435 Georgina Avenue, Santa Monica Historic Resource Assessment HISTORIC RESOURCES GROUP

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1 To: Steve Mizokami 1 Senior Planner, City of Santa Monica From: Christine Lazzaretto; Molly Iker-Johnson Date: March 23, 2018 RE: 435 Georgina Avenue Executive Summary We have evaluated the residence located at 435 Georgina Avenue in the City of Santa Monica, California, for eligibility for local designation under the City of Santa Monica s Landmarks and Historic Districts Ordinance. This report concludes that the residence at 435 Georgina Avenue is eligible for listing as a City of Santa Monica Landmark under Criterion 1 as a rare extant example of early single-family residential development in the Palisades Tract in Santa Monica. This conclusion is based on a review of previous survey findings for the area, the relevant historic contexts, and an analysis of the eligibility criteria and integrity thresholds for local designation. Research included review of building permits; historic newspaper articles in the Los Angeles Times; Sanborn Fire Insurance maps from 1918 and 1950; historic photographs housed at the Santa Monica Public Library; and Santa Monica City Directories. A site visit was conducted on February 9, Georgina Avenue. South (primary) façade, facing north, 2018.

2 INTRODUCTION The two-story Craftsman residence at 435 Georgina Avenue was built in 1913 by W.S. Freeman for A.W. Morgan on Lot 21, Block J of the Palisades Tract. 2 Previous Surveys and Evaluations The single-family residence at 435 Georgina Avenue was assigned a status code of 5D, meaning eligible for local listing as contributor [to the Palisades Tract district], in the Santa Monica Historic Resources Survey, completed by Johnson Heumann Research Associates. In the survey report, the Palisades Tract was described as offering a remarkably intact ensemble of domestic architecture, primarily dating from the years The Historic Resources Inventory Update for the North of Montana area found that demolition, alteration, remodeling, and new construction had changed the built environment of the Palisades Tract such that it no longer retained sufficient historic integrity to be considered a potential historic district as a whole Georgina Avenue was reevaluated in 2010 by ICF Jones & Stokes, which gave the property a status code of 5S3, meaning appears to be individually eligible for local listing or designation through survey evaluation. 3 It is listed in the California Historical Resources Inventory (HRI) with a status code of 5D2, meaning contributor to a district that is eligible for local listing or designation. 4 HISTORIC CONTEXT 5 Palisades Tract The Palisades Tract, the site of former lima bean fields, was originally subdivided in 1905 by the Palisades Investment Company and was bounded by Adelaide Drive on the north, Palisades Avenue on the south, 7 th Street on the east, and Ocean Avenue on the west. Although originally located outside the city limits, the tract was annexed by the City of Santa Monica in In 1912, the tract was expanded to the east to include the area from 7 th to 11 th Streets. The tract was again expanded eastward in 1913 to include the area bounded by San Vicente Boulevard to the north, Montana Avenue to the south, 14 th Street to the east, and 11 th Street to the west. 1 Johnson Heumann Research Associates, Santa Monica Historical Resources Inventory Final Report, ICF Jones & Stokes, Santa Monica Citywide Historic Resources Inventory Update: Final Report, November 2010, Georgina Ave., Department of Parks and Recreation Continuation Sheet, Jones & Stokes, December California Historical Resources Inventory, August 15, Some information in this section was derived from Architectural Resources Group and Historic Resources Group, Historic Context Statement, prepared for the City of Santa Monica, March 2018.

3 The large lot sizes, averaging 100-foot frontage and a depth of 200 feet, backed up to a system of alleyways. Lots sold, but construction was slow. The 1912 and 1913 expansions of the tract offered smaller, 50 x 150 parcels for sale that lacked the generous formality of the original subdivision. The lots were also oriented in a less desirable, but more efficient, east-west facing manner. In 1914, developer J.J. Davis mounted a new sales campaign for the tract. Later that year, however, Roy C. Howells & Company had taken over the Palisades subdivisions from Davis. 3 Early on, the Palisades Tract consisted of a mix of cottages and larger homes designed as seaside vacation getaways for wealthy residents of Pasadena and Los Angeles Sanborn maps reveal three clusters of dwellings in the tract: 18 along Palisades Avenue, 11 on the north side of Georgina Avenue, and 8 on Adelaide Drive. Construction in the eastern addition to the tract was even slower: only two houses were constructed by Photographs from the mid-1910s reveal predominantly Craftsman-style homes with a few Mission Revival residences generously setback from the sidewalk with landscaped parkways. A notable example of this was the Walter Raymond Residence (c. 1910, Eager & Eager; altered) at 215 Georgina Avenue, built for the proprietor of South Pasadena s Raymond Hotel. 6 The Palisades Tract was also home to the earliest known Santa Monica residence published in architectural trade magazines: the Felix Peano Residence (c. 1908, Felix Peano) on San Vicente Boulevard. Designed by the sculptor himself, the house was published in Architectural Record and Western Architect in Other architecturally significant residences of the Palisades Tract include the Craftsman style Jones Residence (1914, architect unknown; City of Santa Monica Landmark #38) at th Street; the A. McFadden Residence (1923, Weber, Staunton and Spaulding; City of Santa Monica Landmark #48) at 317 Georgina Avenue; the residence later occupied by William S. Hart (1920, John Byers; City of Santa Monica Landmark #61) at 404 Georgina Avenue; and the Henry Weyse/Charles Morris Residence (1910, Robert Farquhar; City of Santa Monica Landmark #22) at 401 Ocean Avenue. In addition to architect-designed homes, the tract also boasted the work of significant contractors such as the Meyer & Holler/Milwaukee Building Company. Palisades Tract homes from the 1920s were predominantly designed in popular period revival styles. Landscaping for the tract, under developer J.J. Davis, was designed to preserve the ocean views afforded by most parcels. In 1912, the Los Angeles Herald reported the purchase 6 Architects Keep Designing New Plans, Los Angeles Herald, August 28, 1910.

4 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. 7 4 Davis also purchased several lots with the intention of building and selling speculative homes. In 1912, he engaged architect Fred Newell Jones to create plans for 11 homes and began construction on at least one of them. 8 A couple of months later, Davis was reported to be proceeding on the construction of 12 homes by noted Los Angeles designer/contractor William Bosbyshell. 9 During the building boom of the 1920s, large residences continued to be constructed in the Palisades Tract. These include the Craftsman bungalow at th Street (1922), the Tudor Revival residence at th Street (1923), and the Spanish Colonial Revival-style residence at 408 Palisades Avenue (1926). 10 This tradition continued in the post-world War II era with the construction of numerous architecturally significant residences. These include the Jack R. Stone Residence (1949, Frederick Monhoff) at th Street, and the Chauncy A. Grandstrom Residence (1949, Frederick Monhoff) at 630 Georgina Avenue. Unlike the residential subdivisions in other parts of the city, by percent of the land in the Palisades Tract was still vacant. 11 This resulted in a push to rezone parts of the tract from R-1 (single-family residential) to R-2 (multi-family residential, with high-rise development possible on larger parcels and garden-type apartments on smaller parcels). This change in zoning ultimately resulted in multi-family residential development along San Vicente between Ocean Avenue and 7 th Street. Craftsman Craftsman architecture grew out of the late-19 th century English Arts and Crafts movement. A reaction against industrialization and the excesses of the Victorian era, the movement stressed simplicity of design, hand-craftsmanship, and the relationship of the building to the climate and landscape. Craftsman architecture developed in the first decade of the 20th century as an indigenous California version of the American Arts and Crafts movement, incorporating Southern California s unique qualities. Constructed 7 Gardeners Solve Unusual Problem, Los Angeles Herald, October 26, Southwest Contractor and Manufacturer, Vol. 9, Will Erect 12 Houses in the Palisades Tract, Los Angeles Herald, November 23, ICF Jones & Stokes, Final Report: Appendix C: Santa Monica Citywide Survey Historic Resources, 28-29, Rezoning of Bay Tract to Be Aired, Los Angeles Times, May 24, 1959, WS6.

5 primarily of stained wood, with wide overhanging eaves, balconies, and terraces extending the living space outdoors, the style embodied the goals of the Arts and Crafts movement. 5 The Craftsman bungalow dates from the early 1900s through the 1920s. The bungalow s simplicity of form, informal character, direct response to site, and extensive use of natural materials, particularly wood and stone, was a regional interpretation of the reforms espoused by the Arts and Crafts movement s founder, William Morris. Craftsman bungalows generally have rectangular or irregular plans and are one to one-and-a-half stories tall. They have wood clapboard or shingle exteriors and a pronounced horizontal emphasis, with broad front porches, often composed with stone, clinker brick, or plastered porch piers. Other character-defining features include low-pitched front-facing gable roofs, and overhanging eaves with exposed rafter tails. As opposed to smaller developer-built or prefabricated bungalows, two-story Craftsman houses were often commissioned for wealthy residents and designed specifically with the homeowner s needs and the physical site in mind. They generally feature a low-pitched gable roof, wide overhanging eaves with exposed rafter tails, and windows grouped in horizontal bands. A high-style Craftsman house is distinguished by the quality of the materials and complexity of design and may feature elaborate, custom-designed woodwork, stained glass, and other fixtures. By World War I, the Craftsman style declined in popularity and was largely replaced by Period Revival styles. The Craftsman bungalow continued to be built into the 1920s, but was often painted in lighter colors, stripped of its dark wood interiors, or blended with characteristics of various revival styles. Typical features of the Craftsman bungalow include: Horizontal massing Low-pitched gable roof with rolled or composition shingle roofing Wide overhanging eaves with exposed rafter tails, outriggers, or knee braces Exterior walls clad in wood shingle, shake, or clapboard siding Projecting partial- or full-width, or wrap-around front porch Heavy porch piers, often of river stone or masonry Wood sash casement or double-hung windows, often grouped in multiples Wide front doors, often with a beveled light Wide, plain window and door surrounds, often with extended lintels Extensive use of natural materials (wood, brick or river stone)

6 ARCHITECTURAL DESCRIPTION 435 Georgina Avenue is located on the north side of Georgina Avenue, between 4 th and 7 th Streets in the North of Montana neighborhood of the City of Santa Monica. The property is flanked to the east and west by single-family residences, and to the north by the Carlthorp School. The parcel contains a single-family residence with mature landscaping and brick paths. 6 The two-story, Craftsman style residence has a roughly rectangular plan, horizontal massing, and asymmetrical composition. There is a side-gable roof with a secondary frontfacing gable and shed-roof dormer, wide overhanging eaves and exposed outriggers, clad in composition shingles. Exterior walls are clad in wood shingle and wood clapboard siding. There are wide, plain window and door surrounds with extended lintels. Fenestration consists primarily of horizontal groupings of six-over-one wood sash doublehung windows and divided light casement windows. The primary entrance is recessed on the south (primary) façade and is framed by brick piers. It consists of a single-panel wood door with shuttered sidelights, accessed by concrete steps. Alterations 435 Georgina Avenue has undergone few alterations since its original construction. In 1922, two rooms were added to the upper story, which are visible on the primary façade. 12 In 1926, servants quarters were added to the back of the house. 13 In 1988, an addition was made to the study and game rooms. 14 The house sustained structural damage in the 1994 Northridge earthquake, and was subsequently repaired. 15 A window was added to the rear façade. 16 Character-defining Features Every historic building is unique, with its own identity and its own distinctive character. Character-defining features are those visual aspects and physical features or elements that give the building its character and help to convey its significance. Character-defining features can identify the building as an example of a specific building type, usually related to the building s function; they can exemplify the use of specific materials or methods of construction or embody an historical period or architectural style; and they can convey the 12 City of Santa Monica building permit B9226, June 13, City of Santa Monica building permit B769, May 12, City of Santa Monica building permit C1231, February 11, City of Santa Monica building permit EQR0165, February 7, No building permit found; alteration based on comparison between a historic photograph of the rear façade from 1920 and a TheMLS photograph of the rear façade from 2018.

7 sense of time and place in buildings associated with significant events or people. A building s character-defining features can include but are not limited to: 7 Setting and site; Shape and massing; Roof and related features, such as chimneys or skylights; Projections, such as balconies or porches; Recesses or voids, such as galleries or arcades; Windows and doors and their openings; Materials, with their distinguishing textures, finishes, colors and craftsmanship; and Interior features, materials, finishes, spaces, and spatial relationships. Character-defining features are those constructed during the property s period of significance that contribute to the integrity of the property. In general, retaining characterdefining features retains the integrity of an historic property, and therefore helps to retain the property s eligibility as an historic resource. Significant impacts on an historic resource result from major change to character-defining features, or from many incremental changes over time. 435 Georgina Avenue retains character-defining features of its original design, including: Horizontal massing Gable and shed roofs Wide overhanging eaves with exposed outriggers Exterior walls clad in wood shingle or clapboard siding Wood sash casement or double-hung windows Wide, plain window and door surrounds with extended lintels Extensive use of natural materials (wood) EVALUATION CRITERIA Historic resources may be designated at the federal, state, and local levels. Current designations available in Santa Monica include: National Historic Landmarks, National Register of Historic Places, California Register of Historical Resources, California Registered Historical Landmarks, California Points of Historical Interest, and Santa Monica Landmarks, Structures of Merit, and Historic Districts. While some programs place emphasis on architectural character, all use basic criteria relating to a property s place in important events or patterns of development, association with important personages, and architectural significance. This evaluation of 435 Georgina Avenue is limited to the property s eligibility for designation as a City of Santa Monica Landmark.

8 Santa Monica Landmark Designation Criteria The Santa Monica Landmarks and Historic Districts Ordinance includes criteria and procedures for designating City of Santa Monica Landmarks, Structures of Merit, and Historic Districts. Landmarks may include structures, natural features, or any type of improvement to a property that is found to have particular architectural or historical significance to the City. 8 The Landmarks Commission may approve the landmark designation of a structure, improvement, natural feature or an object if it finds that it meets one or more of the following 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. (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. Integrity Standard practice, based on guidance from the National Park Service, determines whether a property has retained historic integrity. Historic integrity is the ability of a property to convey its significance and is defined as the authenticity of a property s historic identity, evidenced by the survival of physical characteristics that existed during the property s historic period 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.

9 The National Register recognizes seven aspects or qualities that comprise integrity: location, design, setting, materials, workmanship, feeling, and association. These qualities are defined as follows: 9 Location is the place where the historic property was constructed or the place where the historic event took place. 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. 18 HISTORIC RESOURCES ASSESSMENT Evaluation for Local Landmark Designation 435 Georgina Avenue appears eligible for designation as a City of Santa Monica Landmark under Criterion 1 as rare remaining example of early residential development in the original portion of the Palisades Tract. Criterion 1: It exemplifies, symbolizes, or manifests elements of the cultural, social, economic, political or architectural history of the City. The single-family, Craftsman-style residence at 435 Georgina Avenue symbolizes elements of the cultural, social, economic, political, or architectural history of the City as an example of Santa Monica s early twentieth century residential development, and as an increasingly rare example of the first phase of development in the Palisades Tract, one of the earliest residential subdivisions in the city. 18 U.S. Department of the Interior, National Park Service, National Register Bulletin 15: How to Apply the National Register Criteria for Evaluation, (Washington, D.C.: National Park Service, 1995).

10 Single-family residential development began in Santa Monica in 1875 with the subdivision of the original township; however, permanent residential development was slow in the years leading up to the turn of the 20 th century. What residential building there was in Santa Monica was primarily concentrated within the blocks of Washington Avenue on the north, 7 th Street on the east, Oregon Avenue (Santa Monica Boulevard) on the South, and Ocean Avenue on the west. The Palisades Tract, initially platted in 1905 and expanded through 1913, was among the earliest residential subdivisions in the city. It was initially distinguished from its neighbors by its wide streets, generous lot sizes, and mixture of cottages and larger homes designed as seaside vacation getaways for wealthy Pasadenans and Angelenos. Prominent architects such as John Byers, Robert Farquhar, and Eager & Eager designed homes in the Palisades tract in the 1910s and 1920s. Photographs from the mid-1910s reveal predominantly Craftsman-style homes with a few Mission Revival residences generously set back from the sidewalk with landscaped parkways. Since the Palisades Tract was initially found eligible as a historic district in the mid-1980s, homes in the tract have been demolished, altered, or remodeled, which significantly altered the tract such that it no longer retains sufficient historic integrity to be considered a potential historic district Georgina Avenue was constructed in the Palisades Tract in According to a 1918 Sanborn map of the area, 435 Georgina Avenue was one of only a few residences constructed in the tract by that time and therefore represents one of the earliest buildings in the tract. As one of the few extant residences from the earliest phases of residential development in the Palisades Tract, and as one of few extant Craftsman residences in the tract, the property is significant as an increasingly rare example of early residential development in Santa Monica, which played an important part in local history. Though it has undergone alterations over time, the house retains a strong sense of time and place and continues to convey its historic significance under this criterion. The period of significance under this criterion is , reflecting the original construction date, through the end of the period of significance identified in the survey for the initial development of the Palisades Tract. 435 Georgina Avenue is therefore eligible for designation under Criterion 1. Criterion 2: It has aesthetic or artistic interest or value, or other noteworthy interest or value According to guidance from the National Park Service, a property is eligible for its high artistic values if it so fully articulates a particular concept of design that it expresses an aesthetic ideal. A property is not eligible, however, if it does not express aesthetic ideals or

11 design concepts more fully than other properties of its type. 19 Though 435 Georgina Avenue is an example of Craftsman residential architecture from the 1910s, it is not the work of a known architect, it is not one of the earliest or best examples of Craftsman residential architecture in the city, and it does not reflect particularly noteworthy features that would distinguish it from other examples of the style. Therefore, 435 Georgina Avenue is not eligible under Criterion Criterion 3: It is identified with historic personages or with important events in local, state or national history The first owners of 435 Georgina Avenue were Alfred W. and Janet Morgan. A.W. Morgan was listed in Santa Monica City Directories as an auditor, bookkeeper, accountant, or insurance employee, and served as Comptroller of the Pacific Mutual Life Insurance Company by It does not appear that the Morgans were identified with important events in local, state, or national history. Subsequent inhabitants of the house include Edward B. (oil man, deceased c.1927) and Emma L. Davis; Winston B. (tennis player) and Florence Newell; Jason W. (lawyer) and Frances M. Taylor; L.L. Bowman (no occupation listed); and W. Eugene (neurological surgeon, UCLA) and Elizabeth N. Stern. No evidence was found to suggest that any of these residents made significant contributions to local, state, or national history. In addition, there is no evidence that an important event occurred at this property. Therefore, 435 Georgina Avenue is not eligible under Criterion 3. Criterion 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 435 Georgina Avenue is a good example of Craftsman residential architecture from the 1910s. Due to the wealth of Craftsman architecture in Santa Monica, the design of this building does not rise to the level of significance necessary to be eligible under Criterion 4, which requires a property to represent an excellent, unique, or rare example of an architectural style. It is relatively simple in its design, and it does not embody distinguishing architectural characteristics valuable to the study of the Craftsman style. Therefore, it is not eligible under Criterion National Register Bulletin Pacific Mutual Stock Doubled, Los Angeles Times, January 3, 1925.

12 Criterion 5: It is a significant or a representative example of the work or product of a notable builder, designer or architect 435 Georgina Avenue is a good example of Craftsman residential architecture. Though W.S. Freeman was a locally active builder, he does not appear to be of generally recognized greatness in the field, whose work is distinguishable from others by its characteristic style and quality. 21 In addition, there is no documentation to support that 435 Georgina Avenue is the work of an architect. Therefore, it is not a significant or representative example of the work of a notable architect or builder and is not eligible under Criterion Criterion 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 435 Georgina Avenue is located in the Palisades Tract, in the North of Montana neighborhood of the city. It is a two- story, Craftsman-style residence located on a street developed with one- and two-story single-family residences. It is not located in a unique location, and it does not have singular physical characteristics that have rendered it a significant visual feature of the neighborhood. Therefore, 435 Georgina Avenue is not eligible under Criterion 6. Evaluation of Integrity As discussed above, historic integrity is the ability of a property to convey its significance and is defined as the authenticity of a property s historic identity, evidenced by the survival of physical characteristics that existed during the property s historic period. 22 The National Park Service defines seven aspects of integrity: location, design, setting, materials, workmanship, feeling, and association. Although the building has had some alterations over time, these alterations do not detract from the building s ability to convey its historic significance under Criterion 1, with a period of significance of : Location: The building remains on its original site and therefore retains integrity of location. Design: Although there have been additions to the building over time, the building retains significant character-defining features of its original design, including its horizontal massing, wide overhanging eaves with exposed outriggers, and exterior walls clad in wood shingle or clapboard siding. The 1922 and 1926 additions were constructed during the period of significance identified for the early development of 21 National Register Bulletin National Register Bulletin 16A.

13 the Palisades Tract, and therefore do not detracts from the property s ability to convey its significance as an example of early residential development. It therefore retains integrity of design. 13 Setting: 435 Georgina Avenue is located in an area that was traditionally developed with one- and two-story single-family residences. Although there have been changes to the neighborhood over time, it generally retains integrity of setting. Materials: Although it has undergone some alteration, the building retains a majority of the original materials and therefore retains integrity of materials. Workmanship: The building retains integrity of design and materials, and thus retains the physical evidence of period construction techniques. It therefore retains integrity of workmanship. Feeling: The building retains integrity of location, design, materials, and workmanship, and thus retains the significant physical features that convey its historic character as a 1913 Craftsman single-family residence. It therefore retains integrity of feeling. Association: The building retains integrity of location, design, materials, workmanship, and feeling, and thus continues to convey its historic association with the early residential development of the Palisades Tract. The property therefore retains integrity of association. CONCLUSION The Craftsman residence at 435 Georgina Avenue was constructed by W.S. Freeman in 1913 for A.W. Morgan. Though several additions were made to the building over time, the house continues to convey its historic significance as one of the earliest extant homes constructed in the first portion of the Palisades Tract, originally subdivided in Because it is strongly associated with the early development of a significant residential tract, the 1913 Craftsman residence at 435 Georgina Avenue is eligible for designation as a City of Santa Monica Landmark under Criterion 1.

14 BIBLIOGRAPHY 435 Georgina Ave. Department of Parks and Recreation Continuation Sheet. Jones & Stokes. December Architects Keep Designing New Plans. Los Angeles Herald. August 28, Architectural Resources Group and Historic Resources Group. City of Santa Monica Historic Context Statement. Prepared for the City of Santa Monica. March California Historical Resources Inventory. August 15, City of Santa Monica building permits. City of Santa Monica. Historic Resources Inventory, Phase III. Final Report. Prepared by Leslie Heumann and Associates, City of Santa Monica. Santa Monica Citywide Historic Resources Inventory Update Final Report. Prepared by ICF Jones & Stokes, November Gardeners Solve Unusual Problem. Los Angeles Herald. October 26, ICF Jones & Stokes. Final Report: Appendix C: Santa Monica Citywide Survey Historic Resources. Pacific Mutual Stock Doubled. Los Angeles Times. January 3, Rezoning of Bay Tract to Be Aired. Los Angeles Times. May 24, Sanborn Fire Insurance Company Maps of Santa Monica. 1918, Southwest Contractor and Manufacturer. Vol U.S. Department of the Interior. National Park Service, National Register Bulletin 15: How to Apply the National Register Criteria for Evaluation. Washington, D.C.: National Park Service, U.S. Department of the Interior. National Register Bulletin 16A: How to Complete the National Register Registration Form. Washington, D.C.: National Park Service, Will Erect 12 Houses in the Palisades Tract. Los Angeles Herald. November 23, 1912.

15 PERMIT HISTORY Date Owner Architect/Contractor Description of Work 7/25/1913 A.W. Morgan W.S. Freeman 9-room residence on Lot 21, Block J Palisades Tract 6/13/1922 A.W. Morgan W.S. Freeman 2-room addition to residence 5/12/1926 E.B. Davis James F. Moore Servants quarters added to back of house 11/5/1934 Mrs. Emma L. Davis Frank Wilson Interior alterations 2/9/1988 Dr. and Mrs. E. Stern Stephen Derek Weiser/Rolando Addition to study and game rooms Mencia Construction 2/7/1994 Dr. Eugene Stern Stephen Weiser/Rolando Mencia New concrete footing and plywood shear walls 15

16 SITE MAP 16 N

17 SANBORN MAP,

18 SANBORN MAP,

19 HISTORIC PHOTOGRAPHS 19 A. W. Morgan House, Source: Santa Monica Public Library. A. W. Morgan House (rear), Source: Santa Monica Public Library.

20 20 A.W. Morgan House, Source: Santa Monica Public Library.

21 EXISTING CONDITIONS PHOTOGRAPHS 21 South and west façades, facing northeast. (Historic Resources Group) South (primary) façade, facing north. (Historic Resources Group)

22 22 South and east façade, facing northwest. (Historic Resources Group) North (rear) façade, facing south. (Coldwell Banker/The MLS)