Cultural Heritage Commission Report

Transcription

1 City of Beverly Hills Planning Division 455 N. Rexford Drive Beverly Hills, CA TEL. (310) FAX. (310) Cultural Heritage Commission Report Meeting Date: Subject: Project Applicant: Recommendation: July 11, ALPINE DRIVE - GINDI-BIRNKRANT HOUSE Landmark Nomination Landmark Nomination of the Gindi-Birnkrant House at 604 Alpine Drive as a local landmark for inclusion onto the Beverly Hills Register of Historic Properties. Pursuant to the provisions set forth in the California Environmental Quality Act (CEQA), the Cultural Heritage Commission will also consider adoption of a Categorical Exemption for this project. Sharon and Elie Gindi, property owners Adopt a resolution recommending that the City Gindi-Birnkrant House as a Landmark and place Register of Historic Properties Council designate the it onto the Beverly Hills REPORT SUMMARY The Gindi-Birnkrant House at 604 Alpine Drive has been assessed for eligibility as a Local Landmark under Beverly Hills Municipal Code (BHMC) Title 10, Chapter 3, Article 32 (Historic Preservation Ordinance). A City Landmark Assessment Report prepared by Jan Ostashay of Ostashay & Associates Consulting (Exhibit A of Attachment 1) provides background information Attachment(s): 1. Resolution, including city Landmark Assessment Report (by OAC July 2018) as an Exhibit Report Author and contact Information: Reina Kapadia, AICP Associate Planner (310) rkapadiabeverlyhills.org 13

2 property, and drafted findings in support of the property s landmark eligibility under BHMC as a local landmark. City staff peer-reviewed the submitted report, conducted a site visit of the and historic assessment of the property, and concludes that the property appears to be eligible July 11,2018 DISCUSSION Donald Hensman architects in 1979 for Mr. and Mrs. William Birnkrant Conrad Buff Ill, FAIA (August 5, ) 14 tangible aspects of the historic building that help to convey an understanding about the significance of the resource is essential in the defining the character-defining features as they relate to the preservation of a historic site. These prominent features, such as types of construction materials, construction methods, the delineation of spaces, architectural styling, character-defining features for the subject property (also found in Section 7 of the resolution in Attachment 1). Pursuant to Preservation Brief 17 from the National Park Service, identifying those visual and essential aspects of its historic nature may be irreparably damaged. Below is a summary of the etc. are key features that give a building its visual character and without these elements, the landmark nomination are contained in Section 7 of the resolution in Attachment 1. style), A.3 (integrity), A.4 (historic value), and B.6 (voluntary designation). Findings justifying of its landmark nomination: A.1 (exceptional significance), A.2 (artistic value and architectural appears to satisfies the following Landmark Criteria (pursuant to BHMC ) in support Based on the City Landmark Assessment Report and other evidence, the subject property Hensman, FAIA ( ) was born in Omaha, Nebraska and grew up in Hollywood. These was born in the Eagle Rock area of Los Angeles and Donald C. The residence at 604 Alpine Drive was designed by Master Architects Conrad Buff Ill and modernist architects graduated from the USC School of Architecture and went on to form a noted mid-century modern Southern California architectural firm. The Pasadena-based school. company formed as a result of the early collaboration of the two architects in architecture assessment and evaluation report on the subject property (Exhibit A of Attachment 1) finding consultant, Jan Ostashay of Ostashay & Associates Consulting, completed a landmark that the property appears to be eligible for local listing. Following the Commission s initiation and preliminary hearing on the property, the City s historic BHMC The Cultural Heritage Commission first considered the project at its April 11, 2018 regular meeting. At that meeting, the Commission voted to initiate landmark proceedings on the property and conducted a Preliminary Heating (pursuant to the requirements in BHMC ), finding that the property appeared to be eligible as a landmark under the criteria in BACKGROUND recommends that the City Council designate the Gindi-Birnkrant House as a Landmark and Section (Landmark Designation Criteria). The resolution in Attachment 1 place it on the Beverly Hills Register of Historic Properties. 604 Alpine Dr. Cultural Heritage Commission Report

3 include, but are not limited to the following: features on the property that reflect and define its Late Modern architectural style. Such features The character-defining features associated with the Gindi-Birnkrant House are those exterior July 11,2018 Bronze mail slot, and period-font metal address signage mail, that the Cultural Heritage Commission would consider Landmark Nomination for the On June 25, 2018, the owner of the subject property was notified in writing, via U.S. mail and e PUBLIC OUTREACH AND NOTIFICATION historic landmark was assessed in accordance with the authority and criteria contained in the California Environmental Quality Act (CEQA), the State CEQA Guidelines, and the Birnkrant House property at 604 Alpine Drive is an action of the City to protect and preserve a historic resource. Code of Regulations. It can be seen with certainty that there is no possibility that the designation of the Gindi-Birnkrant House property at 604 Alpine Drive may have a significant analysis when the details of those proposals are known. Further, designating the Gindi effect on the environment, as no specific development is authorized by this resolution, and any Designation of the Gindi-Birnkrant House property at 604 Alpine Drive, Beverly Hills as a local environmental regulations of the City. It has been determined that designation of the subject property at 604 Alpine Drive would not have a significant environmental impact and is exempt future development proposed pursuant to this resolution will require separate environmental ENVIRONMENTAL ASSESSMENT from CEQA pursuant to Sections 15061(b)(3), 15308, and of Title 14 of the California texture, width and height, construction, and end cap) horizontal directions (size, length, shape, profile, width, texture, color, material, Fenestration framing pattern, size, shape, length, color, placement, and type patterns) along the primary (west) elevation placement, form and shape) stepping pads between driveway and front door Bold geometric forms; modular building composition; irregular H shape footprint Verticality emphasis, modularity, simplicity of form, lack of ornamentation Asymmetrical façades and arrangement of features (doors, windows, solid to void Flat roof with parapet with galvanized iron caps Storefront type bronze color aluminum framed glass doors (single, double) Stained glass windows at west (front) and south (side) elevations Exterior re-sawn tongue and groove redwood cladding material set in vertical and Extended, monumental soffits, fasciae, pilasters, and chamfers Recessed, extended and engaged redwood clad planters Engaged slump stone chimney at west (front) elevation (material, size, pattern, color, Quarry tile paving at front and rear doors of house; rectangular shape concrete slab 604 Alpine Dr. Cultural Heritage Commission Report

4 this report, no public comments have been received. subject property at the Commission meeting on July 11, As of the time of publication of GENERAL PLAN CONSISTENCY principles, and standards of the General Plan. General Plan Policy HP 1.3 Promote 16 the Gindi-Birnkrant House property at 604 Alpine Drive as a local landmark and to place it on the Beverly Hills Register of Historic Properties. Should the Cultural Heritage Commission act to recommend landmark designation of the property, staff will forward the Commission s recommendation to the City Council to designate NEXT STEPS RECOMMENDATION Staff recommends that the Cultural Heritage Commission adopt the attached resolution Beverly Hills and forward the recommendation to the City Council for approval. approving the landmark nomination for the Gindi-Birnkrant House property at 604 Alpine Drive, State, and Local Designation of Historic Resources encourages the establishment of programs encouraging the nomination of landmarks. Designation of the subject property as a local historic landmark is consistent with the objectives, National, Property Posting n/a n/a n/a n/a (Property Owner Only) Mailed Notice 15 Days 16 Days 6/26/18 6/25/18 Newspaper Notice n/a n/a n/a n/a Agenda Posting 72 Hours 8 Days 7/8/18 7/3/18 Website (Agenda) 72 Hours 8 Days 7/8/18 7/3/18 Type of Notice Required Period Actual Period Required Actual Date Date July11, 2018 ERL7 604 Alpine Dr. Cultural Heritage Commission Report

5 July 11,2018 (by DAC July 2018) as an Exhibit Resolution, including City Landmark Assessment Report Attachment Alpine Dr. CuItura Heritage Commission Report

6 (by OAC July 2018) as an Exhibit Resolution, including City Landmark Assessment Report Attachment 1 Cultural Heritage Commission Report July 11, Alpine Dr.

7 A RESOLUTION OF THE CULTURAL HERITAGE 19 Page 1 of 11 property merits formal consideration for landmark designation. evidence, the Commission found that sufficient evidence existed to conclude that the subject Historic Properties. Based on the Preliminary Evaluation issued by the Director and other formal consideration by the Commission for inclusion on the City of Beverly Hills Register of Beverly Hills Municipal Code, and concluded that the Gindi-Birnkrant House warranted 3215A.5. (Landmark or Historic District Designation Proceedings; Preliminary Hearing) of the hearing regarding the property at 604 Alpine Drive in Beverly Hills, pursuant to Section Section 3. On April 11, 2018, the Cultural Heritage Commission conducted a preliminary landmark based on available evidence at the time. Beverly Hills Municipal Code, finding that the property may be eligible for designation as a Preliminary Evaluation pursuant to Section A.3 (Preliminary Evaluation) of the Section 2. On April 11, 2018, the Director of Community Development finalized a Properties. those properties and geographical areas on the City of Beverly Hills Register of Historic authorizes the City Council to designate local landmarks and historic districts and to place Section 1. Article 32 of Chapter 3 of Title 10 of the Beverly Hills Municipal Code COMMISSION OF THE CITY OF BEVERLY HILLS NOMINATING THE GINDI-BIRNKRANT HOUSE AT 604 ALPINE DRIVE, BEVERLY HILLS, FOR INCLUSION ON THE CITY OF BEVERLY HILLS REGISTER OF HISTORIC PROPERTIES RESOLUTION NO. CHC

8 Landmark Assessment and Evaluation Report for the Gindi-Birnkrant House prepared by Jan Ostashay of Ostashay & Associates Consulting, which is attached hereto as Exhibit A and incorporated herein by reference, and other evidence provided during the proceedings regarding Page 2 of and restraint of the Late Modern style, yet imbues a sense of elegance and grandeur. The flat roof beams, and boxing of the large framing members. The design plan contributes to the simplicity composition. The modular framing is apparent in the rhythm of the redwood cladding, laminated The overall building plan is a modified H shape and asymmetrical modular in elevation. demarcate window openings and give focus to the main entry for the structure off the west further expressed as the interior wall planes appear to break the solidity of the façade to incorporation of vertically-oriented re-sawn redwood cladding. The verticality of the building is of the master architect team and the overall verticality of the structure is emphasized with the building permits for the property. The building design for the residence represents the later work Hensman in 1979 for Mr. and Mrs. William Birnkrant, pursuant to a review of the original The residence at 604 North Alpine Drive was designed by noted architects Buff & elevation of the house faces west onto Alpine Drive with garage access from the alley at the rear. 183 feet along its northern line, and 182 feet along the southern lot edge. The front (primary) The parcel has a rectangular shape that measures roughly 85 feet at its west and east ends, approximately 5, 811 square feet of space the dwelling is situated on lot 2, block 1 of Tract No. North Alpine Drive just north of Carmelita Avenue in the Central Area of Beverly Hills. With Section 5. BACKGROUND. The subject property is located along the east side of the potential nomination for landmark designation. Section 4. On July 11, 2018, the Cultural Heritage Commission considered a City

9 simplicity of form and palette, straightforward use of materials, and overall unity of design. Attention to details unites outdoor and indoor spaces. The interior space is further delineated by using changes of floor level and volume. The house was designed with the main as in those the artist designed for Donald Hensman s own home, Domus Salaris, in Page 3 of exterior of the building adjacent the front door. bronze mail slot, and period-font metal address signage that reads 604 are still intact on the utilized an intercom and door release system from within the interior. The intercom system panel, Entry by guests and the homeowner is through the recessed double doors, which originally chimney, extended redwood clad soffits, and offset fenestration of varying size, shape, and type. varying level planter boxes integrated with the building walls, a wide slump stone engaged series of building forms (modules) comprised of large redwood clad walls devoid of fenestration, typical setback and is laid out on the site with the primary entry door centrally placed between a With the west (primary) elevation fronting Alpine Drive, the Gindi-Birnkrant House has a 1970s into the early 1980s. Her dramatic stained glass windows were also used to the same effect Jensen worked with Buff & Hensman on approximately 15 residential projects from the mid house are a series of decorative stained glass windows that were designed by artist Judy Jensen. excessive heat gain during hot weather. At the west elevation and along the southern wall of the To the west, north, and south the walls have a limited number of windows to prevent the kitchen to the northeast. wall of the first floor den area and the other integrated into the south wall of the family room off are also two fireplaces/chimneys incorporated in the house, one of slump stone within the west and adult areas with the quarry tile paved entry passage acting as the central partition area. There sleeping quarters at the upper level and the lower level planned to physically separate the family house with parapet embodies the concepts of open space, verticality, structural modularity,

10 The house opens up to the rear (east) of the site, back yard and pooi, and to the detached offset garage structure to the north. The verticality of the east (east) elevation is enhanced by a sequence of two-story high redwood clad pilasters that frame large panes of fixed glass within the two large framing modules at the north and south ends of this facade. Storefront type bronze color aluminum framed glass doors open out from the living room module (south), family room module (north), and the central recessed access point of the house. A series of attached redwood covered planters extend off the rear wall plane at varying intervals on both the first and second floors. An exterior cantilever redwood deck balcony extends over the rear central access point of the house to provide some shade and an exterior transitional point between the two large farming modules to the north and south. The south (side) elevation is primarily devoid of fenestration but for the four narrowframed decorative stained glass windows centrally placed between horizontality set redwood siding. The remaining wall plans along this elevation are sheathed in long planks of tongue and groove re-sawn redwood siding; some of which are currently peeling off the wall and have water damage. The north side of the house features a varying two-story wall plane of vertical clad tongue and groove re-sawn redwood siding set between horizontal redwood clad walls and recessed planters. There are also a series of full louvered utility doors, secondary access doors, rectangular shape solar bronze aluminum framed slider windows, and a wood fence with gate along this elevation. The detached garage is rectangular shape with a flat roof, parapet, and is also sheathed in tongue and groove re-sawn redwood siding. It was remodeled and enlarged by Buff & Hensman in 1979 to complement the style, materials, and design of the newly built custom home. Portions of this building have been modified since it was remodeled in 1979; hence, it is considered a Page 4 of 11 22

11 front door entrance, rectangular shape concrete slab stepping pads between the driveway and with vehicular access from the alley. Landscape and hardscape features of the site include the original quarry tile paving at the Page 5 of Hensman, FAIA, in the Late Modern style. As such, the property reflects a pivotal period in was; however, designed by recognized master architects Conrad Buff III, FAIA and Donald C. property was built in 1979 (completed in 1980), and, therefore, is not yet 45 years of age. It forty-five (45) years of age, or is a property of extraordinary significance. The subject The Gindi-Birnkrant House is eligible under significance criterion A. 1. It is at least following: building satisfies the necessary requirements for designation as a local landmark based on the pursuant to the City of Beverly Hills Historic Preservation Ordinance, that the apartment JUSTIFYING LANDMARK DESIGNATION. The Cultural Heritage Commission finds, Section 6. FNDINGS AND DESCRIPTION OF PARTICULAR ATTRiBUTES the garage structure it appears it has undergone some minor exterior alterations. exterior the main house has remained relatively unchanged since it was built. Upon inspecting damage repair work, have also been conducted on the interior of the structure. Hence, from the dwelling, as evident on the permits listed below. Some interior modifications, primarily water ultimately completed in Limited permitted work has been conducted on the exterior of the A review of building permits confirms the property was constructed in 1979 and finish. A grassy lawn, some shrubs, and swimming pool also landscape the backyard area. paving at the rear central access point double doors, and concrete paved walkways with salt front door, metal bullet canned ground spot lights along the front perimeter of house, quarry tile secondary accessory structure. Pedestrian doors punctuate the south elevation of the structure

12 unique direct association with master architects Buff & Hensman it possesses extraordinary the history of the firm s work that represented a marked transition from the earlier post-andbeam designed buildings popular in the 1950s and 1960s, to those with massive pilasters and modular wall systems constructed beginning in the mid-1970s. Because the property has a Page 6 of continues to have historic value to the community as a superior example of a Late Modern reasonable and necessary to promote and further the purposes of this article. The property continued historic value to the community stcch that its designation as a landmark is The Gindi-Birnkrant House is eligible under significance criterion A.4. It has substantial integrity and satisfies this criterion. period are still evident on the publicly visible elevations. Therefore, the property retains features of design, materials, location, setting, workmanship, feeling, and association from this particularly along the street-facing (primary) elevation on Alpine Drive. The important property is 1979, when construction began. Most of the property remains substantially intact, substantial integrity from its period of significance. The period of significance for the subject The Gindi-Birnkrant House is eligible under significance criterion A.3. It retains architects. Therefore, the property satisfies this criterion. possess high aesthetic value and uniquely represent the particular design intent of the and material specifications incorporated into the overall design of the property appear to architect team of Buff & Hensman. The form, volume, workmanship, proportion and scale, distinctive characteristics of the Late Modern style, as uniquely envisioned by the master style or architectural type, or architectttral period. The subject property embodies the high artistic or aesthetic value, and embodies the distinctive characteristics of an architectural The Gindi-Birnkrant House is eligible under significance criterion A.2. It possesses significance. Therefore, the property satisfies this criterion.

13 designation procedure is initiated, or expressly agreed to, by the owner(s) of the property. The property satisfies this criterion. The Gindi-Birnkrant House is eligible under significance criterion B.6. The landmark Page 7 of Flat roof with parapet with galvanized metal caps patterns) along the primary (west) elevation Asymmetrical façades and arrangement of features (doors, windows, solid to void Vertical emphasis, modularity, simplicity of form, lack of ornamentation Bold geometric forms; modular building composition; irregular H shape footprint are not limited to the following: architects Buff & Hensman and its Late Modern architectural style. Such features include, but those exterior features on the main house that reflect and define its association with master The character-defining features associated with the 604 Alpine Drive residence are should be preserved are as follows. do not compromise those qualities that justify its listing as a landmark. The key features that guidelines have been formulated to ensure that any significant adverse changes to the property (1995) by Weeks and Grimmer (herein referred to as the SOT Standards). These standards and Guidelines for Preserving, Rehabilitating, Restoring, and Reconstructing Historic Buildings by the Secretary of the Interior s Standards for the Treatment of Historic Properties with PRESERVED. Use and development of the Gindi-Birnkrant House shall be governed Section 7. CHARACTER DERNING FEATURES THAT SHOULD BE property. Therefore, the property satisfies this criterion. landmark designation procedure was initiated by and expressly agreed to by the owner(s) of the design as interpreted for a single-family property type located in Beverly Hills. Therefore, the

14 Storefront type bronze color aluminum framed glass doors (single, double) Stained glass windows at west (front) and south (side) elevations Page 8 of listing as a landmark. The guidelines and standards are an aid to public and private property any significant adverse changes to the property do not compromise those qualities that justify its incorporated as reference. These standards and guidelines have been formulated to ensure that (1995) by Weeks and Grimmer (herein referred to as the 501 Standards and Guidelines) are Guidelines for Preserving, Rehabilitating, Restoring, and Reconstructing Historic Buildings The Secretary of the Interior s Standards for the Treatment of Historic Properties with PROPOSED CHANGES PURSUANT TO THE HISTORIC PRESERVATION ORDINANCE. Section 9. GENERAL GUIDELINES AND STANDARDS FOR FUTURE contained in Exhibit A and the Cultural Heritage Commission deliberations. landmark designation based on the recommendations in the City Landmark Assessment Report Preservation Ordinance. The property at 604 Alpine Drive is, therefore recommended for Birnkrant House qualifies for City Landmark designation pursuant to the Beverly Hills Historic ALPINE DRIVE AS A LANDMARK. The Cultural Heritage Commission finds that the Gindi Section 8. DESIGNATION OF THE GINDI-BIRNKRANT HOUSE AT 604 Recessed, extended and engaged redwood clad planters Extended, monumental soffits, fasciae, pilasters, and chamfers Exterior re-sawn tongue and groove redwood cladding material set in vertical and horizontal directions (size, length, shape, profile, width, texture, color, material, placement, form and shape) materials Fenestration pattern, size, shape, length and width, placement, type, framing color, and

15 alteration of existing landscapes, associated structures, and for site development. The 501 Standards and Guidelines are also designed to be standards that City Staff and the Cultural Heritage Commission shall apply when making decisions about Certificates of Appropriateness the General Plan. General Plan Policy HP Promote Page 9 of National, State, and Local House as a local historic landmark is consistent with the objectives, principles, and standards of Section 11. GENERAL PLAN CONSISTENCY. Designation of the Gindi-Birnkrant and preserve an historic resource. are known. Further, designating the Gindi-Birnkrant House is an action of the City to protect this resolution will require separate environmental analysis when the details of those proposals development is authorized by this resolution, and any future development proposed pursuant to Gindi-Birnkrant House may have a significant effect on the environment, as no specific Regulations. It can be said with certainty that there is no possibility that the designation of the pursuant to Sections 1506 l(b)(3), 15308, and of Title 14 of the California Code of Birnkrant House would not have a significant environmental impact and is exempt from CEQA the environmental regulations of the City. It has been determined that designation of the Gindi contained in the California Environmental Quality Act (CEQA), the State CEQA Guidelines, and House as a local historic landmark was assessed in accordance with the authority and criteria Section 10. ENVIRONMENTAL ANALYSIS. Designation of the Gindi-Birnkrant boundaries of the delineated resource are the property boundaries. as required by the City of Beverly Hills Historic Preservation Ordinance. The location and owners, and others, formulating plans for new plantings, constructions, for rehabilitation or

16 nomination of landmarks. Section 12. The Cultural Heritage Commission hereby nominates, and recommends Page 10 of Rexford Drive, Beverly Hills, California, City as part of the official records of the Community Development Department at 455 North as a local landmark included on the City s Register of Historic Properties is maintained by the Section 13. The record of proceedings for designation of the Gindi-Birnkrant House City of Beverly Hills Register of Historic Properties. that the City Council designate, the Gindi-Birnkrant House as a local landmark included on the Designation of Historic Resources encourages the establishment of programs encouraging the

17 cause the Resolution and his certification to be entered in the Book of Resolutions of the Cultural Heritage Commission of the City of Beverly Hills. Exhibit A City Page 11 of Landmark Assessment Report by Ostashay & Associates Consulting, dated July David M. Snow Mark Odell, Urban Designer Assistant City Attorney Community Development Department Approved as to Form: Approved As To Content: Mark Odell Secretary of the Cultural Heritage Commission Attest: of the City of Beverly Hills Richard Waldow Chair of the Cultural Heritage Commission Adopted: July 11, 2018 Section 14. The Secretary shall certify to the adoption of the Resolution and shall

18 EXHIBIT A 30

19 JULY North Alpine Drive, City of Beverly Hills, CA GINDI-BIRNKRANT HOUSE City of Beverly Hills 31 P0 BOX 542, Long Beach, CA Ostashay & Associates Consulting Jan Ostashay, Principal Prepared by: 455 Rexford Drive, Beverly Hills, CA Planning Division Community Development Department Prepared for: & EVALUATION REPORT CITY LANDMARK ASSESSMENT

20 THIS PAGE INTENTIONALLY BLANK 32

21 Beverly Hills, CA North Alpine Drive Gindi-Birnkrant House Sanborn Fire Insurance Maps (not available for this property), city directories, Resources Inventory. Beverly Hills Landmark. In addition, the following tasks were performed for the study: the local significance of the structure and its eligibility for individual designation as a City of for historical significance. The City of Beverly Hills landmark criteria were employed to evaluate architectural plans, building permits, tax assessor records, and historic aerial photographs was conducted to document the property s existing condition and assist in evaluating the property performed. determine if any evaluations or survey assessments of the property had been previous Consulting. In order to identify and evaluate the subject property as a potential local landmark, Register of Historic Places (National Register) and its annual updates, the California Register of System (CHRIS) maintained by the State Office of Historic Preservation (OHP) in order to The landmark assessment was conducted by Jan Ostashay, Principal, of Ostashay & Associates an intensive-level survey was conducted. The assessment included a review of the National Historical Resources (California Register), and the California Historic Resources Inventory description of the subject property and its historical integrity, a brief contextual history of the property, a review of the local landmark criteria considered in the evaluation process, a formal evaluation of the property for local significance, photographs, and any applicable supporting materials. Included in the report is a discussion of the survey methodology used, a summarized and landmark eligibility of the single-family residence located at 604 North Alpine Drive, in the Consulting (OAC) for the City of Beverly Hills, documents and evaluates the local significance CITY LANDMARK ASSESSMENT AND EVALUATION REPORT APN: INTRODUCTION This landmark assessment and evaluation report, completed by Ostashay & Associates City of Beverly Hills. METHODOLOGY For this current landmark assessment a site visit was performed and a review of as-built Searched records of the National Register, California Register, and OHP Historic Conducted site-specific research on the subject property utilizing architectural plans, Gindi-Birnkrant House, 604 N. Alpine Drive City Landmark Assessment and Evaluation Report page 1 33

22 FINDINGS newspaper articles, historical photographs, aerial photographs, and building permits, among other available resources. Reviewed and analyzed ordinances, statutes, regulations, bulletins, and technical materials relating to federal, state, and local historic preservation, designation assessment procedures, and related programs. Evaluated the potential historic resource based upon criteria established by the City of Beverly Hills and utilized the OHP survey methodology for conducting survey assessments. The Gindi-Birnkrant House located at 604 N. Alpine Drive appears to satisfy the City s criteria for individual designation as a local Landmark as required in Section of the Historic Preservation Ordinance (Beverly Hills Municipal Code Title 10, Chapter 3, Article 32). This property appears to satisfy all of the mandates of subsection A. and one of the mandates under subsection B. of the City s Landmark Designation Critera. BACKROUND INFORMATION The subject property is located along the east side of North Alpine Drive just north of Carmelita Avenue in the flats area of Beverly Hills. With approximately 5, 811 square feet of space the dwelling is situated on lot 2, block 1 of Tract No The parcel has a rectangular shape that measures roughly 25 feet at its west and east ends, 183 feet along its northern line, and 182 feet along the southern lot edge. The front (primary) elevation of the house faces west onto Alpine Drive with garage access from the alley at the rear. The immediate neighborhood in which the property is located contains parcels improved with single-family homes of varying size and style that were built in the 1920s through to the last decade. The 604 North Alpine Drive property has not been previously identified, documented, or evaluated under any of the City s previous historic resources survey efforts. In addition, it is not included in the State s CHRIS list and is not recorded in the National Register or California Register. PROPERTY DESCRIPTION The residence at 604 North Alpine Drive was designed by noted architects Buff & Hensman in 1979 for Mr. and Mrs. William Birnkrant, pursuant to a review of the original building permits for the property. The building design for the residence represents the later work of the master architect team and the overall verticality of the structure is emphasized with the incorporation of vertically-oriented re-sawn redwood cladding. The verticality of the building is further expressed as the interior wall planes appear to break the solidity of the façade to demarcate window openings and give focus to the main entry for the structure off the west elevation. The overall building plan is a modified H shape and asymmetrical modular in composition. The modular framing is apparent in the rhythm of the redwood cladding, laminated beams, and boxing of the large framing members. The design plan contributes to the simplicity and Gindi-Birnkrant House, 604 N. Alpine Drive City Landmark Assessment and Evaluation Report page 2 34

23 by using changes of floor level and volume. The house was designed with the main sleeping Attention to details unites outdoor and indoor spaces. The interior space is further delineated simplicity of form and palette, straightforward use of materials, and overall unity of design. wall of the first floor den area and the other integrated into the south wall of the family room To the west, north, and south the walls have a limited number of windows to prevent excessive Gindi-Birnkrant House, 604 N. Alpine Drive City Landmark Assessment and Evaluation Report page 3 35 decorative stained glass windows centrally placed between horizontality set redwood siding. damage. re-sawn redwood siding; some of which are currently peeling off the wall and have water The south (side) elevation is primarily devoid of fenestration but for the four narrow-framed The remaining wall plans along this elevation are sheathed in long planks of tongue and groove sequence of two-story high redwood clad pilasters that frame large panes of fixed glass within between the two large farming modules to the north and south. offset garage structure to the north. The verticality of the east (east) elevation is enhanced by a bronze color aluminum framed glass doors open out from the living room module (south), central access point of the house to provide some shade and an exterior transitional point the two large framing modules at the north and south ends of this facade. Storefront type attached redwood covered planters extend off the rear wall plane at varying intervals on both the first and second floors. An exterior cantilever redwood deck balcony extends over the rear The house opens up to the rear (east) of the site, back yard and pool, and to the detached family room module (north), and the central recessed access point of the house. A series of With the west (primary) elevation fronting Alpine Drive, the Gindi-Birnkrant House has a typical 1970s into the early 1980s. Her dramatic stained glass windows were also used to the same chimney, extended redwood clad soffits, and offset fenestration of varying size, shape, and of building forms (modules) comprised of large redwood clad walls devoid of fenestration, varying level planter boxes integrated with the building walls, a wide slump stone engaged originally utilized an intercom and door release system from within the interior. The intercom are a series of decorative stained glass windows that were designed by artist Judy Jensen. Jensen worked with Buff & Hensman on approximately 15 residential projects from the mid effect as in those the artist designed for Donald Hensman s own home, Domus Salons, in type. Entry by guests and the homeowner is through the recessed double doors, which system panel, bronze mail slot, and period-font metal address signage that reads 604 are still intact on the exterior of the building adjacent the front door. setback and is laid out on the site with the primary entry door centrally placed between a series heat gain during hot weather. At the west elevation and along the southern wall of the house off the kitchen to the northeast. adult areas with the quarry tile paved entry passage acting as the central partition area. There are also two fireplaces/chimneys incorporated in the house, one of slump stone within the west quartets at the upper level and the lower level planned to physically separate the family and house with parapet embodies the concepts of open space, verticality, structural modularity, restraint of the Late Modern style, yet imbues a sense of elegance and grandeur. The flat roof

24 The north side of the house features a varying two-story wall plane of vertical clad tongue and groove re-sawn redwood siding set between horizontal redwood clad walls and recessed planters. There are also a series of full louvered utility doors, secondary access doors, rectangular shape solar bronze aluminum framed slider windows, and a wood fence with gate along this elevation. The detached garage is rectangular shape with a flat roof, parapet, and is also sheathed in tongue and groove re-sawn redwood siding. It was remodeled and enlarged by Buff & Hensman in 1979 to complement the style, materials, and design of the newly built custom home. Portions of this building have been modified since it was remodeled in 1979; hence, it is considered a secondary accessory structure. Pedestrian doors punctuate the south elevation of the structure with vehicular access from the alley. Landscape and hardscape features of the site include the original quarry tile paving at the front door entrance, rectangular shape concrete slab stepping pads between the driveway and front door, metal bullet canned ground spot lights along the front perimeter of house, quarry tile paving at the rear central access point double doors, and concrete paved walkways with salt finish. A grassy lawn, some shrubs, and swimming pool also landscape the backyard area. A review of building permits confirms the property was constructed in 1979 and ultimately completed in Limited permitted work has been conducted on the exterior of the dwelling, as evident on the permits listed below. Some interior modifications, primarily water damage repair work, have also been conducted on the interior of the structure. Hence, from the exterior the main house has remained relatively unchanged since it was built. Upon inspecting the garage structure it appears it has undergone some minor exterior alterations. Relevant permits for the property recorded with the City of Beverly Hills include the following: YEAR DESCRIPTION OF WORK 1923 Single-family residence and garage 1935 Private garage with four spaces 1976 Swimming pool 1979 New single-family residence (demo existing residence) 1979 Masonry walls and concrete walkways 1979 Remodel, addition to existing garage 1924 Re-roof 1986 Re-roof 1995 Repair work, water damage at garage 2010 Repair drywall, water damage 2010 Replace 15 can lights No other building permits were located in the City s on-line permit files, and visual inspection of the exterior of the property confirms no major exterior alterations have been made. The limited modifications and work as noted above have not significantly compromised the property s original architectural design, historical integrity, or important character-defining features. Gindi-Birnkrant House, 604 N. Alpine Drive City Landmark Assessment and Evaluation Report page 4 36

25 Valdez and her husband Vicente Valdez around Aptly named The Ranch of the Gathering Beverly Hills. The early settlement and development of Beverly Hills began on what was called Rancho Rodeo de las Aguas. This land was originally claimed by Mexican settlers Maria Rita of the Waters, the swamps or cienegas that characterize the natural landscape were created the Craftsman, Mission Revival, and Period Revival styles like Tudor Revival, Georgian, and the development of the Hollywood Regency style. Born of the meeting of Moderne sleekness architecture in the post-world War II era saw the incorporation of Revival references in its new Spanish Colonial Revival, French Normandy, Tudor Revival, and the like. By the mid to late and blank wall surfaces to project exclusivity and sophistication.4 Beverly Hills domestic The architecture of Beverly Hills in the years following the City s founding was dominated by Beaux-Arts Classicism. With Beverly Hills establishing itself as a haven for movie stars in the 1920s, the architectural character of the city began to realize a varying degree of extravagance 1930s Beverly Hills became one of the areas in southern California most closely connected with with the elegance of early nineteenth century architectural forms, it used simple, primary forms revival styles dominated the domestic architecture of the City, including Colonial Revival, and Trousdale Estates, annexed in Most of the City was open land at the time of and the downtown triangle.3 Prompted largely by concern over the water and school systems, residents voted to incorporate incorporation with development scattered around Canon Drive, Beverly Drive, Crescent Drive, the same as they are today, except for the area south of Wilshire Boulevard, annexed in 1915, of the earliest planned communities in southern California. architect Frederick Law Olmsted prior to moving to Oakland in 1905 to establish his own firm. Whittier Drive on the west, Doheny Drive on the east, Wilshire Boulevard on the south, and the planner, Wilbur F. Cook, Jr., to plan the new community. Cook had worked with landscape boulevards and Beverly Hills north of Santa Monica Boulevard, the new community was one herding, bee keeping and the raising of walnut trees were the primary agricultural activities within the rancho lands during the latter half of the nineteenth century. Several attempts at subdividing and establishing communities on the ranch lands were attempted during the 1860s and 1880s, but ended in failure. foothills above Sunset Boulevard to the north.2 The syndicate hired notable California park Comprised of Beverly in the commercial triangle between Santa Monica and Wilshire Burton Green played a leading role in formulating the plans for a garden city, located between HISTORICAL CONTEXT by rain run oil flowing out of Coldwater and Benedict Canyons. Vegetable farming, sheep In 1906, the Amalgamated Oil Company reorganized as the Rodeo Land and Water Company. in 1914 and created the new City of Beverly Hills. The original boundaries of the City were much in the design of its housing stock. Throughout the late 1920s and 1930s sophisticated period Beverly Hills Historic Resources Survey , pg. 5. pp Ibid. pg lbid. pg. 17. Gindi-Birnkrant House, 604 N, Alpine Drive City Landmark Assessment and Evaluation Report page 5 37

26 Beverly Hills residential, commercial, and institutional built environment and their single-family Williams, Gerard R. Colcord, Roy Sheldon Price, and Elmer Grey among others left their mark on Architects like Robert D. Farquhat, Gordon Kaufmann, Wallace Neff, Ralph C. Flewelling, Paul R. Gindi-Birnkrant House, 604 N. Alpine Drive City Landmark Assessment and Evaluation Report page 6 38 undeveloped properties in the hills and on redeveloped parcels in the residential and continued into the present. Some of the City s older housing stock, particularly in the residential section of the flats, has been replaced with Late Modern style, Post-Modern, or commercial sections of the flats. Beverly Hills pattern of increasingly dense urbanization has recognition. Nonetheless, in considering the City s overall development its long lineage of high unique and diverse architectural heritage. quality residential and commercial architecture serves as a physical manifestation of the City s monumental contemporary style residences designed by noted architects of world-renowned By the 1980s, new construction in Beverly Hills was scattered throughout the city on Hollywood Regency. Many of the newer homes were designed by notable master architects Olympic Boulevard and neighboring streets. Modernism was also the prevailing style of multi-family residential properties as well as new homes being constructed included Mid-century Modern, Contemporary Ranch, and commercial office buildings. The stucco box apartment house vernacular of the 1950s and Laszlo; James Dolena; John Elgin Woolf; Paul R. Williams; and Harold Levitt. former Doheny family ranch land. The most common styles of architecture associated with the neighborhood, just north of the subject property, was created from the subdivision of the dot the areas south of Santa Monica Boulevard, along Wilshire Boulevard, and in the vicinity of grown larger, occupying parcels assembled from several lots and constructed over underground Beverly Hills as it was elsewhere in Southern California. By the 1960s, apartment buildings had integrated parking, and decorated by abstract trim, was as prominent in new construction in Single-family residential development continued to feature Period Revival styles, although the 1950s saw the beginning of the Modern movement in the city. In 1955, the Trousdale Estates such as Cliff May; Buff, Straub and Hensman; Lundberg, Armet & Davis; Welton Beckett; Paul 1960s, characterized by its flat surfaces, aluminum framed windows, flat stone covered roofs, parking. Notable multi-family and commercial examples of Mid-century Modernism began to Los Angeles and more of a destination in and of itself. number of professional occupants and Beverly Hills became less of a bedroom community to density, resulting in the subdivision of some large estates and the demolition of older building stock for new residential and commercial development. The city s commercial district gained a By the end of World War II, much of Beverly Hills was fully developed but was still growing in luxury and sophistication. The personal residences of real estate magnates, oilmen, and Beverly Hills. Hollywood producers mingled with those of movie, radio, and television stats drawing tourists as well as would-be residents to the rainsertpidly growing, largely affluent community of residential designs embodied the styles most closely associated with Beverly Hills as a place of housing stock, and also the introduction of contemporary, luxury designs reflective of the Midcentury Modern idiom.

27 William and Janet Birnkrant purchased the property after they were married in Wanting shape plan with classic Colonial elements and a complex gable roof it was built in 1922 for then owner L. Williams of Los Angeles, a speculative real estate investor. II years. From 1957 to 1962 the firm also included architect Calvin Straub, hence, the Gindi-Birnkrant House, 604 N. Alpine Drive City Landmark Assessment and Evaluation Report page Hensman Donald C. and James Steele, ed. Buff and Hensman, USCArchitectural Guild Press, p. 8. Hensman, Donald C. and James Steele, ed. Buff and Hensman, USCArchitectural Guild Press, p were among the most respected and influential Modern architects working in California during partnership in 1952, they soon became masters of the post-and-beam method of construction partnership was referred to as Buff, Straub and Hensman. Straub left the firm to accept a that helped define an entire aesthetic associated with California houses in the post-world War University of Southern California (USC), where they were both students and later faculty in the 1950s, during one of the program s most dynamic and influential periods. After forming a the second half of the twentieth century.6 The two men met at the Architecture School of the Buff & Hensman, Architects. Conrad Buff III ( ) and Donald C. Hensman ( ) the extensive use of clear cut horizontal and vertical re-sawn redwood siding, tongue and use of a limited palette of materials, including slump stone brick, bronze-framed solar glass, and buildings popular in the 1950s and 1960s, to those with massive pilasters and modular wall was due in part to the fact that the post-and-beam technique had more or less run its course in efficiency in building construction.5 the firm s work that represented a marked transition from their earlier post-and-beam The subject property was designed and constructed following a pivotal period in the history of incorporated throughout the house was to form a serene and simultaneously dramatic environment. material vocabulary. In the 604 North Alpine Drive residence, this was achieved through the grooved to permit blind nailing for the exterior walls. The combination of natural materials popularity. It was; however, largely due to a response to the introduction of stricter building systems constructed beginning in the mid-1970s. This change in the firm s approach to design codes in the early 1970s, such as fire safety and Title 24 that required greatly increased energy In designing the property, the architectural team was concerned with what Hensman called In 1995, Elie and Sharon Gindi purchased the dwelling. They remain the current owners and Modern style. The Birnkrants owned and occupied the subject property for just over 25 years. the original permit, the custom-designed house reflected the classic Buff & Hensman s Late existing garage was also part of their scope, according to permit history and the original design design a totally new two-story, single-family dwelling. The remodel and enlargement of the plans. The house dating from 1922 was demolished in the spring of 1979 followed by the something more contemporary and modern they hired architect Rex Lotery to remodel and enlarge the house in Ten years later the Birnkrants hired architects Buff & Hensman to construction of the new modern dwelling. With an estimated value of $300,000, according to occupants of the residence today. a one-story, wood-frame house with detached garage occupied the site. Designed in a U 604 North Alpine Drive. Prior to the Buff & Hensman designed residence occupying the parcel,

28 teaching position at Arizona State University and the firm was renamed back to Buff & Hensman. The firm was later referred to Buff, Smith & Hensman when Dennis Smith became the last person to become a partner with the company. He became a partner in 198$ and president in 1997 when Donald Hensman retired. Under their partnership of nearly 40 years they produced designs for numerous residential, commercial, and institutional projects throughout Southern California. The firm s office was located in Pasadena and is responsible for a total of 44 projects in that city, along with a handful in Beverly Hills. Their work in Beverly Hills was primarily residential and reflected their classic post-and-beam modernist designs as well as their later Late Modern vocabulary from the 1970s and early 1980s. Over the course of their career, the firm won more than 40 awards from the American Institute of Architects (AlA). Buff also won the AlA s first Outstanding Craftsmanship Award in 1988 for furniture design. The architects had also been noted participants in the John Entenza s Case Study House Program, a mid-century experiment and competition in modern architectural design, having designed two houses under the program. They had also designed a new Governor s Mansion, commissioned by outgoing Governor Ronald Reagan and in which the new Governor, Jerry Brown, refused to live.7 In 1980, Conrad Buff was awarded his AlA fellowship; Don Hensman was similarly honored in Late Modernism. Late Modernism emerged in the late-1960s and early 1970s, as a reaction against orthodox Modernism. Southern California s liberal social climate of the 1960s and its temperate physical climate allowed for the type of architectural experimentation associated with Late Modernism. More refined than Brutalism, less picturesque than Postmodernism, Late Modernism was the architectural style of choice for corporate headquarters, office buildings and even residential housing built in the 1970s and 1980s. Late Modernism took Modern architecture to an extreme order to overcome its monotony and perceived banal, cost effective buildings. This exaggeration of design along with a tendency toward repetition and the incorporation of sculptural forms that broke apart the box form and treated it as a sculptural object are two important aspects of Late Modern architecture. Along with precision assembly, the incorporation of fine materials, plus open plans and spaces the buildings of this period asserted the primacy of the rectangular form, a lack of ornamentation, flat roofs, and expanses of glass skin or other repetitive wall cladding. Unlike the straightforward, functionalist simplicity of International Style and Mid-century Modernism, Late Modern buildings exhibit a more deliberate sculptural quality with bold geometric volumes, uniform surfaces such as glass skin, concrete, stone, or textured wood; and a sometimes exaggerated expression of structure and systems. Late Modern designed buildings also featured hooded or deeply set windows; solar vision glass of brown, brown, black or blue; bold geometric massing with wide dramatic chamfers, overhanging soffits or fasciae; and large expanses of unrelieved wall surfaces. 7Register, Kathy. Renowned architect Buff dies at 62, Pasadena Star-News, October 11, 1998, and Hensman, Donald, James Steele (ed), Buff & Hensman, Architectural Guild Press, Gindi-Birnkrant House, 604 N. Alpine Drive City Landmark Assessment and Evaluation Report page 8 40

29 City of Beverly Hills Landmark Criteria. The City s Historic Preservation Ordinance (Municipal (CHC) to recommend the nomination of properties as local landmarks to the City Council. The Council may designate local landmarks and historic districts by the procedures outlined in the Code Title 10 Chapter 3 Article 32; BHMC ) authorizes the Cultural Heritage Commission that existed during the property s period of significance. Properties eligible for local landmark authenticity of a property s physical identity clearly indicated by the retention of characteristics to meeting the criteria of significance, a property must have integrity. Integrity is the Historical Integrity. Integrity is the ability of a property to convey its significance. In addition owner(s) of the property. endeavors or the history of the nation. For purposes of this paragraph, personal importance, and was directly connected to a momentous event in the person s events such as birth, death, marriage, social interaction, and the like shall not be deemed to be momentous; at least one of the following requirements: this article. landmark is reasonable and necessary to promote and further the purposes of period; characteristics of an architectural style or architectural type or architectural significance; requirements: and designating properties as potential local landmarks. ordinance. The Preservation Ordinance also establishes criteria and the process for evaluating HISTORIC SIGNIFICANCE CONSIDERATION FRAMEWORK An eligible property may be nominated and designated as a landmark if it satisfies the following A. A landmark must satisfy all of the following requirements: 1. It is at least 45 years (45) years of age, or is a property of extraordinary 2. It possesses high artistic or aesthetic value, and embodies the distinctive 3. It retains substantial integrity from its period of significance; and 4. It has continued historic value to the community such that its designation as a B. In addition to the requirements set forth in Paragraph A above, a landmark must satisfy 1. It is listed on the National Register of Historic Places; 2. It is an exceptional work by a master architect; 3. It is an exceptional work that was owned and occupied by a person of great 4. It is an exceptional property that was owned and occupied by a person of great local prominence; 5. It is an iconic property; or 6. The landmark designation procedure is initiated, or expressly agreed to, by the Gindi-Birnkrant House, 604 N. Alpine Drive City Landmark Assessment and Evaluation Report page 9 41

30 designation must meet at least two of the local landmark designation criteria and retain enough of their historic character or appearance to be recognizable as historical resources and to convey the reasons for their historical significance. Both the National Register of Historic Places and the California Register of Historical Resources recognize the seven aspects of qualities that, in various combinations, define integrity. To retain historic integrity a property should possess several, and usually most, of these seven aspects. Thus, the retention of the specific aspects of integrity is paramount for a property to convey its significance. The seven qualities that define integrity are location, design, setting, materials, workmanship, feeling and association. The seven qualities or aspects of historical integrity are defined as follows: Location is the place where the historic property was constructed or the place where the historic event occurred. Design is the combination of elements that create the form, plan, space, structure, and style of a property. Setting is the physical environment of a historic property. Materials are the physical elements that were combined or deposited during a particular period of time and in a particular pattern or configuration to form a historic property. Workmanship is the physical evidence of the crafts of a particular culture or people during any given period in history or prehistory. Feeling is a property s expression of the aesthetic or historic sense of a particular period of time. Association is the direct link between an important historic event or person and a historic property. EVALUATION OF HISTORICAL SIGNIFICANCE Evaluation Criteria. In analyzing the historical significance of the subject property, criteria for designation under the City s local landmark program was considered. Additionally, consideration of historical integrity and the State Office of Historic Preservation (OHP) survey methodology was used to survey and assess the relative significance of the property. Application of City Landmark (Significance) Criteria. Based on the current research and the assessment herein the property located at 604 North Alpine Drive appears to satisfy the necessary City of Beverly Hills landmark criteria. The property was evaluated according to statutory criteria, as follows: A. A landmark must satisfy all of the following requirements (BHMC (A)): 1. It is at least 45 years (45) years of age, or is a property of extraordinary significance. Gindi-Birnkrant House, 604 N. Alpine Drive City Landmark Assessment and Evaluation Report page 10 42

31 architects Conrad Buff III, FAIA and Donald C. Hensman, FAIA, in the Late Modern & Hensman it appears to have extraordinary significance. Therefore, the 2. It possesses high artistic or aesthetic value, and embodies the distinctive 3. It retains substantial integrity from its period of significance. 4. It has continued historic value to the community such that its designation as a B. In addition to the requirements set forth in Paragraph A above, a landmark must 1. It is listed on the National Register of Historic Places. Gindi-Birnkrant House, 604 N. Alpine Drive City Landmark Assessment and Evaluation Report page Therefore, the property does not satisfy this criterion. The subject property is not listed on the National Register of Historic Places. satisfy at least one of the following requirements (BHMC (B)): located in Beverly Hills. Therefore, the property appears to satisfy this criterion. example of a Late Modern design as interpreted for a single-family property type The property continues to have historic value to the community as a superior this article. landmark is reasonable and necessary to promote and further the purposes of to retain all seven qualities of historic integrity, including location, design, workmanship, materials, setting, feeling, and association. Therefore, the particularly on its primary elevations facing Alpine Drive. The property appears since it was erected and so it appears to be substantially intact overall, constructed. Only minor changes have occurred to the exterior of the property property appears to satisfy this criterion. The period of significance for the subject property is 1979, when it was specifications incorporated into the overall design of the property appear to possess high aesthetic value and uniquely represent the particular design intent style, as uniquely envisioned by the master architect team of Buff & Hensman. The subject property embodies the distinctive characteristics of the Late Modern The form, volume, workmanship, proportion and scale, and material of the architects. Therefore, the property appears to satisfy this criterion. period. characteristics of an architectural style or architectural type or architectural property appears to satisfy this criterion. designed buildings popular in the 1950s and 1960s, to those with massive pilasters and modular wall systems constructed beginning in the mid-1970s. style. As such, the property reflects a pivotal period in the history of the firm s work that represented a marked transition from the earlier post-and-beam Because the property has a unique direct association with master architects Buff not yet 45 years of age. It was; however, designed by recognized master The subject property was built in 1979 (completed in 1980), and, therefore, is

32 2. It is an exceptional work by a master architect. The subject property was designed by master architects Buff & Hensman in the Late Modern idiom. Buff & Hensman are included in the City s List of Master Architects. The 604 North Alpine Drive residence is an extant later example of their distinctive portfolio of architectural work. In our research; however, no information was found to indicate the property was published in any architectural journals or trade magazines, received an architectural award, discussed or photographed in a monograph on the architects work or career, photographed by the architectural photographer Julius Shulman, or published in the Los Angeles Times. Therefore, the property does not appear to satisfy the term of exceptional work as defined in the City s Historic Preservation ordinance and does not appear to satisfy this criterion. 3. It is an exceptional work that was owned and occupied by a person of great importance, and was directly connected to a momentous event in the person s endeavors or the history of the nation. For purposes of this paragraph, personal events such as birth, death, marriage, social interaction, and the like shall not be deemed to be momentous. The archival research data reviewed on the property did not indicate that it was owned and occupied by a person(s) of great importance. Therefore, the property does not satisfy this criterion. 4. It is an exceptional property that was owned and occupied by a person of great local prominence. In reviewing archival research data on the history of the property there was no indication that it was owned and occupied by a person(s) of great local prominence. Therefore, the property does not satisfy this criterion. 5. It is an iconic property. There is no indication that the property should be considered iconic within the city. Therefore, the property does not satisfy this criterion. 6. The landmark designation procedure is initiated, or expressly agreed to, by the owner(s) of the property. The landmark designation procedure was expressly agreed to by the owner of the property. Therefore, the property satisfies this criterion. Character-defining Features. Every historic property is unique, with its own identity and its own distinguishing character. A property s form and detailing are important in defining its visual historic character and significance. It is a property s tangible features or elements that embody its significance for association with specific historical events, important personages, or distinctive architecture and it is those tangible elements; therefore, that should be retained and Gindi-Birnkrant House, 604 N. Alpine Drive City Landmark Assessment and Evaluation Report page 12 44

33 preserved. Character refers to all those visual aspects and physical features that comprise the appearance of every historic property. According to National Park Service Brief 17, Architectural Character: Identifying the Visual Aspects of Historic Buildings as an Aid to Preserving Their Character, character-defining features include the overall shape of a property (building, structure, etc.), its material, craftsmanship, decorative details, interior spaces and features (as applicable), as well as the various aspects of its site and immediate environment (form, configuration and orientation). The Secretary of the Interior s Standards for the Treatment of Historic Properties defines historic character by the form and detailing of materials, such as masonry, wood, stucco, plaster, terra cotta, metal, etc.; specific features, such as roofs, porches, windows and window elements, moldings, staircases, chimneys, driveways, garages, landscape and hardscape elements, etc.; as well as spatial relationships between buildings, structures, and features; room configurations; and archaic structural and mechanical systems. Identifying those features or elements that give a historic property visual character and which should be taken into account and preserved to the maximum extent possible is important in order for the property to maintain its historical sign ifica nce. The character-defining features associated with the 604 North Alpine Drive residence are those exterior features on the main house that reflect and define its association with master architects Buff & Hensman and its Late Modern architectural style. Such features include, but are not limited to the following: Bold geometric forms; modular building composition; irregular H shape footprint Verticality emphasis, modularity, simplicity of form, lack of ornamentation Asymmetrical façades and arrangement of features (doors, windows, solid to void patterns) along the primary (west) elevation Flat roof with parapet with galvanized iron caps Fenestration pattern, size, shape, length and width, placement, type, color/tint, and materials (glazing and framing) Solar bronze fenestration and bronze color aluminum frames Storefront type bronze color aluminum framed glass doors (single, double) with bronze solar glazing Stained glass windows at west (front) and south (side) elevations Exterior re-sawn tongue and groove redwood cladding material set in vertical and horizontal directions (size, length, shape, profile, width, texture, color, material, placement, form and shape) Extended, monumental soffits, fasciae, pilasters, and chamfers Recessed, extended and engaged redwood clad planters Gindi-Birnkrant House, 604 N. Alpine Drive City Landmark Assessment and Evaluation Report page 13 45

34 Front entry intercom system panel, bronze mail slot, and period-font metal address signage 604 Engaged slump stone chimney at west (front) elevation (material, size, pattern, color, texture, width and height, construction, and end cap) Quarry tile paving at front and teat doors of house; rectangular shape concrete slab stepping pads between driveway and front door CONCLUSION The single-family dwelling located at 604 North Alpine Drive appears to satisfy the City s criteria for designation as a local Landmark as required in Section of the Historic Preservation Ordinance (BHMC Title 10 Chapter 3 Article 32). This site appears to satisfy all of the mandates of subsection A. and one of the mandates under subsection B. Gindi-Birnkrant House, 604 N. Alpine Drive City Landmark Assessment and Evaluation Report page 14 46

35 BIBLIOGRAPHY Ancestry.com. United States Census records (database on-line): 1900, 1910, 1920, 1930, 1940; World War I draft registration records; World War II draft registration records; city directory files. Provo, Utah. Aldington, Peter. Architecture and the Landscape Obligation, in Post-War Houses, Twentieth Century Architecture 4, The Journal of the Twentieth Century Society. nd. Beverly Hills Public Library, Historical Archives Collection. Buff, Conrad. Interview by Dan McMasters, Los Angeles Times, Home Section, February 1, Clark, Alson. The Golden Age of Modernism: Pasadena s Contribution, Unpublished for Pasadena Heritage, Crosse, John. Buff & Hensman: An Annotated and Illustrated Bibliography (Uncorrected P roof- Not for Sale), Playa del Rey, California: modern-ism Press, Daley, Victoria; Natalie Shivers and Michael Dawson. L.A. s First Moderns. Glendale, CA: Balcony Press, Gebhard, David and Robert Winter. Architecture in Los Angeles. Salt Lake City, Utah: Peregrine Smith Books, Gebhard, David and Robert Winter. An Architectural Guidebook to Los Angeles. Salt Lake City, Utah: Gibbs Smith Publishers, Handlin, David P. American Architecture, London, England: Thames and Hudson, Ltd., nd. Hensman, Donald C., FAIA. Interview by Sarah Cooper, Pasadena Historical Society and Friends of the Pasadena Public Library, Hess, Alan. The Ranch House, New York, New York: Harry N. Abrams, Ltd., Hines, Thomas S. Architecture of the Sun: Los Angeles Modernism , New York, New York: Rizzoli, Images Publishing Group, Hise, Greg. Magnetic Los Angeles, Baltimore, Maryland: The John Hopkins University Press, Historic Aerial Images, Accessed at Historic Resources Group and Pasadena Heritage. Cultural Resources of the Recent Past Historic Context Statement Report: City of Pasadena, Hollywood, California: Historic Resources Group, Gindi-Birnkrant House, 604 N. Alpine Drive City Landmark Assessment and Evaluation Report page 15 47

36 Jencks, Charles. Late-Modern Architecture. New York, New York: Rizzoli, Jencks, Charles. The New Moderns: From Late to Neo-Modernism. New York, New York: Rizzoli, Jencks, Charles. The Story of Post-Modernism: Five Decades of the Ironic, Iconic and Critical. Hoboken, New Jersey: John Wiley, Johnson Heumann Research Associates. Beverly Hills Historic Resources Survey Final Report. Prepared for the City of Beverly Hills, Jones & Stokes, ICF. City of Beverly Hills Historic Resources Survey Report, Survey Area 5: Commercial Properties. Prepared for the City of Beverly Hills, June 2006, rev. April Kappe, Shelly. Calvin Straub (Buff, Straub, and Hensman), TowardaSimpler Way of Life. Robert Winter, ed. Berkeley and Los Angeles: University of California Press, Leibowitz, Ed. Epitaph: Donald Hensman, , Los Angeles Magazine, Los Angeles, California, March Los Angeles County Tax Assessor Information. Los Angeles Public Library. On-line historical and image database archives and files. McAlister, Virginia. A Field Guide to American Houses, New York, New York: Alfred A. Knopf, 1984, McCoy, Esther. Arts and Architecture Case Study Houses, in Elizabeth Smith, Blueprints for Modern Living, Cambridge, Massachusetts: MIT Press, Mellors, Anthony. Late Modernist Poetics: From Pound to Prynne, Manchester, United Kingdom: Manchester University Press, Ovnick, Merry. Los Angeles: The End of the Rainbow, Los Angeles, California: Balcony Press, 1994 PCR Services. Historic Resources Survey, Part I: Historic Resources Survey Update and Part II: Area 4 Multi-Family Residence Survey. Prepared for the City of Beverly Hills, June ProQuest Historical Newspapers: Los Angeles Times ( ). Rifkind, David and Elie G. Haddad. A Critical History of Contemporary Architecture: Burlington, Vermont: Ashgate Publishing, Ltd., Salisbury, Laura. From Late Modernism to Postmodernism. University Press, Edinburgh, Scotland: Edinburgh Sanborn Fire Insurance Company. Sanborn Fire Insurance Maps, Beverly Hills. 1922, 1950, Gindi-Birnkrant House, 604 N. Alpine Drive City Landmark Assessment and Evaluation Report page 16 48

37 National Register Criteria for Evaluation. Washington, D.C.: National Park Service, Interagency Resources Division, United States Department of the Interior. National Register Bulletin 15. How to Apply the Gindi-Birnkrant House, 604 N. Alpine Drive City Landmark Assessment and Evaluation Report page Massachusetts: MIT Press, Whiffen, Marcus. American Architecture Since 1780, A Guide to the Styles, Cambridge, Arcadia Publishing, Wana maker, Marc. Images of America: Beverly Hills Charleston, South Carolina: Publishing, Wanamaker, Marc. Images of America: Early Beverly Hills. Charleston, South Carolina: Arcadia 1990; 1996; Nominating Properties that Have Achieved Significance Within the Past Fifty Years Washington, D.C.: National Park Service, Interagency Resources Division, 1979, rev. United States Department of the Interior. Preservation Brief 22. Guidelines for Evaluating and 1982 rev. Character. Washington, D.C.: National Park Service, Interagency Resources Division, United States Department of the Interior. Preservation Brief 17. Architectural Character Identifying the Visual Aspects of Historic Buildings as an Aid to Preserving Their Interagency Resources Division, Surveys: A Basis for Preservation Planning. Washington, D.C.: National Park Service, United States Department of the Interior. National Register Bulletin 24, Guidelines for Local Interagency Resources Division, United States Department of the Interior. National Register Bulletin 16, Guidelines for Completing National Register Forms. Washington, D.C.: National Park Service, Serraino, Pierluigi and Julius Shulman. Modernism Rediscovered, Cologne, Germany: Taschen,

38 THIS PAGE INTENTIONALLY BLANK 50

39 Site Map Location Map Photographs Architectural Plan Original Permit Sanborn Fire Insurance Map (1950 paste-up) Assessor Parcel Map APPENDIX Gindi-Birnkrant House, 604 N. Alpine Drive City Landmark Assessment and Evaluation Report page 18 51

40 THIS PAGE INTENTIONALLY BLANK 52

41 v - asm Location M :.- -fr Jy CarmeIIta4 Legend / I, - -.< c.:.. : t0. _ eat F , , - J - C. t n -; wly Hills -ce /*EXY :1 -: %vs4vr 1:-n - 0 Aldtn Dr Aided Dr,>, %1 t r,,. A!? N -. C - /, s, 4_ g- 1 - z a. E Notes 604 North Alpine Drive Beverly Hills, CA WGS 1984 Web_Meicator AuxiIiarySphere C Latitude Geographics Group Ltd,. -- 4rt. :vk \\ Miles DJ tz -.e - t V4 rdu RTON Wv V V.- 1,.. ç- a Z - = i% - This map is a user generated static output from an Internet mapping site and is for reference only. Data layers that appear on this map may or may not be accurate, current, or otherwise reliable. THIS MAP IS NOT TO BE USED FOR NAVIGATION 53

42 S S S S S S 1 54

43 I 1 oc J 0 C. Li Li () C C ) C.) e u C.., Li Li -J c) 1 if 3AV 00VA373 Q. JL ii IL LOS ANGELES COUNTY ASSESSOR MAP: 604 N. Alpine Drive, Beverly Hills, CA 3AV V1l93VD 55

44 Z 6 feet 216 Z LA 1906 Jan 1950, vol

45 . - - g,iance ttion OOi oj.t UC.NO... - L1C.(O. HIQuT UNIT5 1 4 Lv.. - BEVERLY BUILDING i r - Afr4*11r slajqo APPLiCATION FOR PERMIT harmless the City ot Beverly Hills, its officers, agents nu employees in accordaflceith the Ørovislons ofsectiqjyg Any permit issued as a result of thts apptiçition becomes nuli,and void If woriç4ot commarceasvl.bhin q.hundred of the Beverly Hills Municipal Code. j 7. I Application is hereby made tollh_ediriteuiiulng andsafty for a pormttxubjectto the condltlpns and restrictions Set fort performed Under or pursuant to any permit issued as a result of this application agre to, apd shall, Indemnity and hold - on the front and rear faces of this appficatlon.l I -, Each person upon whose b.halt this applicatton is mada and each person at whose reqjii.tahd car whose befloft Work Is 1. I certify that in doing the work specified Imreini wt(t flotempioy any person tn violation of te labor code ot the State at L.IC.NO. LIC.NO. ; -.- JYATE - C2TY 4 - STATE - -, A - CITY) -: ADDEEJI PHONE ADDRESS NLa % - Q O PARK SPACE. i t PARK SPACES PROVIDED - T ENO1NEER.J j - : -.,cuff & Henthnfi, Architect JET JACK jf. T JACK 5.. i..1 ZONE )-.. PHONk CITY1 I!, ; PEONY ii) JIDE k CITY AND -. CONTRACTOR owner- TANO -E9O2i[9 PHONE ADDRE5S_6O4:1-:Aipin OWNERS -.4 OWNER Mr. OIJCRIPTIDN j t&dti (fc $ /ôo LOT 1 1 TR P 7 PERMIT N. Alpine,. PLAN CHECK PEE $ 6 ITRIET TOTAL PEE 5 //... 4 or worcy New rdence.sincjle -.,. 0 DEPARTMENT USE ONLY A Sirié fzi) i7elie - CVENANT t L IMPORTANTi. : - - LIc.NO. - - California relating to worker s compensation insurance TWENTY (120) DAYS from date at isstiance of such parmit.,,f T r0ffice CQI?Y CONTRACTOR S ADDRESS - - NO. OP DWELL. AREA OP. - PLAN ON pile PLAN ON BACK PLANS BUILDINO TYPE - GROUP DIVISION H TIL. APPLIcATION PLANS CORRECTIONS CHECKED BY VERIFIED BY APPROVED BY exitinq garage. I fanl1y.2_stpr wei1ng.an rit?oce HILLS, CALIFORNi 57

46 58

47 E E T I N 2 X - (F.,.. -HHH LHH1tI.- S46T.No PN9O( p r I C N 4 sin P1-AN - SASS? APEX -. C-S SuRVEy plot P1-AN -N PAMOLITION PLAN S-I FOANPATION PLAN S-S SECONc FLOOp FRAMING P1-AN S-S ROOF PSAMING Pt-AN 4 3 H. H.,HHH HIs HyH! GNHN1S_ -4 H 0. LLHH$HH1dO* HH.dH,HHHH (IC,H*..H.(H (HI I,HlHHH-...i9. Ii. H 1 HHHHH H ( H yhhhhhhhh,hh(.h$phhhhhhhm HHHH A-I PIR5T F.O0R P1- AN A-S 5500W FLOOR P1- AN A-S E5TEgIOR 21-2 NATIONS A--N ROOF P1- AN AP SUILPIN S 55 CTIO(HS A-S FiR ST F LooR AORIZONTA1-, VSR.TIC2I- * 4 INTERIOR PETAIL PLAN A7 5500W P 1-cog HORIZONTKL,VERTICAL INTN,RIOF PETAIL PLAN A-S ARA&5 L00$, FOUNPATION o E1-NVAION PLANS 4W& $PTNSMNSN, PC0R,NIINN SASPS31S,FOUAPATICN r-icc$, ROOF PS4AI -S ANO MISC. CSTAILS 5-I PIPST FLOOR N 1-ECTRICA 1-- PLAN 6-S FLOOR s LACTRICAL- p1-an r 4 N- I RI AS T 00 IC AIR CONPI TIONINS s U NE AT INS P1- AN M5 SSCONC FL oor f IR CONPITIONINS -3 ASATINS P1-AN M-S SI7N p1-an (NEONAN CAL) I I -F *1 Q U Q, A, 2-- t Nj 44 )- s. -l t --H 4 I NCN A4 -AjS s I r 6 P L- N - %9O ii 59

48 I I It -=!I; re u E::::Ei ii II.l ;4- : 60

49 3: 1: 5: 4: 2: 6: PHOTOGRAPHS: 604 North Alpine Drive PHOTO - Modular front facade, looking northeast PHOTO - Front (west) elevation, looking southeast PHOTO - Front (west) entry door area, looking east PHOTO - Original concrete slab payers w/salt finish PHOTO - Period address signage and mail slot PHOTO - Push button entry door mechanism 61

50 9: 7: 11: 8: PHOTOGRAPHS: 604 North Alpine Drive PHOTO - Rear (east) elevation, looking northwest PHOTO - View of southern bay at rear (east) elevation PHOTO - View of northern bay at rear (east) elevation PHOTO - Panoramic view of rear (east) elevation and backyard area, looking northwest 62

51 13: 15: 17: 18: PHOTOGRAPHS: 604 North Alpine Drive PHOTO - South (side) elevation, looking west + PHOTO - 14: South elevation, stained glass detail PHOTO - North (side) elevation, looking west PHOTO - 16: Southeast corner of parcel at backyard PHOTO - South (side) elevation of garage PHOTO - Front (west) elevation of garage 63

52 OSTASHAY & ASSOCIATES CONSULTING PD BOX 542 LONG BEACH, CA