SRL City of Beverly Hills Planning Division 455 N. Rexford Drive Beverly Hills, CA 90210 TEL. (310) 285-1141 FAX. (310) 858-5966 Cultural Heritage Commission Report Meeting Date: Subject: Project Applicant: Recommendation: November 8, 2017 427 NORTH CRESCENT DRIVE Preliminary Hearing for the Union 76 Service Center at 427 Crescent Drive to determine whether the property merits consideration for nomination onto the Beverly Hills Register of Properties Commission-Initiated North formal Historic Conduct a Preliminary Hearing and recommend the Cultural Heritage Commission move forward with nomination proceedings at a future hearing for potential listing of the property as a Local Landmark Is I S 427 North Crescent Drive REPORT SUMMARY The subject property located at 427 North Crescent Drive has been Local Landmark under Beverly Hills Municipal Code (BHMC) Title Historic Preservation Ordinance (Ord. 15-0-2682, eff. 7-21-2015). assessed for eligibility as a JO, Chapter 3, Article 32 - A Preliminary Evaluation Attachment(s): 1. Director s Preliminary Evaluation Report Author and contact Information: Mark Odell Urban Designer (310) 285-1116 modellbeverlyhills.org 39
Cultural Heritage Commission Report 427 North Crescent Drive Preliminary Hearing November 8, 2017 issued by the Director of the Community Development Department (Attachment 1) provides background information with supporting information that appears to confirm the eligibility of the property for landmark nomination, pursuant to BHMC Section 10-3-3212 (Landmark Designation Criteria). BACKGROUND At the request of Councilmember Mirisch, an item to consider initiation of the subject property for landmark proceedings was agendized for the City Council Study Session on September 19, 2017. At that meeting, the Council discussed the item, heard public comment from the property owner, and directed that the matter be forwarded to the Cultural Heritage Commission for further review of landmark eligibility. Therefore, the item was brought before the Commission on October 10, 2017 and landmark initiation for the property was approved. The subject property was previously considered by the Cultural Heritage Commission in 2013 under the prior Historic Preservation Ordinance (Ordinance No. 12-0-2617). The Cultural Heritage Commission initiated the property on July 10, 2013, reviewed a landmark evaluation and assessment report prepared by the City s historic consultant, and adopted a resolution on October 9, 2013, nominating the property and recommending that the City Council designate the property. Despite the initial recommendation for landmark status, the property was not ultimately forwarded to the City Council for formal consideration due to concerns expressed by the property owner. The canopy of the service station is designed in a sweeping triangular concrete form that rises at each corner and generates the appearance of motion. Prominent Chinese-American architect Gin D. Wong, FAIA, who was a partner in the office of William Pereira and Associates at the time, is responsible for the unique and dramatic design. The modernist design reflects the influence of the aviation age and was originally intended for a location on Century Boulevard near Los Angeles International Airport. The subject site in Beverly Hills has been a service station dating to the 1920s, and this structure was constructed in this alternate location between 1963-1965. Pursuant to Beverly Hills Municipal Code 10-3-3215 A.3, and in conjunction with the initiation of designation proceedings by the Cultural Heritage Commission, the Director of Community Development has prepared a written Preliminary Evaluation that has determined sufficient evidence exists to support a finding that all applicable requirements for designation as a landmark appear to have been met based on all of the supporting facts provided. The Director s Preliminary Evaluation for the subject property finds that the property appears eligible as a local landmark and a copy of the Preliminary Evaluation is included as Attachment 1. Pursuant to the requirements in BHMC 10-3-3215A, and in conjunction with the completion of the Director s Preliminary Evaluation, the Cultural Heritage Commission shall determine whether sufficient evidence exists to conclude that the subject property satisfies all applicable designation criteria and whether the property merits formal consideration for nomination. If, based on this preliminary evaluation and other evidence provided to the Commission, the Commission determines sufficient evidence exists and the property merits consideration, it shall formally consider the landmark nomination and recommend that the City Council designate the subject property. 40
Promote Cultural Heritage Commission Report 427 North Crescent Drive Preliminary Hearing November 8, 2017 Staff recommends that the Cultural Heritage Commission consider nominating the subject property at 427 North Crescent Drive at a future hearing based on the information provided in the Director s Preliminary Evaluation of the property. ENVIRONMENTAL ASSESSMENT Future nomination and designation of the subject property 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 Casa Coleman would not have a significant environmental impact and is exempt from CEQA pursuant to Sections 15061 (b)(3), 15308, and 15331 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 will 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, nominating and designating the property is an action of the City to protect and preserve an historic resource. GENERAL PLAN CONSISTENCY Nomination and 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. PUBLIC OUTREACH AND NOTIFICATION Pursuant to the requirements in Beverly Hills Municipal Code Section 10-3-3215, notice of the date, time, place, and purpose of the preliminary hearing and nomination hearing were provided in writing, by first class, prepaid mail to the property owner (and courtesy notice via email to the owner s representatives). As of the publication of this report, one letter was received regarding the potential designation of the subject property and this correspondence will be disseminated to the Commissioners at the hearing. NEXT STEPS Should the Cultural Heritage Commission recommend future nomination of the subject property as a local landmark, staff will schedule a hearing for formal nomination at a future meeting. Report Reviewed Urban Designer 41
Preliminary Cultural Heritage Commission Report 427 North Crescent Drive Hearing November 8, 2017 Attachment 1 Director s Preliminary Evaluation 42
BEVERLY HILLS CITY OF BEVERLY HILLS COMMUNITY DEVELOPMENT DEPARTMENT 455 N. Rexford Drive, Beverly Hills, CA 90210 Tel. (310) 285-1141 Fax. (310) 858-5966 LANDMARK DESIGNATION PROCEEDINGS (BHMC 1 0-3-321 5) PRELIMINARY EVALUATION Property Address Applicant 427 North Crescent Drive, Beverly Hills, CA Council-initiated Date of Initiation by Cultural October 10, 2017 Heritage Commission Date Prelimininary Evaluation October 23, 2017 Issued PRELIMINARY EVALUATION In consideration of the property as a potential city of Beverly Hills Landmark under the criteria listed in Beverly Hills Municipal Code Section 10-3-3212, the Director preliminarily finds that the property at 427 North Crescent Drive: Appears eligible as a local landmark based on available evidence at this time D Appears ineligible as a local landmark based on available evidence at this time The subject property appears to affirmatively satisfy all of the required criteria in BHMC 10-3- 3212 (Landmark Designation Criteria). BACKGROUND Property Description The subject property is located at the southeast corner of South Santa Monica Boulevard and North Crescent Drive, across from the Wallis Annenberg Center for the Performing Arts and diagonal from Beverly Hills City Hall. Located on the site are a triangular canopy (1965) supported by three concrete piers which covers the gasoline pump stalls and a single-story service building (1978) composed of square concrete blocks tucked under the canopy. Also on the site are a metal shed storage building and a pole sign topped with the 76 brand orange ball and gasoline price signage. Gin D. Wong, a partner in the leading architectural firm William Pereira & Associates, conceived of the bold modernist architectural design. Landmark Proceedings The City Council discussed commencing landmark proceedings for the property at its Study Session on September 19, 2017, and deferred the matter to the Cultural Heritage Commission to consider landmark initiation. After conducting a public hearing at its October 10, 2017 hearing, the Cultural Heritage Commission voted to initiate landmark proceedings on the subject property. Pursuant to Beverly Hills Municipal Code 10-3-3215 A.3, this preliminary evaluation is prepared to set forth the facts known at this time and to synopsize whether it appears that sufficient evidence exists to support a finding that all of the applicable requirement for designation as a landmark can be met. At a subsequent Preliminary Hearing, the Cultural Heritage Commission will determine whether 43
ERLY Preliminary Evaluation 427 N. Crescent Dr. October 23, 2017 Page 2 of 5 sufficient prima facie evidence exists to warrant formal evaluation of the property for nomination onto the Beverly Hills Register of Historic Properties (pursuant to the requirements in Beverly Hills Municipal Code 10-3-3215 A.3). FINDINGS The facts supporting the Director s evaluation of eligibility are summarized in Table 1 below. Table 7. Summary of Landmark Designation Criteria (Beverly Hills Municipal Code 10-3- 3212) Criterion No. Criterion Does the subject A landmark must satisfy all of the requirements in Section A: property to meet criteria? appear A.1 It is at least forty-f ive (45) years of age, or is a property of extraordinary significance; Construction of the canopy was completed in 1965, so the property is 52 years of age in 2017. It high artistic or aesthetic A.2 value, and embodies the distinctive. characteristics of an architectural style or architectural type or architectural period; possesses The highly futuristic modern upswept canopy design is one of the finest and most recognizable examples of the Googie architectural style in Southern California, a vernacular subset of Modernism. The shape, configuration, materials and illumination of the canopy are all key defining features of the architectural style. A.3 It retains substantial integrity from its period of significance; and The canopy remains largely unaltered from its inception in 1965, and the service station building added in 1978 does not detract from the significance of the site. The property appears to retain all seven aspects of integrity (location, design, setting, materials, workmanship, feeling, and association). A.4 It has continued historic value to the community such that its designation as a landmark is reasonable and necessary to The property continues to have 44
Wong RL7 Preliminary Evaluation 427 N. Crescent Dr. October23, 2017 Page 3 of 5 promote and further the purposes of this article, historic value to the community due to its stylistic and recognizable design, its association with master architects Gin D. Wong and William Pereira, and for its contributions to the architectural heritage of the city. In addition to the requirements set forth in Section A above, a landmark must satisfy at least one of the following requirements in Section B: B.1 B.2 B.3 B.4 It is listed on the National Register of No Historic PIaces. The site is not listed on the National Register of Historic Places. It is an exceptional work by a Master Architect The property is considered an exceptional gas station design, was designed by prominent Chinese- American architect Gin D. Wong and is associated with the firm William Pereira and Associates (both are on the City s List of Master Architects). passed at his home in Beverly Hills in September 2017. The property has been featured in countless print publications and periodicals, including Beverly Hills, 7 930-2005 by Marc Wanamaker and Beverly Hills, the First 700 Years by Robbie Anderson. It is an exceptional work that was owned No and occupied by a person of great The archival research importance does not show and was directly connected to., that the property was owned by any a momentous event in the person s person of great importance. 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; It is an exceptional property that was owned and occupied by a person of great local prominence No The archival research does not show that the property was owned or by a person of great local prominence. 45
Preliminary Evaluation 427 N. Crescent Dr. October23, 2017 Page 4 of 5 B.5 It is an iconic property; [From BHMC 10-3-3202: An iconic property is 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. J The bold design of an otherwise prosaic property type has earned this service station its place as a favorite subject of photographers and visitors to Beverly Hills. The sweeping canopy is a highly recognized icon of Googie architecture and is strongly associated with Beverly Hills due to its prominent, visible location. Therefore, it appears that the property satisfies the definition of iconic property. B.6 Or, the landmark designation procedure is initiated, or expressly agreed to, by the owner(s) of the property. No The landmark designation procedure has not been expressly agreed to by the owner(s) of the property. Do all criteria in Section A appear to be met? Does at least one criterion in Section B appear_to_be_met? Does the subject property appear to satisfy all the requirements in Beverly Hills Municipal Code 10-3-327 2 to be considered an eligible property for landmark nomination and designation? PRELIMINARY HEARING (BHMC 10-3-3215A) Pursuant to BHMC 10-3-3215A, the Cultural Heritage Commission is scheduled to conduct a preliminary hearing based on this preliminary evaluation to consider the property s eligibility under local landmark criteria on November 8, 2017. The Cultural Heritage Commission shall determine whether sufficient evidence exists to conclude that the subject property satisfies all applicable designation criteria and whether the property merits formal consideration for nomination. Should the Cultural Heritage Commission nominate the subject property as a local landmark at a future public hearing, final approval is required by the City Council in order to formally designate the property and list the subject residence on the Local Register of Historic Properties. 46
Preliminary Evaluation 427 N. Crescent Dr. October 23, 2017 Page 5 of 5 Should you have any questions on this process during the meantime, please do not hesitate to contact my staff: Preservation Program Manager Mark Odell Urban Designer (310) 285-1116 modell@ beverlyhills.org Preservation Program Staff Member Reina Kapadia, AICP Associate Planner (310) 285-1129 rkapadia @ beverlyhills.org Sincerely, thhy SLisn Healy Keene, JICFI Director of Community Development 47