FINAL DRAFT 2004-6-8 - Santa MonicaPart1).pdf2004/06/08 · Final Draft June 2004 City of Santa Monica, California Prepared for: City of Santa Monica 1685 Main Street Santa Monica,

HISTORIC RESOURCES SURVEY UPDATE OCEAN PARK

Final Draft June 2004

City of Santa Monica, California

Prepared for:

City of Santa Monica 1685 Main Street

Santa Monica, CA 90407-2200

Prepared by:

HISTORIC RESOURCES GROUP, LLC 1728 Whitley Avenue

Hollywood, CA 90028-4809

HISTORIC RESOURCES SURVEY UPDATE, Ocean Park Page HISTORIC RESOURCES GROUP Final Draft, June 2004

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TABLE OF CONTENTS

EXECUTIVE SUMMARY.......................................................................................................................... 1

I. PROJECT DESCRIPTION............................................................................................................. 2 Background ................................................................................................................................................ 2 Survey Area................................................................................................................................................ 4 Designated Landmarks, Structures of Merit, and Historic Districts........................................................... 4 Potentially Eligible Properties Currently Listed in the Inventory .............................................................. 6 Properties Listed in the National Register .................................................................................................. 7

II. METHODOLOGY........................................................................................................................... 9 Objectives................................................................................................................................................... 9 Survey Process ........................................................................................................................................... 9 Evaluation and Documentation ................................................................................................................ 11 State DPR Continuation Sheets ................................................................................................................ 11 National Register Status Codes ................................................................................................................ 12 Definitions ................................................................................................................................................ 12

III. HISTORIC CONTEXT ................................................................................................................. 15 Key Themes in the Development of Ocean Park ..................................................................................... 15 Ocean Park Before 1940........................................................................................................................... 17 Ocean Park 1940-1968 ............................................................................................................................. 23 Apartment Construction ........................................................................................................................... 25 Redevelopment......................................................................................................................................... 26 Pacific Ocean Park (POP) ........................................................................................................................ 27 Neighborhood and Social Changes .......................................................................................................... 27 New Forms of Recreation: Fitness, Surfing, and Skateboarding ............................................................. 27 Selected Timeline of Major Events .......................................................................................................... 29

IV. ARCHITECTURAL CHARACTER............................................................................................ 32 Previously Identified Architectural Styles................................................................................................ 32 Identifying Post-1940 Architecture .......................................................................................................... 32 Property Types, Building Forms, and Architectural Styles 1940 to 1968................................................ 34

V. RESULTS........................................................................................................................................ 40 Previously Identified Potential Landmarks .............................................................................................. 41 Newly Identified Potential Landmarks..................................................................................................... 42 Previously Identified Potential Historic Districts ..................................................................................... 42 Properties Individually Eligible for the National Register ....................................................................... 45 Historic Districts Eligible for the National Register................................................................................. 45 Inventory Update and Future Maintenance .............................................................................................. 46

BIBLIOGRAPHY ...................................................................................................................................... 59


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APPENDICES Appendix A: Field Survey Forms Appendix B: Revised National Register Status Codes Appendix C: Properties in Previously Identified or Potential Historic Districts (excluding South Beach) Appendix D: Properties in South Beach Appendix E: Properties 1940-1968 Appendix F: All Eligible Properties Surveyed Appendix G: All Non-Eligible Properties Surveyed Appendix H: Properties Worthy of Consideration Appendix I: Update/Continuation Sheets for Previously Evaluated Properties (excluding South Beach) Appendix J: Update/Continuation Sheets for Previously Evaluated Properties in South Beach Appendix K: DPRs for Newly Identified Eligible Properties 1940-1968 LIST OF TABLES Table 1: Designated Santa Monica Landmarks in Ocean Park..................................................................... 4 Table 2: Contributors to Designated Historic Districts in Ocean Park......................................................... 5 Table 3: Previously Identified Potential Landmarks in Ocean Park. ............................................................ 6 Table 4: Previously Identified Potential Historic Districts in Ocean Park.................................................... 7 Table 5: Properties Currently Listed in the National Register in Ocean Park. ............................................. 7 Table 6: Status of Previously Identified Potential Landmarks in Ocean Park............................................. 41 Table 7: Newly Identified Potential Landmarks in Ocean Park. ................................................................. 42 Table 8: Status of Previously Identified Potential Historic Districts in Ocean Park................................... 42 Table 9: Ocean Park Bungalow Courts Eligible Individually and as District Contributors. ...................... 44 Table 10: Properties Individually Eligible for the National Register in Ocean Park. ................................. 45 LIST OF FIGURES Figure 1: Map of Previous Surveys and Designated Resources in Ocean Park. .......................................... 3 Figure 2: Map of Designated Santa Monica City Landmarks and Historic Districts................................... 8 Figure 3: Map of Properties by Date of Construction ................................................................................ 19 Figure 4: Map of Properties Constructed Before 1920. ............................................................................. 20 Figure 5: Map of Properties Constructed 1920-1939................................................................................. 21 Figure 6: Map of Properties Constructed 1940-1968................................................................................. 22 Figure 7: Building Forms and Architectural Styles in Ocean Park 1940 to 1968...................................... 39 Figure 8: Map of Eligible Properties. ......................................................................................................... 47 Figure 9: Map of the 2000-2100 Block 3rd Street District .......................................................................... 48 Figure 10: Map of the 2500 Block 3rd Street/2400-2500 Block 4th Street District ...................................... 49 Figure 11: Map of the 3000 Block 3rd Street District.................................................................................. 50 Figure 12: Map of the 2400-2500 Block 6th Street District......................................................................... 51 Figure 13: Map of the 3100 Block 6th Street District .................................................................................. 52 Figure 14: Map of the 600 Block Ashland Avenue District ........................................................................ 53 Figure 15: Map of the 2600-2700 Block Highland Avenue District ........................................................... 54 Figure 16: Map of the Ocean Park Bungalow Courts ................................................................................ 55 Figure 17: Map of South Beach District ..................................................................................................... 56 Figure 18: Map of Potential National Register Eligible Historic District.................................................. 57 Figure 19: Map of Properties Worthy of Consideration............................................................................. 58


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EXECUTIVE SUMMARY This report contains the results of a historic resources survey update conducted in the Santa Monica neighborhood of Ocean Park. This information is intended to be used by the City of Santa Monica to update its Historic Resources Inventory. The Survey Update is intended to accurately document the current status of historic resources in Ocean Park by re-evaluating those properties listed in the Inventory as a result of previous surveys, and evaluating properties constructed between 1940 and 1968 that have not been previously surveyed. The primary tasks of this Survey Update include the following: to conduct a comprehensive field survey of selected properties within Ocean Park; to develop an historic context statement for the evaluation of properties constructed between 1940 and 1968 in Ocean Park; to identify potentially historic properties constructed between 1940 and 1968; and to evaluate the status of properties previously identified as potentially historic. The Survey Update was conducted between May 2003 and February 2004 by the staff of Historic Resources Group, including Christy McAvoy, Frank Parrello, Steven Moga, Christopher Hetzel, Kari Fowler, Jennifer Hirsch, Laura Janssen, and Erica Kachmarsky, all of whom meet the Secretary of the Interior's qualifications in historic preservation. Additional support was provided by Jeni Rohlin and Bryan Fahrbach.1 Of the 828 “unique addresses” surveyed, 199 were determined to be eligible for designation.2 The Survey Update concluded that ten of the twelve previously identified potential historic districts remain eligible for local designation, five of these with revised boundaries. Thirty-seven properties were identified as individually eligible for local designation. Five properties were determined to be eligible for listing in the National Register of Historic Places as individual resources. One historic district was also determined to be eligible for the National Register.

1 Federal Register, Vol. 48, No. 190, pp. 44738-44739, September 29, 1983. 2 The term “unique address,” as used herein, is explained in the “Results” section of this report.


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I. PROJECT DESCRIPTION Background The City of Santa Monica maintains an Historic Resources Inventory to guide land use planning and decision-making.3 The Inventory lists not only designated Landmarks or contributing properties in historic districts, but includes information about properties that are potentially eligible for designation as Santa Monica Landmarks, Structures of Merit, or contributors to historic districts. The status and eligibility of properties listed in the Santa Monica Historic Resources Inventory are indicated using status codes established by the California State Office of Historic Preservation (OHP). The entire City of Santa Monica was initially surveyed in three phases between 1982 and 1993. The Phase I survey (1982-83) evaluated properties along Main Street and in the area bounded by Ocean Park Boulevard, Barnard Way, Hollister Avenue, and Nielson Way known as South Beach. The Phase II survey (1985-1986) documented the areas north of Montana Avenue not previously surveyed. The Phase III survey (1990-93) evaluated all properties in Ocean Park. Updates to the Inventory were conducted in 1995 to examine the effects of the Northridge earthquake, and in 1998 to survey the effects of the Third Street Promenade and redevelopment in the Central Business District. In 2002, the residential area north of Montana Avenue was re-surveyed. An updated survey of properties in Ocean Park is necessary for a variety of reasons. Ocean Park has experienced significant changes over the past two decades. Properties have been rehabilitated, altered, expanded, and demolished, while new buildings are continually being constructed. Streetscapes and other landscape features may have been under-documented in the past as landscape preservation criteria were more carefully articulated in the 1990s. Finally, many properties have now reached the benchmark age of fifty years. The evaluation of properties that have recently or will soon become fifty years old was a particular focus of this Survey Update. 4

3 The 1986 Final Report on the Historic Resources Inventory lists four purposes of maintaining an Inventory: (1) to provide the basis for decisions in recycling historic properties with adaptive reuse potential, (2) to provide background information when compatible construction is an issue, (3) to provide data on structures potentially eligible for a proposed historic preservation implementation fund, (4) to provide information to be used in future housing, redevelopment, zoning, and planning decisions where necessary. City of Santa Monica. Historic Resources Inventory, Phase I & II. Prepared by Johnson Heumann Research Associates, 1985-1986, 9. 4 Note that only properties evaluated as part of this Survey Update are included in this report. Properties outside the scope of the Survey Update due to previous local designation, geographic location, or date of construction are not included in this report. A comprehensive list of all properties currently listed in the Santa Monica Historic Resources Inventory is available from the Planning and Community Development Department at Santa Monica City Hall.


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The “Fifty-year Rule,” established by the National Register of Historic Places, indicates that properties more than fifty years of age can be evaluated using established historic themes and contexts.5 Therefore, it is necessary to continually update past surveys to include those resources that have not been previously evaluated, or whose significance may not have been previously appreciated. The OHP recommends that surveys be updated on a five-year basis. This Survey Update examined properties constructed as late as 1968. Survey Area The geographic area defined for this Survey Update coincides generally with the neighborhood of Ocean Park, including South Beach. The survey area is bounded by the Pacific Ocean on the west, Pico Boulevard on the north, Lincoln Boulevard on the east, and the City boundary on the south. The survey area does not include properties oriented toward Lincoln Boulevard, Pico Boulevard, or Main Street. The Ocean Park survey area is predominantly residential, with a small number of institutional, recreational, and commercial properties. Residential properties include a mixture of single family and multiple family residences, generally between one and three stories in height. The area is characterized by hilly terrain overlooking the Santa Monica Bay. Streets are narrow and laid out in a grid pattern aligned roughly with the coast. Ocean Park is divided into similarly sized quadrants by Ocean Park Avenue on an east-west axis, and by the ridge that runs along Fourth Street on a north-south axis. Designated Landmarks, Structures of Merit, and Historic Districts Some of the oldest and most significant historic resources in Santa Monica are located in Ocean Park. By the end of 2003, the City had designated a total of fifty-seven Landmarks; nine of these are located within the Ocean Park survey area. Table 1: Designated Santa Monica Landmarks in Ocean Park.

Name Address Date of Designation

Methodist Episcopal Church 2621 2nd Street 1/4/77 Horatio West Court* 140 Hollister Avenue 1/2/79 John W. & Anna George House 2424 4th Street 3/17/81 Moses Hostetter House 2601 2nd Street 4/12/90 Hollister Terrace (Hollister Court) 2402 4th Street/2401 3rd Street 12/13/90 Merle Norman House 2523 3rd Street 6/10/96 Charles Warren Brown House 2504 3rd Street 8/11/97 Craftsman Style Residence 502 Raymond Avenue 4/14/03 American Foursquare Style Residence 128 Hollister Avenue 7/14/03

* Also listed in the National Register of Historic Places. 5 “The National Register Criteria for Evaluation exclude properties that achieved significance within the past fifty years unless they are of exceptional importance. Fifty years is a general estimate of the time needed to develop historical perspective and evaluate significance.” National Park Service. National Register Bulletin 15: How to Apply the National Register Criteria for Evaluation. Washington, D.C.: U.S. Department of the Interior, 1995, 41.


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Note that four of these properties have been designated since the Phase III survey (1993-94): the Merle Norman House, the Charles Warren Brown House, the Craftsman style residence at 502 Raymond Avenue, and the American Foursquare style residence at 128 Hollister Avenue.

Santa Monica has two designated historic districts: the Bay Street Craftsman Cluster and the Third Street Neighborhood Historic District. Both of these districts are located within Ocean Park. Table 2: Contributors to Designated Historic Districts in Ocean Park.

District Name Address

Bay Street Craftsman Cluster 137 Bay Street 143 Bay Street 147 Bay Street Third Street Neighborhood District* 2543-2545 2nd Street 2601 2nd Street 2614 2nd Street 2618 A and B 2nd Street 2621 2nd Street 2628 2nd Street 2650 2nd Street 2701 2nd Street 2707 2nd Street 2711 2nd Street 2544 3rd Street 2546-2548 3rd Street 2547 3rd Street 2551 3rd Street 2553 3rd Street 2602 3rd Street 2607 3rd Street 2608 3rd Street 2612 3rd Street 2616-2618 3rd Street 2617 3rd Street 2619 3rd Street 2623 3rd Street 2625 3rd Street 2627 3rd Street 2628 3rd Street 2634 3rd Street 2637-2639 3rd Street 2704 3rd Street 2614 4th Street 2617 4th Street 2634 4th Street 2635 4th Street 2643 4th Street 2644 4th Street 2653 4th Street 2658 4th Street Third Street Neighborhood District, continued 2660 4th Street


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District Name Address

236 Beach Street 237 Beach Street 242 Beach Street 244 Beach Street 248 Beach Street 225 Hill Street 237 Hill Street 238 Hill Street 240 Hill Street 242 Hill Street 244 Hill Street 245 Hill Street 315 Hill Street 321 Hill Street 403 Hill Street 407 Hill Street

* Addresses are based upon the City of Santa Monica Historic Resources Inventory. Potentially Eligible Properties Currently Listed in the Inventory Of the more than 1,300 properties currently listed in the Inventory, approximately 201 are listed as potentially eligible for designation within the survey area. Of these, thirteen properties are listed as individually significant; the remaining properties are identified as contributors to one of thirteen potential historic districts.6 Table 3: Previously Identified Potential Landmarks in Ocean Park.

Name / Description Address

Powerhouse Theater/Powerhouse Substation 3116 2nd Street Nicholas Baida House/Baron’s Castle 2103 3rd Street Charles Warren Brown House 2504 3rd Street Single family residence 2507 3rd Street Single family residence 437 Ashland Avenue Single family residence 2432 Beverly Avenue Single family residence 216 Bicknell Avenue Copeland Court Pedestrian Street Copeland Court between Highland Avenue and 7th

Court Casa Del Mar 1910 Ocean Way (The Promenade) E. J. Vawter House 504 Pier Avenue Single family residence 125 Wadsworth Avenue Single family residence 140 Wadsworth Avenue Single family residence 149-151 Wadsworth Avenue

6 Note that some properties in the Inventory are listed as eligible for more than one potential district and/or eligible both individually and as a district contributor.


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Table 4: Previously Identified Potential Historic Districts in Ocean Park.*

Name Boundaries Number of

Contributing Properties*

2000-2100 Block of 3rd Street Portions of both sides of Bicknell Avenue between Main Street and 4th Street; portions of both sides of 3rd Street between Pacific Street and Bay Street.

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2500 Block of 3rd Street Both sides of 3rd Street between Mills Street and Ocean Park Boulevard; a portion of the East side 2nd Street between Mills Street and Ocean Park Boulevard; North side of Mills Street between 2nd Street and 3rd Street.

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3000 Block of 3rd Street A portion of 3rd Street between Ashland Avenue and Marine Street.

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2400-2500 Block of 4th Street Both sides of 4th Street between Hollister Avenue and Ocean Park Boulevard.

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2400-2500 Block of 6th Street East side of 6th Street between Hollister Avenue and Ocean Park Boulevard.

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3100 Block of 6th Street Both sides of 6th Street between Marine Street and the City boundary; a portion of Marine Street between Highland Avenue.

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400-500 Block of Ashland Avenue Both sides of Ashland Avenue between 4th Street and 6th Street.

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600 Block of Ashland Avenue Both sides of Ashland Avenue between Highland Avenue and 7th Street.

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2400-2500 Block of Beverly Avenue Both sides of Beverly Avenue between Kensington Road and Ocean Park Boulevard.

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2600-2700 Block of Highland Avenue

West side of Highland Avenue between Ocean Park Boulevard and Raymond Avenue.

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Ocean Park Bungalow Courts Non-contiguous Thematic District 15 South Beach Hollister Avenue, Wadsworth Avenue, Hart

Avenue, Fraser Avenue, and Ocean Park Boulevard, between Ocean Avenue and Neilson Way, excluding the north side of Hollister Avenue and the south side of Ocean Park Boulevard.

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Substations** Non-contiguous Thematic District 3 * These numbers are based on the DPR forms from Historic Resources Inventory Update, Phase III, prepared by Leslie Heumann and Associates, 1994. **Only the property at 3116 2nd Street is in the Ocean Park survey area. This property is listed with “Previously Identified Potential Landmarks” above. Properties Listed in the National Register Three properties in Ocean Park are currently listed in the National Register of Historic Places: Table 5: Properties Currently Listed in the National Register in Ocean Park.

Name Address Date Designated Horatio West Court 140 Hollister Avenue 4/11/77 Club Casa Del Mar 1910 Ocean Avenue (The Promenade) 9/29/00 Parkhurst Building 185 Pier Avenue 11/17/78

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II. METHODOLOGY Objectives The current Survey Update was designed to answer several key questions regarding Ocean Park. These questions include:

1. Do the potential historic districts identified in previous surveys retain enough historic integrity to qualify as City of Santa Monica Historic Districts?

2. Which properties previously identified as contributors to a potential historic district, if

any, no longer remain eligible as contributors due to alterations or demolition? Which properties, if any, remain eligible despite alterations? In South Beach, which properties, if any, have been newly identified as contributors to the district? Are any district contributors also eligible individually?

3. Are there any geographic or thematic groupings of properties that would comprise a

potential historic district today that were not previously identified? If so, which properties within these areas are eligible as contributors to the potential district?

4. Do the properties identified in the previous surveys as potentially eligible individually

retain enough historic integrity to qualify as Santa Monica Landmarks?

5. Which properties previously identified as potential Landmarks, if any, are no longer eligible due to alterations or demolition? Which properties, if any, remain eligible despite alterations? Which properties, if any, qualify as new Landmarks?

Survey Process This Survey Update was conducted using a five-step approach. This approach is based upon current professional methodology standards and procedures developed by the National Park Service, the California Office of Historic Preservation, and preservation professionals over the past three decades. 7

1. Fieldwork: A comprehensive field survey of the area was conducted during a series of visits between June 2003 and September 2003. Properties were observed and photographed from the public right-of-way. If the property was documented in a previous survey, its current architectural integrity was compared with existing documentation, and alterations since the previous survey were recorded on a field survey form.8 If the property was not previously documented, its architectural features and integrity were recorded on a more comprehensive field survey form. (For field survey forms, see Appendix A). Properties were assigned a preliminary “field evaluation” of historic (“eligible”) or not historic (“non-eligible”). Eligible properties were further categorized as eligible for designation as a Santa Monica Landmark (“individual”), or as

7 See, for example: National Park Service. National Register Bulletin 24. Guidelines for Local Surveys: A Basis for Preservation Planning. Washington, D.C.: U.S. Department of the Interior, 1985. 8 Existing documentation from previous historic resource surveys (District Records and Continuation Sheets) were provided by the City of Santa Monica.


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part of a grouping of related historic properties (“contributor to a district”). Eligibility was based on the criteria established in the Santa Monica Landmarks and Historic Districts Ordinance.9

2. Data Compilation and Mapping: Results of the field survey were compiled into a

database, from which a variety of statistical reports and maps were generated for the purpose of analysis.

3. Analysis: Numerical and spatial analysis of the data was conducted. This analysis was

enhanced by the historic context statement which was developed concurrently. Considerations at this stage included district cohesion, historic integrity, architectural style(s), and relationships to larger development patterns in the area. Concentrations of potential historic properties were identified for closer examination.

4. Additional Research: Properties identified as potentially historic, whether individually

or as a contributor to a potential historic district, were selected for additional research. Source material for this research included City of Santa Monica building, alteration, and demolition permits; historic Sanborn Insurance maps; historic photographs from the Santa Monica Public Library Image Archives; State of California Department of Parks and Recreation inventory or “DPR” forms; and other records.

5. Final Evaluation: Informed by all of the previous steps, each property was assigned a

National Register status code. In the case of a previously identified potential historic district or a newly identified grouping of historic properties, boundaries were defined. Properties were also evaluated for their eligibility for listing in the National Register of Historic Places.

This Survey Update was conducted in three parts, as requested by the City of Santa Monica. Each part evaluated a select group of properties within a distinct geographical boundary. These parts are defined as follows.

• Part I involved the evaluation of properties constructed between 1940 and 1968. The survey area for this part included those properties within the Ocean Park survey area, as defined above, east of Main Street.

• Part II involved the evaluation of properties previously identified as potentially eligible

for designation individually or as contributors to a potential historic district. As with Part I, the survey area for this part included those properties within the Ocean Park survey area east of Main Street.

• Part III involved the evaluation of properties within the Ocean Park survey area west of

Main Street. This part included those properties constructed between 1940 and 1968, as well as all properties within the potential historic district known as “South Beach.”

9 Section 9.36 of the City of Santa Monica Municipal Code.


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Evaluation and Documentation The properties surveyed for this Survey Update fall into three categories: (1) properties evaluated in previous surveys and determined to be potentially historic (“eligible properties” or “district contributors”), (2) properties evaluated in previous surveys and determined not to be historic (“non-eligibles” or “district non-contributors”), and (3) properties not previously evaluated. Properties in each of these categories were documented differently in previous surveys. Therefore this Survey Update required evaluation and documentation methodologies that would accommodate all of these properties. The evaluation methodologies used in this Survey Update are summarized below.

(1) Properties previously determined to be potentially historic were documented in the Phase I (1982-83) and Phase III (1990-93) surveys with a DPR, continuation sheet, or similar form, including architectural descriptions and photographs. In this Survey Update, the existing conditions of the property and alterations since the previous evaluation were considered based on a comparison with previous documentation.

(2) Properties previously determined not to be historic were not documented in the Phase

I (1982-83) and Phase III (1990-93) surveys. Non-contributing properties within the boundaries of an identified potential historic district were not listed or identified in any way. In this update, properties without previous documentation were evaluated based upon their present condition as observed in the field.

(3) Properties not previously evaluated, including those that were less than fifty years of

age at the time of the previous survey, have no documentation. In this Survey Update, properties were evaluated based upon their present condition as observed in the field.

Similarly, the level of documentation provided in this Survey Update varies depending upon the documentation available from previous surveys, as well as the final evaluation. Documentation methodologies used in this Survey Update can be summarized as follows.

• Properties that were not considered historic in previous surveys but are now “eligible” are documented with a complete State DPR form, including an architectural description and color photograph.

• Properties that were considered historic previously and remain eligible are

documented with a State DPR Continuation Sheet reflecting the property’s current evaluation, including a color photograph.

• Properties that are not eligible are listed by address.

State DPR Continuation Sheets The information provided on the State DPR Continuation Sheets is described below.

• Address on Inventory: The address assigned to a property according to the City of Santa Monica Historic Resources Inventory, as derived from DPRs and Continuation Sheets generated in the Phase I (1982-1983) and Phases III (1990-1993) surveys.


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• Legal Address (Tax Assessor): The address assigned to a property by the Los Angeles County Tax Assessor, as derived from the City’s GIS information. Because the tax assessor assigns an address to a parcel, as opposed to a building, this address may differ from the Inventory address above.

• Property Name: The common or historic name of the property, if any.

• Alterations: Any changes to the property’s exterior architectural features since the

previous survey, as observed in the field.

• Updated Status Code: The current National Register status code applicable to the property after re-evaluation, which may differ from any previous status code assigned to the property.

• Historic District(s): Any potential historic districts to which the property contributes.

• Local Criteria: All applicable criteria for local Landmark and/or historic district

designation as defined in Section 9.36.100 of the Santa Monica Municipal Code.

• Photograph: A color image of the property taken from the public right-of-way. National Register Status Codes Each evaluated property has been assigned a National Register Status Code (also called the California Historical Resource Status Codes). These codes are used by the California Office of Historic Preservation to reflect designations or eligibility for the National Register of Historic Places or for local listing. Please note that effective August 2003, these status codes have been revised and adopted by the California State Office of Historic Preservation. Therefore, all properties evaluated for this Survey Update have been assigned a revised status code. For a complete list of the Revised Status Codes, see Appendix B.10 Definitions This Survey Update uses established historic preservation principles and concepts, based in cultural resources law at the federal, state, and local levels. These principles and concepts are based on guidelines and standards developed by the National Park Service, the Department of the Interior, and professional practitioners, including historians, architects, archeologists, and urban planners. Some of these concepts are defined below.

Designation is the act of recognizing, labeling, or listing a property as being historic. Properties in Santa Monica may be designated at the federal level as a National Historic Landmark or in the National Register of Historic Places, at the state level in the California Register of Historical Resources, or at the local level as a Santa Monica

10 For more information on the revision of National Register Status Codes, see the California Office of Historic Preservation website (http://ohp.parks.ca.gov/).


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Landmark, Structure of Merit, or contributor to a historic district. A designation formally establishes within law or ordinance that a building or site has significance. Designation does not create significance; it is the formal recognition process used by government entities.

Historic District is defined by the City of Santa Monica as: “Any geographic area or noncontiguous grouping of thematically related properties which the City Council has designated as and determined to be appropriate for historical preservation pursuant to the provisions of this [ordinance].” In order to be designated an historic district, an area must meet one of the following criteria, outlined in Section 9.36.100(b):

(1) Any of the criteria identified in Section 9.36.100(a)(1) through (6) (2) It is a noncontiguous grouping of thematically related properties or a definable

area possessing a concentration of historic, scenic, or thematic sites, which contribute to each other and are unified aesthetically by plan, physical development, or architectural quality.

(3) It reflects significant geographic patterns, including those associated with different eras of settlement and growth, particular transportation modes, or distinctive examples of park or community planning.

(4) It has a unique location, a singular physical characteristic, or is an established and familiar visual feature of a neighborhood, community, or the City.

The criteria identified in Section 9.36.100(a)(1) through (6) are as follows:

(1) It exemplifies, symbolizes, or manifests elements of the cultural, social,

economic, political, or architectural history of the City. (2) It has aesthetic or artistic interest or value, or other noteworthy interest or value. (3) It is identified with historic personages or with important events in local, state or

national history. (4) It embodies distinguishing architectural characteristics valuable to a study of a

period, style, method of construction, or the use of indigenous materials or craftsmanship, or is a unique or rare example of an architectural design, detail, or historical type valuable to such study.

(5) It is a significant or representative example of the work or product of a notable builder, designer or architect.

(6) It has a unique location, a singular physical characteristic, or is an established and familiar visual feature of a neighborhood, community, or the City.

Historic significance is the reason a property is considered historic. Establishing historic significance is important because it demonstrates that the determination that a building is historic is based on appropriate criteria. An argument for historic significance must be based upon legally established criteria such as those required for listing in the National Register of Historic Places, the California Register of Historical Resources, or a local landmark program.

Integrity is the authenticity of a property’s historic identity, evidenced by the survival of physical characteristics and materials that existed during the property’s historic or pre-historic period of significance. According to guidelines developed by the National Park Service in National Register Bulletin 15, “integrity is the ability of a property to convey


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its significance” and “the question of integrity is answered by whether or not the property retains the identity for which it is significant.”11 The National Park Service defines integrity for historic districts as follows:

For a district to retain integrity as a whole, the majority of the components that make up the district’s historic character must possess integrity even if they are individually undistinguished. In addition, the relationships among the district’s components must be substantially unchanged since the period of significance. When evaluating the impact of intrusions upon the district’s integrity, take into consideration the relative number, size, scale, design, and location of the components that do not contribute to the significance. A district is no longer eligible if it contains so many alterations or new intrusions that it no longer conveys the sense of an historic environment. A component of a district cannot contribute to the significance if: • It has been substantially altered since the period of the district’s significance,

or • It does not share the historic associations of the district.12

The City of Santa Monica has not adopted formal guidelines for evaluating the integrity of historic districts. Because of the diversity of types and characteristics of the City’s historic resources, it is important that each resource be evaluated within a specific period of significance and historic context, and according to associated character-defining physical features.

11 National Park Service. National Register Bulletin 15. How to Apply the National Register Criteria for Evaluation. Washington, D.C.: U.S. Department of the Interior, 1995, 44-45. 12 National Park Service. National Register Bulletin 15, 46.


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III. HISTORIC CONTEXT An historic context statement analyzes the historical development of a community. According to National Park Service guidelines, historic context is “a body of information about historic properties organized by theme, place, and time.”13 Historic context is linked with tangible built resources through the concept of “property type,” a “grouping of individual properties based on shared physical or associative characteristics.” The purpose of a context statement is to provide decision makers and the community with a framework for the identification of historic resources and the determination of their relative significance. The following historic context statement is presented chronologically and organized by broad themes. It describes property types and resources integral to Ocean Park’s development, with particular emphasis on the period 1940 to 1968. The year 1968 was chosen as an end date as a result of local planning considerations in Santa Monica. Specifically, the City Council has recently adopted a demolition ordinance which requires that properties forty years or older that are proposed to be partially or entirely demolished be evaluated for historic significance. After considering the regulatory guideline that historic resources surveys be updated every five years, the Survey Update period was extended to 1968. Previous surveys and evaluations have established the historic context for the development of Ocean Park prior to 1940. A synopsis of this information is provided herein for reference purposes. An historic context statement is not a comprehensive history of the area, but rather a tool for identifying and evaluating historic, architectural, and cultural resources. A selected timeline, incorporating regional and national events, is provided for quick reference at the end of this section. Key Themes in the Development of Ocean Park Ocean Park and the Beach Ocean Park is situated along the coast of the Santa Monica Bay of the Pacific Ocean. A neighborhood of the City of Santa Monica, it is bounded by downtown Santa Monica on the north and Venice, a neighborhood of the City of Los Angeles, on the south. The modern history of Ocean Park is closely tied to its development as an amusement and recreation destination by the sea. Pleasure piers, amusement parks, bathhouses, tourist accommodations, and recreational facilities have defined the built environment of this beach community for more than a century. Uses of the beach and the character of the built environment of Ocean Park have changed over the last one hundred years. Whereas the beachfront was once defined by a multitude of large structures, today it is notable for its open stretches of sand. Indeed, the beach itself was enlarged when hundreds of tons of dredged sand were deposited there following World War II. Soon thereafter, hundreds of small hotels, flophouses, apartments, stores, and other buildings were demolished as part of a redevelopment plan implemented between 1957 and 1964. Finally, the last pleasure pier in Ocean Park, the amusement park known as Pacific Ocean Park (POP), was demolished in 1974-75. 13 National Register Bulletin 16.


16

As the oceanfront built environment was transformed, the beach itself became a popular destination for recreational activities. Swimming, surfing, sunbathing, beach volleyball, jogging, and bike riding continue to draw visitors from Southern California and countries around the world. Ocean Park and Transportation Ocean Park has been profoundly shaped by changes in transportation. Railroads and trolley lines once served as the major transportation modes connecting the neighborhood to the larger Southern California area. During the twentieth century, two major changes in transportation affected Ocean Park: (1) the widespread acceptance of private automobiles and rejection of public transit, culminating in the development of the freeway system and (2) the development of the aircraft industry for commercial as well as defense purposes. The automobile transformed the Ocean Park neighborhood in various ways. It led to the widening of the public streets, the creation of new street and traffic patterns, the growth of parking as a land use concern, changes in residential architecture to accommodate vehicle storage, and increasingly complex economic and social linkages with the larger Los Angeles area. The Santa Monica Freeway, constructed in 1966, is a powerful symbol of these changes. The development of the aircraft industry in Santa Monica dates back to the founding of the Douglas Aircraft Company in 1920. Initially, Douglas company headquarters were located in a small building on Wilshire Boulevard. Testing its first planes at Clover Field (now known as Santa Monica Municipal Airport), Douglas became the largest company in the emerging industry. A manufacturing plant was constructed at the eastern edge of the city on Ocean Park Boulevard. Thousands of workers were employed at the plant during World War II. The growth of the aircraft industry brought new residents to the Ocean Park neighborhood and created new regional, national, and international economic ties between Santa Monica and rest of the world.


17

Ocean Park Before 1940 The history of Ocean Park prior to 1940 has been described in detail in previous survey efforts and in local historical accounts. A summary is provided here for reference purposes. 14 For additional information, please consult the following sources:

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Histories of Ocean Park

• “Our Neighborhood in History” (1990). Historic District Application for Third Street and

Environs in Ocean Park, Santa Monica, Volume 2: Neighborhood History. Submitted by Third Street residents to the Santa Monica Landmarks Commission.

• Historic Resources Inventory, Phase III Report (1994). Prepared by Leslie Heumann and

Associates for the City of Santa Monica.

• Historic Resources Inventory, Phases I & II Report (1986). Prepared by Johnson Heumann Research Associates for the City of Santa Monica.

Local Histories that include Ocean Park

• Venice of America: Coney Island of the West by Jeffrey Stanton

• Santa Monica Pier by Jeffrey Stanton

• Santa Monica: Portrait of a City Yesterday and Today by Les Storrs

• Santa Monica Bay by Fred E. Basten

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The earliest inhabitants of the Santa Monica area were the Gabrieleños. These indigenous peoples inhabited the coastal as well as inland areas, with some villages near the canyons where creeks and streams flowed into the bay. While Spanish settlement was limited, Spain controlled the area until 1821 when California became part of Mexico. In 1839, a land grant for Rancho La Ballona was awarded to two sets of brothers, Jose Augustin and Ygnacio Machado, and Felipe and Tomas Talamantes.15 The Rancho boundaries included the present-day communities of Culver City, Palms, Mar Vista, Playa del Rey, Marina del Rey, Venice, and Ocean Park. The region came back under American control when California became part of the United States in 1848. In 1874, the Machado family sold a portion of the Rancho to Nancy A. Lucas. The Lucas family farmed the area, growing barley and other grains. Later they subdivided their land holdings into 47 lots, called the Lucas Tract. Within a few years, several additional sections of the original Rancho were sold. Along the oceanfront, an area of beach houses owned by military officers, judges, and other well-known local figures was developed. During this period, Ocean Park was physically separated from Santa Monica to the north by an arroyo and “travel was difficult between the two communities.”16 14 For complete citations, refer to the Bibliography. 15 “Our History” page 12. 16 “Our History” page 18.


18

The Vawter family from Indiana constructed Ocean Park’s first general store and Santa Monica’s first Presbyterian church in the 1870s. Williamson Dunn Vawter served as one of Santa Monica’s original five town trustees, and developed a system of “horse-drawn streetcars and the small gauge tracks they followed which first made semi-regular travel between the northside and southside of Santa Monica possible.”17 Vawter’s son Edwin was also a major business and civic figure in the rapidly developing town. He planted fifteen acres of flower fields and the area became known for growing carnations. In 1892, real estate entrepreneur Abbott Kinney, with business partner Francis Ryan, acquired a large piece of waterfront property for development as a seaside resort. One of Kinney’s first improvements to the site was the erection of a large bathhouse. The bathhouse remained a popular local attraction throughout the first quarter of the twentieth century, drawing thousands of vacationers “to what had been sand dunes and marshland.18 In 1895, the resort community was given the name “Ocean Park.” To ensure access to the site, Kinney arranged railroad transportation via the Santa Fe Railroad in 1896, linking Los Angeles to the beach. In 1898, Kinney constructed the 1,250-foot long Ocean Park Pier. Other attractions soon followed, including a race track, auditorium, and casino. Kinney also subdivided and sold modest house lots. By 1901, Ocean Park included some 200 cottages and a post office. By the turn of the century, Ocean Park was at the heart of one of the most popular destinations in Southern California. The entire coastline stretching from Ocean Park to Venice became known as “the Coney Island of the West.” In 1907, Ocean Park was annexed to the City of Santa Monica. As the pier culture flourished, it began to define Ocean Park. The amusement industry drove both the local economy and the area’s physical development.

Ocean Park was initially oriented toward the beach, where a series of piers and other tourist attractions were erected in the late 19th century. Much of the housing during this initial period of development was deliberately temporary in nature. Although residential tracts began to be subdivided…construction tended to cluster on streets nearest the ocean.19

Ocean Park became a destination for travelers and vacationers. Residential development from this period reflected this, consisting largely of boarding houses, beach cottages, and hotels. Residential streets were narrow, and Main Street became the neighborhood’s commercial center. By the 1920s, Ocean Park had grown into a large, complex community with its own banks, churches, libraries, hotels, and local businesses.

17 “Our History” page 19. 18 Pitt, Leonard and Dale Pitt. Los Angeles A to Z: An Encyclopedia of the City and County. Berkeley: University of California Press, 1997, p. 363. 19 Historic Resources Inventory, Phase III, 1994, p. 13-14.

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During this period Ocean Park shared many characteristics with Venice, the neighboring community to the north. Like Ocean Park, Venice embraced and was largely defined by the local pier and amusement culture. However, the two communities maintained distinct identities. Venice was annexed to the City of Los Angeles in 1925. Throughout the 1920s and 1930s, local piers continued to draw large crowds to the beach. New attractions were constructed along the waterfront, including the Ocean Park auditorium, a carousel at the Santa Monica Pier, and the Casa Del Mar Beach Club. Piers located in Ocean Park during the early twentieth century included:

• Fraser’s Million Dollar Pier (1911-1912) • Pickering & Lick Piers (1913-1924) • Ocean Park Pier & New Lick Pier (1924-1956)

Fire destroyed the Ocean Park Pier in 1924. Fire was a frequent problem and the repeated cause of destruction. The Ocean Park Pier reopened the following year, attracting 100,000 visitors on opening day. Residential development in Ocean Park continued at a steady pace into the late 1930s: “By the close of the teens, a substantial portion of Ocean Park had been improved. The twenties and the thirties witnessed nearly a complete build out of the area.”20 By 1940, Ocean Park contained a variety of residential building types and architectural styles. Queen Anne beach cottages and Craftsman bungalows of earlier decades were now supplemented with Spanish Colonial Revival bungalow courts and Modern single-family homes. Ocean Park 1940-1968 In 1940, Santa Monica had a population of approximately 53,000 residents. The Ocean Park neighborhood, centered around the Main Street commercial district and the Ocean Park Pier, had grown into an independent community and the permanent home for thousands of year-round residents. In the years leading up to the United States entry into the war in December 1941, a series of dramatic shifts began. Thousands of people migrated to Southern California from other parts of the country. Japanese Americans were removed from their homes and incarcerated in detention camps. Young men joined the military and were sent overseas. New industries sprang up and new manufacturing plants were constructed. Federal involvement in the local economy increased and nearly all resources were soon devoted to the war effort. During the war, the Ocean Park Pier struggled to stay profitable as nighttime activity was severely curtailed. Douglas Aircraft had become the largest company in the industry. During the war, Douglas was a primary contractor for the U.S. Military, and began a period of continuous production at its Santa Monica plant. The company ran a twenty-four hour per day schedule, employing approximately 40,000 workers at its peak.21 The rapid influx of defense workers exacerbated Southern California’s already intense need for housing. In response, the federal government converted newly built public housing complexes to 20 Historic Resources Inventory, Phase III, 1994, p. 14. 21 Storrs, Les. Santa Monica Portrait of a City: Yesterday and Today. Santa Monica Bank, 1974, 40.


24

“defense housing,” and constructed additional “war worker” housing complexes. These investments provided temporary relief, but housing was a problem that persisted for many years after the war’s end.22 When the war ended in 1945, defense-related factories closed or transitioned to peacetime production. While many veterans returned to their hometowns, others chose to remain in Southern California to start a new life. The population shifts, economic adjustments, and social changes created by World War II reshaped Southern California and the nation. In Santa Monica, the postwar years were a “period of unprecedented physical change.”23 The City’s population continued to grow following the war, increasing from 53,000 in 1940 to over 71,000 ten years later. The Breakers Beach Club was converted to an “R and R” (rest and recreation) center for returning veterans. Housing construction was slow in the first few years after the war, due to the difficulty in obtaining building materials, the transition to a civilian economy, and the normal lag time involved in planning and construction. However, by the late 1940s, the economy regained strength and new construction began at a rapid pace with the goal of providing modern, affordable dwellings for large numbers of people as quickly as possible. As the threat of Communist aggression came to dominate American foreign policy, a major institution of the Cold War was founded in Santa Monica. The RAND Corporation was founded in 1948 as an outgrowth of Project RAND, a collaborative endeavor of Douglas Aircraft and the United States military. With a major focus on the study of military strategy and thermonuclear war, RAND was dedicated to “furthering and promoting scientific, educational, and charitable purposes for the public welfare and security of the United States.”24 At the time of its separation from Douglas, the new organization already had more than 200 staff members.25 RAND constructed its headquarters building in the civic center between 1953 and 1957; an adjacent five-story building was constructed in 1961. The expanding economy, changes in technology, growth of blue collar manufacturing jobs, and resurgence of the union movement led to increases in household income and the growth of the middle class. For the first time, many Americans were able to purchase their own automobile and their own home. Large tracts of single-family homes were constructed across the Southern California region, often on former agricultural land on the urban periphery. However, in developed areas large numbers of apartment buildings were being built at a rapid pace. At the time of the postwar building boom, Ocean Park was already well-established community. Therefore, much of the new construction during this period required acquisition of one of the few remaining, undeveloped lots in the area and/or the demolition of existing buildings. In some cases, multiple parcels of land were consolidated to allow for the construction of larger buildings. Elsewhere, new buildings were constructed to maximize the available space on small parcels of land. Thus, with the exception of the City’s redevelopment project, the buildings constructed between 1940 and 1968 in Ocean Park can generally be described as “infill” development. Expanded private automobile ownership coupled with population growth and new forms of building construction led to new land use policies, wider roads, more space devoted to parking

22 Storrs, 38. 23 Storrs, 43. 24 “Fifty Years of Service to the Nation” RAND’s History, website. 25 Ibid.


25

within cities, and ultimately the birth of the freeway system. By mid-1950s, most Americans wanted “a private automobile and a freeway to drive it on—and plenty of ‘free’ parking lots.”26 In Santa Monica, zoning ordinances were revised to accommodate the increased use of automobiles and require that parking be provided in new construction. Off-street parking requirements were the subject of continued debate, from the adoption of a 1937 ordinance, which required slightly less than one parking space per dwelling unit, until the 1948 revisions.27 During this period, the City of Santa Monica consulted with various experts, including the first planning director of the City of Los Angeles, Gordon Whitnall. Apartment Construction According to Les Storrs, longtime columnist for the Santa Monica Evening Outlook, the pattern of growth in the City of Santa Monica during the decades following the war was largely determined by the ordinances of 1929, 1937, and 1948:

In these documents were written provisions which later caused the development of a very large portion of the city in apartment houses…The ordinances thus made inevitable the fact that in 1974 four out of five residents of the city would be apartment dwellers.28

New construction following the war occurred predominantly as infill. This development consisted of additions to existing residences, as well as the construction of new multiple family dwellings. Responding to an increased demand for housing, dozens of individual property owners throughout the Ocean Park neighborhood added on to existing buildings to create rental units or demolished older structures to construct new multi-unit buildings. In some instances, secondary residential structures were constructed behind existing single family homes or garages were converted into rental units. New building types began to appear, designed to maximize the use of space. For example, the “camelback” house, which had one story in the front and two stories in the rear, developed as a means of accommodating up to three families on a single residential lot while retaining the visual sense of a single family neighborhood. Although relatively few in number in Ocean Park, these “camelback” buildings are notable because they represent yet another variation of the infill development pattern: building additional structures on lots with existing structures, often in areas that were previously set aside as garden or open spaces. Perhaps the greatest shift in residential development was the proliferation of the inexpensive “stucco box” apartment building. Known to planners as ‘608’ apartments, after the section of federal housing law that provided for their financing,29 the stucco box was a minimal form of multiple family housing characterized by simple rectangular forms, smooth stucco surfaces, and integrated parking. In its design it was “ruthlessly expedient, made out of the cheapest materials,

26 Bottles, Scott L. Los Angeles and the Automobile: The Making of the Modern City. Berkeley: University of California Press, 1987, p. 244. 27 Storrs, 41. 28 Storrs, 43. 29 The Federal Housing Act provided mortgage guarantees for approved building designs. Storrs, 41.


26

by the simplest construction methods, allowing a maximum number of units to be shoehorned onto a single lot.”30 The most innovative and conspicuous feature of the stucco box design was its parking. The recessed carport was a practical means of complying with the local zoning code. Santa Monica’s 1937 ordinance called for “eight spaces for the first ten apartments, plus one space for each three apartments in excess of ten.”31 In response to this requirement, parking was integrated into the structure itself, allowing for the greatest density possible. Thus, population pressures, new building methods and materials, and changes precipitated by the automobile led to a physical transformation of Ocean Park and other established communities across Southern California. After more than a decade of deferred maintenance and limited construction due to the Great Depression and World War II, new building projects abounded. While large tract housing projects and massive new subdivisions were undertaken by corporations and real estate interests in some areas, infill development in Ocean Park appears to have been generated largely by individual property owners. Typically owners did not employ an architect, but instead worked directly with a building contractor.32 Infill apartment housing in Ocean Park dramatically increased population density, often eight- to ten-fold on a block. This pattern of increasing density continued through the 1960s. In many cases, stucco boxes were later demolished and replaced with even higher density housing types. Continued building pressures and more stringent parking requirements eventually rendered the stucco box obsolete, ushering in an era of three- and four-story apartment complexes with subterranean parking garages.33 Redevelopment While the construction of new apartment buildings was reshaping the character of Ocean Park, the City of Santa Monica planned a massive new program of urban renewal. The City of Santa Monica Redevelopment Agency was established in 1957. The following year, the agency designated the southwest corner of Ocean Park as its first redevelopment district. During the 1950s and 1960s, redevelopment authorities were the created by municipalities throughout the country to implement urban renewal policies. Agencies were required to make a public finding that a condition of “blight” existed in a particular geographic area. Santa Monica demolished an urban district that stretched along the coast between Ocean Park Boulevard and the Venice border with the stated goal of eliminating blight and encouraging new economic investment. The district contained over 1,000 structures on approximately seven city blocks, including beach cottages, boarding houses, small hotels, corner stores, and small local businesses. By 1966, nearly all the structures had been demolished.

30 Chase, John. Glitter, Stucco, and Dumpster-Diving: Reflections on Building Production in the Vernacular City. New York: Verso, 2000, 3. 31 Storrs, 42. 32 This statement is based on a review of building permits for properties constructed 1940-1968 in Ocean Park. An in-depth study of the developers, architects, and contractors involved in these projects was beyond the scope of this Survey Update. The topic, however, presents an intriguing subject for future investigation by researchers and local historians. 33 Chase, 16.


27

The first new buildings constructed on the site were The Santa Monica Shores designed by Welton Beckett and Associates. The two 17-story residential towers contained 532 units and occupied a five-acre site with street frontage on Neilson Way. Construction was completed in 1967 for $13.5 million.34 The massive scale of the redevelopment project required the closure of surrounding streets for years. Pacific Ocean Park (POP) While The Santa Monica Shores was being constructed, the City was planning redevelopment along the beachfront in Ocean Park, including significant changes to the Ocean Park Pier. CBS television and the Los Angeles Turf Club, owners of the Santa Anita racetrack in Arcadia, purchased the pier and constructed a major amusement park called Pacific Ocean Park (POP). They constructed a roller coaster, merry-go-round, fun house, fountains, sculptures, concessions, dining areas, marine-themed exhibits, rides, and other attractions, reportedly spending over $10 million. POP opened on July 28, 1958. However, the park soon began a period of decline and struggled financially into the 1960s. It was sold multiple times as attendance continued to drop. On October 6, 1967 the park closed permanently. Neighborhood and Social Changes One explanation for the failure of POP was that the neighborhood was in decline. One local author writes that the park “was in a run down, seedy part of town. The nearby streets were littered with bums and winos” and “the wholesale demolition of nearby buildings and closing of streets leading to the park [resulted in]… chaos.”35 While these physical changes were transforming the built environment, a dramatic shift in the local culture occurred. Ocean Park became known as a center of bohemian culture and political activism. In this respect, the community shared much in common with neighboring Venice, which was a center of activity for beat poetry in the early 1950s and for artists in the 1960s. Opposition to the Vietnam War was strong in the neighborhood. In Ocean Park, the house at 2616 Third Street became a well-known center of the draft resistance movement in 1967 and 1968. New Forms of Recreation: Fitness, Surfing, and Skateboarding North of Ocean Park, along the beachfront near the Santa Monica Pier, a different kind of transformation was taking place. What began as a small gathering of gymnasts, stuntmen, circus performers, fitness enthusiasts, and body builders grew into a major attraction called “Muscle Beach.” In the late 1950s and early 1960s, thousands of spectators were attracted to what would become “the birthplace of the fitness movement.”36 Towers and pyramids of men and women lifting each other high into the air, flips and jumps, feats of strength and agility, and acrobatics

34 Casuso, Jorge. “Ocean Park Beach Front Towers Sell for $95 Million.” The LookOut, May 15, 1999. 35 Stanton, Venice History Website. 36 Santa Monica Mirror, “Remembering Muscle Beach, ” September 1-7, 1999.


28

were on display. The activities at Muscle Beach inspired a generation of people interested in physical fitness, a development that continues to grow in importance both locally and nationally. During this period, surfing continued to grow in popularity as well. Surf shops sprung up in Ocean Park and other beachfront communities. Starting in the late 1960s, skateboarding was re-discovered and adapted in new ways. A 2001 documentary labeled Ocean Park the birthplace of modern skateboarding.37

37 Peralta, Stacy, and Craig Stecyk. Dogtown and Z-Boys. Released 2001.


29

Selected Timeline of Major Events

Regional and National Local

1892 Community of Ocean Park founded by Abbot Kinney

Grover Cleveland becomes U.S. President 1893 1895 Community named Ocean Park 1896 Pacific Electric trolley links Los Angeles to

the beach William McKinley becomes U.S. President 1897

Spanish-American War begins and ends 1898 The “Million Dollar Pier,” also known as the Ocean Park Pier, opens

Theodore Roosevelt becomes U.S. President 1901 Development in Ocean Park includes 200 cottages, store, a post office, auditorium, race track, and casino

1904 Ocean Park incorporated 1905 Ocean Park Bath House completed 1907 Ocean Park annexed to the City of Santa

Monica 1908 The movie industry arrives in Santa Monica

William Howard Taft becomes U.S. President 1909 Santa Monica Municipal Pier opens Woodrow Wilson becomes U.S. President 1913

World War I begins 1914 National Park Service established 1916

United States enters the First World War 1917 World War I ended 1918 Ocean Park branch of the Santa Monica

Public Library opens 1920 Douglas Aircraft Company locates on

Wilshire Boulevard in Santa Monica Warren G. Harding becomes U.S. President 1921 Ocean Park Auditorium opens

1922 Carousel opens on the Santa Monica Pier

Calvin Coolidge becomes U.S. President 1923 1924 Casa del Mar Beach Club opens

Ocean Park Pier destroyed by fire Army fliers end a 190-day flight around the

world at the Clover Field Airport (Santa Monica Municipal Airport)

1925 Ocean Park Pier reopens, attracting 100,000 visitors on opening day

1926 Aimee Semple McPherson takes her legendary walk into the Pacific at Ocean Park

New York Stock Market crashes, signaling the beginning of the Great Depression

1929 Santa Monica adopts a new zoning ordinance

Herbert Hoover becomes U.S. President Santa Monica College established Franklin Roosevelt becomes U.S. President 1933

1936 Merle Norman Cosmetics locates at Norman Place and Main in Ocean Park

1937 Santa Monica adopts new zoning ordinance France and Great Britain declare war on

Germany1939


30


The Arroyo Seco Parkway opens between Pasadena and Los Angeles, making it the first

freeway in the West

1940 Santa Monica’s population exceeds 53,000

Japanese forces attack Pearl Harbor 1941 Thousands flock to Santa Monica for work in defense related industries

United States enters the Second World War 1942 Douglas Aircraft plant on Ocean Park

Boulevard reaches peak production with 44,000 employees

Harry Truman becomes U.S. President 1945 World War II ends, ushering in a period of

enormous economic growth and social change

Cold War begins 1946 Venice Pier closes Huge construction boom begins in California

as defense housing is replaced by subdivisions 1947

Supreme Court declares racial covenants unconstitutional

1948 RAND Corporation established in Santa Monica

Santa Monica adopts new zoning ordinance Korean War begins 1950

Dwight Eisenhower becomes U.S. President 1953 Korean War ends

U.S. Supreme Court declares that racial segregation is unconstitutional

1954

Disneyland, the world’s first theme park, opens in Anaheim

1955 First major exhibit of California Abstract Expressionism held at the Santa Monica Pier, marking the emergence of a bohemian arts community in Los Angeles

Federal Highway Act encourages suburbanization, spurs freeway construction,

and promotes the redevelopment of “blighted” areas

1956 Muscle Beach attracts athletes, wrestlers, and gymnasts to Santa Monica

1957 Santa Monica Redevelopment Agency established

Beat culture emerges in North Beach in San Francisco and in Southern California communities like Topanga, Hermosa Beach, and Venice

1958 Opening Day at Pacific Ocean Park (POP) draws 20,000 visitors

Ocean Park Redevelopment District established

Santa Monica Civic Auditorium opens 1960 KSRF Radio (103.1 fm) begins broadcasting

“the Westside sound” from POP John Kennedy becomes U.S. President 1961 Santa Monica Civic Auditorium begins eight-

year run hosting the Academy Awards John Kennedy is assassinated 1963 President Kennedy visits the Santa Monica

home of Peter Lawford and Patricia Kennedy Lyndon Johnson becomes U.S. President

President Johnson signs the Civil Rights Act 1964 United States enters the Vietnam War Free Speech Movement begins at the University of California at Berkeley


31


Watts Riots erupt in South Los Angeles 1965 Farm workers’ rights advocate Cesar Chavez

spearheads a national boycott of grapes Third Street in downtown Santa Monica

becomes a pedestrian mall (The Promenade) 1966 Santa Monica Freeway opens

California has more drivers, more cars, and consumes more gasoline than any other state in the nation

1967 Santa Monica Shores residential towers completed

Pacific Ocean Park goes bankrupt and closes Presidential candidate Robert Kennedy

assassinated at the Ambassador Hotel in Los Angeles

1968

Martin Luther King Jr. assassinated


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IV. ARCHITECTURAL CHARACTER The building forms and architectural styles discussed in this section represent the existing architectural character of the Ocean Park survey area. The typology presented here is not intended to establish historic significance, but rather describes the population of buildings constructed between 1940 and 1968 in Ocean Park. An assessment of historic significance requires the application of Santa Monica Landmark or Historic District criteria as outlined in Section 9.36.100 of the Santa Monica Municipal Code. The potential historic significance of these forms and styles is further discussed in “Results” Section V. Previously Identified Architectural Styles Due to its extended development history, Ocean Park contains a broad range of architectural styles. Intact examples of residential architecture dating back to the turn of the twentieth century are still present, while new residences continue to replace older structures. On a typical Ocean Park street, a modest Craftsman bungalow may sit next to a Mid-Century stucco apartment building, or a recently completed Post-Modern residence. Previous surveys of Santa Monica identified a number of architectural styles constructed prior to 1940.38 Residential styles from that period identified in Ocean Park include:

• Queen Ann Eastlake/“Turn of Century” • Colonial Revival • Craftsman/Bungalow • Spanish Colonial Revival • Streamline Moderne • Modern/1940s tract home

This section is intended to describe the architectural character of the built environment during the years 1940-1968. It continues the definition of styles begun in former surveys. Identifying Post-1940 Architecture In the years during and immediately following the Second World War, local trends in residential development and design began to shift dramatically. While the overwhelming majority of residential development in Ocean Park prior to 1940 was in the form of the detached single family house, the postwar period is marked by a proliferation of modest apartment buildings. Increased automobile ownership and the corresponding trend toward sheltering cars within a portion of the residence itself had a significant impact on the overall size and shape of residential buildings during this period. Architects and builders in Ocean Park, as in the nation generally, embraced modern styles over earlier precedents. Because of these trends, the building forms and architectural styles in Ocean Park from 1940 to 1968 were different in many ways from those identified in historic resources surveys of earlier periods of development.

38 Santa Monica Historical Resources Inventory, Phase I and II. Prepared by Johnson Heumann Research Associates, 1986.


33

The vast majority, approximately 69%, of surveyed properties from 1940 to 1968 are low-rise multiple family residences. Very little documentation about these resources exists, largely because (a) most architectural style guides focus on single family houses, as opposed to apartment buildings, and (b) postwar buildings are a relatively new category of historic resource, and their context and form have only recently been considered for serious study by architectural historians and historic preservationists. In the absence of existing terminology and clearly defined styles, the identification of a building’s character-defining features is conceptual. Therefore, it is necessary to engage in the fundamental exercise of identifying the basic elements of each building, both in form and style. In their Field Guide to American Houses, Virginia and Lee McAlester recommend a systematic approach to categorizing an unfamiliar building. Using this two-step approach, one first observes the building’s large-scale features relating to its form, such as roof shape and façade balance, and then considers the smaller-scale features indicative of its style, such as fenestration and architectural detailing.39 These terms are defined below.

• Form: A building’s form refers to its overall shape, and is understood through observation of its elevation and plan. Features of a building’s elevation include: roof shape and pitch, façade symmetry, number of stories in height, and number of bays in width. This Survey Update places an emphasis on the primary elevation as viewed from the public right-of-way. These features, combined with its general plan, give the building its basic three-dimensional form.

• Style: The style of a building is derived from its materials, fenestration, and

architectural detailing. Materials include roof and wall cladding. Fenestration includes the size, shape, and arrangement of door and window openings. Other features of style include porch and roof details and other decorative elements. This Survey Update deals with exterior features only.

The differentiation of form from style is an accepted approach to characterizing unfamiliar or under-documented resources, and is a reflection of the methodology used in this Survey Update for buildings constructed between 1940 and 1968. This approach proved particularly useful in examining Modern buildings, where the absence of architectural detailing places emphasis on the building’s form. Note that particular forms and styles are closely associated with one another. In the Ocean Park survey area, certain form-style combinations were observed repeatedly. While this approach was necessary only for those buildings that did not follow an established architectural style, it was applied to all properties that were not previously surveyed to ensure consistency in the data. The terms defined through this process form the basis from which to observe and discuss these resources. It is expected that this preliminary effort to describe these buildings will lead to further definition and refinement of terms in future surveys.40

39 McAlester, Virginia and Lee. Field Guide to American Houses. New York, Alfred A. Knopf, 2000, ix. 40 Existing terminology and definitions were adopted where possible. The term “stucco box” is used in John Chase’s book on vernacular design, Glitter, Stucco, and Dumpster Diving. John Chase is the Urban Designer for the City of West Hollywood and teaches in the School of Fine Arts at the University of Southern California. Chase’s book, along with Clive Piercy’s Pretty Vacant: The Los Angeles Dingbat Observed, are the two books currently available that specifically address this building type. The description of the “minimal house” is used in Greg Hise’s study of local postwar planning and development in Magnetic Los Angeles. Greg Hise is an Associate Professor of urban history and planning in the School of Policy, Planning, and Development at the University of Southern California.


34

Property Types, Building Forms, and Architectural Styles 1940 to 1968 The following is a descriptive summary of the most prevalent property types, building forms, and architectural styles identified among Ocean Park properties constructed between 1940 and 1968. Properties are separated first by type, single family residence or multiple family residence. (Residential properties account for some 96% of the properties constructed in the Ocean Park survey area during this period). Each form and style is defined and its character-defining features summarized. Common associations among forms and styles as observed in the survey area are noted. Nearly all of the properties in the Ocean Park survey area from this period are vernacular in design and do not contain all of the characteristics mentioned. Accompanying photographs depict properties located within the Ocean Park survey area. Multiple Family Residences Multiple family residences in the Ocean Park survey area range in size from small duplexes and four- and five-story apartment buildings to multi-story residential towers. Forms and styles associated with multiple family properties are explained below. Associated Building Forms

Popular throughout the 1940s and 1950s, the Duplex/Triplex/Fourplex is characterized by its low density, single-story height and linear configuration of units. Units feature separate entrances, often with individual entry porches, which open onto a common landscaped area or paved driveway. The form is most frequently designed in the Minimal Traditional and Modern Vernacular styles. The Stucco Box Apartment of the 1950s and 1960s is characterized by its simple rectangular volumes, flat surfaces, and integrated parking. Two or three stories in height, the Stucco Box Apartment typically contains between four and sixteen units on a single lot, though courtyard buildings on multiple parcels may be significantly larger. In plan, buildings fill the full depth of the lot with little or no available outdoor space. Units are accessed by exterior corridors. The open carport, recessed along one or more sides of the building, is a key feature. Another feature is a flat roof, though low-pitch hip or gable roofs are common. In Ocean Park, these structures often step up or

down as they stretch back from the street, a function of sloping sites and the desire to capture ocean views. The Stucco Box Apartment building form is most commonly associated with the Modern Vernacular, Minimal Traditional, and Dingbat styles.

2508 3rd Street

401 Pacific Street


35

519 Raymond Avenue

Responding to intensifying development pressures, the Large Apartment Complex became the dominant multiple family housing form during the late 1960s and 1970s. The form is distinguished from the Stucco Box by its increased size and scale. The Large Apartment Complex is typically three to five stories, occupies several lots, and may contain 50 to 100 units or more. A function of higher density and more stringent parking requirements, the form usually features a subterranean parking garage. The Large Apartment Complex is commonly designed in the Modern Vernacular style.

A function of higher zoning, the Tower is five or more stories in height and characterized by its vertical massing. Popular from the 1960s to the present, the Tower form is typically rectangular in plan with a flat roof and flat facades, although facades may be articulated with projecting or recessed balconies. The use of metal frame or concrete construction makes the form structurally possible. Office buildings and high density apartment houses frequently employ the Tower building form.

Associated Architectural Styles

The Dingbat style emerged from the Modernism of the 1950s and is characterized by minimalist, low-cost design elements associated with the Stucco Box Apartment building. Elements of the Dingbat style include color, texture, and applied ornamentation on publicly visible surfaces, intended to give individuality to simple rectangular forms. Stucco wall surfaces may be scored for texture, painted in contrasting colors, or accented with panels of mosaic tile, brick, stone, or wood. Prominent plywood address numbers and script lettering are common features of the Dingbat style. The name of the apartment

building is often scrawled across the front of the building, evoking a sense of exoticism or elegance. Geometric metal fixtures (in the form of a disc, starburst, or diamond) may be affixed asymmetrically to the building’s primary façade. Other features include decorative metal railings, exaggerated window surrounds, and ornamental light fixtures.

Modern Vernacular architecture from this period prioritizes efficiency and affordability over aesthetic concerns. During the postwar building boom, construction costs were minimized through the use of mass production techniques, inexpensive materials, and factory produced

2520 3rd Street

2700-2800 Neilson Way

1930 Ocean Way


36

component parts, such as windows and doors. The resulting designs were modest and unpretentious. These structures are characterized by simple facades with little or no decorative detailing. Features of the style include flat or nearly flat roofs, flush mounted aluminum frame windows, and stucco wall cladding, often with accents of brick, wood, or stone. The Modern Vernacular style is most commonly associated with the Stucco Box Apartment and Minimum House building forms.

Loosely based on Spanish, Mission, or Italian Renaissance precedents, a Neo-Mediterranean style emerged in the late 1960s and is often associated with the Large Apartment Complex. Like the Revival styles of the 1920s and 1930s, the Neo-Mediterranean style features smooth stucco surfaces, arched window and door openings, and decorative metal detailing. Unlike these earlier styles, the more contemporary examples typically use light composition tiles.

Single Family Residences Single family residences in the Ocean Park survey area from this period are typically low-rise single-story structures. The garage is a standard feature of the post-war house in Southern California. In the 1940s and 1950s, the garage consisted of a detached structure accessed by a driveway or rear alley, and accommodating one to two automobiles. In the 1960s, the two-stall garage was often attached to the residence. Associated Forms

A Modern residential form which dominates tract housing developments of the postwar era, the Minimum House reflects the developer’s desire to reduce cost and improve efficiency. The Minimum House is characterized by its modest size, single-story configuration, open interior plan, and simple exterior forms. Other features include low-pitched gable or hipped roofs with shallow eaves and flat facades. A detached one- or two-stall garage is typically located to the rear. The Minimum House is most commonly associated with the Minimal Traditional and Modern Vernacular styles.

A residential building form with one story in the front and two stories in the rear, the “Camelback” form occurs in both single family and multiple family residences. As a single family house, the Camelback features a projecting garage with living spaces behind. As an apartment building, the form can accommodate three or more units on a single residential lot. The form may be the result of a two-story addition at the rear of a single-story residence, or may reflect

708 Kensington Road

645 Ozone Street Street

2647 6th Street


37

2309 5th Street

the structure’s original design. In Ocean Park, the “Camelback” form is most commonly associated with the Minimal Traditional and Modern Vernacular styles.

The Ranch House is characterized by its low, horizontal appearance and one-story configuration, and enjoyed great popularity throughout the United States during the late 1950s and 1960s. Its wide primary façade and sprawling plan typically require more generous lots than other forms. Other features of the form include low-pitched hipped or side gable roofs and wood frame windows. A two-stall garage is frequently integrated into the house itself, accentuating its wide primary façade. The Ranch House is most commonly associated with the “Western” and Minimal Traditional styles which emerged during the same period.

Associated Styles

The Minimal Traditional style is identified by traditional design elements applied to modest houses and occasionally smaller apartment buildings. The style emerged during the postwar housing boom and proliferated throughout large housing tracts of the 1940s and 1950s. Characteristics of the style include shallow entry porches, and double hung wood windows with wooden shutters. The exterior wall cladding is typically smooth stucco, though accents of wood lap or stone veneer are common. The Minimal Traditional style is most frequently associated with the Minimum House form.

“Western” ornamentation and detailing also appeared during this period. Exterior walls typically feature vertical wood siding (especially board and batten), smooth stucco, or a combination of the two. Other elements of the style include wide porches, diamond pane wood windows, wooden shutters, and wood roof shingles. These features are most commonly associated with the Ranch House, but are occasionally found decorating the Stucco Box form. The most prevalent building form in Ocean Park during this period is the Stucco Box Apartment. From the 1940s to the 1950s, construction of this building form increased six-fold, ultimately accounting for 47% of buildings from this period.

The Minimum House form makes up approximately 20% of the buildings surveyed. The Large Apartment Complex and Tower forms do not appear in Ocean Park until the 1960s and account only for a small percentage of buildings. The most frequently occurring architectural style in Ocean Park during this period is the Modern Vernacular style, accounting for more than half (55%) of the buildings surveyed. Almost all of

3214 Highland Avenue

632 Marine Street


38

these were constructed during the 1950s and 1960s. Approximately 22% of buildings surveyed reflect elements of the Minimal Traditional style, nearly all of these constructed in the 1940s and 1950s. These statistics suggest a shift away from more traditional architectural features toward more minimalist designs in the years immediately after the war. The increasing popularity of the Dingbat style in the 1960s is consistent with this trend.


39

Figure 7: Building Forms and Architectural Styles in Ocean Park 1940 to 1968.

Building Forms in Ocean Park By Decade 1940-1968.*

1940-1949 1950-1959 1960-1968 Total “Camelback” 1 18 15 34 Duplex/Triplex/Fourplex 18 32 5 55 Large Apartment Complex 0 0 22 22

Minimum House 50 55 10 115 Ranch House 2 2 1 5 Stucco Box 16 97 159 272 Tower 0 0 2 2 Other 32 31 14 77

* Statistical differences may result from division by year +/-. Architectural Styles in Ocean Park By Decade 1940-1968.*

1940-1949 1950-1959 1960-1968 Total Dingbat 0 11 32 43 Minimal Traditional 52 66 9 127 Modern Vernacular 38 131 151 320 Neo-Mediterranean 2 1 1 4 “Western” 0 3 6 9 Other 27 23 30 80

* Statistical differences may result from division by year +/-.


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V. RESULTS This Survey Update included the re-evaluation of properties currently listed in the City’s Inventory, as well as the evaluation of properties from 1940 to 1968 not included in previous surveys. Potential historic districts were re-evaluated and district boundaries revised when necessary. District contributors were evaluated for individual eligibility, and all surveyed properties were evaluated for National Register eligibility. The Survey Update identified building forms and architectural styles constructed in Ocean Park between 1940 and 1968, as well as highlighted development trends which have impacted the historic integrity of the area over time. Based upon the field survey and additional research and analysis, this Survey Update has determined the following:

Eleven previously identified potential Landmarks remain individually eligible.41

Twenty-six properties have been newly identified as individually eligible. Of these, nine no longer contribute to a potential historic district, ten are eligible both individually and as district contributors, and seven were not previously evaluated.

Ten of twelve previously identified potential historic districts remain eligible. Of these,

five retain the same district boundaries, and five have revised boundaries. Two previously identified historic districts were determined ineligible.

Twelve properties have been evaluated as eligible for listing in the National Register. Of

these, five are individually eligible, and seven are contributors to a National Register eligible district.

Of the 828 “unique addresses” surveyed, 199 were determined to be eligible for

designation.42 A critical issue in evaluating properties in Ocean Park is the high number of properties that have been significantly altered. Altered properties present a particular challenge in the evaluation of potential historic districts because they must be evaluated on a case-by-case basis. The City Landmark and Historic District Ordinance provides only summary guidance in this respect, as a “contributing building or structure” is defined only as “one which contributes” to a historic district.43

41 A property determined to be “individually eligible” or a “potential Landmark” may qualify for designation as a Santa Monica Landmark as defined under Section 9.36.100, or a Structure of Merit as defined under Section 9.36.080 of the Santa Monica Municipal Code. Eligibility was determined using the criteria for Landmark designation. 42 Due to the nature of the data used in this Survey Update, absolute numbers regarding “properties” cannot be provided. Reasons for this include discrepancies between the GIS data provided by the City of Santa Monica (parcel addresses) and the data recorded in previous surveys (street addresses); the conversion of some apartment buildings to condominiums; and the absence of data from previous surveys regarding non-contributing properties. Therefore, these numbers reflect “unique addresses” derived by combining data from the GIS and previous survey forms. While these numbers are meaningful, they are not absolute. 43 Santa Monica Municipal Code, Chapter 9.36, Landmarks Ordinance.


41

For additional clarification on this issue, the principles developed by the National Park Service, and used by the State Office of Historic Preservation, are useful. Generally, a property is considered to be a contributor to a potential historic district if the property, as observed from the public right-of-way, presents authentic architectural characteristics that identify it as historic. Using this guideline, alterations or additions to the rear portion of a residence that are not visible from the street would not necessarily prevent a property from being evaluated as a “contributor” to a historic district. In addition, kitchen remodeling or other interior alterations would not disqualify a property from designation. However, architectural changes to the front elevation or major additions that compromise the historic appearance of the property from the street may disqualify a property. During the building permit research portion of the update process, it became evident that many older properties located within potential historic districts, particular those in the South Beach neighborhood, have been repeatedly, and in some cases extensively, altered. Second stories have been added, large rear additions have been constructed, and residences have been raised over a new garage. Despite these changes, many areas of Ocean Park retain much of their historic character. In some instances, the alterations or additions have been thoughtfully designed and well executed. Previously Identified Potential Landmarks Previous surveys identified thirteen properties considered to be individually eligible for designation as Santa Monica Landmarks. Since 1985, one of these properties has been designated and therefore was not evaluated as part of this survey update. Of the twelve properties that were evaluated, eleven of these remain individually eligible. Due to substantial alterations, the residence at 125 Wadsworth is no longer eligible.

Table 6: Status of Previously Identified Potential Landmarks in Ocean Park.


Does the Property Remain Eligible?

Powerhouse Theater/Powerhouse Substation 3116 2nd Street Yes

Nicholas Baida House/Baron’s Castle 2103 3rd Street Yes

Charles Warren Brown House 2504 3rd Street Designated 8/11/97

Residence 2507 3rd Street Yes Residence 437 Ashland Avenue Yes Residence 2434 Beverly Avenue Yes Residence 216 Bicknell Avenue Yes

Copeland Court Pedestrian Street Copeland Court between Highland Avenue and 7th Court Yes

Casa Del Mar* 1910 Ocean Way (The Promenade) Yes E. J. Vawter House 504 Pier Avenue Yes Residence 125 Wadsworth No Residence 140 Wadsworth Avenue Yes Residence 149-151 Wadsworth Avenue Yes

* This property is currently listed in the National Register of Historic Places.


42

Newly Identified Potential Landmarks An additional sixteen properties were identified in this Survey Update as individually eligible: Table 7: Newly Identified Potential Landmarks in Ocean Park.*


Single family residence** 422 Ashland Avenue Single family residence** 424 Ashland Avenue Single family residence** 431 Ashland Avenue Single family residence** 503 Ashland Avenue Single family residence** 518 Ashland Avenue Single family residence** 520 Ashland Avenue Single family residence** 2401 Beverly Avenue Single family residence** 2411 Beverly Avenue Single family residence** 2511 Beverly Avenue Multiple family residence 730-734 Cedar “The Shores” 2700-2800 Neilson Way “Bayside Hotel” 2001 Ocean Avenue “Lord Carlton” Stucco Box/Dingbat multiple family residence***

2435 3rd Street

“Debby Den” Stucco Box/Dingbat multiple family residence***

2520 3rd Street

“The West Winds” Stucco Box/Dingbat multiple family residence

2120 4th Street

“Bali Hai” Stucco Box/Dingbat multiple family residence***

246 Bicknell Avenue

* Note that this table contains properties determined to be individually eligible only, with an NR status code of 5S2 or 5S3. Properties determined to be eligible both individually and as a contributor to a potential historic district are listed by district below. ** This property was formerly a contributor to the 400-500 Block of Ashland Avenue or 2400-2500 Block of Beverly Avenue Potential Historic District. *** This property appears in Clive Piercy’s Pretty Vacant: The Los Angeles Dingbat Observed. Previously Identified Potential Historic Districts Of the twelve previously identified potential historic districts, ten remain eligible as potential districts, while two are no longer eligible, primarily due to loss of integrity. Table 8: Status of Previously Identified Potential Historic Districts in Ocean Park.

District Name

Number of Properties

in the Inventory*

Properties that

Remain Eligible

Properties No

Longer Eligible

Net Change

Does The District Remain Eligible?

2000-2100 Block of 3rd Street 27 22 5 -5 Yes 2500 Block of 3rd Street 15 14 1 -1 Yes 3000 Block of 3rd Street 7 7 0 0 Yes 2400-2500 Block of 4th Street 19 19 0 0 Yes 2400-2500 Block of 6th Street 9 8 1 -1 Yes 3100 Block of 6th Street** 10 9 1 -1 Yes


43

District Name

Number of Properties

in the Inventory*

Properties that

Remain Eligible

Properties No

Longer Eligible

Net Change

Does The District Remain Eligible?

400-500 Block of Ashland Avenue 11 7*** 4 -4 No 600 Block of Ashland Avenue 16 16 0 0 Yes 2400-2500 Block of Beverly Avenue 20 4*** 16 -16 No

2600-2700 Block of Highland Avenue 12 11 1 -1 Yes

Ocean Park Bungalow Courts 15 15 0 0 Yes South Beach 86 55 31 -31 Yes

* These numbers represent individual structures based on data provided by the City of Santa Monica. ** This district is recommended for National Register listing in addition to Santa Monica Historic District designation. *** These properties are listed as “Previously Identified Potential Landmarks” or “Newly Identified Potential Landmarks” above. 2000-2100 Block of 3rd Street District This district is clustered around the intersection of 3rd Street and Bicknell Avenue, extending west to Main Street between Bicknell Avenue and Pacific Street. (For specific district boundaries, see Figure 9). The district is composed predominantly of single family residences constructed during the first two decades of the twentieth century. 2500 Block of 3rd Street/2400-2500 Block of 4th Street District This newly formed district combines properties from the previously identified 2500 Block of 3rd Street and 2400-2500 Block of 4th Street Districts. The district also includes Ocean Park Bungalow Courts within the district boundaries, as well as Mary Hitchcock Park. The district is bounded generally by Strand Street on the north and Ocean Park Boulevard on the south. The western boundary extends to 2nd Street, while the eastern boundary extends to the rear lot lines of properties on the east side of 4th Street. (For specific district boundaries, see Figure 10). The historic district includes three designated Santa Monica Landmarks, the George House at 2424 4th Street, the Charles Warren Brown House 2504 3rd Street, and Hollister Court at 2402 4th Street/2401 3rd Street. The aforementioned properties also appear eligible for listing on the National Register. 3000 Block of 3rd Street District One and two story single family residences characterize this small district. Constructed between 1903 and 1925, contributing properties are situated on both sides of 3rd Street between Marine Street and Ashland Avenue. (For specific district boundaries, see Figure 11). 2400-2500 Block of 4th Street District This district has been combined with properties on the 2500 block of 3rd Street. See the 2500 Block of 3rd Street/2400-2500 Block of 4th Street District above. 2400-2500 Block of 6th Street


44

This district includes properties on the east side of 6th Street between Hollister Avenue and Ocean Park Boulevard. (For specific district boundaries, see Figure 12). It is comprised of a nearly contiguous grouping of single-family residences constructed in 1922 and 1923. 3100 Block of 6th Street This small district includes properties on both sides of 6th Street between Marine and Dewey Streets. (For specific district boundaries, see Figure 13). The district is comprised entirely of Craftsman-style single family residences. Due to this district’s extremely high degree of architectural integrity, it is also eligible for listing in the National Register. 400-500 Block of Ashland Avenue Many of these properties have undergone significant alterations that have compromised their architectural integrity, while others retain a high degree of integrity. The properties no longer form a unified district. However, seven of these Craftsman style single family residences may be individually eligible for designation. (These properties are listed as “Previously Identified Potential Landmarks” or “Newly Identified Potential Landmarks” above). 600 Block of Ashland Avenue This district includes properties on both sides of Ashland Avenue between 6th Street and 7th Street. (For specific district boundaries, see Figure 14). The predominantly Craftsman style single family residences that comprise this district have very good integrity. All of the properties within the boundaries contribute to the district. 2400-2500 Block of Beverly Avenue Based upon architectural integrity, as well as the wide range of architectural styles and periods of development represented, this grouping of properties does not comprise a cohesive district. However, four of these residences are individually eligible for designation. (These properties are listed as “Previously Identified Potential Landmarks” or “Newly Identified Potential Landmarks” above). 2600-2700 Block of Highland Avenue One and two-story single family residences, primarily Craftsman in style, make up this district. Contributing properties are clustered along the west side of Highland Avenue between Ocean Park Boulevard and Raymond Avenue. (For specific district boundaries, see Figure 15). Ocean Park Bungalow Courts This district is comprised of a non-contiguous grouping of fifteen bungalow courts, designed predominantly in the Craftsman and Spanish Colonial Revival styles. The majority of these properties are clustered on 2nd and 3rd Streets between Pacific Street and Pier Avenue. (See Figure 16). Of these properties, ten represent the best examples of this type in Ocean Park and therefore appear to be eligible individually and as district contributors: Table 9: Ocean Park Bungalow Courts Eligible Individually and as District Contributors.

Name / Description Address Mediterranean bungalow court 2411 3rd Street


45

Colonial Revival bungalow court 2219 3rd Street Craftsman bungalow court 3007 3rd Street Craftsman bungalow court 2506 4th Street Mission Revival bungalow court 214 Strand Street Craftsman bungalow court 223 Strand Street Colonial Revival bungalow court 211-213 Pacific Street Spanish Colonial Revival bungalow court 2543 2nd Street/227 Beach Street Spanish Colonial Revival bungalow court 233 Ashland Avenue/2823 2nd Street Hollister Terrace (Hollister Court)* 2402 4th Street/2401 3rd Street

* This property is a designated Landmark and appears eligible for listing in the National Register of Historic Places. Due to the rarity of this building type in Ocean Park today, all fifteen bungalow courts in this grouping contribute to a potential thematic historic district. South Beach The district is bounded generally by Barnard Way on the west, Ocean Park Boulevard on the south, Neilson Way on the east, and Hollister Avenue on the north. The neighborhood remains eligible as a local historic district. However, due to extensive alterations a significant number of properties no longer contribute to the district. The most commonly observed alterations include raising the residence over a new garage, and substantial additions to the rear of the residence. According to building permits, this alteration trend appears to have started during the 1970s and continues to the present. While South Beach retains a high enough concentration of contributing properties to warrant the formation of a historic district, a continuation of these alteration trends may seriously jeopardize the neighborhood’s eligibility for historic designation. Due to a low percentage contributing properties on Hollister Avenue, revised boundaries for the South Beach Historic District exclude this street. (For specific district boundaries, see Figure 17).44 Properties Individually Eligible for the National Register Five properties were identified as eligible for individual listing in the National Register: Table 10: Properties Individually Eligible for the National Register in Ocean Park.

Name Address Powerhouse Theater/Powerhouse Substation 3116 2nd Street Charles Warren Brown House 2504 3rd Street Hollister Terrace (Hollister Court)* 2402 4th Street/2401 3rd Street John W. & Anna George House 2424 4th Street E. J. Vawter House 504 Pier Avenue

* This property appears to remain eligible for the National Register. However, a complete evaluation could not be made from the public right-of-way. Historic Districts Eligible for the National Register

44 Three properties on Hollister Avenue were identified as having significant historic integrity. Of these, two are designated Santa Monica Landmarks (the American Foursquare Style Residence at 128 Hollister Avenue; Horatio West Court at 140 Hollister Avenue). The third property, a residence at 142 Hollister Avenue, falls outside the revised district boundaries and is listed under “Properties Worthy of Consideration” below.


46

The 3100 Block of 6th Street District is eligible for listing in the National Register of Historic Places. Clustered on two short blocks, these one-story single family residences retain a high degree of architectural integrity and are excellent examples of the Craftsman style in Ocean Park. The boundaries of the National Register district coincide with local district boundaries. (See Figure 18). However, one contributor to the local district does not qualify under National Register criteria due to a large rear addition and is excluded from the National Register district. Inventory Update and Future Maintenance Currently, only designated properties and properties determined eligible or potentially eligible for local or National Register designation in Santa Monica are listed in the City’s Historic Resources Inventory. Properties that have been evaluated and determined non-eligible for designation are not included. In light of recent revisions to the National Register Status Codes, it may prove useful retain records of all evaluated properties in the City’s Inventory. The State Inventory of Historic Resources, administered by the California Office of Historic Preservation, does list all evaluated properties that have been submitted to the OHP statewide, regardless of eligibility. Each entry includes the name of any program under which the property was evaluated, the name of the surveyor, and the date the property’s status was determined. The property’s eligibility is indicated by the National Register Status Code assigned to it. This information is often useful in assessing whether a property requires re-evaluation, or if a previous evaluation is still valid. The practice of maintaining data on non-eligible properties may be particularly useful with the introduction of the revised NR Status Codes, which allow for greater differentiation within the general non-eligible (“6”) category, now titled “Not Eligible for Listing or Designation as Specified.” In the case of this Survey Update, for example, some forty-seven properties have been evaluated as ineligible but worthy of consideration. By maintaining records on these properties, one can distinguish between properties that are currently non-eligible but may warrant re-evaluation in the future (“6L”), and those properties determined not historically significance (“6Z”).

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237 Pacific ST

211 Pacific ST

2103 3RD ST

222 Bicknell AVE

2015 3RD ST

2116 3RD ST

2027 3RD ST

319 Bicknell AVE

254 Bicknell AVE

2120 3RD ST2124 3RD ST

314 Bicknell AVE

202 Bicknell AVE

208 Bicknell AVE

216 Bicknell AVE

315 Bicknell AVE

214 Bicknell AVE

2204 3RD ST

241 Pacific ST

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2118 3RD ST 2126 3RD ST

238 Bicknell AVE

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2424 4TH ST

2506 4TH ST

2517 3RD ST2503 3RD ST

2425 3RD ST

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2524 4TH ST

2434 4TH ST2448 4TH ST

2412 4TH ST2418 4TH ST

2518 4TH ST

2527 3RD ST

2413 4TH ST

2443 4TH ST

2514 3RD ST

2501 2ND ST2517 2ND ST

2447 4TH ST

2417 4TH ST

2523 3RD ST

2525 4TH ST

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317 Ocean Park BLVD

203 Mills ST

215 Mills ST

243 Mills ST

2442 3RD ST

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647 Ashland AVE

658 Ashland AVE

637 Ashland AVE

635 Ashland AVE

654 Ashland AVE

622 Ashland AVE

626 Ashland AVE

630 Ashland AVE

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2668 Highland AVE

2632 Highland AVE

2618 Highland AVE

2640 Highland AVE 2650 Highland AVE2644 Highland AVE

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3007 3RD ST240 Strand ST

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132 FRASER AVE

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157 HART AVE

154 FRASER AVE149 WADSWORTH AVE

147 FRASER AVE

140 FRASER AVE

138 FRASER AVE132 WADSWORTH AVE

139 FRASER AVE

130 FRASER AVE

122 WADSWORTH AVE

128 WADSWORTH AVE

128 HOLLISTER AVE

159 FRASER AVE

133 HART AVE

133 WADSWORTH AVE

162 WADSWORTH AVE

122 HART AVE

158 WADSWORTH AVE

121 FRASER AVE

159 WADSWORTH AVE

139 WADSWORTH AVE

117 FRASER AVE

156 WADSWORTH AVE

160 WADSWORTH AVE

147 HART AVE

137 HART AVE

150 FRASER AVE

144 FRASER AVE

152 WADSWORTH AVE

154 HART AVE

148 HART AVE

140 HART AVE

134 HART AVE

140 WADSWORTH AVE

156 FRASER AVE

149 OCEAN PARK BLVD146 FRASER AVE143 WADSWORTH AVE

126 FRASER AVE

145 WADSWORTH AVE

153 FRASER AVE

143 FRASER AVE

149 FRASER AVE

120 FRASER AVE

138 WADSWORTH AVE

124 HART AVE

131 OCEAN PARK BLVD

127 OCEAN PARK BLVD

117 OCEAN PARK BLVD

125 OCEAN PARK BLVD

123 OCEAN PARK BLVD

142 HOLLISTER AVE

156 HART AVE

117 HART AVE

118 WADSWORTH AVE

161 HART AVE

157 OCEAN PARK BLVD155 OCEAN PARK BLVD

129 FRASER AVE

123 FRASER AVE

133 FRASER AVE

161 OCEAN PARK BLVD

126 WADSWORTH AVE

136 HOLLISTER AVE

157 FRASER AVE

2410 NEILSON WAY

120 HART AVE

150 HOLLISTER AVE

126 HOLLISTER AVE

141 HART AVE

121 HART AVE

125 WADSWORTH AVE

119 WADSWORTH AVE

157 HART AVE

151 HART AVE

149 HART AVE

139 HART AVE

116 HART AVE

146 HART AVE

136 HART AVE

152 HART AVE

145 HART AVE

150 HART AVE

130 HART AVE

132 HART AVE

142 HART AVE

126 HART AVE

158 FRASER AVE

143 OCEAN PARK BLVD

136 WADSWORTH AVE

143 HART AVE

135 WADSWORTH AVE

124 FRASER AVE

116 FRASER AVE

118 FRASER AVE

160 HART AVE

127 WADSWORTH AVE137 OCEAN PARK BLVD

139 OCEAN PARK BLVD

115 FRASER AVE

147 OCEAN PARK BLVD

119 OCEAN PARK BLVD

141 OCEAN PARK BLVD

133 OCEAN PARK BLVD

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Modern Camelback Grouping

Stucco Box/Modern Vernacular Thematic Grouping

Ozone Avenue Modern Grouping

Individual Properties


59

BIBLIOGRAPHY Banham, Reyner. Los Angeles: The Architecture of Four Ecologies. London: The Penguin

Press, 1971. Basten, Fred E. Paradise by the Sea: Santa Monica Bay. Los Angeles: General Publishing

Group, 1997. Bottles, Scott L. Los Angeles and the Automobile: The Making of the Modern City. Berkeley:

University of California Press, 1987. Casuso, Jorge. “Ocean Park Beach Front Towers Sell for $95 Million.” The LookOut, May 15,

1999. Chase, John. Glitter, Stucco, and Dumpster-Diving: Reflections on Building Production in the

Vernacular City. New York: Verso, 2000. Chasing the Sun, PBS television series. PBS website (www.pbs.org/kcet/chasingthesun),

accessed October 2003. City of Santa Monica. Historic Preservation Element. Final Draft. Prepared by PCR Services

Corporation and Historic Resources Group, December 2001. City of Santa Monica. Historic Resources Inventory, Phase I & II. Final Report. Prepared by

Johnson Heumann Research Associates, 1985-1986. City of Santa Monica. Historic Resources Inventory, Phase III. Final Report. Prepared by

Leslie Heumann and Associates, 1994. City of Santa Monica Municipal Code, Chapter 9, Zoning Ordinance. City of Santa Monica records including building permits, Landmarks Commission agendas, and

staff reports. Federal Register, Vol. 48, No. 190, pp. 44738-44739, September 29, 1983. “Founding of Ocean Park.” Venice History Website. Fowler, Kari. Fast, Cheap, and Out of Control: A Sympathetic History of the Stucco-Box

Apartment House in Los Angeles. 2001. Hise, Greg. Magnetic Los Angeles: Planning the Twentieth-Century Metropolis. Baltimore: The

Johns Hopkins University Press, 1997. Historic Context Statement for Subregional Planning Areas of the City of Los Angeles. Prepared

by Historic Resources Group, 1990. McAlester, Virginia and Lee. A Field Guide of American Houses. New York, Alfred A. Knopf,

2000.


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National Park Service. National Register Bulletin 15. How to Apply the National Register

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Documents

FINAL DRAFT 2004-6-8 - Santa MonicaPart1).pdf2004/06/08 · Final Draft June 2004 City of Santa Monica, California Prepared for: City of Santa Monica 1685 Main Street Santa Monica,