preliminary assessment 835 san vicente blvd final · preliminary historic assessment for perimeter...

233 Wilshire Boulevard

Suite 150

Santa Monica, CA 90401

310.451.4488 phone

310.451.5279 fax

www.esassoc.com

memorandum

date August 2, 2017

to Steve Mizokami, Senior Planner, Planning and Community Development, City of Santa Monica

from Margarita Jerabek, Ph.D, Director of Historic Resources, and Amanda Kainer, M.S., Senior Architectural Historian

subject Preliminary Historic Assessment for Perimeter Wall and Fence, Gates and Lanterns at 835 San Vicente Boulevard, Santa Monica, CA 90402 (APN 4280-005-005)

Environmental Science Associates (ESA) appreciates the opportunity to submit this memo (Memo) summarizing the results of its Preliminary Historical Assessment for the perimeter wall and fence, gates and lanterns fronting the property at 825 San Vicente Boulevard (subject property) in the City of Santa Monica (City), County of Los Angeles, California. The subject property is situated on assessor parcel number (APN) 4280-005-007, portion of Lots 2, 3 and 4, Tract 7645 and currently improved with a one-story single-family residence (Residence) constructed in 1948. The perimeter wall and fence, gates, and lanterns appear to be added to the subject property during a comprehensive 1978 remodel. The subject property has not been identified or assessed under any of the City of Santa Monica’s ongoing survey efforts.

This Memo, which provides a preliminary assessment of potential eligibility for the front fence, gates and lanterns added circa 1978 fronting the subject property, was undertaken by ESA’s Historic Resources practice group, including Margarita C. Jerabek, Ph.D., Director of Historic Resources and Amanda Y. Kainer, M.S., Senior Architectural Historian, all of whom meet and exceed the Secretary of the Interior’s Professional Qualification Standards in history and architectural history. Professional qualifications are provided in Attachment A.

ESA conducted an intensive‐level investigation which included a pedestrian survey, research, and preliminary significance assessment of the perimeter wall and fence, gates and lanterns. As a result of ESA’s preliminary investigations, the fence elements do not appear to rise to the threshold of significance for Landmark or Structure of Merit designation. The perimeter wall and fence, gates and lanterns do not convey a significant association with the development of the City of Santa Monica and Tract Number 7645, and there is no evidence to suggest that they are associated with productive lives of historic personages. Moreover, they lack architectural merit, do not embody aesthetic value, and do not appear to be representative examples of the work of a notable designer. Furthermore, located mid-block amongst other single-family residences with similar fences these elements do not appear to have a unique location or physical characteristics that are an established feature of the neighborhood. Therefore, it does not appear further consideration of the perimeter fence and wall, gates and lanterns is warranted.

Preliminary Historic Assessment for Perimeter Wall and Fence, Gates and Lanterns at 835 San Vicente Boulevard, Santa Monica, CA 90402 (APN 4280-005-005)

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Historical Background

Settlement of Santa Monica

In 1875, the original town site of Santa Monica was surveyed, including all the land extending from Colorado Street on the south to Montana on the north, and from 26th Street on the east to the Pacific Ocean on the west. Between 1893 and the 1920s, the community operated as a tourist attraction that was visited primarily by wealthy patrons. Areas located just outside of the incorporated city limits were semi-rural in setting and populated with scattered residences. Following the widespread acceptance of the automobile in the 1920s, Santa Monica experienced a significant building boom, with numerous homes constructed in the tracts north of Montana and east of Seventh Street for year-round residents.

Subdivision and Development of Tract Number 7645

Tract Number 7645 (Attachment B), where the subject property was improved, was subdivided in January 1925 from a portion a portion of Block 46 of the Santa Monica Land and Water Company’s Tract in the Ranchos San Vicente Y Santa Monica and Boca de Santa Monica land grant. The original owners of Tract Number 7645 were identified as Harriet B. and Margaret H. King. The Tract was outside the boundaries of the Palisades Tract, as such the area of San Vicente was sparsely developed with grand estates until the Post War period when the land was developed with Mid-Century residences. For example, the William Alfred Pickering Estate constructed in 1928 (now demolished) and located at 1051 San Vicente, was comprised of a large-two story American Colonial Revival style residence enclosed by an elaborate wrought iron fence, which would have been a common representation of a fence during this period (Figure 1).1 Consisting of four lots, even though Tract Number 7645 was subdivided in 1925, the lots were not developed until the Post War period.

The 1950 Sanborn Map (included as Attachment C and excerpted in Figure 2) shows Tract Number 7645 and vicinity as an area in transition with a mixture of larger early-twentieth estates amongst smaller parcels developed with Mid-Century residences. The subject property with the existing residence was improved in 1949 is depicted on the 1950 Sanborn Map, but this map does not show the fence or other elements. Other residences on the west side of the 800 and 700 blocks of San Vicente were also improved during the early 1950s, including 825, 809, 805, and 723 San Vicente Boulevard.

1 Arthur Lake Residence, 1051 San Vicente, Santa Monica, Calisphere.org,

https://calisphere.org/item/796ca346c5ba1de80ced7d475577add4/, accessed August 1, 2017.


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Figure 1. The Fence Enclosing the William Alfred Pickering Estate (California State Library,

http://catalog.library.ca.gov/F/GC1XF9KLV2P5UNVQAIAPBD64YUMAPKIIQF271FNUTY1Y66QNSA-32796?func=full-set-set&set_number=009193&set_entry=000001&format=999)

Figure 2. 1950 Sanborn Map Showing the Subject Property Identified by the Red Outline and the Pickering

Estate Identified by a Yellow Outline (LAPL)


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Construction History The building permits on file with the City of Santa Monica Building and Safety Division were reviewed to determine the history of the fence, gates and lanterns at 835 San Vincente Boulevard. A summary of the building permit history for the subject property is provided in Attachment D.

In 1949, a single-family residence was improved on the subject property for owner J.B. Norris, who was also the contractor.2 The building permit did not list an architect. Subsequent permitted alterations included an unidentified “repair” valued at $80 in 1954; the reconstruction of the fireplace in 1958; the construction of an 8’ x 13’ bedroom addition in 1960; the conversion and enlargement of existing attached garage to a family room, construction of a detached garage, construction of a 2nd story room over the family room, the addition of a sauna and hot tub room and enclosed shed in 1976; the addition of a private swimming pool in 1969; the construction of an interior fireplace and remodeling in 1988; and the repair of fungus damaged windows frames, re-roofing and installation of solar panels in 2002.

It appears the most substantial alteration to the residence occurred in 1978 when a building permit was filed to construct a one and two story addition to the residence with a detached two-car garage valued at $52,500 for then owner Mahmond and Payan Asfarian.3 The architect was listed as James T Week and E. Brad Graves and the contractor was Fred E. Potts, Co. It was most likely in 1978 that the property undertook its current contemporary appearance. Based upon the comparison of a sketch plan attached to an early 1969 building permit (Figure 3) to the sketch plan attached to this 1978 building permit (Figure 4), it appears that the driveway entry sequence was also modified in 1978. A second entrance with curb break and a u-shaped driveway was added to the front of the house modifying the single entrance and linear driveway. Because of the improvement of the u-shaped driveway with second entrance in 1978, the fence, gates and lanterns were most likely also added to accentuate, light and secure the new driveway.

2 Santa Monica Building Permits Number B6001 (June 6, 1949). 3 Santa Monica Building Permits Number B51402 (10/6/1978).


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Figure 3. Plot Plan Attached to Building Permit No. B42002 to Construct a Rear Swimming Pool, Note the

Driveway on the South Side of the Property Line (City of Santa Monica Building Permit, B42002 11/14/1969)


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Figure 4. Plot Plan Attached to Building Permit No. B51402 to Construct a One and Two Story Addition onto Existing Residence, The Red Box Identifies the New U-Shape Driveway Curb Breaks (City of Santa Monica

Building Permit B51402 10/26/1978)


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Description of Perimeter Fence and Wall, Gates, and Lanterns

The subject property consists of an irregular rectangular shaped lot located along the west side of San Vicente Boulevard that is flanked by a parcel to the north improved with a single-family residence and a driveway to the east leading to a rear parcel also improved with a single-family residence. The subject property is improved with an altered single-family residence constructed in 1949 now exhibiting a Contemporary style of architecture due to substantial alterations. Between the residence and the front fence is a u-shaped concrete driveway. The front of the parcel is enclosed by a low concrete wall covered with painted stucco surmounted by a simple wrought-iron style cast-metal railing. Each square picket is topped by a simple finial. The driveway entrances are recessed and enclosed by two wrought-iron style dual swing automatic gates. The gates are ornamented with simple stylized crest designs. The driveway entrances are flanked by tall oversized lanterns that have the appearance of wrought iron, but are actually constructed of cast-metal painted black to resemble wrought iron. Designed with Spanish Gothic Revival or “Moorish” style references, as seen in the use of the Ogee arch, scrollwork, and flourishes, the lanterns have an octagon shape with each side enclosed with patterned amber glass panels. The lid has a hinge at the back and opens for replacement of light bulbs. There were no visible identifying marks of a maker or manufacturer on the exterior or interior of the lanterns.

ESA also conducted a general reconnaissance survey of other residences on the west side of the 800 and 700 blocks of San Vicente to review whether they also featured fences, gate posts, lighting fixtures, and other outer perimeter features similar to the subject property. The single-family residence at 825 San Vicente Boulevard, constructed in 1950, has a perimeter fence defined by brick posts; wrought-iron like grilles, a single-gate, and oversize single drive-way gate; and two simple lanterns flanking the gate entry. Another residence at 805 San Vicente Boulevard, constructed in 1953, is enclosed by a simple wrought-iron like fence and single pedestrian gate.

Current photographs of the fence and features are included in Attachment E.

Amber Glass Wrought-Iron Style Light Fixtures

Popular in the 1960s and 1970s, swag, pendant, and lantern lamps were often articulated in wrought iron or brass and amber glass materials. Frequently these types of lamps were designed in a “bohemian” style referencing Spanish Gothic and “Moorish” style elements through the use of swags, flourishes and heavy ornamentation. Amber glass is a type of tinted glass made by using different mixtures of sulfur and iron oxide to create a color that can vary from pale yellow to ruby amber. Examples of these 1960s and 1970s period light fixtures are provided in the Figures 5 to 8 below


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Figure 5. 1970s Primelite Pendant Lamps (http://www.primelite-mfg.com/tbtprimelite-mediterranean-

beauties-of-the-1970s/)

Figure 6. 1970s Table and Pendant Lamps (https://s-media-cache-

ak0.pinimg.com/originals/51/6d/0c/516d0cb31fac84ed07e9519b6dd99a48.jpg)


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Figure 7. 1970s Light Fixtures (Etsy)

Figure 8. 1960s Light Fixture (Etsy)


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Conclusion

In applying the City’s significance criteria for individual recognition as a proposed City of Santa Monica Landmark and Structure of Merit, the front fence, gates, and lanterns located on the subject property do not appear to rise to the threshold of significance for Landmark or Structure of Merit designation. As an individual resource, the fence, gates, and lanterns do not possess sufficient historical importance or architectural merit to warrant such designation. Added to the subject property circa 1978, the fence, gates and lanterns do not appear to be hand-crafted or custom designed for the subject property, rather they appear to be off-the-shelf hardware and fixtures purchased as collector’s items and installed during the 1978 property remodel. The lanterns, fence grilles and gates do not have marks of a maker, manufacturer or craftsman. ESA conducted preliminary internet research on the lanterns and it is recommended further research be conducted on the lanterns in collector’s catalogues or lighting catalogues of the 1970s to access their value. ESA contacted a number of salvage lighting companies, however, none of the companies could identify the manufacturer of the lanterns. As such, the fence elements do not appear to have aesthetic value or are representative examples of the work of a notable designer. Furthermore, located mid-block amongst other single-family residences with similar fences these elements do not appear to have a unique location or physical characteristics that are an established feature of the neighborhood. Lastly, Mahmond and Payan Asfarian, the owners of the subject property during the 1978 remodel, do not appear to be historic personages nor did important events happen at the subject property on or after the fence elements were installed. Therefore, it does not appear further consideration of the perimeter fence and wall, gates and lanterns is warranted.


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Bibliography

Arthur Lake Residence, 1051 San Vicente, Santa Monica, Calisphere.org, https://calisphere.org/item/796ca346c5ba1de80ced7d475577add4/, accessed August 1, 2017 City of Santa Monica. Citywide Historic Resources Inventory Update: 2007-2008. Prepared by Jones and Stokes Associates, Inc., March 2008.

. Santa Monica Historical Resources Inventory, Phase I: 1983. Prepared by Paul Gleye and Leslie Heumann, 1986.

. Santa Monica Historical Resources Inventory, Phase II: 1985-1986. Prepared by Johnson Heumann Research Associates, 1986.

. Historic Resources Inventory Update: North of Montana Area 2001-2002. Prepared by Historic Resources Group, March 2002.

. Historic Resources Inventory Update. Prepared by Parkinson Field Associates, September 1995. City of Santa Monica Building and Safety Department. Building Permits. Los Angeles County Tax Assessor. Property Information Records. McAlester, Virginia and Lee McAlester. A Field Guide to American Houses. New York: Alfred A. Knopf, 1990. National Park Service. National Register Bulletin 15: How to Apply the National Register Criteria for Evaluation. Washington DC: U.S. Dept. of the Interior, National Park Service, Interagency Resources Division, 1997. Primelite Manufacturing. “#tbt, http://www.primelite-mfg.com/category/tbt/, accessed August 1, 2017. Sanborn Fire Insurance Maps, City of Santa Monica.

Santa Monica Public Library, Santa Monica Index.

Santa Monica Public Library Image Archives.

Attachments

A. Professional Qualifications

B. Tract Number 7645

C. 1950 Sanborn Map

D. Building Permit Table

E. Current Photographs

Attachment A. Professional Qualifications

Margarita Jerabek, PhD Historic Resources Director

Margarita Jerabek has 30 years of professional practice in the United States with an extensive background in historic preservation, architectural history, art history and decorative arts, and historical archaeology. She specializes in Visual Art and Culture, 19th-20th Century American Architecture, Modern and Contemporary Architecture, Architectural Theory and Criticism, Urbanism, and Cultural Landscape, and is a regional expert on Southern California architecture. Her qualifications and experience meet and exceed the Secretary of the Interior’s Professional Qualification Standards in History, Archaeology, and Architectural History. Margarita has managed and conducted a wide range of technical studies in support of environmental compliance projects, developed preservation and conservation plans, and implemented preservation treatment projects for public and private clients in California and throughout the United States.

Relevant Experience Margarita has prepared a broad range of environmental documentation and conducted preservation projects throughout the Los Angeles metropolitan area and Southern California. She provides expert assistance to public agencies and private clients in environmental review, from due diligence through planning/design review and permitting and when necessary, implements mitigation and preservation treatment measures on behalf of her clients. As primary investigator and author of hundreds of technical reports, plan review documents, preservation and conservation plans, HABS/HAER/HALS reports, construction monitoring reports, salvage reports and relocation plans, she is a highly experienced practitioner and expert in addressing historical resources issues while supporting and balancing project goals.

She is an expert in the evaluation, management and treatment of historic properties for compliance with Sections 106 and 110 of the NHPA, NEPA, Section 4(f) of the Department of Transportation Act, CEQA, and local ordinances and planning requirements. Margarita regularly performs assessments to ensure conformance with the Secretary of the Interior’s Standards for the Treatment of Historic Properties, and assists clients with adaptive reuse/rehabilitation projects by providing preservation design and treatment consultation, agency coordination, legally defensible documentation, construction monitoring and conservation treatment.

Margarita is a regional expert on Southern California architecture. She has prepared a broad range of environmental documentation and conducted preservation projects throughout the Los Angeles metropolitan area as well as in Ventura, Orange, Riverside, San Bernardino and San Diego counties. Beyond her technical skill, she is a highly experienced project manager with broad national experience throughout the United States. She currently manages PCR’s on-call preservation services with the City of Santa Monica, County of San Bernardino Department of Public Works, City of Hermosa Beach, Los Angeles Unified School District, and Long Beach Unified School District.

EDUCATION

Ph.D., Art History, University of California, Los Angeles

M.A., Architectural History, School of Architecture, University of Virginia

Certificate of Historic Preservation, School of Architecture, University of Virginia

B.A., Art History, Oberlin College

30 YEARS EXPERIENCE

AWARDS

2014 Preservation Award, The Dunbar Hotel, L.A. Conservancy

2014 Westside Prize, The Dunbar Hotel, Westside Urban Forum

2014Design Award: Tongva Park & Ken Genser Square, Westside Urban Forum

2012 California Preservation Foundation Award, RMS Queen Mary Conservation Management Plan, California Preservation Foundation

PROFESSIONAL AFFILIATIONS

California Preservation Foundation

Santa Monica Conservancy

Los Angeles Conservancy

Society of Architectural Historians

National Trust for Historic Preservation Leadership Forum

American Institute of Architects (AIA), National Allied Member

Amanda Kainer Senior Architectural Historian

Amanda Kainer has more than eight years of professional and academic experience in the practice of historic preservation and architectural history. Ms. Kainer has conducted extensive archival research, field observation, recordation, and prepared survey documentation and assisted in database management for numerous PCR historic resources projects. She has training and substantial experience in the evaluation and conservation of art and architecture and passion for interior design.

Relevant Experience Ms. Kainer has completed and co-authored a wide range of architectural investigations including historic resources assessment and impacts analysis reports for compliance with CEQA, character-defining features reports, plan reviews, investment tax credit applications, Section 106 significance evaluations, and HABS documentations. She has also performed extensive research, survey work, and prepared numerous landmark and preliminary assessment reports as a part of PCR’s On-Call Historic Preservation Contract with the City of Santa Monica.

She is involved a diverse set of projects and analyses. These include anything from a California Register nomination for the UCLA Faculty Center to a paint analysis for a Churrigueresque style 1920s commercial building in Santa Monica. She has co-authored Section 106 reports for the residential development in Thousand Oaks, Santa Monica Pier, Avalon Fuel Dock on Catalina Island, and a Mid-Century roadside motel in Bakersfield. For LAUSD, Ms. Kainer authored a character-defining features analysis for seven historic schools, provided historic analysis for an MND, and preliminary resource evaluations and plan reviews for various historic schools.

Historic Resources Assessments: Ms. Kainer has contributed to the research, site inspections, and report preparation of a number of historic resources assessments in the Los Angeles metropolitan area for compliance with CEQA. Ms. Kainer has evaluated a number of different types of potential historical resources, including single-family and multi-family residences, banks, commercial buildings, schools, hotels, and cultural landscapes in Beverly Hills, Venice, Los Angeles, and Santa Monica.

Large Scale Survey Experience: She was a contributing author for three major Community Redevelopment Agency of the City of Los Angeles– Adelante Eastside, Wilshire Center/Koreatown, and Normandie 5 Redevelopment Areas. Ms. Kainer also served as PCR Survey Team Leader and co-author for the comprehensive survey of over 4,000 objects of fine and decorative arts aboard the RMS Queen Mary in Long Beach. Additionally, Ms. Kainer helped complete the district-wide survey and evaluation of the Long Beach Unified School District and a windshield survey of Hermosa Beach for the Historic Resources Chapter of the Hermosa Beach General Plan Update.

EDUCATION

M.S., Historic Preservation (Emphasis: Conservation Science), Columbia University, New York, New York

B.S., Design (Emphasis: Interior Architecture), University of California, Davis

B.A., Art History, University of California, Davis, 2002

9 YEARS EXPERIENCE

PROFESSIONAL AFFILIATIONS

California Preservation Foundation

Los Angeles Conservancy

Santa Monica Conservancy (Volunteer Docent for the Shotgun House)

Docomomo SoCal

Association of Preservation Technology Western Chapter

AWARDS

Joel Polsky Academic Achievement Award, American Society of Interior Designers

Attachment B. Tract Number 7645

Attachment C. 1950 Sanborn Map

Attachment D. Building Permit Table

Building Permit Table for 835 San Vicente Boulevard

Permit No Date Owner Architect Contractor Valuation Description

B4849 10/7/1948 JB Norris None JB Norris 19,024New one‐story wood and stucco residence (2,750 square feet) and garage (466 square feet).

B6001 6/6/1949 JB Norris None JB Norris 19,024 Renewal of permit B4849B16748 11/5/1954 John Adams None J.B. Eyer 80 Unidentified "repair"B24783 10/9/1958 Sidney Koskoff None Drive & Eddy Const Co 800 remove fireplace chimney and rebuildB28325 7/7/1960 Sidney Koskoff None Lowell M Black 800 8'x13' bedroom addition onlyB42002 11/14/1969 Kanter Paley Blue Haven Pools 4,500 Private swimming pool

B47784 6/3/1975 Alton and Victor Kanter Owner 12,000Conversion and enlargement of existing garage, construction of detached carport, construction of sauna and hot tub room, enclosed shed for W/H

B48434 2/23/1976 Alton G Kanter Owner 7,000Conversion to family room and enlargement of existing attached garage, construction of detached garage, cover family room with 2nd story room, sauna and hot tub room, enclosed shed

B49002 11/14/1969 Kanter Paley Blue Haven Pools 4,500 Private swimming pool

B51402 10/26/1978Mahmond & Payan Asfarian

James T Week, E. Brad Graves

Fred E. Potts Co 52,500 One and two story addition to single‐family dwelling with 2 car detached garage

C01258 2/29/1988 Asfharian Octavio Rezende None 38,000 Put new fireplace and add some interior work

B68389 11/14/2002 Alexander Mkiarian None None 27,500Repair fungus damage in windows frame, re‐roof house and garage with treated would shake

C10419 11/25/2002 Allan Peterson Allan Peterson 20,000 Addition of solar elec. Modules on roof and A/C breaker box

Attachment E. Current Photographs

Attachment E ‐ Current Photographs

Front Property Line of 835 San Vicente Showing Fence and Gates, View West (ESA 2017)

West Driveway Flanked by Two Lanterns and Automatic Gate, View West (ESA 2017)


West Lantern Adjacent to West Driveway, View South (ESA 2017)

East Lantern Adjacent to West Driveway, View Northeast (ESA 2017)


East Driveway Flanked by Two Lanterns and Automatic Gate, View West (ESA 2017)

West Lantern Adjacent to East Driveway, View South (ESA 2017)


East Lantern Adjacent to East Driveway, View West (ESA 2017)

Top of Lantern (ESA 2017)


Detail of Lantern (ESA 2017)

Detail of Screw (ESA 2017)


Interior of Lantern (ESA 2017)

Interior of Lantern Lid (ESA 2017)


Primary Elevation of Residence, View West (ESA 2017)

Mid‐Height Stucco Wall Wraps around south Side of Property Line, View Northwest (ESA 2017)


Residence at 825 San Vicente Boulevard (ESA 2017)

Residence at 805 San Vicente Boulevard (ESA 2017)

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