it i a I RLY Cultural Heritage Commission Report : b 1111 II I

Transcription

1 RLY City of Beverly Hills Planning Division 455 N. Rexford Drive Beverly Hills, CA TEL. (310) FAX. (310) Cultural Heritage Commission Report Meeting Date: Subject: Project Applicant: Recommendation: October 1, WILSHIRE BOULEVARD WILSHIRE-REXFORD OFFICE BUILDING Landmark Nomination Landmark Nomination of the Wilshire-Rexford Office Building at 9300 Wilshire Boulevard as a local landmark for inclusion onto the Beverly Hills Register of Historic Properties. Pursuant to the provisions set forth in the California Environmental Quality Act (CEQA), the Cultural Heritage Commission will also consider adoption of a Categorical Exemption for this project Wilshire LLC, property owner Adopt a resolution recommending that the City Council designate the Wilshire-Rexford Office Building as a Landmark and place it onto the Beverly Hills Register of Historic Properties Wi vr a; : b 0 it i 1111 II I a I ii 9300 Wilshire Boulevard Wllshire-Rexford Office Building Attachment(s): 1. Resolution, including City Landmark Assessment Report (by OAC October 2018) as an Exhibit Report Author and Contact Information: Reina Kapadia, AICP, Associate Planner (310) rkapadiabeverlyhills.org 49

2 J7 Cultural Heritage Commission Report 9300 Wilshire Boulevard Landmark Nomination October 1, 2018 REPORT SUMMARY The Wilshire-Rexford Office Building has been assessed for eligibility as a Local Landmark under Beverly Hills Municipal Code (BHMC) Title 10, Chapter 3, Article 32 (Historic Preservation Ordinance). A City Landmark Assessment Report prepared by Jan Ostashay of Ostashay & Associates Consulting (Exhibit A of Attachment 1) provides background information and historic assessment of the property, and concludes that the property appears to be eligible as a local landmark. City staff peer-reviewed the submitted report, conducted a site visit of the property, and drafted findings in support of the property s landmark eligibility under BHMC Section (Landmark Designation Criteria). The resolution in Attachment 1 recommends that the City Council designate the property as a Landmark and place it on the Beverly Hills Register of Historic Properties. BACKGROUND On July 11, 2018, the Cultural Heritage Commission considered the proposal to initiate landmark proceedings on the property and conducted a Preliminary Hearing (pursuant to the requirements in BHMC ), and found that the property appeared to be eligible as a landmark under the criteria in BHMC The subject property had previously been preliminarily evaluated in the City s 2006 Historic Resource Survey and identified as a contributor to a potential California Register district of post-world War II modern office buildings. The City s historic consultant, Jan Ostashay of Ostashay & Associates Consulting, has completed a landmark assessment and evaluation report on the subject property (Exhibit A of Attachment 1) which concludes that the property qualifies for local listing. DISCUSSION The commercial building is located at the southwest corner of Wilshire Boulevard and Rexford Drive, north of Charleville Boulevard and east of South Elm Drive. The office building was built by the contractor Twaits-Wittenburg Company in 1963 for owner 9300 Wilshire Corporation and contains four floors, three levels of underground parking, and a two-story penthouse. The building s designer, Sidney Eisenshtat, graduated from the USC School of Architecture, worked for noted Beverly Hills architect Arthur Froehlich (both men are included on the City s List of Master Architects), and grew to be a prolific local architect of the Modern era. His other notable works in the City include the Union Bank commercial building at the southwest corner of Wilshire Boulevard and South Beverly Drive, Temple Emanuel and associated school at 8844 Burton Way, and the Friar s Club which sat at 9900 Santa Monica Boulevard (demolished 2011). The 65,000 square foot, six-story building was one of the earlier commercial structures to transform the Beverly Hills skyline and the Wilshire Boulevard corridor in the 1960s. The building is nearly rectangular in plan with a flat roof deck and concrete parapet wall with two primary elevations facing onto Wilshire Boulevard and Rexford Drive. Its architectural style can be described as Modernist with influences from the New Formalism movement in architectural design. The most prominent character-defining feature of the building is its unique modular, grid-like screen wall along the north and partial east (primary) elevations. The innovative smooth, reinforced concrete sheath façade wall is punctuated by rectangular openings with filleted corners to reveal the inset bronze colored aluminum framed windows behind. A full architectural description of the property can be found in the City Landmark Assessment Report by Ostashay and Associates Consulting in Attachment 1. 50

3 BEVERLY HILLS Cultural Heritage Commission Report 9300 Wilshire Boulevard Landmark Nomination October 1, 2018 Based on the City Landmark Assessment Report and other evidence, the subject property appears to satisfies the following Landmark Criteria (pursuant to BHMC ) in support of its landmark nomination: A.1 (age), A.2 (artistic value and architectural style), A.3 (integrity), A.4 (historic value), and B.6 (voluntary designation). Findings justifying landmark nomination are contained in Section 6 of the resolution in Attachment 1. Pursuant to Preservation Brief 17 from the National Park Service, identifying those visual and tangible aspects of the historic building that help to convey an understanding about the significance of the resource is essential in the defining the character-defining features as they relate to the preservation of a historic site. These prominent features, such as types of construction materials, construction methods, the delineation of spaces, architectural styling, etc. are key features that give a building its visual character and without these elements, the essential aspects of its historic nature may be irreparably damaged. Below is a summary of the character-defining features for the subject property (also found in Section 7 of the resolution in Attachment 1). The character-defining features associated with the subject office tower are those exterior features on the property that reflect and define its property type as a modern office building and its Modernist architectural style with Neo Formalist attributes. Such features include, but are not limited to the following overall visual aspects: Prominent location along Wilshire Boulevard on the southwest corner of South Rexford Drive Rectangular shape plan of the building Two primary, symmetrical elevations (north and east) Flat roof with two-story extended perforated concrete modular, grid-like screen/parapet wall Smooth textured exterior concrete walls with vertical score lines at all four elevations Concrete modular, grid-like wall screens at north (front) and east (side) elevations with symmetrical oblong rounded rectangular openings Symmetrical fenestration pattern at north, east, south, west elevations Unadorned decorative concrete panels set at every floor within each elongated pilaster at north and east elevations Large floor-to-ceiling bronze color aluminum framed storefront windows at ground floor level (north, east elevations) Fixed bronze color aluminum framed windows with awning-type bottom louvers deeply set within oblong rounded rectangular window embrasures at north and east elevations Fixed bronze color aluminum framed windows with awning type bottom louvers set flush on wall plane along east, south, and west elevations Floor-to-ceiling deeply set transitional fixed-pane, clear glass, bronze aluminum framed windows with obscure glass spandrels set along east elevation 51

4 Promote Cultural Heritage Commission Report 9300 Wilshire Boulevard Landmark Nomination October 1, 2018 Marble clad podium base set within raised concrete rim planter (north, east elevations) ENVIRONMENTAL ASSESSMENT Designation of the Wilshire-Rexford Office Building in Beverly Hills as a local historic landmark was assessed in accordance with the authority and criteria contained in the California Environmental Quality Act (CEQA), the State CEQA Guidelines, and the environmental regulations of the City. It has been determined that designation of the subject property would not have a significant environmental impact and is exempt from CEQA pursuant to Sections 15061(b)(3), 15308, and of Title 14 of the California Code of Regulations. It can be seen with certainty that there is no possibility that the designation of the subject property may have a significant effect on the environment, as no specific development is authorized by this resolution, and any future development proposed pursuant to this resolution will require separate environmental analysis when the details of those proposals are known. Further, designating the office tower is an action of the City to protect and preserve a historic resource. PUBLIC OUTREACH AND NOTIFICATION On September 14, 2018, the owner of the subject property was notified in writing that the Cultural Heritage Commission would consider Landmark Nomination for the subject property at the Commission meeting on October 1, As of the time of publication of this report, no public comments have been received. Type of Notice Required Period Actual Period Required Actual Date Date Newspaper Notice n/a n/a n/a n/a Mailed Notice 15 Days 17 Days 9/16/18 9/14/18 (Property Owner Only) Property Posting n/a n/a n/a n/a Agenda Posting 24 Hours 6 Days 10/30/18 9/25/18 Website (Agenda) 24 Hours 6 Days 10/30/18 9/25/18 GENERAL PLAN CONSISTENCY Designation of the subject property as a local historic landmark is consistent with the objectives, principles, and standards of the General Plan. General Plan Policy HP 1.3 National, State, and Local Designation of Historic Resources encourages the establishment of programs encouraging the nomination of landmarks. RECOMMENDATION Staff recommends that the Cultural Heritage Commission adopt the attached resolution approving the landmark nomination for the Wilshire-Rexford Office Building in Beverly Hills and forward the recommendation to the City Council for approval. 52

5 LY Cultural Heritage Commission Report 9300 Wilshire Boulevard Landmark Nomination October 1, 2018 NEXT STEPS Should the Cultural Heritage Commission act to recommend landmark designation of the property, stall will forward the Commission s recommendation to the City Council to designate the subject property at 9300 Wilshire Boulevard as a local landmark and to place it on the Beverly Hills Register of Historic Properties. 53

6 Cultural Heritage Commission Report 9300 Wilshire Boulevard Landmark Nomination October 1, 2018 Attachment 7 Resolution, including City Landmark Assessment Report (by OAC October 2018) as an Exhibit 54

7 RESOLUTION NO. CHC A RESOLUTION OF THE CULTURAL HERITAGE COMMISSION OF THE CITY OF BEVERLY HILLS NOMINATING THE WILSHIRE-REXFORD OFFICE BUILDING AT 9300 WILSHIRE BOULEVARD, BEVERLY HILLS, FOR INCLUSION ON THE CITY OF BEVERLY HILLS REGISTER OF HISTORIC PROPERTIES Section 1. Article 32 of Chapter 3 of Title 10 of the Beverly Hills Municipal Code authorizes the City Council to designate local landmarks and historic districts and to place those properties and geographical areas on the City of Beverly Hills Register of Historic Properties. Section 2. On July 11, 2018, the Director of Community Development finalized a Preliminary Evaluation pursuant to Section l a.3 (Preliminary Evaluation) of the Beverly Hills Municipal Code, finding that the property may be eligible for designation as a landmark based on available evidence at the time. Section 3. On July 11, 2018, the Cultural Heritage Commission conducted a preliminary hearing regarding the property at 9300 Wilshire Boulevard in Beverly Hills, pursuant to Section A.5. (Landmark or Historic District Designation Proceedings; Preliminary Hearing) of the Beverly Hills Municipal Code, and concluded that the Wilshire-Rexford Office Building warranted formal consideration by the Commission for inclusion on the City of Beverly Hills Register of Historic Properties. Based on the Preliminary Evaluation issued by the Director and other evidence, the Commission found that sufficient evidence existed to conclude that the subject property merits formal consideration for landmark designation. Page lof 10 55

8 Section 4. On October 1, 2018, the Cultural Heritage Commission considered a City Landmark Assessment and Evaluation Report for the Wilshire-Rexford Office Building prepared by Jan Ostashay of Ostashay & Associates Consulting, which is attached hereto as Exhibit A and incorporated herein by reference, and other evidence provided during the proceedings regarding the potential nomination for landmark designation. Section 5. BACKGROUND. The commercial building is located at the southwest corner of Wilshire Boulevard and Rexford Drive, north of Charleville Boulevard and east of South Elm Drive. The building s designer, Sidney Eisenshtat, graduated from the USC School of Architecture, worked for noted Beverly Hills architect Arthur Froehlich (both men are included on the City s List of Master Architects), and grew to be a prolific local architect of the Modern era. His other notable works in the City include the Union Bank commercial building at the southwest corner of Wilshire Boulevard and South Beverly Drive, Temple Emanuel and associated school at 8844 Burton Way, and the Friar s Club which sat at 9900 Santa Monica Boulevard (demolished 2011). Designed to reflect New Formalism concepts the building was erected with four floors, three levels of underground parking, and a two-story penthouse. At six stories tall, it was one of the earlier commercial structures to transform the Beverly Hills skyline in the l960s. The building contains approximately 65,000 square feet of space, which includes the 2,700 square foot penthouse space. The building has a rectangular building plan with a flat roof deck and concrete parapet wall. It has two primary elevations, which face north towards Wilshire Boulevard and east fronting Rexford Drive. The north elevation is nine bays wide while the east elevation is 13 bays long. The rear (south) and west elevations are sheathed in smooth concrete and vary in height. These two secondary elevations lack much architectural treatment, but Page 2 of 10 56

9 contain large expanses of concrete wall punctuated by flush set aluminum framed windows arranged symmetrically. Two large off set metal louvered vent screens to cover the air duct intact and exhaust system are also off set along the rear (south) elevation. Both the front (north) façade and east (side) elevations are symmetrical in design by the arrangement of the fenestration. Because of the sloping topography, a portion of the building, at its northeast corner, is raised and set on a marble clad podium within a concrete planter base with builnose cap. The main entry into the building and lobby area, which is approached via granite stairs off Wilshire Boulevard, is centrally placed along the front façade. A pair of double glass doors with glazed transom and flanking glazed sidelites surround the entry portico. The deck landing of the main entry is also granite while the under ceiling is sheathed in plaster demarcated by symmetrical score lines and punctuated with recessed canned light fixtures. At the ground level the first floor level along Wilshire and a portion of the east elevation are defined by a series of floor-to-ceiling, bronze aluminum framed storefront windows. A pair of double glazed entry doors that provide access to the commercial unit at this level is offset to the west. The most dramatic aspect of the building along the front façade and a portion of the east elevation is the modular, grid-like screen that rises from the mezzanine level of the first floor to and past the fifth story penthouse suite. The screen wall, like the entire building, is constructed of reinforced concrete with a smooth texture that is accentuated by elongated vertical pilasters; deeply set vertical score lines; simple decorative concrete panels set on the pilasters and aligned with the vertical score lines; and a unique, symmetrical fenestration pattern. The screen is punctuated by a series of large recessed oblong rectangular shape with filleted corner window embrasures. The windows set within these openings are solar bronze glazed fixed-pane, bronze aluminum framed with awning type bottom louvers. A concrete canopy consisting of a series of attached half Page 3 of 10 57

10 circles was originally attached to building and offset within five of the bays, including the front entry area. This decorative canopy; however, was removed in Access to the subterranean, three-level garage area is off Rexford Drive via the paved driveway opening at the southern end of this side (east) elevation. A secondary pedestrian access to the building is also provided off Rexford Drive within the transitional glass vestibule that separates the decorative modular concrete wall screen at the front half of the building and the flush mounted, unadorned fenestration towards the back half of the structure. Section 6. FINDINGS AND DESCRIPTION OF PARTICULAR ATTRIBUTES JUSTIFYING LANDMARK DESIGNATION. The Cultural Heritage Commission finds, pursuant to the City of Beverly Hills Historic Preservation Ordinance, that the commercial office building satisfies the necessary requirements for designation as a local landmark based on the following: The Wilshire-Rexford Office Building is eligible under significance criterion A. 1. It is at least forty-five (45) years of age, or is a property of extraordinary significance. The subject property was completed in 1964, and in 2018 is 54 years of age. Therefore, the property satisfies this criterion. The Wilshire-Rexford Office Building is eligible under significance criterion A.2. It possesses high artistic or aesthetic value, and embodies the distinctive characteristics of an architectural style or architectural type, or architectural period. The subject property possesses high artistic value and embodies the design concepts of the Modernist architectural style with attributes from the New Formalism architectural design movement. Eisenshtat employed an innovative use of concrete and the Modernist attributes are evident in the form, shape, scale, material, and design of the modular concrete wall screen with oblong rounded Page 4 of 10 58

11 rectangular punctuated openings that wrap the north (front) and side (east) elevations of the building. The visual relationship between the building parts and the design as a whole manifest the distinctive characteristics of an architectural style and period. Therefore, the property satisfies this criterion. The Wilshire-Rexford Office Building is eligible under significance criterion A.3. It retains substantial integrity from its period of significance. The period of significance for the subject property is 1964, which is when it was constructed. The building retains the key elements to define its architectural style, association with master architect Sidney Eisenshtat, and its overall historic character from its period of significance. Minor alterations including the removal of the circular canopy at the front façade, removal of the aluminum window screens near the garage driveway opening along Rexford Drive, and the slight modification of the main entry portico do not compromise the property s integrity. Therefore, the property satisfies this criterion. The Wilshire Boulevard Building is eligible under significance criterion A.4. It has continued historic value to the community stcch that its designation as a landmark is reasonable and necessary to promote and further the purposes of this article. Therefore, the property satisfies this criterion. The Wilshire-Rexford Office Building located along the Wilshire Corridor in Beverly Hills continues to have historic value to the community as an excellent extant example of a unique modern commercial building designed with New Formalist inclinations and the work of Master Architect Sidney Eisenshtat. Therefore, the property satisfies this criterion. The Wilshire Boulevard Building is eligible under significance criterion B.6. The landmark designation procedure is initiated, or expressly agreed to, by the owner(s) of the Page 5 of 10 59

12 property. The landmark designation procedure was initiated by and expressly agreed to by the owner(s) of the property. Therefore, the property satisfies this criterion. Section 7. CHARACTER DEFINING FEATURES THAT SHOULD BE PRESERVED. Use and development of the Wilshire-Rexford Office Building shall be governed by the Secretary of the Interior s Standards for the Treatment of Historic Properties with Guidelines for Preserving, Rehabilitating, Restoring, and Reconstructing Historic Buildings (1995) by Weeks and Grimmer (herein referred to as the SOI Standards). These standards and guidelines have been formulated to ensure that any significant adverse changes to the property do not compromise those qualities that justify its listing as a landmark. The key features that should be preserved are as follows. The character-defining features associated with the Wilshire-Rexford Office Building are those exterior features on the facades that reflect the Modernist architectural style and define its association with Master Architect Sidney Eisenshtat. Such features include, but are not limited to the following: Prominent location along Wilshire Boulevard on the southwest corner of South Rexford Drive Rectangular shape plan of the building Two primary, symmetrical elevations (north and east) Flat roof with two-story extended perforated concrete modular, grid-like screen/parapet wall Smooth textured exterior concrete walls with vertical score lines at all four elevations Concrete modular, grid-like wall screens at north (front) and east (side) elevations with symmetrical oblong rectangular openings with filleted corners (on the front and partial Page 6 of 10 60

13 side elevations) Symmetrical fenestration pattern at north, east, south, west elevations Unadorned decorative concrete panels set at every floor within each elongated pilaster at north and east elevations Large floor-to-ceiling bronze color aluminum framed storefront windows at ground floor level (north, east elevations) Fixed bronze color aluminum framed windows with awning-type bottom louvers deeply set within oblong rounded rectangular window embrasures at north and east elevations Fixed bronze color aluminum framed windows with awning type bottom louvers set flush on wall plane along east, south, and west elevations Floor-to-ceiling deeply set transitional fixed-pane, clear glass, bronze aluminum framed windows with obscure glass spandrels set along east elevation Marble clad podium base set within raised concrete rim planter (north, east elevations) Section 8. DESIGNATION OF THE WILSHIRE-REXFORD OFFICE BUILDING AT 9300 WILSHIRE BOULEVARD AS A LANDMARK. The Cultural Heritage Commission finds that the Wilshire-Rexford Office Building qualifies for City Landmark designation pursuant to the Beverly Hills Historic Preservation Ordinance. The property at 9300 Wilshire Boulevard is, therefore recommended for landmark designation based on the recommendations in the City Landmark Assessment Report contained in Exhibit A and the Cultural Heritage Commission deliberations. Page 7 of 10 61

14 Section 9. GENERAL GUIDELINES AND STANDARDS FOR FUTURE PROPOSED CHANGES PURSUANT TO THE HISTORIC PRESERVATION ORDNANCE. The Secretary of the Interior s Standards for the Treatment of Historic Properties with Guidelines for Preserving, Rehabilitating, Restoring, and Reconstructing Historic Buildings (1995) by Weeks and Grimmer (herein referred to as the SOI Standards and Guidelines) are incorporated as reference. These standards and guidelines have been formulated to ensure that any significant adverse changes to the property do not compromise those qualities that justify its listing as a landmark. The guidelines and standards are an aid to public and private property owners, and others, formulating plans for new plantings, constructions, for rehabilitation or alteration of existing landscapes, associated structures, and for site development. The SOI Standards and Guidelines are also designed to be standards that City Staff and the Cultural Heritage Commission shall apply when making decisions about Certificates of Appropriateness as required by the City of Beverly Hills Historic Preservation Ordinance. The location and boundaries of the delineated resource are the property boundaries. Section 10. ENVIRONMENTAL ANALYSIS. Designation of the Wilshire Rexford Office Building as a local historic landmark was assessed in accordance with the authority and criteria contained in the California Environmental Quality Act (CEQA), the State CEQA Guidelines, and the environmental regulations of the City. It has been determined that designation of the Wilshire-Rexford Office Building would not have a significant environmental impact and is exempt from CEQA pursuant to Sections 15061(b)(3), 1530$, and of Title 14 of the California Code of Regulations. It can be said with certainty that there is no possibility that the designation of the Wilshire-Rexford Office Building may have a significant effect on the environment, as no specific development is authorized by this resolution, Page 8 of 10 62

15 Promote and any future development proposed pursuant to this resolution will require separate environmental analysis when the details of those proposals are known. Further, designating the Wilshire-Rexford Office Building is an action of the City to protect and preserve an historic resource. Section 11. GENERAL PLAN CONSISTENCY. Designation of the Wilshire Rexford Office Building as a local historic landmark is consistent with the objectives, principles, and standards of the General Plan. General Plan Policy HP National, State, and Local Designation of Historic Resources encourages the establishment of programs encouraging the nomination of landmarks. Section 12. The Cultural Heritage Commission hereby nominates, and recommends that the City Council designate, the Wilshire-Rexford Office Building as a local landmark included on the City of Beverly Hills Register of Historic Properties. Section 13. The record of proceedings for designation of the Wilshire-Rexford Office Building as a local landmark included on the City s Register of Historic Properties is maintained by the City as part of the official records of the Community Development Department at 455 North Rexford Drive, Beverly Hills, California, I /I Page 9 of 10 63

16 City Section 14. The Secretary shall certify to the adoption of the Resolution and shall cause the Resolution and his certification to be entered in the Book of Resolutions of the Cultural Heritage Commission of the City of Beverly Hills. Adopted: October 1, 2018 Attest: Richard Waldow Chair of the Cultural Heritage Commission of the City of Beverly Hills Mark Odell Secretary of the Cultural Heritage Commission Approved as to Form: Approved As To Content: David M. Snow Assistant City Attorney Mark Odell, Urban Designer Community Development Department Exhibit A Landmark Assessment & Evaluation Report by Ostashay & Associates Consulting, dated October 2018 Page 10 of 10 64

17 EXHIBIT A 65

18 CITY LANDMARK ASSESSMENT & EVALUATION REPORT OCTOBER 2018 WILSHIRE-REXFORD OFFICE BUILDtNG 9300 Wilshire Boulevard, Beverly Hills, CA Prepared for: City of Beverly Hills Community Development Department Planning Division 455 Rexford Drive, Beverly Hills, CA Prepared by: Jan Ostashay, Principal Ostashay & Associates Consulting P0 BOX 542, Long Beach, CA

19 THIS PAGE INTENTIONALLY BLANK 67

20 CITY LANDMARK ASSESSMENT AND EVALUATION REPORT Wilshire-Rexford Office Building 9300 Wilshire Boulevard Beverly Hills, CA APN: INTRODUCTION This landmark assessment and evaluation report, completed by Ostashay & Associates Consulting (OAC) for the City of Beverly Hills, documents and evaluates the local significance and landmark eligibility of the multi-story office building located at 9300 Wilshire Boulevard in the City of Beverly Hills. Included in the report is a discussion of the survey methodology used, a summarized description of the subject property and its construction/permit history (historical integrity), a brief contextual history of the property, a review of the City landmark criteria considered in the evaluation process, a formal evaluation of the property for City of Beverly Hills landmark eligibility, and any applicable supporting materials. FINDINGS The Wilshire-Rexford Office Building, located at 9300 Wilshire Boulevard, appears to satisfy the City s criteria for individual designation as a local City of Beverly Hills Landmark as required in Section of the Historic Preservation Ordinance (Beverly Hills Municipal Code Title 10, Chapter 3, Article 32). This property appears to satisfy all of the mandates of subsection A. and one of the mandates under subsection B. of the City s Landmark Designation Criteria. ASSESSMENT METHODOLOGY The landmark assessment was conducted by Jan Ostashay, Principal, of Ostashay & Associates Consulting. In order to identify and evaluate the subject property as a potential City landmark, an intensive-level survey of the site was conducted. The assessment included a review of the National Register of Historic Places (National Register) and its annual updates; the California Register of Historical Resources (California Register); and the California Historic Resources Inventory System (CHRIS) maintained by the State Office of Historic Preservation (OHP), as well as an examination of any relevant files maintained by the City of Beverly Hills. This review helped to identify any evaluations or survey assessments that had been previously completed for the property. For this current landmark assessment a site visit was performed and a review of photographic copies of original architectural plans, building permits, tax assessor records, and historic aerial photographs was conducted to document the property s existing condition and assist in evaluating the property for historical integrity and local significance. The City of Beverly Hills Wilshire-Rexford Office Building, 9300 Wilshire Boulevard City Landmark Assessment and Evaluation Report page 1 68

21 landmark criteria were employed to evaluate the local significance of the structure and its eligibility for individual designation as a City of Beverly Hills Landmark. The property was not evaluated for California Register or National Register eligibility under this current assessment. The following tasks were performed for the study: Searched records of the National Register, California Register, and California Historic Resources Inventory System (CHRIS) list. Conducted site-specific research on the subject property utilizing architectural plans, Sanborn Fire Insurance Maps (not available for this property), city directories, newspaper articles, professional journals and magazines, historical photographs, aerial photographs, and building permits, among other available primary and secondary resources. Reviewed and analyzed ordinances, statutes, regulations, bulletins, and technical materials relating to federal, state, and local historic preservation, designation assessment procedures, and related programs. Evaluated the potential historic resource based upon local criteria established by the City of Beverly Hills and utilized the OHP survey methodology for conducting survey assessments. PREVIOUS SURVEY EFFORTS AND EVALUATIONS Under previous survey efforts, the 9300 Wilshire Boulevard property was identified and surveyed in 2006 (revised 2007) by Jones & Stokes (ICE International) as part of a larger survey update effort (Historic Resources Survey Report, Survey Area 5: Commercial Properties). The survey concluded that the subject property appeared eligible as a contributor to a newly identified potential California Register historic district comprised of Post-World War Il-era modern office buildings located primarily along the Wilshire corridor. The property has not been formally placed on the National Register or California Register. PROPERTY INFORMATION Site and Setting. Located at the southwest corner of Wilshire Boulevard and South Rexford Drive, the property is situated amongst other commercial office buildings and financial institutions that share similar massing, height, scale, setbacks, and dates of construction. The commercial property at 9300 Wilshire Boulevard occupies two tied lots within Tract No that measure roughly 50 feet by 158 feet (lot 1417) and 51 feet by 158 feet (lot 1418). The modern style, multi-story building with subterranean parking was completed in 1964 with roughly 65,126 square feet of space. Architectural Description. The Wilshire-Rexford Office Building was designed by noted modernist architect Sidney Eisenshtat. The multi-story, reinforced concrete building was completed in 1964 with the certificate of occupancy issued on July 13, It was built as speculative development by Milton Gottlieb of Beverly Hills at a cost of approximately $3 Therefore, the property was assigned a California Register Status Code of 3CB. Wilshire-Rexford Office Building, 9300 Wilshire Boulevard City Landmark Assessment and Evaluation Report page 2 69

22 million. Serving as general contractor for the project was the Twaits-Wittenberg Company of Los Angeles and the structural engineer was Joseph Sheffet also of Los Angeles. Designed to reflect New Formalism concepts the building was erected with four floors, three levels of underground parking, and a two-story penthouse. At six stories tall, it was one of the earlier commercial structures to transform the Beverly Hills skyline in the 1960s. The building contains approximately 65,000 square feet of space, which includes the 2,700 square foot penthouse space. The building has a rectangular building plan with a flat roof deck and concrete parapet wall. It has two primary elevations, which face north towards Wilshire Boulevard and east fronting Rexford Drive. The north elevation is nine bays wide while the east elevation is 13 bays long. The rear (south) and west elevations are sheathed in smooth concrete and vary in height. These two secondary elevations lack much architectural treatment, but contain large expanses of concrete wall punctuated by flush set aluminum framed windows arranged symmetrically. Two large off set metal louvered vent screens to cover the air duct intact and exhaust system are also off set along the rear (south) elevation. Both the front (north) façade and east (side) elevations are symmetrical in design by the arrangement of the fenestration. Because of the sloping topography, a portion of the building, at its northeast corner, is raised and set on a marble clad podium within a concrete planter base with bullnose cap. The main entry into the building and lobby area, which is recessed and approached via granite stairs off Wilshire Boulevard, is centrally placed along it front façade. A pair of double glass doors with glazed transom and flanking glazed side lites surround the entry portico. The deck landing of the main entry is also granite while the under ceiling is sheathed in plaster demarcated by symmetrical score lines and punctuated with recessed canned light fixtures. At the ground level the first floor level along Wilshire and a portion of the east elevation are defined by a series of floor-to-ceiling, bronze aluminum framed storefront windows. A pair of double glazed entry doors that provide access to the commercial unit at this level is offset to the west. The most dramatic aspect of the building along the front façade and a portion of the east elevation is the modular, grid-like screen that rises from the mezzanine level of the first floor to and past the fifth story penthouse suite. The screen wall, like the entire building, is constructed of reinforced concrete with a smooth texture that is accentuated by elongated vertical pilasters; deeply set vertical score lines; simple decorative concrete panels set on the pilasters and aligned with the vertical score lines; and a unique, symmetrical fenestration pattern. The screen is punctuated by a series of large recessed obround shape window embrasures. The windows set within these openings are solar bronze glazed fixedpane, bronze aluminum framed with awning type bottom louvers. A concrete canopy consisting of a series of attached half circles was originally attached to building and offset within five of the bays, including the front entry area. This decorative canopy; however, was removed in Access to the subterranean, three-level garage area is off Rexford Drive via the paved driveway opening at the southern end of this side (east) elevation. A secondary pedestrian access to the building is also provided off Rexford Drive within the transitional glass vestibule that separates the decorative modular concrete wall screen at the front half of the building and the flush mounted, unadorned fenestration towards the back half of the structure. Wilshire-Rexford Office Building, 9300 Wilshire Boulevard City Landmark Assessment and Evaluation Report page 3 70

23 caissons Construction/Permit History. There is a multitude of building permits for modifications to the office building on file with the City of Beverly Hills. The extent of the permits are too numerous to list. Most of the alterations occurred within the interior spaces of the office tower. Interior alterations to accommodate the needs to tenants, update mechanical systems and common spaces, and comply with building codes began shortly after the building was completed and have continued uninterrupted to the present day. The majority of the interior permits are for the addition, removal, or reconfiguration of non-bearing partition walls. It also appears that the ground level lobby area was modified on more than one occasion. A permit from 1990, references the remodel of the entry lobby by the re-surfacing of the original Bottichino marble panel wall cladding with plaster and paint, the painting of the aluminum tube handrails, and the installation of a new floor surface. A review of relevant building permits and a visual inspection of the site from the public right-ofway confirm that portions of the property have undergone some exterior modifications over the years. Notable exterior alterations that have been recorded with the City include the following: YEAR DESCRIPTION OF WORK 1962 Foundations only ($15,000) 1962 New office building ($1,500,000) 1963 Fire sprinklers at subterranean garage (11,379) 1965 Certificate of occupancy 1989 Remove entrance canopy 1990 New roof; replace existing storefront ($50,000) 1990 New floor, paint marble 1993 Re-roof ($6,757) 1994 Repair exterior cracks in façade ($4,000), from Northridge earthquake damage 1995 Sprinkler retrofit 2000 New entry glass, TI. work at ground level 2000 TI. work for penthouse, new glass 2002 Repaint building with elastomeric coating 2006 Wash building roof to ground 2007 New business signage 2007 Remove exterior window, deliver vault, re-install window for bank 2018 Replace exterior ADA lift, damaged by accident (auto) 2018 Replace existing exterior partition wall, removed by accident (auto) As viewed from the public right-of-way along Wilshire Boulevard and Rexford Drive, the property exhibits a high level of historical integrity. Visible and permitted modifications include the removal of the original first floor projecting canopy along Wilshire Boulevard, removal of aluminum louvers (screens) along Rexford Drive adjacent the garage access driveway, and the remodel of the main entrance with the addition of an ADA compliant wheel chair lift adjacent the entry steps. Although there have been some changes to the exterior of the building, they have not significantly compromised the property s overall architectural design and important, visible character-defining features. Wilshire-Rexford Office Building, 9300 Wilshire Boulevard City Landmark Assessment and Evaluation Report page 4 71

24 HISTORICAL CONTEXT Beverly Hills. The early settlement and development of Beverly Hills began on what was called Rancho Rodeo de las Aguas. This land was originally claimed by Mexican settlers Maria Rita Valdez and her husband Vicente Valdez around Aptly named The Ranch of the Gathering of the Waters, the swamps or cienegas that characterize the natural landscape were created by rain run off flowing out of Coldwater and Benedict Canyons. Vegetable farming, sheep herding, bee keeping and the raising of walnut trees were the primary agricultural activities within the rancho lands during the latter half of the nineteenth century. Several attempts at subdividing and establishing communities on the ranch lands were attempted during the 1860s and 1880s, but ended in failure.2 In 1906, the Amalgamated Oil Company reorganized as the Rodeo Land and Water Company. Burton Green played a leading role in formulating the plans for a garden city, located between Whittier Drive on the west, Doheny Drive on the east, Wilshire Boulevard on the south, and the foothills above Sunset Boulevard to the north.3 The syndicate hired notable California park planner, Wilbur F. Cook, Jr., to plan the new community. Cook had worked with landscape architect Frederick Law Olmsted prior to moving to Oakland in 1905 to establish his own firm. Comprised of Beverly in the commercial triangle between Santa Monica and Wilshire boulevards and Beverly Hills north of Santa Monica Boulevard, the new community was one of the earliest planned communities in Southern California. In 1914, concern over establishment of a secure water system and the desire to improve the local school system prompted incorporation of the City of Beverly Hills. The original boundaries of the City were much the same as they are today, except for the area south of Wilshire Boulevard, annexed in 1915, and Trousdale Estates, annexed in Most of the City was open land at the time of incorporation with development scattered around Canon Drive, Beverly Drive, Crescent Drive, and the downtown triangle.4 The architecture of Beverly Hills in the years following the City s founding was dominated by the Craftsman, Mission Revival, and Period Revival styles (Tudor, Georgian, Beaux-Arts Classicism). With Beverly Hills establishing itself as a haven for movie stars in the 1920s, the architectural character of the city began to realize a varying degree of extravagance in the design of its housing stock. Flamboyant art directors and producers showed how delightful the art of set decoration could be applied to real life. Hence, fanciful houses such as Pickfair, Dias Dorados, and Greenacres were built. Throughout the late 1920s and 1930s sophisticated period revival styles dominated both the domestic and commercial architecture of the city. By the mid to late 1930s Beverly Hills became one of the areas in southern California most closely connected with the development of the Hollywood Regency style. Born of the meeting of Moderne sleekness with the elegance 2 Beverly Hills Historic Resources Survey , pg. 5. lbid, pp ibid. pg. 11. Wilshire-Rexford Office Building, 9300 Wilshire Boulevard City Landmark Assessment and Evaluation Report page 5 72

25 of early nineteenth century architectural forms, it used simple, primary forms and blank wall surfaces to project exclusivity and sophistication.5 Beverly Hills architecture in the post-world War II era saw the incorporation of Revival references in its new building stock, and also the introduction of contemporary, luxury designs reflective of the International Style, Miesian, and Mid-century Modern idiom. These modern or contemporary styles dominated the commercial, banking, and office buildings constructed throughout much of the City in the 1950s and 1960s, particularly along Wilshire Boulevard and within the downtown commercial triangle area. During the 1960s and 1970s, the City s downtown urbanization continued until the westernmost section of the downtown area was as densely developed as any other southern California office cluster outside of downtown Los Angeles.6 Wilshire Boulevard began to develop as a major thoroughfare linking downtown Los Angeles to the sea by the early 1920s. Several segments of the boulevard claimed the latest in retail establishments, high-rise housing, and financial institutions. The street was automobileoriented, and the establishments that grew up along the route to Santa Monica were not necessarily catering to a local clientele but an increasingly mobile population from various parts of the region.7 Throughout the 1930s and 1940s Wilshire Boulevard continued to be developed with automobile showrooms, multi-story retail businesses, and high-rise banking institutions. During the Post-World War II period, an impressive collection of medium to large-scale office buildings was constructed in Beverly Hills. These buildings were predominately architect designed by practitioners offering a wide range of modernistic interpretations. Most of these modern buildings were erected along Wilshire Boulevard. Buildings included modest examples, mostly 4 to 5 stories in height constructed after World War II, from the late 1940s to the early 1960s. Later commercial improvements were larger scale, and were built with higher construction budgets on larger pieces of land.8 By the 1980s, new construction in Beverly Hills was scattered throughout the city on undeveloped properties in the hills and on redeveloped parcels in the residential and commercial sections of the flats. Beverly Hills pattern of increasingly dense urbanization has continued into the present. Some of the City s older housing stock, particularly in the residential section of the flats, has been replaced with monumental contemporary style residences designed by noted architects of world-renowned recognition. Nonetheless, in considering the City s overall development its long lineage of high quality residential and commercial architecture serves as a physical manifestation of the City s rich and diverse architectural heritage Wilshire Boulevard. Completed in 1964 with the certificate of occupancy issued on July 13, 1965, the subject property was designed by noted master architect Sidney Eisenshtat. Constructed at a cost of roughly $3 million, it was built by Los Angeles based general contractor Ibid. pg Ibid. pg thid, pg iones & Stokes, ICF. City of Beverly Hills Historic Resources Survey Report June 2006, rev. April2007. Survey Area 5: Commercial Properties, Wilshire-Rexford Office Building, 9300 Wilshire Boulevard City Landmark Assessment and Evaluation Report page 6 73

26 Twaits-Wittenberg Company for then owner Milton Gottlieb, a local real estate investor and developer. A ground breaking ceremony was held at the southwest corner of Wilshire Boulevard and Rexford Drive on November 16, The formal event was attended by the City s mayor Leroy H. Watson; Jack B. Hanauer, president of J.B. Hanauer & Co.; Benton Levton, vice president of Lyton Savings, which financed the construction; Carl Wittenberg, Sr., president of Twaits-Wittenberg Company, the general contractor; among others.9 The building s initial key occupant was J.B. Hanauer & Company, which established its headquarters in the new building. Offices occupied by the Hanauer firm included 10,000 square feet on the ground floor fronting Wilshire Boulevard. J.B. Hanauer & Company, founded by Jack B. Hanauer, was one of the largest municipal bond company s in California at the time. The company also had other offices in Fresno, Sacramento, San Diego, and San Francisco. In October 1966, the J.B. Hanauer & Company filed for bankruptcy and closed its office. While under construction the property was sold in November 1964 to the Larwin Group Company, who purchased it from Milton Gottlieb. The Larwin Group was founded in 194$ and soon became the largest builders and developers of homes and shopping centers in the West Coast. Because of their rapid growth and development the company needed to expand its headquarters and moved from their offices at 8670 Wilshire Boulevard to the new Wilshire Rexford Office Building at 9300 Wilshire Boulevard. The Larwin Fund and Guild Homes businesses, affiliates of the Larwin Group, also moved into the building. Together, the Larwin organization occupied the two top floors of the office building, including the penthouse. Another early occupant of the new office building included Brentwood Mortgage Corporation, a Beverly Hills mortgage banking firm with branches throughout the state. By end of the 1960s, the Larwin Group was acquired by CAN Financial Corporation, a Chicagobased holding company. As part of the company s expansion program the Larwin Group moved its national headquarters down the street to the new Wilshire-Doheny Plaza, at 9100 Wilshire Boulevard (designed by Maxwell Starkman). In the following years, the first floor of the building was occupied by various financial businesses and banking institutions. Tenants of the offices above also varied and included entertainment and talent agencies, lawyers and accountants, business organizations and travel agencies, property management and real estate firms, a freight service business, gym and athletic trainers, a cosmetic company, and art dealers, among other professions and businesses. During the 1990s, when President Ronald Reagan had left office and moved to Bel Air he maintained an office in nearby Century City where he d meet visitors, sign books, and handle paperwork. Most mornings prior to arriving at his office he would meet with a personal trainer who was located in the 9300 Wilshire Boulevard building. His small gym space and exercise equipment are still maintained within the property. Today, the office spaces within the building are still leased out to its share of long-term and short-term tenants of varied profession. Ground Broken for $3 Million Office Building, Los Angeles Times, November 18, 1962: M8. Wilshire-Rexford Office Building, 9300 Wilshire Boulevard City Landmark Assessment and Evaluation Report page 7 74

27 Sidney Eisenshtat, FAIA, Architect. The architect of record for the commercial building located at 9300 Wilshire Boulevard was Sidney Herbert Eisenshtat, FAIA. Eisenshtat ( ) enjoyed a long and distinguished career as an architect whose practice was based in Beverly Hills. Born in New Haven, Connecticut, he settled in Los Angeles in 1926, and graduated from the University of Southern California, School of Architecture in He began his career in the late 1930s, working as a draftsman for several prominent architects, including Claud Beelman, Arthur Froehlich, and A.C. Martin. His first major solo project, Mrs. Reich s Noodle Company in Los Angeles, was completed in Eisenshtat worked on large projects for the United States Department of Defense and designed tract houses and retail stores in Los Angeles and surrounding Southern California communities.1 He established his own private practice in 1944 after receiving a number of larger commissions. 2 After the establishment of his firm, Eisenshtat, an observant Orthodox Jew, devoted much of his practice to religious architecture, becoming an influential architect of modern, synagogues, as well as Jewish academic buildings and community centers. Although his synagogues were among his most personal creations, Eisenshtat also applied his formidable talents as a designer to his many commercial projects. Until his retirement in the 1990s, he designed many noteworthy modern office buildings and other structures near the Wilshire Corridor in Beverly Hills, including the Friars Club (1963, demolished), Union Bank building (1960), Wilshire Triangle Center (1961, later rechristened the Beverly Hills Gateway Tower), Rox-San Medical building (1962), Executive Life Office building (1965), Wells Fargo Office building (1975), and the subject property at 9300 Wilshire Boulevard (1964). Each of his projects was unique in form, yet all displayed a minimalist sensibility that is characteristic of modernism and a sculptural robustness that recalls the work of Expressionist architect Eric Mendelsohn, whose work Eisenshtat greatly admired. Like Mendelsohn, Eisenshtat designed buildings with walls of thin-slab concrete or brick that were virtually devoid of decoration, but that were highly expressive through the use of simple materials and plentiful natural light. Sculpture, mosaics, and stained glass were often incorporated into Eisenshtat s work, but these elements remained subservient to the overall architectural design. Throughout his career Eisenshtat received a number of awards, including three from the City of Beverly Hills Architectural Commission. His design work has also been recognized and honored through the sponsorship of exhibits, awards, speaking engagements, and trade publications. The American Institute of Architect (AlA) added to Eisenshtat s accolades in 1986 by honoring him with the lifetime fellowship designation, FAIA. He advanced to the AlA s College of Fellows primarily because of his of internationally recognized work on the development of synagogue architecture. 4 In 1999, he donated many documents related to his personal and professional 10 Sidney Eisenshtat, 90; Was Known for His Innovative Synagogues, Los Angeles Times, March 5, Excerpted from Finding Aid of the Sidney Eisenshtat Papers, USC Libraries Helen Topping Architecture & Fine Arts Library. 12 Ibid. 13 Ibid. Los Angeles Times, AlA Honors Five Southland Architects, April 13, 1986, p. G1. Wilshire-Rexford Office Building, 9300 Wilshire Boulevard City Landmark Assessment and Evaluation Report page 8 75

28 career to his alma mater, USC, and their Helen Topping Architecture & Fine Arts Library. New Formalism Architecture. New Formalism, also called Neo Palladianism or Neo Formalism is an architectural style that emerged in the 1960s as a rejection to the strict confines of the rigid form of American Modernism, in particular the International style. 5 As the name suggests, emphasis is on form. The architect is interested in visual relationships between the building parts and the work as a whole. New Formalism architecture combines decorative elements and established design concepts of classicism with the new materials and technologies incorporated in the International style. New Formalism embraced many classical precedents such as building proportion and scale, classical columns, highly stylized entablatures, and colonnades. The style; however, also utilized the newly discovered plastic-like qualities of concrete to create new sculptural forms such as umbrella shells, waffle slabs, and folded plates. 6 Buildings designed in the New Formalism style have a carefully organized hierarchy of space, and an emphasis is placed on the structural grid of the building. 7 A single volume structure is preferred, and the buildings are often separated from nature by being set on a raised podium or base. Such style buildings are designed on a larger urban scale and achieve a monumental presence by emphasizing symmetry and the axis or orientation of the building. Later versions of the idiom used exaggerated attic or penthouse spaces to anchor the building to the ground. 8 The style was used primarily for high profile cultural, financial institutions, and educational facilities and civic buildings. Notable architects of the New Formalism movement include Edward Durrell Stone, Minoru Yamasaki, Edward Killingsworth, l.m. Pei, and Philip Johnson. Local examples of the style include the Los Angeles Music Center, Century Plaza Hotel, and the Ambassador Auditorium in Pasadena, as well as a few commercial buildings along Wilshire Boulevard in Beverly Hills. HISTORICAL SIGN IFICANCE ASSESSMENT FRAMEWORK Evaluation Criteria. In analyzing the historical significance of the subject property, criteria for designation under the City s local landmark program was considered. Additionally, consideration of historical integrity and the State Office of Historic Preservation (OHP) survey methodology was used to survey and assess the relative significance of the property. City of Beverly Hills Landmark Criteria. The City s Historic Preservation Ordinance (Municipal Code Title 10 Chapter 3 Article 32; BHMC ) authorizes the Cultural Heritage Commission (CHC) to recommend the nomination of properties as local landmarks to the City Council. The Council may designate local landmarks and historic districts by the procedures outlined in the ordinance. The Preservation Ordinance also establishes criteria and the process for evaluating and designating properties as potential local landmarks. 15 New Formalism ( ), Docomomo WEWA, < styles_ detail.php?id=27>, site accessed August 8, Ibid. 17 Ibid. 18 Ibid. Wilshire-Rexford Office Building, 9300 Wilshire Boulevard City Landmark Assessment and Evaluation Report page 9 76

29 An eligible property may be nominated and designated as a landmark if it satisfies the following requirements: A. A landmark must satisfy all of the following requirements: 1. It is at least 45 years (45) years of age, or is a property of extraordinary significance; 2. It possesses high artistic or aesthetic value, and embodies the distinctive characteristics of an architectural style or architectural type or architectural period; 3. It retains substantial integrity 9 from its period of significance; and 4. It has continued historic value to the community such that its designation as a landmark is reasonable and necessary to promote and further the purposes of this article. B. In addition to the requirements set forth in Paragraph A above, a landmark must satisfy at least one of the following requirements: 1. It is listed on the National Register of Historic Places; 2. It is an exceptional work2 by a master architect;2 3. It is an exceptional work that was owned and occupied by a person of great importance, and was directly connected to a momentous event in the person s endeavors or the history of the nation. For purposes of this paragraph, personal events such as birth, death, marriage, social interaction, and the like shall not be deemed to be momentous; 4. It is an exceptional property that was owned and occupied by a person of great local prominence; 5. It is an iconic property;22 or 19 In BHMC , the Ordinance defines substantial integrity as integrity that is considerable in importance, value, degree, amount, or extent, and that continues to exist, or would have continued to exist, but for work done without appropriate permits after the enactment of this architect. 20 In BHMC , the Ordinance defines exceptional work as a remarkably superior example of architectural work that has been recognized as such by members of the architectural community. At a minimum, the work s exceptional quality shall have been documented by at least one of the following: a) it was the subject of a major architectural award; b) it was substantially discussed (i.e. not just mentioned) and photographically depicted in at least two (2) publications (e.g. a book, treatise, trade magazine article, film, or set of photographs made available to the public by an institutional archive) authored by acknowledged experts in the field of architecture. A monograph or publication made available to the public solely in electronic form and without any reasonable expectation of compensation to the author, or substantially authored by the architect of the work, shall not count toward this minimum. 21 In BHMC , the Ordinance defines master architect as an architect of widely recognized greatness in the field of architecture whose individual genius influenced his or her age. 22 In BHMC , the Ordinance defines iconic property as a property that has been visited and photographed so often by residents and visitors to the city that it has become inextricably associated with Beverly Hills in the popular culture and forms part of the city s identity to the world at large. Wilshire-Rexford Office Building, 9300 Wilshire Boulevard City Landmark Assessment and Evaluation Report page 10 77

30 6. The landmark designation procedure is initiated, or expressly agreed to, by the owner(s) of the property. Historical Integrity. According to the National Park Service, Integrity is the ability of a property to convey its significance. In addition to meeting the criteria of significance, a property must have integrity. Integrity is the authenticity of a property s physical identity clearly indicated by the retention of characteristics that existed during the property s period of significance. Properties eligible for local landmark designation must meet at least two of the local landmark designation criteria and retain enough of their historic character or appearance to be recognizable as historical resources and to convey the reasons for their historical significance. Both the National Register of Historic Places and the California Register of Historical Resources recognize the seven aspects of qualities that, in various combinations, define integrity. To retain historic integrity a property should possess several, and usually most, of these seven aspects. Thus, the retention of the specific aspects of integrity is paramount for a property to convey its significance. The seven qualities that define integrity are location, design, setting, materials, workmanship, feeling and association. The seven qualities or aspects of historical integrity are defined as follows: Location is the place where the historic property was constructed or the place where the historic event occurred. Design is the combination of elements that create the form, plan, space, structure, and style of a property. Setting is the physical environment of a historic property. Materials are the physical elements that were combined or deposited during a particular period of time and in a particular pattern or configuration to form a historic property. Workmanship is the physical evidence of the crafts of a particular culture or people during any given period in history or prehistory. Feeling is a property s expression of the aesthetic or historic sense of a particular period of time. Association is the direct link between an important historic event or person and a historic property. Building on the definition of integrity used by the National Register of Historic Places, the City s Municipal Code under , defines integrity as the ability of a property to convey its historical significance through its location, design, materials, workmanship, feeling, relevant association, and character-defining features. EVALUATION OF LOCAL HISTORICAL SIGNIFICANCE Application of City Landmark (Significance) Criteria. Based on the current research and the current assessment of the commercial property located at 9300 Wilshire Boulevard, it appears Wilshire-Rexford Office Building, 9300 Wilshire Boulevard City Landmark Assessment and Evaluation Report page 11 78

31 to satisfy the necessary City of Beverly Hills landmark criteria for designation as a City Landmark. The property was evaluated according to statutory criteria, as follows: A. A landmark must satisfy all of the following requirements (BHMC (A)): 1. It is at least 45 years (45) years of age, or is a property of extraordinary significance. The subject property was completed in 1964, and is over 45 years of age. Therefore, the property satisfies this criterion. 2. It possesses high artistic or aesthetic value, and embodies the distinctive characteristics of an architectural style or architectural type or architectural period. The subject property possesses high artistic value and embodies the distinctive design concepts of the New Formalism style. The New Formalism attributes are evident in the form, shape, scale, material, and design of the modular concrete wall screen with obround embrasures that wrap the north (front) and side (east) elevations of the building. Collectively, the visual relationship between the building parts and the design as a whole manifest the distinctive characteristics of an architectural style and period. Therefore, the property appears to satisfy this criterion. 3. It retains substantial integrity from its period of significance. The period of significance for the subject property is 1964, which is when it was constructed. But for the removal of the circular canopy at the front façade, removal of the aluminum window screens near the garage driveway opening along Rexford Drive, and the slight modification of the main entry portico the building retains the key elements to define its architectural style, association with master architect Sidney Eisenshtat, and its overall historic character from its period of significance. Therefore, the property appears to satisfy this criterion. 4. It has continued historic value to the community such that its designation as a landmark is reasonable and necessary to promote and further the purposes of this article. The Wilshire-Rexford Office Building located along the Wilshire Corridor of Beverly Hills continues to have historic value to the community as an excellent extant example of a unique modern building designed with New Formalism inclinations. Therefore, the property appears to satisfy this criterion. B. In addition to the requirements set forth in Paragraph A above, a landmark must satisfy at least one of the following requirements (BHMC (B)): 1. It is listed on the National Register of Historic Places. The subject property is not listed on the National Register of Historic Places. Wilshire-Rexford Office Building, 9300 Wilshire Boulevard City Landmark Assessment and Evaluation Report page 12 79

32 Therefore, the property does not satisfy this criterion. 2. It is an exceptional work by a master architect. The subject property was designed by master architect Sidney E. Eisenshtat, FAIA. Eisenshtat is included in the City of Beverly Hills List of Master Architects and meets the City s definition of master architect. While the property is a unique commercial building designed with New Formalism stylistic concepts, no information was uncovered to indicate it was published in any architectural journals or trade magazines, received an architectural award, or was discussed or photographed in a monograph on the architect s work or career. Pursuant to the City s Historic Preservation Ordinance the subject property does not satisfy the definition of exceptional work as defined in the ordinance. Therefore, it does not appear to satisfy this criterion. 3. It is an exceptional work that was owned and occupied by a person of great importance, and was directly connected to a momentous event in the person s endeavors or the history of the nation. For purposes of this paragraph, personal events such as birth, death, marriage, social interaction, and the like shall not be deemed to be momentous. The archival data collected and reviewed on the property did not indicate that it was owned and occupied by a person(s) of great importance, as defined in the City s Historic Preservation Ordinance.23 Therefore, the property does not appear to satisfy this criterion. 4. It is an exceptional property that was owned and occupied by a person of great local prominence. The archival data collected and reviewed on the property did not indicate that it was owned and occupied by a person(s) of great local prominence, as defined in the City s Historic Preservation Ordinance.24 Therefore, the property does not appear to satisfy this criterion. 5. It is an iconic property. There is no indication that the property should be considered iconic within the city and does not meet the City s Historic Preservation Ordinance s definition of 23 Person of great importance is defined in the City of Beverly Hills Historic Preservation Ordinance (BHMC ) as A person whose activities had a substantial impact on the history of the nation, which impact can be demonstrated through scholarly research and judgment. At a minimum, a person of great importance is someone whose name and exploits were widely known across America during his/her lifetime, and whose widespread fame continues through to the present day. A person shall not be considered to be of great importance by virtue of his/her position or title, race, gender, ethnicity, or religion. 24 Person of great local prominence is defined in the City of Beverly Hills Historic Preservation Ordinance (BHMC ) as A person whose activities had a substantial impact on the history of the city of Beverly Hills that a public street or public park in the city was named after him or her. Wilshire-Rexford Office Building, 9300 Wilshire Boulevard City Landmark Assessment and Evaluation Report page 13 80

33 iconic property. 25 Therefore, the property does not appear to satisfy this criterion. 6. The landmark designation procedure is initiated, or expressly agreed to, by the owner(s) of the property. The landmark designation procedure was expressly agreed to by the owner(s) of the property. Therefore, the property satisfies this criterion. Character-defining Features. Every historic property is unique, with its own identity and its own distinguishing character. A property s form and detailing are important in defining its visual historic character and significance. It is a property s tangible features or elements that embody its significance for association with specific historical events, important personages, or distinctive architecture and it is those tangible elements; therefore, that should be retained and preserved. Character refers to all those visual aspects and physical features that comprise the appearance of every historic property. According to National Park Service Brief 17, Architectural Character: Identifying the Visual Aspects of Historic Buildings as an Aid to Preserving Their Character, character-defining features include the overall shape of a property (building, structure, etc.), its material, craftsmanship, decorative details, interior spaces and features (as applicable), as well as the various aspects of its site and immediate environment (form, configuration and orientation). The Secretary of the Interior s Standards for the Treatment of Historic Properties defines historic character by the form and detailing of materials, such as masonry, wood, stucco, plaster, terra cotta, metal, etc.; specific features, such as roofs, porches, windows and window elements, moldings, staircases, chimneys, driveways, garages, landscape and hardscape elements, etc.; as well as spatial relationships between buildings, structures, and features; room configurations; and archaic structural and mechanical systems. Identifying those features or elements that give a historic property visual character and which should be taken into account and preserved to the maximum extent possible is important in order for the property to maintain its historical significance. The key character-defining features associated with the 9300 Wilshire Boulevard property include, but are not limited to the following: Overall Visual Aspects: Prominent location along Wilshire Boulevard on the southwest corner of South Rexford Drive Rectangular shape plan of the building 25 Iconic property is defined in the city of Beverly Hills Historic Preservation Ordinance (BHMC ) as A property that has been visited and photographed so often by residents and visitors to the city that it has become inextricably associated with Beverly Hills in the popular culture and forms part of the city s identity to the world at large. Wilshire-Rexford Office Building, 9300 Wilshire Boulevard City Landmark Assessment and Evaluation Report page 14 81

34 Two primary, symmetrical elevations (north and east) Flat roof with two-story extended perforated concrete modular, grid-like screen/parapet wall Smooth textured exterior concrete walls with vertical score lines at all four elevations Concrete modular, grid-like wall screens at north (front) and east (side) elevations with symmetrical obround openings Symmetrical fenestration pattern at north, east, south, west elevations Unadorned decorative concrete panels set at every floor within each elongated pilaster at north and east elevations Large floor-to-ceiling bronze color aluminum framed storefront windows at ground floor level (north, east elevations) Fixed bronze color aluminum framed windows with awning type bottom louvers deeply set within obround window embrasures at north and east elevations Fixed bronze color aluminum framed windows with awning type bottom louvers set flush on wall plane along east, south, and west elevations Floor to ceiling deeply set transitional fixed-pane, clear glass bronze aluminum framed windows with obscure glass spandrels set along east elevation Marble clad podium base set within raised concrete rim planter (north, east elevations) Recessed processional entry to lobby from Wilshire Boulevard with granite stairs, simple aluminum tube hand railings, smooth plaster ceiling with symmetrical score lines and canned light fixtures, and double glazed door with glass transom and flanking clear glass side lites. CONCLUSION The Wilshire-Rexford Building located at 9300 Wilshire Boulevard appears to satisfy the City s criteria for designation as a local Landmark as required in Section of the Historic Preservation Ordinance (BHMC Title 10 Chapter 3 Article 32). This site appears to satisfy all of the mandates of subsection A. and one of the mandates under subsection B. Wilshire-Rexford Office Building, 9300 Wilshire Boulevard City Landmark Assessment and Evaluation Report page 15 82

35 BIBLIOGRAPHY Ancestry.com. United States Census records (database on-line): 1900, 1910, 1920, 1930, 1940; World War I draft registration records; World War II draft registration records; voter registration records, city directory files. Provo, Utah. Anderson, Robert 5. Beverly Hills: The First 100 Years. New York: Rizzoli, Basten, Fred E. Beverly Hills: Portrait of a Fabled City. Los Angeles: Douglas-West Publishers, Benedict, Pierce E., ed. History of Beverly Hills. Beverly Hills: A.H. Cawston, Beverly Hills Public Library, Historical Archives Collection. Cameron, Tom. Tall Office Buildings Altering Skyline of Southern California: Skyline Changes, Los Angeles Times, January 12, 1964: Ii. Davis, Genevieve. Beverly Hills: An Illustrated History. Northridge, California: Windsor Publications, Inc., De Wolfe, Evelyn. AlA Honors Five Southland Architects, Los Angeles Times, April 13, 1986: G 1. Fine Design Pays Way, Los Angeles Times, January 12, 1964: L4. Gebhard, David and Robert Winter. Architecture in Los Angeles. Salt Lake City, Utah: Peregrine Smith Books, Gebhard, David and Robert Winter. An Architectural Guidebook to Los Angeles. Salt Lake City, Utah: Gibbs Smith Publishers, Ground Broken for $3 Million Office Building, Los Angeles Times, November 18, 1962: M8. Historic Resources Group and Pasadena Heritage. Cultural Resources of the Recent Past Historic Context Statement Report: City of Pasadena, Hollywood, California: Historic Resources Group, Historic Aerial Images, Accessed at Honors Awarded by Beverly Hills, Los Angeles Times, April 23, 1978: 14. Johnson Heumann Research Associates. Beverly Hills Historic Resources Survey Final Report. Prepared for the City of Beverly Hills, Jones & Stokes, ICF. City of Beverly Hills Historic Resources Survey Report, Survey Area 5: Commercial Properties. Prepared for the City of Beverly Hills, June 2006, rev. April Wilshire-Rexford Office Building, 9300 Wilshire Boulevard City Landmark Assessment and Evaluation Report page 16 83

36 Larwin Group to Move to New Headquarters, Los Angeles Times, February 9, 1964: L7. Los Angeles County Tax Assessor Information. Los Angeles Public Library. On-line historical and image database archives and files. Los Angeles Times. Large Dwelling to Be Erected. December 3, 1933: 17. New Formalism ( ), Docomomo WEWA, < styles_ detail.php?id=27>, site accessed August 8, New Loan Firm Formed, LosAngeles Times, October 20, 1968: N10. Photographs courtesy of 42floors.com Polk s City Directories, City of Beverly Hills. ProQuest Historical Newspapers: Los Angeles Times ( ). Rourke, Mary, Obituaries: Sidney Eisenshtat, 90: Was Known for His Innovative Synagogues, Los Angeles Times, March 5, 2005: B16. Sanborn Fire Insurance Company. Sanborn Fire Insurance Maps, Beverly Hills. 1922, 1950, United States Department of the Interior. National Register Bulletin 15. How to Apply the National Register Criteria for Evaluation. Washington, D.C.: National Park Service, Interagency Resources Division, United States Department of the Interior. National Register Bulletin 16, Guidelines for Completing National Register Forms. Washington, D.C.: National Park Service, Interagency Resources Division, United States Department of the Interior. National Register Bulletin 24, Guidelines for Local Surveys: A Basis for Preservation Planning. Washington, D.C.: National Park Service, Interagency Resources Division, United States Department of the Interior. Preservation Brief 17. Architectural Character Identifying the Visual Aspects of Historic Buildings as an Aid to Preserving Their Character rev. Washington, D.C.: National Park Service, Interagency Resources Division, Wanamaker, Marc. Images of America: Early Beverly Hills. Charleston, South Carolina: Arcadia Publishing, Wanamaker, Marc. Images of America: Beverly Hills Charleston, South Carolina: Arcadia Publishing, Wilshire-Rexford Office Building, 9300 Wilshire Boulevard City Landmark Assessment and Evaluation Report page 17 84

37 Whiffen, Marcus. American Architecture Since 1780, A Guide to the Styles, Cambridge, Massachusetts: MIT Press, Wilshire-Rexford Office Building, 9300 Wilshire Boulevard City Landmark Assessment and Evaluation Report page 18 85

38 APPENDIX Location Map Assessor Parcel Map Sanborn Map Ephemeral Material Architectural Plans Photographs (current) Wilshire-Rexford Office Building, 9300 Wilshire Boulevard City Landmark Assessment and Evaluation Report page 19 86

39 THIS PAGE INTENTIONALLY BLANK 87

40 W1LSHIRBLVD _ 4!_-WILSHIRE- - Pl 1 E Legend Parcels _q4 -Hi ±- _KIuN rzz-ze zi - /? --- 1\:; 4 H II - ; C7 L......_J I..... I i1 [ 5LVD_... : L ir Notes 9300 Wilshire Boulevard Beverly Hills, CA r C JarIevclIe blvd L.F.Li_& 0.3 WGSj984_Web_Mercator_AuxiIiary_Sphere. Latitude Geographics Group Ltd r4 : tjr-.t EJti 0.3 Miles This map is a user generated static outp. iron Interne ran;ng ste reference only Data layers that appear :ns.. ii e or roy Dv Cul ste, il 01 L or otnerwsere THIS MAP IS NOT TO BE USED FOR NAVIGATION 88

41 5CALEr eo 2003 REXFORD DR.\- \ MAPLE DRt WILSHIRE BLVD.?F37,i.c, REVISED 75J , 50 5O cr i J266 5J (DUE 24 0 CONDOM I NIUM IRACI NO MB CONDOM NIUM TRACT NO MB ONDOM1N 1UM TRACT NO. 3t731 M.B TRACT NO M.B I Li a: 0 U x U a:.55 /iy- 17 T K K t O tar 4 \ / + j % Par.1. Z &)..- 5 ± L 1407.iil273 op Par ; cl274 ;f + Qr 1405 C t276 U J0. CONDOMI NUM PARCEL.MAP PM. 30c p F0 PREY A.SSMT SEE & 306 CHARLEVILLE BLVD. I ii 1 LI 1 COUNTY OF LOS ANG[cEs. CALiF. 89

42 1 I E I z 0 z m z (f C z n m r. I. u H.L, cri LSHIRE BLVD r 41rP L :L1 L _ :; L C C,, CD CD C,, CD CD 1 1i - tr e - i 1 m4i, r LL I 1), (1, CD CD N) N) 0 m Ji IL1O :: - cc N) 9, cc U, w C,, CD C I -4 : 90

43 V the ADDRESS.. of. V V the. ApplIcation V 3 V S (VV V V.._2 V JjjjV 1 PLAN CHECK FEE $ I BUILDING PERMIT FEE APPLICATION APPROVED BY BUILDING TYPE 1 GROUP & DIVISION PLAN ON FILE r i DEPARTMENT USE ONLY TOTAL FEE $ PLANS CORRECTIONS CHECKED (Th VERIFIED BY 8Y AREA OF BLDG. 1 STORIES FRONT SET BACK. I $ PLAN ON BACK NO PLANS NO. OF FAMILIES SIDE SET BACK STREET ADDRESS OF JOB cot DESCRIPTIONA /rz OFORK vc -..1?Zoo OJtf%c%/re BUILDING levelly HtLtS, CALIFOENIA BLK. PROPOSED USE ms 1/ OR OCCUPANCY ( H t- c-j OWNER 9,?cO djitçh,r C% OWNER S t ADDRESS 9 i CiTY AND ZONE, AL. /A1t/f1,c CONTRACTOR?rL/7 - E4-E:w 7 / CONTRACTOR S. I PHONE C/ -4ç, p-v HEIGHT ADDRESS 4;7 1tc:. st..:: 7th 7 tengineer.f% 0 L0 R.O CITY AND A / ZONE,tr MATERIALS OF STATE I 9/ 7 i CITY A EXTERIOR WALLS (ia/ LIC. NO) tic. NO.13 t - POSTED BOND - INSURANCE EXPIRATION VALUATION POSTED Y DATE.INSUR. A 4 W OF JOB $ J co ARCHITECT V &c/, 06 I 13!M:!7 PHONE% 2/ Z/?.-/o 84/ J$WR4 PHONE M ADDRESS /W PHONE CA- tc t33 ;.STATE CITY STATE,,.,,- ITY - [IC. NO. tic. NO. tic. NO. C 7-7 tic. NO. - /T..4 ri iv i4.1 fr::f. : IMPORTANT V V Is hereby made to the Director of Building and Planning for a permit subject to the conditions and restrictions iet forth on front and roar faces of thu application. 1. The applicant certifies that all workmen shall bo covered by Workmen s Compensation Insurance in accordance with the laws the State of California governing the same. 2. Each person upon whose behalf this application Is mode and eoch person at w so request and for whose benefit work Is performed under or pursuant to any permit Itsued as a result of this oppiicati n grees to, and shrill, indemnity and hold harmless the City of Beverly Hills, its officers, agents and employees In occor nc with the provlilons of Section of,. Beverly Hills Municipal Code. Any permit issued as a result of this application becomes null and void if k Is not corn onc dfaih Si TY (60) DAYS from date of Issuance of such permit. 1SIGNATURE OF. L APPLECATIO!3RJ 7441) UOV3OZ 2? JM13063 FICE9VQ.i. 91

44 Ground Broken for $3 Million Office Building Los Angeles Times (1923-Current file); Nov t : ProQuest Historical Newspapers: Los Angeles Times pg. M8 Ground Broken far $3 Million Office Building 3. N. Hanauer & Co., one of the largest municipal bond specialists in California, will establish its new home of fice at 9300 Wilshire, a $3 million, multi-story struc ture, for which ground was broken at the southwest corner of ViIsliire and Rexford Dr. last Monday. The sq.-ft. building and garage was designed by architect Sidney Eienshtat for builder Milton Cottlieb. Attending the ceremonies were Mayor Leroy H. Watson, of Beverly Hills; Jack B..Hanauer, president, J. B. Hanauer & Co.; Benton S3evton, vice president of Lyt ton Savings, which is financ ing construction: Carl Wit tenberg, Sr., president of Twaits-Wittenberg Co., con tractor. The six - story strurture provides four stories of of f ice space with a two-story luxury mezzanine-penthouse and a three-level under grpund garage that will af ford parking for 200 cars. Exterior walls of the huild fog will consist entirely of reinforced concrete in a mod ular pattern of deep window embrasures. Quarters to he occupied hytbe Hanauer firm include 10,000 sq. ft. on the ground floor fronting W ii s h i r e, which will be set well hack from the sidewalk and sur rounded by a deep, marbletiled planter. The elevator lobby tvill be accessible by way of a broad stairway, sheltered by cir cular canopies along the TI1. shire Blvd. front. Marble and wood paneling will enhanc lobbies on individual floors. Reproduced with permission of the copyright owner. Further reproduction prohibited without permission. 92

45 H - - i-i - A i Afl PC - I I I tono.d Newspopor. L AnoIc Timc.. Reproduced with permission of the copyright owner. Further reproduction prohibited without permission. 93 Weinberg, head of Larwin. said. Larwin expects to complete the move into the new headquarters in May. accommodate 200 automo The increasing growth of lollar shopping centers sht.at & Associates, AlA, the biles. Atop the structure is a will occupy two floors of the and developers of homes and at 8670 Wilshire Blvd., Bay- throughout the state, also shopping centers, has purch- erly Hills. wilt make Its headquarters seed a five-story office build- J. P. Hanauer & Co., muni- in the new building. announced today. shire Blvd., Beverly Hills, time next month, Weinberg the Larwin Group has made This represents about The Larwin organization Gottlieb, a Beverly Hills developer, and, represents a new, larger quarters, Wein thi-oughout California, also facilities. will he located in the new Is developing multi-million $2.5 million, Weinberg said. The new building, under was purchased from Milton Completion of the 64,500. Designed by Sidney Eisen Parking Jog as the group s new sq. ft. structure is due some It necessary to obtain these of the Larwin Group which 2,700-sq. ft.. penthouse. vels of parking space to Larwin Group Co., the ded, with the remainder erly Hills-based mortgage West Coasts largest builders available for lease. Current- banking firm with branches headquarters. Laurence construetion at 9300 VU total investment in excess of building inclurlea three le berg said. He pointed out Larwin Fund, an affiliate Larwin has built and sold nearly 10,000 homes and is planning construction of 2,- the history of the Larwin For lease Group, Weinberg noted. $1.75 billion In housing in this year. 100 single-family residences that in almost 15 years, ly, Larwin is headquartered wood Mortgage Corp., Bev to New Headquarters Lanv t n to u p to ove 000 sq. ft. on the ground will lease approximately 10,- cipal financial consultants, WORK UNDER WAY Sketch of Lorwin Group Co. Beverly Hills heodquorters. new building, Weinberg adr t!. I fli Coo. in4o, coo, 1923-C,c, ci bk) ), Larwin Group to Move to New Headquarters

46 . ADVI$E$ Display Ad No Title Los Angeles Times (I 923-Cttrrent File); Nov 18, 1964; ProQuest Historical Newspapers: Los Angeles Times pg BIl We don t award oui men gold pins We give them the taceofive to make a good Iinto We atflictcegtataand repreeeaflutveo of the highest type, room who bow atoda aed the atock muaket They take es teshe. aloe Interest to th& jobs. end, pesasul convene with your tsveolmeot program. Some of thom west Erodes Brother, suite, Isutthat a oily estonal mete atrop to joat a few door, away them oar office, and our roro ore very boa). 11T RafrJaekson& Gmy,mz Il Memberaqrha New YankStaakCevhenge Lea Angel.e: ass Weit7thjo..M lee Oanendtou 157 Waotsmst,.TU luz atotnenernesaessaroesesnocanwiew s Vic Phillips builds a second successful career N OR 8lGEST TAX EXEMPTIONS, MR. MUNI BOND, CHOO$E QUAUI! LS TTtTIr Which of these 9 portfolios fits your market strategy? Hlnfitotwas In management with a major engineering firm, where ho spent 15 happyand auccstut yners.then hecausiotorganizational chongen, ha joined F. F. Hutton 2Yz years ago, went thnocgh our sic.month training course, and became a registered representative with our Pasadena office. Ac Phiiiipsadmits twasa tough dicision. After all I wasn t exactly a baby by then. Out he s delighted he mode the change. The pace of the investment field stimulates and challenges him. Hisclieots are a constant source Ct interc5t. His income is excellent and increasing. He finds Huiton s facilities codmpiese. our attitudes end atmosphere conducive to success. Mayb, thin describes pour kind of ambitions. If so. you may find a rewarding caraerwlth Hutton. Ourdemonds are high. We wantabuve.average men. College graduates, with military senviceoutof the way. At least 25years old. Sates eepe fiance is preferable. Well train yosweii, payyoo while on do it. temupfsmcsp WRITc THOMAS A. SCHIJPP!N OUR tcs anucucs nrnicx on wjcciau 0, thlawfin OUR SHN renraclsco ntrico E. F. HUTTON & COMPANY INC. 47 Ofttc.a throoghout the Nation Member New York Stock gxchasg. 623 SPRING ST. LOS ANGELES, CAUF eaaue..ar.. rao Or, an, a te.aeeeesm OceO HomieSt se, xeoe A Ceera.a Sl.cb Jmastn.et Fin to uni In 04 ian is ahnihallo: for. s5ii bte of Inn ivw o*lh of siytiiartitrtson)h 40oiad awn Coree. Aeoorrr & Co. 2lIW.005t,l.sfeptne 4 c6&, Itrmd terra tbol Bu ox wetjthses he bofrrasinymothe thoamo1wakmneootca1 heeds Muldpal bond Incow esfoye aaeplaee rompate. from hens boce uro&e.tw eraspe from 3% o4 A%.hnteomswesbo ttebmr6ohawdof buomais the 552,000-$64.000b,oxhesseotnsieicaoh tnaooo boa 4% nantotel bond as fromo% amble tonasseexn. AsEsofsty? For ISO yesre. nor, 95% eta5 osiotdpsl bone hoes put6 peonprly. A year you,tp lnwcek$2s5ouoenote,esuaklpahemaiooho em, Pmswoen.kgteosaoIreathuatthuashene ox advansues tan jose joefistar wroce, Jew eropby our ocean abew Or reel oats led yes iced the mopes beowonphosr H Ii lied puislioe4ee, ISIGS 9Jh7i5l sajuw I toot pieaenta 4iw too saceroonded isaua i s d ecoudha In apeciflo nit. tot ens imdededwe:teo poitteilna oltmne9 Ilnok,. we ftc CMAatoe. tvelnaeslsr art me foe lusdent MatAPetloliont nlockawhnse lividands fayse tetnelyor Patelly Face Otlatis,APcrtfnlx Fin. *g A High Vltj A PolfoHa Shed StOrid Ponoide A $54 )iodennd Cheli Eech Wash, sanemsi ethic hitoesting Udous. WHelbas powra a swooned beeste, ice moos he haiflaihe scold proes 0 ikalt, Idle yew piredag. Saul heap tic yet jneplidmeidaoy nope. nena esteem.i raeeea S owe? I s55ic Id I, esa5ed lenin,. fee eafto taeshos tharris,upham&cq (- 513 WoO SMA Weal soestisto. Oaedned Lw trviea, Colic t.,disoee-t231 Sene,iytuia, Calif Csfni,a1.2Sstic5rinishoe2tt4? tdnee.ean Floe aaednapoic Ian Onton aetimon IACHI C CO SNARES DAYLIN, INC. COMMON S1OCOC PRICE $12 PIR SHARK NAYO83e, FRANCiS I. SUFONT. A. C. ALLYR. tnc. K. P. HLa tfon C COMPANY INC. REYNOLDS C SO. IHKARSON.HAMM5LL C CO. WALKrON C CO., INC. OOoo.oDY C CO. lam R.STA*TS C CO. ATKMAU. ItCI4I.WR C TNOHAM i.monices, RYONS C CO. urrereuw. jonreascreplrroog OFERN, PRANIC, MEY C FOX tahow: Ps.arals.i.fnw(di, RICHARDs C CO. WAOSNSm.LXR C BURAT. INC. MOROAN, oi.mtkad C ALLEN 1 Reproduced with permission of the copyright owner. Further reproduction prohibited without permission. 94

47 Mqves Into ment and homá building dl includes tarwin Fund, a win Fund ama planned and inent.: otgãnlfluon, Brent shire $ijon4orp. square feet Brentwood new building, with the re mainder available for lease. family homes In 30 Lanvin planned communities. Lar year. includes six levels of parking erly Hills. at 8670 WilshIre Blvd., Bevb built more than 11,000 single Larwin was headquartered will occupy two floors of the shoppthg center develop visioiw. the Larwin Group Begun in 1948, Larwln has Mortgage is origihating $83 million in residential loans a space to accommodate 200 The Larwin organization, shtait & Aw,cI;tes, Larwin s 2,700-square-foot penthouse. built sh&pping oenters totall ing approximately 750,000 raâi Building woqd.mortgageco., and Wil Designed by Sidney Eisen cars. Atop the structure is a; 64,000 - square -foot building ny s community develop Ia addition to the compa erly Hills WIlshire Blvd. in Bev owned, sbc-story building at ban mqved IAfr headquar. towi54m:êqpp1ng centers, deve1eti of: planned rn ideial jothmuniues, new Utwin Group Companies, terw:.,to t;a new, Larwin NW Building. Lanvin Group Moves Into New Building Los Angeles Tunes (1923-Current File); Nov 29, 1964; ProQuest Historical Newspapers: Los Angeles Times pg. H17! Larwiñ Group Reproduced with permission of the copyright owner. Further reproduction prohibited without permission. 95

48 oe - >- - U, - 0 U, 0 0 a) U Lfl cu CU bij I 4-, F- a) - <CU 4-, CU E CU a) a) F- 96

49 rj Di X r2jc j GN1?A.!OTE AT t\ N F L.L vic1nr-r 1! r1ap LEE1E w LC Ii A L E 1 I4T C N S TA E 0 L c-. 2Ti c0n IDOCQ5 N I - t T1J, I I f SIDNEY EISENSHTAT ARCHITECT (11(1 --- I - I - wi1.i 97

50 m z C. z C. til U C C Ii 77 1:1.1 z 7. / 17 C T29 illil ± J - t! ; R -t Sk. tc n H 1- -*, r I - _f ib-h. - r 1-IL LI - 1.i, fl -- L.i g U r 2i H!-- -_._J 1 J - L ii i!:: E rfl -. I q I. 7 p f _*frt*t1ii j I. I! 98

51 -- t IJLi -. ) 5OdO 1I-It j Jf U U J.3LIHV IVIHcN3SI3 ANQI I - ci tjc - ZJ) i_1 I :: - -is --9 r C: I:1L 1::I : ;i * jo, ;_. -_4 - N I 99

52 u 451 liii r.t.j L i z_ 4 F r 5 4 t1t U I1 -- JtT ij I n -. CTj -. H ir 1 j1j : : t rn ; 4 0 Cl - t-flj t. Ii V z ye, V ṉ 4 =3 ;. I _% : % _L_. -r i-e 11:) p 0 F- Z-[ 1-i z I [ZlZHL [ H cj A _ 4_6,....,.y!%; I rn ir 41 I 100

53 - I K I f - t -i I 1 4 I C) t-i I I :J [1 - C C) ,j 3- LL D1 JTEJ Ti F1! I -: L i.j J -? 1] -c 1! I - t J,, C t Ii. j- -- b- -4 I) 4-.- I S ri : -i EE1- eal - --] kj L m El - L: - ::, T LL JJ - I 1 - -, F A NJ t ftijtj _i. _t l _ f f r SIDNEY EISENSHTAT ARCHITECT IVHIF COrP012ATICN _ , 101

54 - - r- I I L. 1I - - : [ H t?uj[l : L ii I-! 1- i i7h L4t t. li H - tla J q! :; I - 1I _: - :: - L J Li - - _i - L j 1 - I _!1E Q1Li H _-ET T -: :_:: EEL t: : I IL Il r t- TTflfl1ii I, -1 -i-- * m z x -4-4 x

55 - - I I I e p. - -=- - *- -: _ 1 1 ci) t? 2 DZ2ZC i I.-., ID Ii I 4 ID 1-i H L H 4.4.,..4,.4- -1,---1 rz 0 1) +() (J -I 0.- I _. -, i ] L _.4 -& ji. ( L ji4 L 0 ø (3 1 ; ;IfP 1 ZU Iu - In z U, x x I. U Do 4 U 103

56 -C - z z :_ -4-1r.,., ir h-- I - 4 I ii, 1 r ± ; r - _ i j ;_i ii i :; I- -4 I, 3 I I I 11J h ilwii [Ifl 104

57 3: 4: PHOTOGRAPHS: 9300 Wilshire Boulevard PHOTO - 1: Oblique view, looking southwest PHOTO - 2: Oblique view, looking northwest PHOTO - East elevation, looking west PHOTO - Penthouse level (42floors.com) 105