505 Georgina Avenue, Santa Monica, CA Landmark Assessment Report

Transcription

1 505 Georgina Avenue, Santa Monica, CA Landmark Assessment Report Prepared for: City of Santa Monica Planning and Community Development Department 1685 Main Street, Room 212 Santa Monica, CA Prepared by: Architectural Resources Group 360 E. 2 nd Street, Suite 225 Los Angeles, CA October 4, 2018

2 TABLE OF CONTENTS 1. Introduction Executive Summary Preparer Qualifications Architectural Description Context and Setting Building Exterior Site and Landscape Features Development Chronology and Alterations Historic Contexts Residential Development and the Palisades Tract Owners and Occupants American Colonial Revival Architecture Regulations and Criteria for Evaluation City of Santa Monica Landmarks and Historic Districts Ordinance Evaluation of Significance Previous Evaluations Evaluation of Local Significance Integrity Conclusion Bibliogaphy ARCHITECTURAL RESOURCES GROUP 1

3 1. Introduction 1.1. Executive Summary At the request of the City of Santa Monica s Planning and Community Development Department, Architectural Resources Group (ARG) has prepared this Landmark Assessment Report for the property at 505 Georgina Avenue, Santa Monica. The property contains a two story, American Colonial Revival style residence with Neoclassical details that was built in 1912 for real estate developer Herbert North. 1 ARG evaluated the subject property to determine whether it appears to satisfy one or more of the statutory criteria associated with City of Santa Monica Landmark eligibility as listed in Chapter 9.36 (Landmarks and Historic Districts Ordinance) of the Santa Monica Municipal Code. Preparation of this report involved the following tasks related to research, documentation, and analysis: Visited the property on September 5, 2018 to assess existing conditions and document the building s exterior with digital photographs; Reviewed pertinent federal and state technical bulletins, local ordinances, and other reference materials related to the evaluation of historical resources; Reviewed applicable background materials including historical building permits and Historic Resources Inventory (HRI) data for the subject property; Conducted supplemental research to glean additional information about the property s development history, occupancy, and historical significance; Developed applicable historic contexts and themes; and Evaluated the building against the City of Santa Monica s Landmark criteria. Research materials were culled from the following sources: Los Angeles Public Library; Santa Monica Public Library; the archives of the Los Angeles Times, Santa Monica Outlook, and other local periodicals; building permits obtained from the City of Santa Monica s Planning and Community Development Department; online repositories; and ARG s in house collection of architectural books and reference materials. A complete list of sources is included in Section 8: Bibliography of this report. In summary, ARG concludes that 505 Georgina Avenue does not appear eligible as a Santa Monica Landmark. The following sections provide a contextual basis for analysis and a detailed discussion of how this determination was made. 1 Previous iterations of the Santa Monica Historic Resources Inventory (HRI) have identified the house as Greek Revival, an architectural style that was popular in the decades preceding the American Civil War ( ). The 2018 HRI Update identified the house as American Colonial Revival. ARG concurs with the 2018 HRI and believes that the house embodies the American Colonial Revival style, which often incorporated Greek and other Classically derived details. ARCHITECTURAL RESOURCES GROUP 2

4 1.2. Preparer Qualifications This report was prepared by Andrew Goodrich, AICP, Associate, Architectural Historian and Preservation Planner, and Lakan Cole, Architectural Historian and Preservation Planner, with oversight by Katie E. Horak, Principal. Ms. Horak, Mr. Goodrich, and Ms. Cole meet the Secretary of the Interior s Professional Qualifications Standards, 36 CFR Part 61, in the discipline of Architectural History. ARCHITECTURAL RESOURCES GROUP 3

5 2. Architectural Description 2.1. Context and Setting 505 Georgina Avenue is located in a residential subdivision known as the Palisades Tract, which is located in the North of Montana neighborhood and near the Pacific Ocean. One of the earlier residential tracts in Santa Monica, it occupies a wide mesa that overlooks the coast and has historically been home to some of the city s most affluent residents. The subject property is located on the north side of the street and consists of a large residential parcel that is flat and rectangular in shape. It is located in an established neighborhood that is developed primarily with large, two story residences, many of which date to the early decades of the twentieth century and are designed in an array of architectural styles that were popular at this time. Interspersed between these older houses are a number of dwellings that are contemporary in appearance and appear to date to more recent periods in the City s history. Various tract features provide this stretch of Georgina Avenue with a strong and identifiable sense of place. Most of the houses conform to near uniform setbacks and are approached by lush, gently sloping front lawns. The street is flanked by parkways that are planted with mature Canary Island date palms and are illuminated by ornamental streetlights. Like much of Santa Monica, streets in the area adhere to an orthogonal grid that is askew of the cardinal directions and reflects the contour of the adjacent coastline. The east west streets are only rarely intersected, thus resulting in long, uninterrupted blocks. Location map. The subject property, 505 Georgina Avenue, is outlined in red (Google Maps). ARCHITECTURAL RESOURCES GROUP 4

6 2.2. Building Exterior Positioned at the northeast end of the parcel is a 3,867 square foot single family house that was built in It is generously set back from the street. The two story subject house features simple, boxy massing and a roughly rectangular footprint. It sits on an elevated concrete foundation and is constructed of wood frame. The house embodies characteristics of the American Colonial Revival style, and also incorporates some Classically derived proportions and ornamental flourishes. Most of the house is capped by a front gabled roof. The roof is moderate in pitch, is sheathed in composition shingles, and is spanned by a molded raking cornice that terminates in eave returns. A brick chimney pierces the gabled roof. A small, one story volume that projects from the side (southwest) elevation of the house is capped by flat roof, which is spanned by a molded cornice and is capped by a wrought iron rail. This volume is believed to be original. The flat roof is not visible but is presumably sheathed in a composition membrane. Exterior walls on all elevations are clad with wood shingles. The primary elevation of the house faces southeast, toward Georgina Avenue. Features on this elevation are balanced but not truly symmetrical. Positioned near its center is a portico that is supported by Doric columns and surmounted by an entablature and pediment. The portico frames the house s main entrance, which is slightly recessed into the face of the building and consists of a single, paneled wood entry door. The door is flanked by tall, narrow sidelights that are obscured by non original metal window grilles. The entrance is approached by a slightly elevated, partial width porch that is accessed from the side via concrete steps and is framed by a non original wrought iron rail. Fenestration on the primary elevation consists of single hung vinyl windows with faux divided lights (non original). These windows are generally arranged in pairs and are set within simple, molded surrounds. Most of the windows are accentuated by louvered shutters. Those on the ground story are difficult to see from the public right of way but appear to feature metal security bars. A secondary entrance to the house is located on a small, one story volume that projects from its southwest elevation. This volume appears in Sanborn maps from 1918, indicating that it is either original to the house or is a very early addition. 2 The entrance consists of a small concrete stoop that is accessed by a set of concrete steps and features a pair of glazed, multi light wood French doors. Since the house is set far back from the street, both of the side (southwest and northeast) elevations are difficult to see in detail. However, fenestration on these elevations appears to consist of non original, single hung vinyl windows, most of which are arranged in pairs and are set within molded surrounds. The surrounds on the side elevations feature slight extensions along the top that are consistent with Craftsman style architecture. There is one visible double hung wood window on the northeast elevation, and one pair of wood casement windows on the southwest elevation. The wood windows are believed to be original. The southwest elevation features paired glazed doors that provide access to an upperstory roof deck, which is located atop the flat portion of roof. What appear to be metal security bars are affixed to the doors and ground story windows on the southwest elevation. 2 Sanborn maps depicting the subject property are appended to this report. ARCHITECTURAL RESOURCES GROUP 5

7 The rear (northwest) elevation is mostly obscured from public view. Permit records indicate that there is a two story addition at the southwest end of this elevation that dates to 1922 and 1926, and a one story family room addition at the southwest end of this elevation that dates to A small section of the rear elevation that can be seen from a rear service alley indicates that the elevation likely adheres to the same architectural program as the rest of the house and features painted wood shingle wall cladding, a molded cornice and eave returns, and molded window surrounds. Aside from the aforementioned eave returns, portico, and window shutters, the only decorative detail of note is on the primary elevation and consists of a single, pyramidal shaped vent. The vent mimics the form of the roof and emphasizes the line of the gable. There are multiple ancillary structures on the subject property. At the northeast corner of the property is a one story detached garage that was constructed in The garage abuts a rear service alley and features a rectangular footprint, a front gabled roof with composition shingles and a molded cornice, and exterior walls that are clad with painted wood shingles. Its primary (southeast) elevation features one vehicular wood door and one standard wood door, neither of which is original. Non original wood channel siding has also been added on southeast facing walls that are adjacent to these doors. Nearer the northwest corner of the property is a pool house and covered patio structure, which dates to There also appear to be low slung storage structures abutting the rear (northwest) property line. Neither the pool house nor the storage structures are visible from the street Site and Landscape Features Consistent with its environs, the subject property is lushly landscaped. It features a gently sloping front lawn that spans the width of the parcel. Perimeter plantings frame the front porch, and shrubs, hedges, and other dense foliage effectively form a privacy screen and obscure the rear yard from public view. Mature Canary Island date palm trees are planted in the parkway along the street and are also planted in the rear yard. The front lawn is bisected by concrete steps and a concrete walkway that lead from the street to the house. Along the northeast property line is a concrete driveway that leads to the garage. A swimming pool is located in the rear yard and was added in A chain link fence delineates the north property line. The fence is covered in vines that shield the property from public view via the alley. 3 City of Santa Monica, Building Permit Nos. B231, B1683, and B A ledger of building permits provided by the City of Santa Monica indicates that the original building permit for the house and garage was issued in February City of Santa Monica, Building Permit No. B City of Santa Monica, Building Permit No. B ARCHITECTURAL RESOURCES GROUP 6

8 Existing Conditions Photos Primary (southeast) elevation, view north (ARG, 2018). Primary (southeast) elevation, view northwest (ARG, 2018). Southwest elevation, view northeast (ARG, 2018). Northeast elevation, view northwest (ARG, 2018). Primary (southwest) elevation, detail of portico and main entry, view northwest (ARG, 2018). Primary (southwest) elevation, detail of secondary entrance, view northwest (ARG, 2018). ARCHITECTURAL RESOURCES GROUP 7

9 Primary (southeast) elevation, detail of vinyl windows and louvered wood shutters (ARG, 2018). Southwest elevation, detail of gabled roof, raking cornice and eave return, and chimney (ARG, 2018). Primary (southeast) elevation, detail of pyramidal shaped vent (ARG, 2018). Detached garage at rear of property, view northwest (ARG, 2018). Detail of concrete steps and scored concrete walkway at front lawn, view west (ARG, 2018). Setting and streetscape, view west. The subject house is pictured at rear (ARG, 2018). ARCHITECTURAL RESOURCES GROUP 8

10 Historic Photos Georgina Avenue, The subject house, 505 Georgina Avenue, is pictured in the distance. Visible are wide, projecting eaves and exposed rafter tails that are consistent with the Craftsman style and indicate that this house was originally designed in the Craftsman style (Santa Monica Public Library). ARCHITECTURAL RESOURCES GROUP 9

11 505 Georgina Avenue, 1951 (Santa Monica Public Library). ARCHITECTURAL RESOURCES GROUP 10

12 3. Development Chronology and Alterations The following development chronology for 505 Georgina Avenue was compiled from a variety of archival sources including historical building permits from the Santa Monica Planning and Community Development Department; Sanborn Fire Insurance Maps; historic photos and aerial images; parcel data from the Los Angeles County Office of the Assessor; the collections of the Santa Monica Public Library and other local and online repositories; and other archival sources of information Permit issued to construct a dwelling and garage on the subject property, valued at $3,500. The date of issue was February 5, No architect is identified; Jackobe (sp?) is listed as the contractor; Herbert North is listed as the owner (Ledger Book, p. 53). A photograph of Georgina Avenue dated 1920 indicates that originally, the subject house was designed in the Craftsman style and featured broad, overhanging eaves with exposed rafter tails Permit issued to construct a one story addition at the rear of the building, valued at $1,500. The architect and contractor s names are illegible; W.B. Vallat is listed as the owner (Permit No. B231) Permit issued to construct a two story store room at the rear of the building. This is presumed to be an upper story addition to the addition that was built in Frank Wilson is listed as the contractor; B.W. Vallat is listed as the owner (Permit No. B1683) Permit issued for an unspecified scope of work valued at $700. Fred K. Anderson is listed as the contractor; Dr. Robert Maas is listed as the owner (Permit No. B880) Permit issued to cut back overhang and remodel entry. This is believed to have resulted in the truncating of the original projecting eave and remodeling of the primary elevation from a Craftsman style to its current American Colonial Revival style aesthetic. Fred K. Anderson is listed as the contractor; the California Trust Co. is listed as the owner (Permit No. B9) Permit issued to construct room addition, pool, patio, covered pool patio and detached dressing and bath room, valued at $17,500. This refers to the one story family room addition on the rear (northwest) corner of house, the swimming pool, and the ancillary structure and covered patio adjacent to the swimming pool. Burt Wilkins is identified as the contractor and owner (Permit No. B51806) Permit issued to construct a swimming pool and spa, valued at $6,000. L.K. Osborne is listed as the architect/engineer; R.C. Construction is listed as the contractor; Mr. Burton Wilkens is listed as the owner (Permit No. B51881). 7 The Los Angeles County Office of the Assessor lists the date of construction as 1911, but a ledger of building permits provided by the City of Santa Monica indicates that the original building permit for the house and garage was issued in February ARCHITECTURAL RESOURCES GROUP 11

13 Several other alterations that are not explicitly reflected in the permit record for the property were also noted during a recent site visit conducted by ARG and, whenever possible, were corroborated by historic photos and other documentary sources. These alterations include the following: The original porch rail (which was likely wood) has been replaced with a wrought iron rail system. Wrought iron rails have also been installed atop the roof on the southwest elevation. Most of the original wood sash windows have been replaced with single hung vinyl windows. Replacement windows on the primary (southeast) elevation feature faux muntins. Security bars and window grilles have been added to several of the windows and doors on the primary (southeast) and southwest elevations. Modifications have been made to fenestration patterns on the garage. The original door system has been replaced with a single car wood door and a standard wood door. Non original wood channel siding has been added on southeast facing walls on the garage. The brick chimney appears to have been reconstructed. Shutters flanking the windows on the primary elevation are presumed to have originally been composed of wood, but appear to now be composed of vinyl or a similar replacement material. What is the most substantive alteration to the subject house is the remodeling of its primary elevation in Detailed photographs of the house that date to its construction and depict its original appearance could not be found, but a distant view of the house is featured in a historical photograph of Georgina Avenue from 1920 indicates that it was originally designed in the Craftsman style. The photograph depicts wide, overhanging eaves and exposed rafter tails, both of which are characteristic of the Craftsman style but are not present today. When ARG conducted a site visit of the house, it was also noted that the house exhibits some other features that are characteristics of the Craftsman style, including wood shingle wall cladding and wood door and window surrounds (on side elevations) that extend outward along the top a features that are common to Craftsman style buildings, but are less commonly applied to American Colonial Revival style buildings. That the house would have originally embodied an Arts and Crafts aesthetic is consistent with the earliest pattern of development in the Palisades Tract. Early residences that were erected in the tract consisted predominantly [of] Craftsman style homes with a few Mission Revival residences generously set back from the sidewalk. 8 8 Historic Resources Inventory Update, Historic Context Statement, prepared by Historic Resources Group and Architectural Resources Group (in progress draft), 65. ARCHITECTURAL RESOURCES GROUP 12

14 4. Historic Contexts 4.1. Residential Development and the Palisades Tract Constructed in 1912, the subject house is associated with patterns of residential development that played a role in the early development of the North of Montana neighborhood. It is specifically associated with the early development of the Palisades Tract, an affluent subdivision that was one of the earliest instances of residential development eking its way into the northern reaches of the city. Santa Monica was founded in That year, Colonel Robert S. Baker and Senator John Percival Jones of Nevada acquired and platted a swath of coastal real estate to the west of Los Angeles. 9 Like so many others at this time, Baker and Jones were riding the wave of a speculative real estate boom that had taken Southern California by storm upon the construction of the region s first ever transcontinental rail connection in the mid 1870s. Peripheral areas like Santa Monica, which were miles away from established population centers and were somewhat hard to access, were suddenly seen as lucrative investment opportunities. Baker and Jones subdivided Santa Monica into a uniform (albeit skewed) grid of rectilinear blocks, assigning numbers to north south streets and naming east west streets for states. Early in its history, the city was heavily marketed as a tourist destination and gained national acclaim for its recreational culture, balmy climate, bathhouses, opulent hotels, and amusement piers. Residential development in Santa Monica at this time tended to be concentrated in sites nearest the ocean and around the present day commercial core. Small communities of beach cottages, many of which were built as vacation homes for affluent out of towners, arose in those areas proximate to the shoreline, and several large residences were constructed on parcels atop the palisades that overlook the ocean. 10 However, residential development expanded outward toward the city s periphery as Santa Monica began to come of age as a residential enclave in the early twentieth century. Residential development beyond the city s core was aided by the proliferation of electric streetcar lines, increasing accessibility to areas that had previously been impractical to subdivide and develop. Whereas small bungalows accounted for much of the development in the central and southern sections of the city at this time, the area north of Montana Avenue emerged as one of the city s premiere and most coveted residential districts. Swaths of undeveloped land in the northern reaches of the city were subdivided into generously sized residential lots, many of which were developed with large single family residences designed in an array of popular early twentieth century architectural styles. This area assumed an upper crest character like the adjacent communities of Brentwood and Pacific Palisades. One of the first residential subdivisions to the north of Montana Avenue was the Palisades Tract. Subdivided by the Palisades Investment Company in 1905, it was originally bounded by Adelaide Drive on the north, Palisades Avenue on the south, 7 th Street to the east, and Ocean Avenue on the west. In 9 Fred E. Basten, Santa Monica Bay: Paradise by the Sea: A Pictorial History of Santa Monica, Venice, Marina del Rey, Ocean Park, Pacific Palisades, Topanga (Santa Monica, CA: Hennessey + Ingalls, 2001), City of Santa Monica General Plan, Historic Preservation Element, prepared by PCR Services Corporation and Historic Resources Group (September 2002), ARCHITECTURAL RESOURCES GROUP 13

15 1912, the tract was expanded to the east to include the area between 7 th and 11 th streets; in 1913 it was again expanded to encompass the area bounded by San Vicente Boulevard (north), Montana Avenue (south), and 11 th and 14 th streets (west and east, respectively). 11 The Palisades Investment Company was composed of prominent local figures including H.D. Lombard, Roy Jones, and Robert R.C. Gillis. 12 The area comprising the tract originally fell outside of the city limits, but was annexed by the City in The Palisades Tract was conceived as an upper crest residential district. The original portion of the tract (where the subject house is located) consisted of large parcels whose dimensions averaged 100 feet across by 200 feet deep, and streets were oriented to the west to take full advantage of the area s prime coastal location. Landscaping was also carefully curated to beautify the area without compromising its ocean views. In 1912, the Los Angeles Herald reported the purchase of rare imported growths and hundreds of men now setting out the plants when the whole scheme shall reach maturity...palisades will have shade, rich color of leaf and flower, harmony in botanical setting and yet not be cut off from sweep of scene. 13 However, lots within the subsequent expansions of the tract were smaller in size and streets were oriented to the north, which was less desirable but much more efficient. Development within the Palisades Tract was slow to start. Sanborn Maps from 1909 do not show the area at all, and Sanborn Maps from 1918 indicate that while there were some houses that peppered its blocks, the subdivision, by and large, remained sparsely developed. Construction in the eastern portion of the tract was even slower; Sanborn maps show that only two houses had been constructed by The first houses to be erected in the Palisades Tract date to the late 1900s and early 1910s. These consisted of both cottages and larger houses, many of which were designed as seaside vacation properties for wealthy Pasadenans and Angelenos. 15 Most were concentrated on the blocks nearest the ocean, which were seen as the choicest, and were generously set back from the street. Consistent with prevailing architectural trends of this era, these early residences typically embodied the Arts and Crafts movement and Period Revival styles that were commonly applied to residential architecture at this time. Some of these houses are attributed to noted architects and builders including Staunton and Spaulding, John Byers, Robert Farquhar, and Meyer and Holler and the Milwaukee Building Company. Some of the parcels within the tract were sold with the intention of building and selling speculative houses. 16 Parcels within the subdivision continued to be incrementally sold and developed. A number of large houses were constructed on the blocks comprising the Palisades Tract amid the building boom that hastened the growth of Santa Monica and other Southern California communities in the 1920s. Development continued well into the postwar period, as building statistics from the 1950s indicate that at this time, 35 percent of the land within the Palisades Tract was still vacant. As a result, some of the 11 Historic Resources Inventory Update, Historic Context Statement, prepared by Historic Resources Group and Architectural Resources Group (in progress draft), Ibid. 13 Ibid; Gardeners Solve Unusual Problem, Los Angeles Herald, Oct. 26, Development patterns within the area were gleaned from Sanborn Fire Insurance Maps dated 1909 and 1918, and accessed via the Los Angeles Public Library. 15 Historic Resources Inventory Update, Historic Context Statement, prepared by Historic Resources Group and Architectural Resources Group (in progress draft), Ibid, 56. ARCHITECTURAL RESOURCES GROUP 14

16 parcels within the tract especially those along the western reaches of San Vicente Boulevard were re zoned from single family to multi family use. 17 Others were developed with large, custom dwellings Owners and Occupants The subject house was constructed for Herbert North. Relatively little information is available about the life and career of North, but census records indicate that he was born in Nova Scotia and eventually became a naturalized citizen of the United States. 18 By the early twentieth century, he was working as a real estate developer and builder and served as the Director of the Pasadena Farm Lands Investment Company. He and his wife Alberta resided in Pasadena at this time. North commissioned the subject house in 1912, but city directories dated indicate that the house was vacant, thereby suggesting that it was either constructed on speculation or as a vacation retreat. It was not uncommon at this time for the affluent citizens of Pasadena and Los Angeles to erect second houses by the beach in Santa Monica. In any instance, North s tenure at the subject property appears to have been very brief. In 1915, the house was purchased by John R. and Lucy Westbrook, who lived there with their daughter Martha. Remarking on their purchase of the house, the Santa Monica Outlook stated that they are well known socially in Santa Monica and their addition to the roll of residents is welcomed by many. 19 Lucy and Martha Westbrook were often mentioned in the society columns of local newspapers, and Lucy served as the President of the United Daughters of the Confederacy. Other information about the family and particularly about John Westbrook is scant. City directories indicate that the Westbrooks resided at this house until approximately 1920, and leased the property to renters in the summer of Between the early 1920s and early 1930s, the house was owned and occupied by Benjamin W. Vallet. Census records and newspaper archives indicate that Vallat was employed as an engineer in the mining industry and also invested in local real estate; notably, he served on the Board of Directors of the investment company that financed the construction of the Central Tower Building on 4 th Street (1929). 21 By 1934, the house had been purchased by Dr. Robert Maas and Elizabeth Maas. Though their names occasionally appear on building permits and other documentation over the next two decades, city directories from the 1930s, 40s, and 50s indicate that the house was occupied by a number of different people and was occasionally identified as vacant during this time. This indicates that it was likely used as a rental property at this time. It is not clear how long the Maas s owned the property, and whether they ever resided here. However, it is known that they owned the house through at least the 1950s. Various other people have owned and/or resided in the house between the postwar period and the present day, none of whom appear to have been historically significant figures in a manner that would merit further evaluation or analysis for purposes of determining eligibility as a Santa Monica Landmark. 17 Ibid, Information about the early life of North was gleaned from Census records (1910, 1920), accessed via Ancestry.com. 19 Bay Cities Societies and Clubs, Santa Monica Bay Outlook, May 5, City Brevities, Santa Monica Bay Outlook, Feb. 22, Santa Monica s Tower Building Will Open Soon, Los Angeles Times, Sept. 22, ARCHITECTURAL RESOURCES GROUP 15

17 4.3. American Colonial Revival Architecture 505 Georgina Avenue exhibits characteristics of the American Colonial Revival style. 22 Drawing heavily upon historical precedent, American Colonial Revival architecture aimed to revive major architectural styles, forms, and motifs evident in the early American Colonial settlements of the Eastern Seaboard. American Colonial Revival architecture encompassed a wide variety of architectural traditions of early America, with an emphasis on elements associated with the nation s English and Dutch roots. 23 Americans widespread interest in reviving elements of the nation s Colonial era roots is generally attributed to the Centennial International Exposition of 1876, which was held in Philadelphia to celebrate the hundred year anniversary of the signing of the Declaration of Independence. 24 The exposition evinced a strong sense of patriotism and encouraged Americans to revisit and celebrate their collective past, a theme that carried over into multiple aspects of society including architecture and the built environment. Residences built after the exposition often incorporated architectural elements common to structures constructed by early American settlers including simple building forms and roof structures, balanced and proportioned facades, the incorporation of Greek and other Classically derived ornament, and a prevailing emphasis on symmetry, balance, and order. Subsequent advances in printing technology helped further popularize the American Colonial Revival style in the early twentieth century by making possible the wide dissemination of photographs and other visual materials that showcased the style. Turn of the century periodicals including The American Architect and Building News and the White Pine Series of Architectural Monographs regularly featured photographs and renderings of American Colonial Revival style buildings, and also provided details and specifications that provided architects with the ability to attain a high degree of historical accuracy. 25 Given the style s popularity and historical associations, its aesthetic became inextricably linked over time with visions of suburbanization, the American dream, and middle class aspirations. Photographs and spreads of ideal American Colonial Revival style houses were often featured in domestic magazines including Ladies Homes Journal and Better Homes and Gardens, which perpetuated the style s popularity until it began to fall out of favor in the mid 1950s. 26 The American Colonial Revival style was one of several historically derived idioms that were commonly applied to Southern California residences in the early decades of the twentieth century, a time when architects and builders often turned to historical idioms for inspiration. Santa Monica neighborhoods and subdivisions that were developed at this time, in, typically feature residences designed in one or 22 Previous iterations of the Santa Monica Historic Resources Inventory (HRI) have identified the house as Greek Revival, an architectural style that was popular in the decades preceding the American Civil War ( ). The 2018 HRI Update identified the house as American Colonial Revival. ARG concurs with the 2018 HRI and believes that the house embodies the American Colonial Revival style, which incorporated Greek and other Classically derived details. 23 Virginia McAlester and Lee McAlester, A Field Guide to American Homes (New York: Alfred A. Knopf, 1984), Dell Upton and John Michael Vlach, Common Places: Readings in American Vernacular Architecture (Athens: University of Georgia Press, 1986), City of Roanoake, VA, Residential Pattern Book for the City of Roanoake (Roanoake: Roanoake Planning, Building, and Development Department, 2008), Ibid. ARCHITECTURAL RESOURCES GROUP 16

18 more Period Revival styles. Thus, American Colonial Revival architecture is one of several Period Revival styles from the early twentieth century that help define the architectural landscape of Santa Monica, particularly within residential subdivisions that developed during the first half of the twentieth century. In Southern California, American Colonial Revival architecture was most commonly applied to singlefamily and multi family residential buildings. The style is commonly associated with suburban dwellings designed for middle and upper class patrons, such as the subject house, but also proved to be a popular stylistic choice for modest bungalows and mass produced catalog homes. Common character defining features of the American Colonial Revival style include the following: One or two stories in height Basic, rectangular footprints and simple, boxy massing Emphasis on balance, symmetry, and order Gabled roof with slight eaves and/or dormers Prominent brick chimneys Exterior walls that are clad with wood siding and/or brick Projecting front porches Prominent entryways that are articulated by pediments, columns, and/or pilasters Paneled wood entry doors, often with sidelights and transoms Double hung, divided light wood sash windows, usually with louvered wood shutters Judicious application of Classically derived ornament ARCHITECTURAL RESOURCES GROUP 17

19 5. Regulations and Criteria for Evaluation 5.1. City of Santa Monica Landmarks and Historic Districts Ordinance Historic preservation in Santa Monica is governed by Chapter 9.56 (Landmarks and Historic Districts Ordinance) of the Santa Monica Municipal Code. The Ordinance was adopted by the Santa Monica City Council on March 24, 1976 and was amended in 1987 and again in Its current version was adopted in Among the primary objectives achieved by the Ordinance was the creation of a local designation program for buildings, structures, sites, objects, districts, and landscapes in the City that are of historical significance. With respect to individually significant properties, the Ordinance distinguishes between two tiers of designation: Landmarks and Structures of Merit. Landmarks, outlined in , are considered to exhibit the highest level of individual historical or architectural significance; Santa Monica s designated landmarks include well known and highly significant properties like the Rapp Saloon, Santa Monica City Hall, and the John Byers Adobe. Structures of Merit, outlined in , possess a degree of individual significance that is more limited in scope. 28 Protections against demolition and alterations are commensurate with the tier of individual designation assigned to a particular resource. In addition to individual Landmarks and Structures of Merit, the Ordinance establishes statutory criteria and procedures for the designation of Historic Districts, defined in as a geographic area or noncontiguous grouping of thematically related properties that collectively contribute to the historic character of an area within the City. Unlike individual properties, whose designation does not require owner consent and is approved by the City s Landmarks Commission, Historic Districts must win the support of a majority of property owners within the district and be approved by the City Council. 29 Per (A) of the Ordinance, a property merits consideration as a Landmark if it satisfies one or more of the following six statutory criteria: (1) It exemplifies, symbolizes, or manifests elements of the cultural, social, economic, political, or architectural history of the City; (2) It has aesthetic or artistic interest or value, or other noteworthy interest or value; (3) It is identified with historic personages or with important events in local, state, or national history; (4) It embodies distinguishing architectural characteristics valuable to a study of a period, style, method of construction, or the use of indigenous materials or craftsmanship, or is a unique or rare example of an architectural design, detail, or historical type valuable to such a study; 27 City of Santa Monica General Plan, Historic Preservation Element, prepared by PCR Services Corporation and Historic Resources Group (September 2002), City of Santa Monica Planning and Community Development Department, Historic Preservation in Santa Monica, accessed 8 August 2014, Preservation/. 29 Ibid. ARCHITECTURAL RESOURCES GROUP 18

20 (5) It is a significant or a representative example of the work or product of a notable builder, designer, or architect; (6) It has a unique location, a singular physical characteristic, or is an established and familiar visual feature of a neighborhood, community, or the City. ARCHITECTURAL RESOURCES GROUP 19

21 6. Evaluation of Significance 6.1. Previous Evaluations The subject property, 505 Georgina Avenue, has been identified in three iterations of the City s Historic Resource Inventory (HRI). The property was first surveyed in 1983 and was deemed eligible as a contributing property to the potential Palisades Tract Historic District (Status Code 5D). In 2010, a comprehensive update to the HRI was completed. The 2010 HRI Update concluded that due to the loss of numerous contributors from demolitions and alterations, Georgina Avenue no longer qualifies for inclusion in a potential Palisades Tract District. 30 However, surveyors concluded that the property appeared to be individually eligible for listing as a Santa Monica Landmark (Status Code 5S3). In 2018, another comprehensive update to the HRI was completed. The 2018 HRI update concurs with the previous finding and concludes that the property appears to be individually eligible for listing as a Santa Monica Landmark (Status Code 5S3). This is the status code reflected in the current iteration of the HRI. Previous evaluations of the subject house that were conducted as part of the HRI, including the most recent evaluation in the 2018HRI Update, appear to have been based upon the assumption that the house was originally designed in the American Colonial Revival style. These determinations were made on field observations and limited supplemental research. However, more intensive research into the early development of the Palisades Tract and the alteration history of the house indicate that it was originally a Craftsman style residence that was subsequently remodeled in 1937 to assume its presentday, American Colonial Revival style appearance Evaluation of Local Significance ARG concludes that 505 Georgina Avenue does appear eligible for listing as a Santa Monica Landmark because of a loss of integrity. Following is a discussion of how this determination was made (A)(1). It exemplifies, symbolizes, or manifests elements of the cultural, social, economic, political, or architectural history of the City. The subject property is associated with broad patterns of residential development that shaped Santa Monica s North of Montana neighborhood during its formative period of development. Built in 1912, it is one of the oldest extant, intact residences associated with the early subdivision and development of the Palisades Tract, which was one of the first concerted efforts to develop the northern reaches of the City as an affluent residential district. The house s deep setback and grand scale are consistent with the size, type, and overall character of development that shaped the tract during its earliest years. 30 Department of Parks and Recreation (DPR) 523 Form, 505 Georgina Avenue, prepared Dec by ICF International. DPR forms prepared for the subject property are appended to this report. ARCHITECTURAL RESOURCES GROUP 20

22 However, the house has experienced various alterations that hinder its ability to adequately tell the story of this early period of residential growth. Most notably, documentary evidence indicates that the primary elevation of the house was substantially remodeled in 1937, which replaced its original, Craftsman style aesthetic with its present day American Colonial Revival style. The house, then, represents the aesthetic values of the Depression era more so than the values of the period in which it was originally constructed. For this reason it no longer exemplifies patterns of residential development or other elements of the City s history that would render it eligible under this criterion (A)(2). It has aesthetic or artistic interest or value, or other noteworthy interest or value. The subject property does not appears to meet this criterion. It embodies characteristics of the American Colonial Revival style as applied to a single family residence, but overall it reads as a fairly typical example of the style and does not possess a level of articulation or detail that render it particularly noteworthy or distinctive. Absent these qualities, it does not appear to satisfy this criterion (A)(3). It is identified with historic personages or with important events in local, state, or national history. The subject property does not appear to satisfy this criterion. Its original owner, Herbert North, was a real estate developer who appears to have either built this house on speculation or as a vacation house. He does not appear to have been associated with the property for much time if any time at all following its construction. Subsequent owners/occupants appear to have consisted of affluent households whose members were active in social circles and were fondly regarded within the local community. However, research did not indicate that these owners/occupants were associated with any singular achievement that would provide just cause for them to be regarded as a historic personage. Research did not indicate that the building is associated with any important historical events in local, state, or national history that would merit consideration under this criterion (A)(4). It embodies distinguishing architectural characteristics valuable to a study of a period, style, method of construction, or the use of indigenous materials or craftsmanship, or is a unique or rare example of an architectural design, detail, or historical type valuable to such a study. The subject property embodies characteristics of the American Colonial Revival style. This style of architecture was commonly applied to residential buildings that were erected in Santa Monica and other Southern California communities in the decades prior to World War II and especially in the 1920s and 30s. However, when compared against the pool of known American Colonial Revival style residences in Santa Monica, this house reads as a handsome, yet fairly typical example of the style. There are other houses in the North of Montana neighborhood particularly in the Gillette s Regent Square subdivision and adjacent tracts that stand out as more exemplary of this style of architecture and its application to ARCHITECTURAL RESOURCES GROUP 21

23 a residential context. 31 There is no evidence that an architect was associated with the remodeling of the subject house in 1937, which is when it is believed to have assumed its American Colonial Revival style appearance. For these reasons, the house does not contribute to a study of American Colonial Revival style architecture or the broader Period Revival movement in a manner that would render it eligible for listing under this criterion (A)(5). It is a significant or a representative example of the work or product of a notable builder, designer, or architect. The subject property does not appear to satisfy this criterion. Original building permits did not identify an architect, and supplemental research did not reveal any identifying information toward this end. No information could be found about the original contractor, who was identified only by their surname, Jackobe. Similarly, no architect is listed on the building permit for the 1937 remodel, and the contractor that is listed on this permit Fred K. Anderson does not appear to have made contributions that would render him a master. For these reasons, there is not sufficient evidence to conclude that the subject property is a significant or a representative work of a notable builder, designer, or architect (A)(6). It has a unique location, a singular physical characteristic, or is an established and familiar visual feature of a neighborhood, community, or the City. The subject property does not appear to satisfy this criterion. It does not possess any singular feature or physical characteristic that is particularly memorable or noteworthy. It is one of many large, custom single family residences in this area of the City, and its massing, bulk, scale, and architectural vocabulary are consistent with the myriad other houses that grace the Palisades Tract. The subject house has been a part of the Georgina Avenue streetscape for more than a century, and is most likely a familiar presence to those who are intimately familiar with the neighborhood, but it does not appear to be an established or familiar visual feature of the neighborhood as enumerated under this criterion Integrity Integrity is the ability of a property to convey its significance, and is defined by the National Park Service (NPS) as the authenticity of a property s historic identity, evidenced by the survival of physical characteristics that existed during the property s prehistoric or historic period. 32 NPS identifies seven aspects of integrity: location, design, setting, materials, workmanship, feeling, and association. Both the National Register and California Register enumerate that a resource must retain sufficient integrity to be eligible for listing. The Santa Monica Landmarks and Historic Districts Ordinance does not 31 This information was gleaned from a review of the findings of the 2018 HRI Update. 32 U.S. Department of the Interior, National Register Bulletin 16A: How to Complete the National Register Registration Form (Washington D.C.: National Park Service, 1997), 4. ARCHITECTURAL RESOURCES GROUP 22

24 include specific language about integrity. When evaluating historic resources in municipalities where the historic preservation ordinance does not provide guidance for assessing integrity, in accordance with best professional practices it is customary to use the National Register s seven aspects of integrity to assess whether or not a resource retains sufficient integrity to convey its significance at the local level. Following is an integrity analysis for 505 Georgina Avenue: Location: the building remains on its original site and therefore retains integrity of location. Design: photographic evidence and contextual analysis of the Palisades Tract indicates that the subject house was originally designed in the Craftsman style, and included features such as broad eaves and exposed rafter tails that were visually associated with the honesty and authenticity underpinning this architectural style. However, in 1937 the primary elevation of the house appears to have substantially remodeled to resemble the American Colonial Revival style. While the building s essential form, plan, and massing remain intact, its visual vocabulary has changed significantly since its original construction. For these reasons, the building s integrity of design has been compromised. Setting: when it was constructed in 1912, the subject building was one of relatively few houses within the Palisades Tract, and was among a very small smattering of houses that lined Georgina Avenue. Over time, parcels in the immediate vicinity have been developed and, in many cases, redeveloped with new houses. However, overall the area s setting as an upscale residential district has been maintained over time, and many of the tract and subdivision features that play such a strong hand in providing this area with a distinctive sense of place including wide streets and parkways, near uniform building setbacks, and allées of mature street trees remain intact. For these reasons, the building retains integrity of setting. Materials: many of the original materials on the subject house remain intact, but the eaves, rafters, and other materials associated with its original design appear to have been removed as part of the remodeling project that was undertaken in During this remodeling project, nonoriginal materials were introduced in order to provide the house with an updated, American Colonial Revival style appearance. Moreover, some original materials including windows and porch rails have been replaced in more recent years. For these reasons, the building s integrity of materials has been compromised. Workmanship: many of the distinguishing characteristics that historically provided the building with its distinctive, Craftsman style aesthetic have been removed, and have been replaced with characteristics that are more strongly associated with its remodeling in the 1930s. For this reason, its integrity of workmanship has been compromised. Feeling: the building embodies character defining features and its appearance from the 1930s, but does not retain enough of its physical fabric to reflect its early twentieth century construction date. Its integrity of feeling has therefore been compromised. Association: the building retains the look, feel, and appearance of a large, custom single family residence that was constructed in the 1930s, but does not necessarily reflect the aesthetic and ARCHITECTURAL RESOURCES GROUP 23

25 architectural values of its original period of construction in the early twentieth century because of the above listed alterations. Its integrity of association has therefore been compromised. ARCHITECTURAL RESOURCES GROUP 24

26 7. Conclusion Based on documentary evidence, site analysis, the development of historic contexts, and an evaluation against local eligibility criteria, ARG finds that the property at 505 Georgina Avenue does not appear to be eligible as a Santa Monica Landmark. Its integrity has been compromised to the extent that it can no longer adequately express its associative or architectural qualities. ARCHITECTURAL RESOURCES GROUP 25

27 8. Bibliogaphy Books, Periodicals, Reports, and Other Published Materials Basten, Fred E. Santa Monica Bay: Paradise by the Sea: A Pictorial History of Santa Monica, Venice, Marina del Rey, Ocean Park, Pacific Palisades, Topanga. Santa Monica: Hennessey + Ingalls, City of Santa Monica General Plan, Historic Preservation Element, prepared by PCR Services Corporation and Historic Resources Group (September 2002). Historic Resources Group and Architectural Resources Group. City of Santa Monica Historic Resources Inventory Update: Historic Context Statement. Prepared for the City of Santa Monica Planning and Community Development Department, City Planning Division, March ICF Jones & Stokes. Santa Monica Citywide Historic Resources Inventory Update Final Report. Prepared by ICF Jones & Stokes for the City of Santa Monica Planning and Community Development Department, Ingersoll, Luther A. Ingersoll s Century History, Santa Monica Bay Cities. Santa Monica: L.A. Ingersoll, Los Angeles Times, various dates. McAlester, Virginia, and Lee McAlester. A Field Guide to American Houses. New York: Alfred A. Knopf, Inc., McWilliams, Carey. Southern California: An Island on the Land. Salt Lake City: Peregrine Smith, 1946, Santa Monica City Directories, various dates and publishers. Scott, Paula. Santa Monica: A History on the Edge. San Francisco: Arcadia Publishing, Upton, Dell, and John Michael Vlach. Common Places: Readings in American Vernacular Architecture. Athens, GA: University of Georgia Press, Web Sites and Other Sources Architectural Resources Group and Historic Resources Group. Preliminary findings for the City of Santa Monica Historic Resources Inventory Update, as of August 24, City of Santa Monica Planning and Community Development Department. Historic Preservation in Santa Monica. Accessed online at Preservation/. ARCHITECTURAL RESOURCES GROUP 26

28 City of Santa Monica Planning and Community Development Department. Historic Resources Inventory. Accessed online at Resources Inventory/. City of Santa Monica Planning and Community Development Department. Building and alteration permits for 505 Georgina Avenue. City of Santa Monica Planning and Community Development Department. Historic Resources Inventory Forms (1983, 2007) for 505 Georgina Avenue. Los Angeles County Department of Public Works. Tract Maps. Accessed online at NETRonline. Historic Aerial Images, multiple dates. Accessed online at Sanborn Map Company. Fire Insurance Maps, Santa Monica, California, 1902, 1909, 1918, and Santa Monica Conservancy. History of Santa Monica. Accessed online at places/history of santa monica/. Santa Monica Public Library. Historical Maps of Santa Monica. Accessed online at Santa Monica Public Library. Santa Monica Newspaper Index. Accessed online at Santa Monica Public Library. Santa Monica Image Archive. Accessed online at United States Bureau of the Census. Census records, 1900, 1910, 1920, 1930, Accessed online at ARCHITECTURAL RESOURCES GROUP 27

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46 State of California -- The Resources Agency DEPARTMENT OF PARKS AND RECREATION CONTINUATION SHEET Page 1 of 1 Resource Name or #: Herbert North House Primary # HRI# Trinomial Recorded by: Jones & Stokes Date: December 2007 Continuation Update Address on Inventory: 505 Georgina Ave Legal Address (Tax Assessor): 505 Georgina Ave, Santa Monica, CA Property Name: Herbert North House APN: Description: The property contains a two-story single family residence. It was designed in the Classical Revival style. The resource is recorded in the Historic Resources Inventory with a prior evaluation of 5S - Noma Update. This property does not appear to have been substantially modified since it was most recently surveyed. However, due to the loss of numerous contributors from demolitions and alterations, Georgina Avenue no longer qualifies for inclusion in a potential "Palisades Tract District." Nonetheless, this property, as an excellent example of its style and type, appears eligible for listing as a Santa Monica Landmark. Alterations: No significant alterations have occurred since the property was last evaluated. Updated Status Code: 5S3 Historic District(s): (None) Evaluation: The survey evaluated the resource on the property as falling under criterion A.4 - The property embodies distinguishing architectural characteristics valuable to a study of a period, style, method of construction, or the use of indigenous materials or craftsmanship, or is a unique or rare example of an architectural design, detail or historical type valuable to such a study. Santa Monica Citywide Historic Resources Survey Prepared for: Prepared by: City of Santa Monica 1685 Main Street, Santa Monica, CA P. Moruzzi, M. Potter, K. Lain ICF International 811 W 7th Street, Suite 800 Los Angeles, CA 90017