APPENDIX E. Cultural Resources Reports

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25 1042 South La Cienega Boulevard Los Angeles Historic Resource Report Prepared by Christopher A. Joseph & Associates W. Olympic Boulevard, Suite 101 Los Angeles, CA May 2008

26 1. INTRODUCTION 1.1 Purpose and Qualifications The purpose of this report is to determine and set forth whether or not a development project (sometimes referred to as the Project ) on the property located at 1042 South La Cienega Boulevard in the City of Los Angeles will impact historic resources. The property is situated in west Los Angeles and is bounded by La Cienega Boulevard on the west, empty lots on the north and south, and Spanish Colonial Revival duplexes on South Alfred Street to the east. The Project involves the demolition of the existing buildings on the site and construction of a four-to five-story eldercare facility. Teresa Grimes and Jay Fantone of Christopher A. Joseph & Associates were responsible for the preparation of this report. Ms. Grimes fulfill the qualifications for historic preservation professionals outlined in Title 36 of the Code of Federal Regulations, Part Methodology In conducting the analysis of potential historic resources and impacts, the following tasks were performed: 1. Conducted a field inspection of the project site and surrounding area to determine the study area and to identify potential historic resources. This report addresses only the building at 1042 South La Cienega Boulevard. Photographs of the building were taken during the field inspection. Architectural characteristics of the building were also noted at that time. 2. Consulted the California Historic Resources Inventory System (CHRIS) to determine whether or not the building is currently designated as a landmark at the national, state, or local levels or previously identified or documented as a historic resource. CHRIS includes properties listed and determined eligible for listing in the National Register of Historic Places, listed and determined eligible for listing in the California Register of Historical Resources, California Register of Historical Landmarks, Points of Historical Interest, as well as properties that have been evaluated in historic resources and other planning activities South La Cienega was not identified in CHRIS. 3. Researched the history of the building to establish the date of construction, subsequent alterations, and the names of the original owners, architects, and builders. Sources consulted included City of Los Angeles building permit records, County of Los Angeles Tax Assessor records, and Sanborn Fire Insurance Maps. 4. Researched the history of the persons associated with the building at the Los Angeles Public Library including a review of relevant databases, books, and articles. 5. Researched the history and context of the building at the Los Angeles Public Library and the USC Digital Library including books, articles, and historic resource surveys involving mid-century apartment buildings. 6. Reviewed and analyzed ordinances, statutes, regulations, bulletins, and technical materials relating to federal, state, and local historic preservation designations, and assessment processes and programs South La Cienega Boulevard - Historic Resource Report 1

27 2. REGULATORY ENVIRONMENT 2.1 Regulatory Environment Generally, a lead agency must consider a property a historic resource under the California Environmental Quality Act if it is eligible for listing in the California Register of Historical Resources (California Register). The California Register is modeled after the National Register of Historic Places (National Register). Furthermore, a property is presumed to be historically significant if it is listed in a local register of historic resources or has been identified as historically significant in a historic resources survey (provided certain criteria and requirements are satisfied) unless a preponderance of evidence demonstrates that the property is not historically or culturally significant. 1 The National and California Register designation programs are discussed below. National Register of Historic Places The National Register is "an authoritative guide to be used by federal, state, and local governments, private groups and citizens to identify the nation's cultural resources and to indicate what properties should be considered for protection from destruction or impairment." 2 Criteria To be eligible for listing in the National Register, a property must be at least 50 years of age and possess significance in American history and culture, architecture, or archaeology. A property of potential significance must meet one or more of four established criteria: 3 A. Associated with events that have made a significant contribution to the broad patterns of our history; or B. Associated with the lives of persons significant in our past; or C. Embody the distinctive characteristics of a type, period, or method of construction or that represent the work of a master, or that possess high artistic values, or that represent a significant and distinguishable entity whose components may lack individual distinction; or D. Yield, or may be likely to yield, information important in prehistory or history. Physical Integrity According to National Register Bulletin 15, to be eligible for listing in the National Register, a property must not only be shown to be significant under National Register criteria, but it also must have integrity. Integrity is defined in National Register Bulletin 15 as "the ability of a property to convey its significance. 4 Within the concept of integrity, the National Register recognizes seven aspects or qualities that in various combinations define integrity. They are feeling, association, workmanship, location, design, setting, and materials. 1 Public Resources Code Section and 14 CCR Section Title 36 Code of Federal Regulations Part Title 36 Code of Federal Regulations Part National Register Bulletin #15, pp South La Cienega Boulevard - Historic Resource Report 2

28 Context To be eligible for listing in the National Register, a property must also be significant within a historic context. National Register Bulletin 15 states that the significance of a historic property can be judged only when it is evaluated within its historic context. Historic contexts are those patterns, themes, or trends in history by which a specific...property or site is understood and its meaning...is made clear. 5 A property must represent an important aspect of the area s history or prehistory and possess the requisite integrity to qualify for the National Register. California Register of Historical Resources In 1992, Governor Wilson signed Assembly Bill 2881 into law establishing the California Register. The California Register is an authoritative guide used by state and local agencies, private groups and citizens to identify historic resources and to indicate what properties are to be protected, to the extent prudent and feasible, from substantial adverse impacts. The California Register consists of properties that are listed automatically as well as those that must be nominated through an application and public hearing process. 6 The California Register automatically includes the following: California properties listed in the National Register and those formally Determined Eligible for the National Register; California Registered Historical Landmarks from No onward; and Those California Points of Historical Interest that have been evaluated by the Office of Historic Preservation (OHP) and have been recommended to the State Historical Resources Commission for inclusion on the California Register. The criteria for eligibility of listing in the California Register are based upon National Register criteria, but are identified as 1-4 instead of A-D. To be eligible for listing in the California Register, a property must be at least 50 years of age and possess significance at the local, state, or national level, under one or more of the following four criteria: 1. It is associated with events that have made a significant contribution to the broad patterns of local or regional history, or the cultural heritage of California or the United States; or 2. It is associated with the lives of persons important to local, California, or national history; or 3. It embodies the distinctive characteristics of a type, period, or method of construction or represents the work of a master, or possesses high artistic values; or 4. It has yielded, or has the potential to yield, information important in the prehistory or history of the local area, California, or the nation. Historic resources eligible for listing in the California Register may include buildings, sites, structures, objects, and historic districts. Resources less than 50 years of age may be eligible if it can be demonstrated that sufficient time has passed to understand its historical importance. While the enabling 5 National Register Bulletin #15, p Public Resources Code Section South La Cienega Boulevard - Historic Resource Report 3

29 legislation for the California Register is less rigorous with regard to the issue of integrity, there is the expectation that properties reflect their appearance during their period of significance. 7 The California Register may also include properties identified during historic resource surveys. However, the survey must meet all of the following criteria: 8 1. The survey has been or will be included in the State Historic Resources Inventory. 2. The survey and the survey documentation were prepared in accordance with office [SOHP] procedures and requirements. 3. The resource is evaluated and determined by the office [SOHP] to have a significance rating of Category 1 to 5 on a DPR Form If the survey is five or more years old at the time of its nomination for inclusion in the California Register, the survey is updated to identify historical resources which have become eligible or ineligible due to changed circumstances or further documentation and those which have been demolished or altered in a manner that substantially diminishes the significance of the resource. OHP Survey Methodology The evaluation instructions and classification system proscribed by OHP in its Instructions for Recording Historical Resources provide a three-digit evaluation code for use in classifying potential historic resources. In 2003, the codes were revised to address the California Register. The first digit indicates the general category of evaluation. The second digit is a letter code to indicate whether the resource is separately eligible (S), eligible as part of a district (D), or both (B). The third digit is a number, which is coded to describe some of the circumstances or conditions of the evaluation. The general evaluation categories are as follows: 1. Listed in the National Register or the California Register. 2. Determined eligible for listing in the National Register or the California Register. 3. Appears eligible for listing in the National Register or the California Register through survey evaluation. 4. Appears eligible for listing in the National Register or the California Register through other evaluation. 5. Recognized as historically significant by local government. 6. Not eligible for listing or designation as specified. 7. Not evaluated or needs re-evaluation. 7 Public Resources Code Section Public Resources Code Section South La Cienega Boulevard - Historic Resource Report 4

30 2.2 Building History and Description The project site is located near the intersection of two major thoroughfares in the City of Los Angeles. La Cienega Boulevard is the major commercial thoroughfare located directly west of the project site, while Olympic Boulevard is situated less than a block north. The immediate area around the project site is characterized by low-rise cmmercial buildings and multi-family residential apartments. A Jewish school and temple is located on the opposite side of the street. The streetscape is modest, consisting of evenly spaced streetlights and a few sporadically planted trees. Empty gravel lots are located directly north and south of the project site. Four Spanish Colonial Revival Style duplexes are located directly east. The four duplexes adjacent to the project site are part of South Carthay Historic Preservation Overlay Zone (HPOZ). Designated in 1984, the South Carthay HPOZ is generally bounded by Olympic Boulevard on the north, Alfred Street on the west, Crescent Heights Boulevard on the east, and Pico Boulevard on the south. The area was the former vegetable fields for Ralph s Market. The residential development of the area began in the early 1930s. Almost half of the single-family dwellings in South Carthay were designed and built by the Greek developer Spyros George Ponty. Ponty and other contractors constructed homes in the Spanish Colonial Revival style. The characteristic use of the low-pitched red tile roofs, arched doors and windows, and smooth stucco exterior finishes provides visual continuity and cohesiveness to the neighborhood. The nearby Carthay Circle HPOZ is also a residential area and is located north of Olympic Boulevard. Designated in 1998, it is generally bounded by Olympic Boulevard on the south, Warner Drive on the north, Fairfax Avenue on the east, and Schumacher Drive on the west. The area was developed by J. Harvey McCarthay between 1922 and 1944, and was originally called Carthay Center. He envisioned the neighborhood as a complete community with a church, elementary school, hotel, theater, commercial center, and variety of housing types. The architecture is dominated by the Spanish Colonial Revival style but also includes examples of Tudor, French, and American Colonial Revival styles. It was the first subdivision in Los Angeles planned with underground utilities, providing an uncluttered and cohesiveness streetscape. The three buildings located at 1042 S. La Cienega Boulevard comprise an apartment complex. It is an early example of the mid-century modern style. The complex is comprised of three two-story apartment buildings arranged around a common atrium and swimming pool. The wood-framed, stucco-covered complex was completed in The buildings are generally rectangular in shape and arranged symmetrically around an atrium and small central swimming pool (see View 1). The buildings are characterized by plain undecorated surfaces, an overall lack of ornament, large windows, and a flat roof. The largest building is located at the rear of the lot and extends the full length of the lot s eastern edge. Two smaller buildings are oriented parallel to each other and perpendicular to the larger building. The two smaller buildings are identical but reverse in plan. Surface parking lots are located along the north and south edges of the lot and border the smaller buildings. The 36-unit complex is enclosed by a concrete block wall except on its primary façade. The common atrium is T-shaped in plan and is characterized by a small central pool, a limited amount of landscaping as well as a series of elevated walkways providing access to the second floor apartments (see View 2). Painted iron stairways at the northeast and southeast corner of the atrium provide access to the elevated walkways and second floor apartments of the larger building at the rear of the lot. A single elevated landing at the south end of the pool, adjacent to the primary entryway, leads to a pair of painted iron stairs that extend north and south to the second floor walkways and entrances of the small parallel buildings. Semi-circular porches protrude into the atrium from the front of most second floor entryways, providing small semi-public porches to tenants. Thin painted iron beams support the porches. The asphalt floor of the atrium enables access to all ground floor apartments. The pool is rectangular in shape and measures 20 by 36. A painted iron fence surrounds its perimeter. The only permanent landscaping is located behind the primary entryway, at the west end of the pool. Mature palms rise above the second 1042 South La Cienega Boulevard - Historic Resource Report 5

31 floor walkways and smaller plantings surround them. All railings and stairs are painted and include a modest recurring decorative motif of a vertical branch with three pairs of leaves (see View 3). The motifs are consistently spaced several feet from each other and are in contrast to the lack of other ornamentation and the stark geometric shape and of the building. The primary façade and entryway is located along La Cienega Boulevard and is comprised of the west elevation of the two smaller buildings and a large central entryway (see View 4). The space between the two buildings provides street access to the building and serves as the primary entryway. The ground floor of both buildings is comprised of a single apartment, a centrally located stairwell and electric iron gates that allow access to the parking lots. The ground floor apartments are located adjacent to the primary entryway. The entryways are raised slightly above the sidewalk and painted iron railings line the small number of stairs leading to the doors. Ashlar stone surrounds the base of the stairs. Both doors are obscured by an exterior iron security door. Next to the single ground floor units are painted iron stairs that allow tenants access to the second floor apartments along La Cienega Boulevard. A security gate at the top of the stairwell limits public access. Additionally, the second floor extends over the ground floor at the far north and south end of the primary façade. The absence of ground floor apartments allows access into the north and south parking lots. Iron gates secure the surface parking lots. As stated before, the primary entryway is located along La Cienega Boulevard between the two small buildings (see View 5). It is over two stories in height from the ground floor to the tip of the gabled roof. The exterior stucco around and the entryway has been combed with long vertical grooves. In front of the combed walls are ashlar stone planters holding mature plants. A small centrally located planter advertises the buildings address and supports the built-in call box. Identical iron security gates flank the central planter and allow access into the interior atrium. In addition to the primary façade, only the interior facades around the atrium contain similar decorative elements. The north and south exterior facades are unadorned, while the east façade is obstructed from view. The fenestration is asymmetrical and consists a variety of rectilinear window types. The majority of the windows are large, rectangular in shape, and situated vertically in horizontal bands. Window types include fixed pane, one-over-one, and hopper wood-framed windows. Windows on the primary elevation are arranged asymmetrically; a pair of fixed pane sash windows flank a one-over-one window and is located between the ground floor entrances and primary entryway. Fenestration in the courtyard is similar to the primary façade. It is also asymmetrical and consists of a variety of large rectilinear window types arranged in various manners. The bathroom windows are smaller than the others and arranged horizontally, consisting of a central fixed pane flanked by equal-sized panes on sliding slashes. Some of the windows have been covered with screens or replaced with single A.C. units. However, the majority of the windows appear intact. A flat roof covers the three buildings except along La Cienega where it gables upwards above the primary entryway. The overhanging roof extends several feet from the building along the primary façade, around the edges of the atrium and above the second floor walkways. According to permit records, a limited number of alterations have occurred since the building s construction. Most significantly is the removal of canvas awnings in 1961 and the construction of a billboard in While there are no traces of the canvas awnings, the billboard corresponds with current visual observations. Additionally, the City of Los Angeles enacted a fencing ordinance in 1956 requiring all pool areas to be properly enclosed. It is presumed that the iron fence surrounding the pool was added later to comply with this safety code. Other minor alterations are not documented by permit records, but are apparent from visual observation South La Cienega Boulevard - Historic Resource Report 6

32 3. EVALUATION OF SIGNIFICANCE 3.1 California Register of Historic Places Criterion 1 The building at 1042 South La Cienega Boulevard does appear eligible under Criterion 1 as it is not associated with events that have made a significant contribution to the broad patterns of local or regional history or the cultural heritage of California or the United States. The only context considered was the development of west Los Angeles, particularly the South Carthay area as well as the nearby Carthay Circle area. Sanborn Maps from 1950 reveal the area around the project site had been completely developed during the previous decades. However, the project site remained undeveloped. The building is not significant in the context of the development of west Los Angeles because it is merely one of many apartment buildings constructed during the postwar era. It did not stimulate or play a crtical role in the development of the area. Furthermore, it should be noted that the buildng is not associated with the development of South Carthay or Carthay Circle. Criterion 2 The property at 1042 South La Cienega Boulevard does appear eligible under Criterion 2 as it is not associated with the lives of persons important to local, California, or national history. The original building permit identifies GoldSmoth Konheim Corp. as the original owners and Buckeye Construction Co. as the contractor. George Konheim and Bram Goldsmith were President and Vice President of Buckeye Construction Company, respectively. According to building permit records, Fracati Inn. acquired the property by Martin Communications Inc. appears as the owner of the building on permits dating to None of the research conducted for this appear suggest that any of the individuals appear to have been persons of historic significance. As such, the building does not appear eligible under Criterion 2. Criterion 3 The property at 1042 South La Cienega Boulevard does appear eligible under Criterion 3 as it does not embody the distinctive characteristics of a type, period, region, or method of construction, or represent the work of a master, or possesses high artistic values. As stated earlier, the building was designed by Samuel Reisbord in the mid-century modern style and constructed by the Buckeye Construction Company in In the years immediately following World War II, local trends in residential development and design began to shift dramatically. While the majority of development prior to this period was in the form of single-family development, the postwar period is marked by a proliferation of multi-family dwellings. This was largely in response to the overall housing shortage that created a need for higher density to accommodate the influx of new residents. These new dwellings tended to be two to four-stories in height, oriented around a central garden or courtyard, and typically featured a central lobby and common stairwells. As such they were aptly named garden apartments. Garden apartments were the dominant multi-family housing type in Southern California from the mid-1940s through the 1960s. Also popular during this period was the mid-century modern architectural style. The term mid-century modern generally describes postwar developments in modern design from approximately 1945 to Mid-century modern was much more organic in form and less formal than the International Style. It is characterized by clear expression of structure and materials, large expanses of glass, smooth wall surfaces, lack of exterior decoration, flat roof, exterior staircases, as well as organic sculptural forms and geometric shapes South La Cienega Boulevard - Historic Resource Report 7

33 While the building itself is representative of garden apartments in the mid-century modern style, it does not appear to be significant within that context. It is not a particularly early of the style and does not appear in any of the literature on the subject. There are many examples of the style throughout Los Angeles. Better examples typically have a more prominent street-facing elevation and sometimes feature the building name as a graphic sign or attached sculptural elements. If there were a collection of similar building types in close proximity to each other, the subject building could be a contributor to this collection. However, such is not the case. Individually, the building is not of architectural significance. Samuel Reisbord was a prolific Southern California architect during the 1950s and 1960s. He is credited with a variety of buildings types in the mid-century modern style, including civic, commercial, and residential buildings. While Samuel Reisbord appear to have been a successful and talented architect, there is no evidence that he was or would be considered a master. He is not mentioned in any of the standard literature on the subject of modern architecture in Los Angeles, nor does his body of work suggest that he should be considered an unknown master architect. Criteria 4 Criterion 4 was not considered in this report, as it generally applies to archeological resources. Assessment of Integrity To be eligible for listing in the National Register, a property must not only be shown to be significant under the National Register criteria, but it must also have integrity. According to the National Register, integrity is the ability of a property to convey its significance. While some factors of integrity are more important than others depending on the property, a majority of seven should be retained. Location The place where the historic property was constructed or the place where the historic event occurred. As the existing building has not been moved, the integrity of location has been retained. Setting The physical environment of the historic property. The setting refers to the character of the property and involves the how the property is situated and its relationship to the surrounding features and open space. According to Sanborn Maps, the surrounding structures appear the same. There are empty lots located north and south of the property as well as South Carthay residential neighborhood to east. The fixed integrative landscaping remains intact and the flora has matured. Overall, integrity of setting has been retained. Materials 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. Almost all of the exterior materials dating from the period of significance have been retained. Several of the windows have been removed or replaced, but the majority are original. As such, the integrity of materials has been retained. Design The combination of elements that create the form, plan, space, structure, and style of a property. The structural system, massing, arrangement of spaces, pattern of fenestration, textures and colors of surface materials have been retained. Additionally, the type, amount, and style of ornamental detailing and arrangement and type of plantings have been retained. As such, the integrity of design has been retained South La Cienega Boulevard - Historic Resource Report 8

34 Workmanship The physical evidence of the crafts of a particular culture or people during any given period in history or prehistory. The limited amount of detailing has been retained. Thus, the integrity of workmanship has been retained. Feeling A property s expression of the aesthetic or historic sense of a particular period of time. The aesthetic and historic sense of the mid-century modern style and garden apartments has been retained. Thus, the integrity of feeling has been retained. Association The direct link between an important event or person and a historic property. The building s physical features remain and are representative of the mid-century modern style. Thus, the integrity of association with its period of significance has been retained. Conclusions The building retains all factors of integrity. 3.2 Conclusions The building at 1042 South La Cienega Boulevard is not a historic resource subject to CEQA. It is not currently designated as a landmark at the national, state, or local levels and does not appear eligible for such listing due to a lack of significance. Specifically, it does not appear eligible for listing in the California Register. It is not the site of any historic events and does not represent any broad patterns in history. It is not associated with any persons of historic significance. While it is a representative example of a mid-century garden apartment building, it does not appear to be significant within that context. The architect Samuel Reisbord seemed to be successful, and perhaps talented, but would not be considered a master. 4. PROJECT IMPACTS 4.1 Determining the Significance of Impacts on Historic Resources In enacting the California Register, the Legislature amended CEQA to clarify which properties are significant, as well as which project impacts are considered to be significantly adverse. A project that may cause a substantial adverse change in the significance of a historical resource is a project that may have a significant effect on the environment. 9 A substantial adverse change means demolition, destruction, relocation, or alteration of the resource such that the significance of a historical resource would be materially impaired. 10 The State CEQA Guidelines include a slightly different definition of substantial adverse change : Substantial adverse change in the significance of a historical resource means physical demolition, destruction, relocation, or alteration of the resource or its immediate surroundings such that the significance of a historical resource would be materially impaired Public Resource Code Section Public Resource Code Section (q). 14 CCR Section (b)(2)(A) South La Cienega Boulevard - Historic Resource Report 9

35 The Guidelines go on to state that the significance of a historic resource is materially impaired when a project demolishes or materially alters in an adverse manner those physical characteristics that convey its significance and that justify its inclusion in or eligibility for inclusion in the California Register, local register, or its identification in a historic resources survey. 12 According to National Register Bulletin 15, to be eligible for listing in the National Register, a property must not only be shown to be significant under National Register criteria, but it must also have integrity. Integrity is defined as the ability of a property to convey its significance. The City of Los Angeles CEQA Thresholds Guide (2006, pp. D.3-3 and D.3-4) states that a project would normally have a significant impact on historic resources if it would result in a substantial adverse change in the significance of a historic resource. A substantial adverse change in significance occurs if the project involves: Demolition of a significant resource; Relocation that does not maintain the integrity and (historical/architectural) significance of a significant resource; Conversion, rehabilitation, or alteration of a significant resource which does not conform to the Secretary of the Interior s Standards for Rehabilitation and Guidelines for Rehabilitating Historic Buildings; or Construction that reduces the integrity or significance of important resources on the site or in the vicinity. 4.2 Project Description The Project proposes redevelopment of the site with an eldercare cacility and associated amenities. The proposed Project would involve the construction of a four- to five-story, 150,457 square-foot building over two levels of subterranean parking. Once constructed, the building would reach approximately 65 feet in height. The Project s design motif and landscaping plan would enhance the aesthetic appeal of both the Project site and surrounding area. Furthermore, the proposed Project has been designed to be sensitive to the adjacent residential neighborhood on the eastern edge of the Project site. 4.3 Project Impacts There are no historic resources subject to CEQA on the project site. The only historic resource in the immediate vicinity of the project site is the South Carthay HPOZ. The impact of the Project on the HPOZ would be less than significant because the Project would not materially alter the HPOZ. No buildings in the HPOZ would be demolished, relocated, or altered as a result of the Project. The HPOZ will remain an exceptional and intact collection of Spanish Colonial Revival style residential buildings from the 1930s CCR Section (b)(2) South La Cienega Boulevard - Historic Resource Report 10

36 5. SOURCES City of Los Angeles Building Permits. Gleye Paul. The Architecture of Los Angeles. Los Angeles: Rosebud Books, Gebhard, David, and Robert Winter, Los Angeles: An Architectural Guide. Salt Lake City: Gibbs Smith Publisher, Gebhard, David, and Harriet von Breton, Los Angeles in the Thirties: Los Angeles: Hennessey & Ingalls, Harris, Cyril. American Architecture: An Illustrated Encyclopedia. New York: W.W. Norton & Company, Los Angeles County Tax Assessor, Maps. Los Angeles Times, various dates. McAllester, Virginia and Lee. A Field Guide to American Houses. New York: Alfred A. Knopf, 1996, pp Polyzoides, Stephanos, Roger Sherwood and James Tice. Coutyard Housing in Los Angeles. New York: Princeton Architectural Press, Second edition, Sanborn Maps South La Cienega Boulevard - Historic Resource Report 11

37 View 1: Central pool and atrium near primary entryway. View 2: Elevated walkways around atrium. View 3: Painted iron stairs and recurring decorative motif South La Cienega Boulevard - Historic Resource Report 12

38 View 4: Primary façade along La Cienega Boulevard. View 5: Detail of primary entryway South La Cienega Boulevard - Historic Resource Report 13