.3 15 6.0 048 • 208/230-1-60 187 253 23.2 110.0 1.45 30.5 50 24.7 208/230-3-60 187 253 15.3 92.0 1.45 20.6 35 16.8 460-3-60 414 506 7.3 46.0 0.80 9.9 15 8.1 060 208/230-1-60 187 253 31.7 135.0 1.45 42.0 60 33.2 208/230-3-60 187 253 20.4 105.0 1.45 27.0 45 21.9 460-3-60 414 506 10.8 55.0 0.80 15.0 25 • 11.6 UN V-PH-HZ -�t OPERATING VOLTAGE -MINIMUM` OPERATING VOLTAGE -MAXIMUM* FAN FLA HEATER POWER MINIMUM WIRE SIZE kW FLA MCA MOCP . FLA 40QNE009 115-1-60-._ 104 127 0.41 . - - t t 0.41 14 40QNE012 208/230-1-60 ---1-87` 253 0.23 - - • • t t 0.23 14 40QNE018 208/230-1-60 187 -----____253 0.53 - - 0.66 15 0.53 14 40QNE024 208/230-1-60 187 25'3�0.53 _..-- . "'- - 0.66 15 0.53 14 40QAE018,024 208/230-1-60 187 253 �%0`5 L 2.00 8.66 9.29 15 11.29 14 40QAE036 208/230-1-60 187 263' 1.30 360� 13.00 17.70 20 14.30 14 40QAE048 208/230-1-60 187i-'' 253 1.60** 4.00 17:40-,_ 23.80 25 19.00 12 40QAE060 208/230-1-60 f- f87 253 2.601-1- 5.00 2.17 2'87-70-_, 30 24.30 10 40QKE024 20 0 1=60 187 253 0.44 1.8011 7.50 0.6/ 7.5 t5)15.� 7.94 14/14 40QKE036/208/230-1-60 187 253 0.78 2.7011' 11.25 10.0/15.0 15/15 12780_ _, 14/14 048 208/230-1-60 187 253 1.04 2.7011 11.25 10.0/15.0 15/15 12.03 14/14_,_ LEGEND FLA - Full Load Amps HACR - Heating, Air Conditioning, and Refrigeration LRA - Locked Rotor Amps . MCA - Minimum Circuit Amps MOCP - Maximum Overcurrent Protection Amps (Fuse or HACR Circuit Breaker) RLA - Rated Load Amps *Permissible limits of the voltage range at which units will operate satisfactorily. 1-MCA and MOCP are for both indoor and outdoor units (system) and are listed in the outdoor unit tables. **One fan is 1.1 amps, and the other is 0.5 amp. ttTwo fans, each operating at 1.3 amps. IlSeparate heater and unit circuits required. NOTE: Two MCA, MOCP, and minimum wire size values are shown for units with separate unit and heater circuits. The first value applies to the unit circuit; the second applies to the heater circuit. • HX Series 1 through 3 tons Approved for installation with 0" clearance to combustible materials 24V WIRING • THIS END POWER SUPPLY - OPP.END HEATER PERFORMANCE DATA UNIT NOM. NOM HEAT (1) TOTAL MIN. CIR. (2) MODEL CFM COOL BTUH KW BTUH AMPS AMPACITY MA. FUSE -0 -3 12HX -5 -6 400 12,000 --- 3 5 6 --- 10,200 17,000 20,500 0.75 13.3 21.6 25.8 --- 17 27 33 --- 20 30 35 -0 -3 15HX -5 -6 500 15,000 --• 3 5 6 --- 10,200 17,000 20,500 2.0 14.5 22.8 27.0 --- 20 30 35 --- 20 30 35 (3) -0-51 -3 -5 18HX .6 -8 -10 600 18,000 --- 3 5 6 8 10 --- 10,200 17,000 20,500 27,300 34,100 2.0 14.5 22.8 27.0 35.3 43.6 --- 20 30 35 47 55 .--- 20 30 35 50 60 -0-51 -3 19HX -5 -6 -8 -10 600 19,000 --- 3 5 6 8 10 --- 10,200 17,000 20,500 27,300 34,100 1.0 13.5 21.8 26.0 34.3 42.6 --- 18 30 35 47 55 --- 20 30 35 50 60 (3) -0-59 --- --- . 2.0 ... ... '24HX -s- 6 s 6 1 i,000 20,500 22.8 27.0 30 35 30 35 �- i.8 25HX -10 800 24,000 8 10 27,300 34,100 35.3 43.6 47 55 50 60 (3) -0-63 30HX -5 -6 & -8 31HX -10 1000 30,000 --- 5 6 8 10 --- 17,000 20,500 27,300 34,100 2.0 22.8 27.0 35.3 43.6 --- 30 35 47 55 --- 30 35 50 60 (3) -0-70 36HX 5 -6 -8 -10 1200 36,000 --- 5 6 8 10 --- 17,000 20,500 27,300 34,100 2.8 23.6 27.8 36.1 44.5 -- 30 35 46 56 --- 30 35 50 60 HIGH STATIC MODELS (special order) -5 24HXB -8 -8 -10 800 24,000 5 6 8 10 17,000 20,500 27.300 34,100 22.8 27.0 . 35.3 43.6 30 35 47 55 30 35 50 60 -5 •6 30HXB 8 -10 1000 30,000 5 6 8 10 17,000 20,500 27,300 34,100 23.2 27.5 35.8 44.1 30 35 47 56 30 35 50 60 h18 A 8 AIR FLOW TOP VIEW . c / 2- SUCTION • 5/8 SWEAT LIQUID LINE - 3/8 SWEAT FRONT VIEW A \ SECONDARY DRAIN - 3/4 MPT OPPOSITE SIDE OF DRAIN PAN PRIMARY DRAIN - 3/4 MPT OPPOSITE SIDE OF DRAIN PAN PHYSICAL DIMENSIONS MODEL A B C D 12HX 15HX 18HX 19HX 24HX 24HXB 37-1/4 34-11/16 30 6-1/2 25HX 30HX 30HXB 43-1/4 40-11/16 36 6-1/2 31,36HX 49-1/4 46-11/16 42 6-1/2 DIMENSIONS UNIT MODEL MOTOR HP (240V) , CFM vs. EXTERNAL STATIC PRESSURE 0.0 0.05 0.10 0.15 0.20 0.25 0.30 12HX 1/50 480 450 410 365 320 --- --- 15HX 1/8 590 570 545 520 490 460 - 18HX 1/8 770 740 710 675 635 590 540 19HX 1/8 775 750 715 685 650 615 580 24HX 1/4 910 875 845 810 770 725 680 25HX 1/4 960 935 910 885 860 830 800 24HXB 1/4 --- --- --- 920 890 860 830 30,31HX 1/4 1140 1105 1070 1030 990 950 900 30HXB 1/3 --- --- --- 1110 1070 1030 985 36HX 1/3 1475 1440 1400 1360 1320 1275 1230 Note: B models NOT recommended for free air delivery. "In keeping with its policy of continuous progress and product improvement, First Co. reserves the right to make changes without notice." (1) All BTUH heating ratings at 240V - derate heating capacities by 25% for 208V (2) Maximum fuse or HACR-type circuit breaker: The following models are not listed but may be available on a special order basis: 12KW on 24HX, 24HXB, 30HX, 30HXB, and 36HX 15KW on 30HX, 30HXB, and 36HX (3) The following models are compatible with heat pumps as well as straight cool: 18HX0-51,19HX0-51, 24HX0-59, 25HX0-59, 3OHX0-63, 36HX0-70 -2- 1 COVERED PORCH 102 A/C ( A/C 1 C 10 c-)SE-- L-0 11 t.i EXISTi 46 L C.A71ov\ 101 00 0/ COVERED PORCH 1 A/C I O3 COVERED PORCH j b C LiV AUG 13 1998 CITY OF LAQUINTA PLANNING DEPARTMENT Sin Marcos SCALE: I/2"= I'-O"