123 OP Blvd Preliminary - smgov.net

201 Santa Monica Boulevard, Suite 500, Santa Monica, CA 90401 INTERNET www.pcrnet.com TEL 310.451.4488 FAX 310.451.5279

Memorandum TO: Scott Albright, City of Santa Monica DATE: February 28, 2014 CC: FROM: Margarita Wuellner, Ph.D., Director of Historic Resources

Amanda Kainer, M.S., Architectural Historian Rita Cofield, B.Arch., Master’s Candidate in Historic Preservation, USC, Intern

RE: PRELIMINARY HISTORIC ASSESSMENT: 123 OCEAN PARK BLVD. (4288‐019‐030)

As requested by City staff, PCR has conducted a site visit of 123 Ocean Park Boulevard, the subject property, and has also reviewed archival data relevant to the residence. The legal description of the subject property is the Central Beach Tract, Block C, Lot 41. There is a one‐story single‐family Turn‐of‐the‐Century bungalow residence with Craftsman influences, constructed circa 1902, located on the subject property. The subject property is bordered by Neilson Way (formerly Los Angeles Pacific right of way) to the east, Bernard Way (formerly Speedway) to the west, Fraser to the north, and Ocean Park Boulevard (formerly Dwight Avenue and Central Avenue) to the South. The neighborhood is a mixture of one‐story single family residences, one‐ to three‐story apartments, and commercial buildings.

The residence was initially surveyed as part of the Santa Monica Historic Resources Inventory Survey Phase I (1982‐1983) and Phase III (1990‐1993), and again by the Historic Resource Group for the City of Santa Monica in 2004. These prior evaluations assigned the subject property a status code of 5D2, “contributor to a district that is eligible for local listing or designation.” During the most recent survey of 2010, the subject property was found to remain eligible as a contributor to the South Beach Historic District and was assigned a status code of 5D3, “appears to be a contributor to a district that appears eligible for local listing or designation through survey evaluation. 1

The Central Beach Tract is located within the potential South Beach Historic District, identified by the Review Committee of the Santa Monica Architectural and Historical Survey in 1983. The South Beach Historic District is comprised of four blocks situated between Hollister Avenue and the north side of Ocean Park Boulevard. The potential district was given a “2” level of significance by the Review Committee which indicates it is significant in a local context and worthy of designation. The South Beach neighborhood continues to be significant as the most intact neighborhood of beach cottages in Ocean Park and the City. The subject property possesses an extraordinary amount of architectural and historical integrity and reflects a

1 “Historic Resources Survey UpdateOcean Park.” 2004. Historic Resources Group, p.515.

South Beach Historic Resources Inventory. DPR form – 123 OP Blvd. Historic Resources Group

“Santa Monica Citywide Historic Resources Inventory Update.” 2010. ICF Jones & Stokes.

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PCR Services Corporation Page 2 February 28, 2014

unifying entity that conveys its overall historic context that is rooted in the development of Ocean Park during the first decade of the twentieth century.

RARE SURVIVOR IN THE CENTRAL BEACH TRACT OF OCEAN PARK

The subject property is located in the southern section of Ocean Park and in the Central Beach Tract, south of the former Pacific Ocean Park amusement pier (POP) and business district, and adjacent to Venice. It is one block north of the beachfront in a residential neighborhood of one‐ and two‐story residences. The subject residence is one of the Turn‐of‐the‐Century beach cottages still identifiable and common to the district. It is also one of a few to represent more modest, vernacular beach cottage architecture along the beachfront. Constructed ca. 1902, it is one of the oldest dwellings in the Central Beach Tract, having escaped demolition when the Santa Fe Railroad leveled the first cottages located on the tract in that year. It further survived the post‐WW II population boom, and massive urban renewal in 1958 when many of the more modest cottages and businesses near the beachfront were demolished; and it has thus far escaped the pattern of rapid development that continues in this popular section of Santa Monica.2

Early Ocean Park began with boating houses, beach cottages for vacationers, and hotels, and became more of a permanent residential community with amusements, civic facilities, and local businesses by the 1940s.3 Architecturally, Ocean Park was developed in various architectural styles and building types, including those with Turn‐of‐the‐Century/Queen Anne, Craftsman/Bungalow, Spanish Colonial Revival, Four‐Square and Modern influences which still remain visible in the Central Beach Tract today.

The subject property has survived urban renewal and economic improvements with marginal renovations to the front façade. According to the 1902 and 1918 Sanborn maps (included in the attachments), the subject area was largely undeveloped until 1918. The first leased cottages built along what is now Neilson Way (formerly Trolley Way) were demolished by order of the Santa Fe Railroad Company who owned the right of way.4 Ocean Park was the most popular destination in Southern California at the turn of the twentieth century. Following Ocean Park’s designation as the “Coney Island of the Pacific,” it went through several other significant changes which affected the homes along the Central Beach Tract.

2 “Santa Monica Citywide Historic Resources Inventory Update.” 2010. ICF Jones & Stokes. 3 “Historic Resources Survey UpdateOcean Park.” 2004. Historic Resources Group, p.18, 23. 4 Ibid., p.62.

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The first change happened when the subject property and the surrounding tract were purchased by G.A. Hart and A.R. Fraser from the Santa Fe Railroad, subdivided, and named “Central Beach.” By 1901, all but three of the lots were sold.5 Properties dotted the streets of Wadsworth, Hart, Fraser, Hollister, Neilson, and Ocean Park (formerly Dwight and Central Ave.).

The next significant change came in 1902, when private investors such as A.R. Fraser and Abbot Kinney made improvements to Ocean Park that included a rebuilt wharf, a new pavilion at Pier Avenue, a new bath house, and a much needed school and bank, allowing the town to function self‐sustained until it was annexed by the City of Santa Monica in 1907. The northern portion of the Central Beach tract was purchased by Thomas Wadsworth and C.W. Hollister for residential use. They required that unsightly cottages be removed and replaced by more “slightly” ones once existing leases had expired. A universal change in policy pervaded the beachfront properties during this time. Lessees were required to purchase their property or vacate within several months of the change; and any new property purchases would have restrictions attached which steered owners away from building the same “cheap” cottages that existed before. Most residents purchased their properties, but those who could not afford to simply abandoned them or moved their modest cottages further inland.6

The next phase which brought significant changes to Ocean Park was World War II. New land use policies and an increase in private automobile ownership followed the post‐war population growth. Housing production was initially slow due to the cost and availability of building materials, but the Modern Movement consisting of the affordable, the quick, and the mass produced, found its way to the forefront. Ocean Park was fully developed by the end of the war and there was not much space left to build new homes or house new residents. One solution was to combine parcels in order to make room for the construction of multi‐family dwellings. Another solution was to transform single family cottages into multiplexes. A few residents found that they could construct second homes behind their existing single family residence, or convert garages into rental units to obtain more usable space. Wider roads and massive amounts of sand reconfigured the beachfront after the war.7 The most common and visible renovations included enclosed porches, and lifted homes with garages underneath. The new land use policies had some success in maintaining the visual characteristics of this single‐family neighborhood. In other respects the historic feeling of the beach cottages was lost due to the rapid growth that demanded these necessary changes. For this reason, some residences that were once contributors to the South Beach Historic District have been removed.

5 South Beach Historic Resources Inventory. DPR form – 136 Hart Ave. Historic Resources Group. 6 http://oceanpark.wordpress.com/top/oceanparkhistory/ 7 “Historic Resources Survey UpdateOcean Park.” 2004. Historic Resources Group, p.15.

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The last major phase of change that affected the Ocean Park area was the period of massive urban renewal that took place beginning with the establishment of the City of Santa Monica Redevelopment Agency in 1957. Conditions of public “blight” were identified in the more modest areas that stretched from Ocean Park Boulevard to the Venice border. Beach cottages, boarding houses, and small businesses within approximately seven city blocks were demolished in order to spur economic growth within the city.8 The businesses and cottages that lined the boardwalk were replaced by beach parking and green space along Bernard Way (formerly Speedway).

123 OCEAN PARK PROPERTY HISTORY

The construction history of the subject property suggests that the existing 1,040 square foot residence was constructed on the property in 1905, as indicated by Los Angeles County Assessor records. However, Sanborn maps indicate the construction date to be as early as 1902, as the subject property is shown on the 1902 Sanborn Map (included in the attachments). The bungalow at 123 Ocean Park Boulevard could have possibly been commissioned by Abbot Kinney.9 An original building permit for this residence is unavailable.

The subject property is shown on the 1902 Sanborn map as a one‐story dwelling with a covered porch. The next Sanborn Map available from 1909 shows the footprints of the front residence, and a one‐car garage and possible storage unit located in rear northeast (garage) and northwest (storage) corner of the lot. The 1918 and 1950 Sanborn map shows that the garage was used as a rental unit at the time with a second address of 123 ½, although documentary evidence discussed below suggests otherwise. It is uncertain whether the garage and the storage unit are extant. 10 Building permits included a table in the attachments that show there are few alterations to the subject property aside from correcting and reframing the foundation. The 1946 building permit indicates that there were alterations made to the residence, which based upon visual inspection could be referring to the brick facing and enclosed porch on the primary elevation.

The original owner of the property is unknown. The first recorded owner is Chauncey Jones (listed in 1912‐1917 directories). He lived in the front bungalow with his wife Margaret, as indicated in City Directory for 1912‐1922 (Table 1). The occupancy of the residence changed to Mrs. Margaret Jones in 1917, suggesting her husband passed away or no longer resided there.

8 Ibid., p.26 9 http://oceanpark.wordpress.com/top/oceanparkhistory/ 10 PCR surveyed the subject property from the public rightofway.

Memorandum



According to the 2003 DPR form and City Directory, the property was under ownership of Richard Craswell in 2003. Documentary evidence, including census records and city directories indicate the rear residence (123 ½ Ocean Park) was not used for income or recorded as a rental space. The results of the City directories and building permits research is presented in Table 1 in the attachment, with the results recorded by year in reverse chronological order.

The subject residence exhibits the character‐defining features of the Turn‐of‐the Century architectural style, typically found during the first decade of the 20th century. This architectural type was prevalent in southern California from the late 1890s through 1910. Features that characterize this building type and style are similar to those found incorporated in early, modest Craftsman designed homes. Such features include horizontal wood siding or shingle siding, a hipped or gable roof, front porch, and wood sash windows with simple surrounds. Some properties also display exposed structural or decorative elements such as rafters or brackets.

The features on the subject residence are typical of the style and period and include the overall one‐story three‐bay massing and scale, rectangular plan, and wood‐frame construction. The front facing gable roof features a decorative wood‐shingled gable end with rectangular vent flanked by small four‐light side lights, and wide‐overhanging eaves detailed with exposed shaped rafter ends. The residence has a symmetrical front façade with a center entrance. The entrance has a wood frame glass door, 1/1 double‐hung sash sidelights and a rectangular six‐light transom. The entrance is flanked by large multi‐pane porch windows with decorative muntins. Original Tuscan columns frame the now‐enclosed porch. Brick facing has replaced the board and batten siding below the windows.

The overall integrity of the subject property is excellent and it retains integrity of design, workmanship, materials, location, association, and feeling. The bungalow has few alterations which are minor in character. Even though, the lower porch of the front façade has brick facing, it is not an irreversible permanent alteration and the residence retains all other features reflective of its the original design, materials, and workmanship. Some of the properties located along the same block as the subject property have been significantly altered and thus removed from possible association with the potential South Beach Historic District. The district appears to be eroding. During the 2004 survey, there were 109 homes within the potential South Beach Historic District and more than 75 percent (88 properties) were found to contribute to the character and fabric of this potential historic district.11 However, the 2010 Citywide Historic Resources Survey Update prepared by ICF Jones & Stoke identified 66 contributors to the South Beach District. Although the setting of the subject property has been impacted to a degree by

11 “Santa Monica Citywide Historic Resources Inventory Update.” 2010. ICF Jones & Stokes.

Memorandum



some infill development property improvements, the property vicinity continues to reflect its historical and architectural associations with the Central Beach Tract of Ocean Park.

CONCLUSION

In summary, based on the preliminary assessment, the subject property appears to meet the threshold of significance for individual Structure of Merit designation in the City of Santa Monica, as analyzed below, and continues to be a contributor to the potential South Beach Historic District.

The property does not presently appear to meet the threshold of significance as a City Landmark although a closer look at the occupants and the construction of the bungalow may yield new information about the cultural, social, economic, and architectural history of Ocean Park. The property may satisfy Criterion 1 of the Landmark criteria: it exemplifies, symbolizes, or manifests elements of the cultural, social, economic, political or architectural history of the City. Further research is recommended on the history of the occupants and the building construction. Through further research it is also possible the subject property may meet Criterion 4 in regards to architecture, particularly as applied to vernacular housing.

Structure of Merit Criteria:

9.36.080(a) The structure has been identified in the City’s Historic Resources Inventory. The property has been previously identified in the City’s Historic Resources Inventory in 1983, 2004, and 2010 as a contributor to a potential historic district.

9.36.080(b) The structure is a minimum of 50 years of age and meets one of the following criteria:

The subject bungalow was constructed circa 1902 and, therefore, is over 50 years of age.

9.36.080(b)(1) The structure is a unique or rare example of an architectural design, detail or historical type.

The one story beach cottage constructed ca. 1902 is a good example of an early modest Turn of the Century‐style beach bungalow constructed for vacationers during the time of Ocean Park’s resort successes that lasted well into the 1940s. The original architectural features of the subject property include the property’s rectangular plan, one‐story massing, front gable roof featuring decorative shingles and a tri‐partite windows with vent on the gable end, wide‐overhanging eaves detailed with exposed shaped rafter ends, symmetrical three‐bay front porch framed by original Tuscan columns and enclosed by

Memorandum



large multi‐pane porch windows with decorative muntins. The residence has a high degree of integrity and has only minor alterations. The now‐enclosed porch has a brick facing below the windows that has replaced the original board and batten siding. The subject property appears to be a rare surviving example of one of the earliest Turn of the Century vernacular bungalows in the Ocean Park area and does appear to satisfy this criterion. Because of redevelopment pressures there are possibly only a handful of other bungalows in the vicinity of the subject property that were constructed in 1903 or earlier: a 1903 bungalow located at 120 Fraser Avenue (good integrity although windows replaced); a converted Turn of the Century cottage at 120 Fraser Avenue that has been altered by a two‐story addition and conversion into a duplex; and a Spanish Colonial Revival style bungalow at 129 Fraser Ave, original home of Captain Henry D. Field (good integrity). Based upon this information, PCR recommends further research into the rarity of this property type in the Central Beach Tract of Ocean Park and the potential South Beach Historic District.

9.36.080(b)(2) The structure is representative of a style in the City that is no longer prevalent. The vernacular bungalow appears to be representative of a vernacular Turn of the Century style in the City that is no longer prevalent.

9.36.080(b)(3) The structure contributes to a potential historic district. Despite typical alterations to the façade that include a porch enclosure and brick facing below the windows (1946), 123 Ocean Park Boulevard remains an excellent example of architecture that dates back to the turn of the twentieth century when vernacular beach cottages were popular for vacationing near the beachfront. Surrounding properties vary in modesty. There are similar one‐story cottages with Craftsman, Colonial, and Mission Revival details, as well as two‐story “American Four‐square” and Queen Anne/”Turn of the Century” homes in the vicinity. The integrity of the contextual setting immediately surrounding the property has not been substantially compromised as a result of later infill and the Central Beach Tract remains eligible for designation as a historic district. The property at 123 Ocean Park Avenue remains one of the oldest extant structures in the tract, and therefore is a significant contributor to the potential South Beach district.

MemorandumRE: PRELIMINARY HISTORIC ASSESSMENT: 123 OCEAN PARK BLVD.

(4288‐019‐030)


BIBLIOGRAPHY

LosAngelesDailyJournal.

Ingersoll,LutherA.Ingersoll'sCenturyHistory,SantaMonicaBayCities.“SouthSantaMonicaandOcean Park.” Chapter VI.http://files.usgwarchives.net/ca/losangeles/history/1908/ingersol/southsan93gms.txt.(accessedFebruary25,2014).

OnlinePropertyInformationSystem‐CityofSantaMonicaGIS.

NationalParkService.NationalRegisterBulletin:HowtoApplytheNationalRegisterCriteriaforEvaluation.WashingtonDC:U.S.Dept.oftheInterior,NationalParkService,InteragencyResourcesDivision,1990.

SanbornFireInsuranceMaps,CityofSantaMonica.

SantaMonicaHistoricalInventorySheetsVol.3,SouthBeachDistrict.

Santa Monica Historical Resources Inventory 1985‐86 Final Report. Santa Monica HistoricalResources InventoryPhase3FinalReport.SantaMonicaHistoricalResources Inventory2010FinalReport.

TheDailyOutlook.

TheSantaMonicaBlueBook.(alleditions).

TheSantaMonicaCityDirectory.

Varghese, Anita. “Clock Starts for South Beach Historic District.” The Look Out News, August2007.

ATTACHMENTS

Table1.CityDirectoriesandBuildingPermitsResearchResults

CurrentPhotographs

PreviousDPRFormsfor123OceanParkBoulevard

PreviousDPRFormsforSouthBeachHistoricDistrict

CurrentTaxAssessorMap

SanbornFireInsuranceMap(1902)



SanbornFireInsuranceMap(1918‐50)

Table1.CityDirectoriesandBuildingPermitsResearchResults

Year Address Occupant Occupation Alterations Permit Details

2005 123 Ocean Park Blvd.

Richard B. Craswell

1975 (‐2004)

123 Ocean Park Blvd.

Irving Mead & Associates (owner)

Foundation to correct sagging

Permit # ‐ B48015

Date ‐ Aug. 29, 1975

Contractor ‐ Ned Spaulding

1960 (‐1974)


Felix Spielberg ‐Mtce(?) City of Santa Monica

1954‐1959


Frank Guyette (rear) Alonzo Ribachud

– mechanic

‐Frank Guyette ‐ piano salesman

‐Alonzo Ribachud ‐ mechanic

1946‐1953


Frank Guyette (wife Eliz M.)

& Earl E. McGrath

Frank Guyette ‐ piano salesman

& Earl E. McGrath – Hughes worker

Alterations ‐ Porch enclosed, brick facing added

Permit # ‐B61 Date – June 17,

1946 Contractor ‐ unknown

1941‐1945


??

1938‐1940


Louis Ross (wife Ethel) ‐Barber at 11274 SM Blvd.

1936 (‐1937)


VACANT

1935 123 Ocean Park Blvd.

Mr. Smith (owner) & M???an Smith

Reframing foundation

Permit # ‐ 521S Date ‐ Aug 5,

1933 Contractor ‐

Peter Knudsen

1933 (‐1935)


Rov S. Greer (wife Greta)

1927‐1931/32

123 Central Ave.

VACANT

1925 (‐1926)

123 Central Ave.

Walter E. Smith (wife Etta)

1923‐1924

123 Central Ave.

P.V. Green

1918 (‐1922)

123 Dwight Ave.

Mrs. Margaret B. Jones

1917 123 Dwight

Ave. Chauncey Jones (wife

Margaret B.)

1912‐1916

123 Dwight Ave.

Chauncey Jones

CurrentPhotographs

Primary(South)Elevation,ViewNorth(PCR2014)

Primary(South)Elevation,ViewNortheast(PCR2014)

ViewnorthwestonOceanParkBoulevard(PCR2014)

ViewNorthwestonOceanParkBoulevard(PCR2014)

PreviousDPRFormsfor123OceanParkBoulevard

P5a. Photograph or Drawing

Zip 90405

State of California -- The Resources Agency

DEPARTMENT OF PARKS AND RECREATION

PRIMARY RECORD

Primary #

HR #

Trinomial

NRHP Status Code

Other Listings

Review Code DateReviewer

Page of

Resource Name or #:

*

P1.

P2.

Other Identifier:

*

Location: Not for Publication Unrestricted a. County

b. USGS 7.5' Quad Date T ; R ; 1/4 of 1/4 of Sec ; B.M.

c. Address City

d. UTM: (Give more than one for large and/or linear feature) Zone , mE/ mN

e. Other Locational Data: (e.g. parcel #, legal description, directions to resource, elevation, additional UTMs, etc. as appro

* P3a. Description: (Describe resource and its major elements. Include design, materials, condition, alterations, size, setting, and boundaries.)

* P3b. Resource Attributes: (List attributes and codes)

* P4. Resources Present:

P5b. Description of Photo: (View, date, etc.)

* P6. Date Constructed/Age and Sources:

* P7. Owner and Address:

* P8. Recorded by: (Name, affiliation, address)

* P9. Date Recorded:

* P10. Survey Type: (Describe)

* P11. Report Citation: (Cite survey report/other sources or "none")

* Attachments: NONE

Archaeological Record

Location Map

District Record

Sketch Map

Linear Feature Record

Continuation Sheet

Milling Station Record

Building, Structure, and Object Record

Rock Art Record Artifact Record

Photograph Record Other: (List)

Building Structure Object Site District Element of District Other (Isolates, etc.)

Prehistoric Historic Both

DPR 523A (1/95)* Required Information

5D3

5D2

123 Ocean Park Blvd

Los Angeles

123 Ocean Park Blvd

APN(s): 4288019030

Santa Monica Citywide Historic Resources Inventory Update Final Report, prepared for City of Santa Monica by ICF Intl, 2010

Reconaissance-Level Survey

2

SANTA MONICA CA

1905

Craswell,richard B

118 Peter Coutts Cir

Stanford Ca, 943050000

P. Moruzzi, M. Potter, K. Lain

ICF International

811 W 7th Street, Suite 800

Los Angeles, CA 90017

1

A.4 - Contributes to a district that embodies distinguishing architectural characteristics valuable to a study of a period, style,

method of construction, or the use of indigenous materials or craftsmanship, or is a unique or rare example of an

architectural design, detail or historical type valuable to such a study. The resource is recorded in the Historic Resources

Inventory with a prior evaluation of 5D2.

123 Ocean Park Blvd

None

None

Page of

Resource Name or #:* 123 Ocean Park Blvd

*

Historic Name:

Common Name:

Original Use: Single Family Residence

Architectural Style: Turn of the twentieth century

Construction History:

Moved?

Related Features:

Architect:

B1.

B2.

B3. B4.

* B5.

* B6.

* B7.

* B8.

B9a.

* B10.

B11.

* B12.

B13.

* B14.

Present Use: Single Family Residence

(Construction date, alterations, and date of alterations.)

No Yes Unknown Date: Original Location:

b. Builder:

Significance: Theme Area

1905Period of Significance Property Type A.4 Applicable Criteria

(Discuss importance in terms of historical or architectural context as defined by theme, period, and geographic scope. Also address integrity.)

Additional Resource Attributes: (List attributes and codes):

References:

Remarks:

Evaluator: P. Moruzzi, M. Potter, K. Lain ICF International

Date of Evaluation:

(This space reserved for official comments.)

(Sketch map with north arrow required)

State of California -- The Resources Agency

DEPARTMENT OF PARKS AND RECREATION

BUILDING, STRUCTURE, AND OBJECT RECORD

Primary #

HR #

NRHP Status Code 5D3 22

PreviousDPRFormsforSouthBeachHistoricDistrict

CurrentTaxAssessorMap


A.Kainer

Rectangle


A.Kainer

Rectangle


A.Kainer

Rectangle

SanbornFireInsuranceMap(1918‐50)

A.Kainer

Rectangle

Documents

123 OP Blvd Preliminary - smgov.net