M E M O R A N D U M PLANNING AND COMMUNITY DEVELOPMENT DEPARTMENT CITY OF SANTA MONICA PLANNING DIVISION

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1 M E M O R A N D U M PLANNING AND COMMUNITY DEVELOPMENT DEPARTMENT CITY OF SANTA MONICA PLANNING DIVISION DATE: September 13, 2010 TO: FROM: The Honorable Landmarks Commission Planning Staff SUBJECT: 404 San Vicente Boulevard, 10LM-003 Public Hearing to Consider a Landmark Designation Application PROPERTY OWNER: 404 San Vicente HOA/Numerous Property Owners APPLICANT: Caroline Dixon and Roger Jackson INTRODUCTION & BACKGROUND The subject site at 404 San Vicente Boulevard is a corner lot that is located in the north of Montana neighborhood. The building was nominated for designation by nearby neighbors who site certain of the building s features, including its gardens/courtyard garden, balconies, mansard roof, arched features, and brickwork, as distinguishing characteristics. In addition, the applicant notes the building was developed by Ernest Auerbach, and is the current residence of June Lockhart. In January 2010, the Architectural Review Board approved the design, colors and materials for the installation of twelve (12) panel antennas and associated roof-mounted equipment cabinets, on the roof. In order to accommodate the antennas, three sections of the existing mansard roof parapet will be removed and replaced with RF transparent fiberglass composite material that will match both the color and texture of the existing mansard roof and fully screen the antennas from public view. The ARB added a condition that would address the maintenance of the proposed materials due to weathering, requiring a routine maintenance program to ensure as close a color match as possible. The decision of the Architectural Review Board was appealed by Caroline Dixon and Roger Jackson. The Planning Commission considered the appeal in June 2010, and after holding a public hearing on the matter, voted to deny the appeal and uphold the ARB s decision on the design, colors, and materials. It is interesting to note that given the current age of the building (39 years old, constructed in 1971), if a demolition permit were requested for the building at this time, Landmarks Commission review of this permit would not be required given its age does not meet the minimum 40 year threshold

2 Staff has had numerous conversations with Ms. June Lockhart concerning this designation application. June Lockhart was specifically identified on the application as a person of historic significance. Ms. Lockhart was unaware of this application being filed and has expressed concern and apprehension with her name being affiliated with a potential landmark designation. Historic Resources Inventory Status This property has not been identified as a Historic Resource for the City. PUBLIC NOTIFICATION Notice of the public hearing was provided as follows: Pursuant to SMMC Section , notice of the public hearing was mailed to all owners and residential and commercial tenants of property within a 300-foot radius of the project and was published in the Santa Monica Daily Press at least ten consecutive calendar days prior to the hearing. A copy of the notice is included as Attachment B. ANALYSIS Property Information and Architectural Description The Contemporary three-story courtyard building with French Provincial ornamentation, which was constructed in 1971, is subdivided into 28 air-space condominium units. The rectangular building has a plaster finish and a flat roof. Along the north and west elevations, the roofline is topped with a wood, shake-shingled, mansard roof. Along the south and east elevation an unadorned parapet wall extends above the roofline. The mansard roofline is intermittently interrupted by arched openings that define vertical groupings of aluminum slider windows. Decorative shutters also flank the certain windows along the San Vicente Boulevard elevation. Covered balconies with ornamental iron railings provide some articulation to the structure and break up the mass of the building. Post-War Multi-Family Residential Architecture (Dingbat Housing) Although influenced by the materials and aesthetics of post-war Modern Architecture, postwar multi-family residential architecture (the stucco box with Modern detailing) is generally less formal in its expression of Modern design features and materials. The common features of post-war apartment complexes in Southern California included rectilinear massing; flat or low-pitched hipped roofs; overhanging eaves; stucco finish and/or wood siding; natural rock veneers; metal-framed fixed, sliding and/or casement windows; cantilevered balconies or exterior walkways; and custom signage or themed imagery on the primary façade. Garden courts, landscaping, and swimming pools were often integrated into the site plan. Parking garages were either incorporated into the ground level of the apartment buildings or provided in a separate ancillary building. The post-war multifamily residences were largely constructed quickly for low costs to provide - 2 -

3 for the immediate housing needs during the post-war era. The design rational for these ubiquitous post-war multifamily residences was to provide inexpensive housing using mass-produced building materials. Although some post-war multi-family residences have Modern-style open floor plans, functionally organized façades, and glazed walls or ribbon windows, most do not. Historicist Stucco Box As the public acceptance of Modern design ebbed beginning in the late 1960s, architects, developers, and builders adapted to appeal to a growing interest in historic precedents in architecture. During the late 1960s and early 1970s the transition from the hegemony of Modern design to a period of historical revival in architecture created many hybrid forms where the two design strategies were conjoined. The historicist stucco box is an excellent example of the architecture of this transitional time. Many developers and builders, simply continued with the construction of the stucco box, but instead of adding Modern detailing, forms and detailing referencing earlier revival styles were applied to the primary elevations. Common Historicist Stucco Box styles were the Tudor, American Colonial Revival, and the French Provincial. Although this type and its associated styles were constructed over a short period (late 1960s-late 1980s), it is one of the most ubiquitous and common multifamily residential property types in Santa Monica, and examples are located throughout the City. The subject property exhibits many of the character defining features of the Historicist Stucco Box. With its monolithic rectangular form, stucco walls, aluminum slider windows, sliding glass doors, and French Provincial ornamentation it is a common example of a highly common type. The building was constructed by Ernest Auerbach, an influential real estate developer who also successfully bred racehorses. He launched his real estate firm, Ernest Auerbach Company, in Santa Monica in 1946 and built "thousands" of homes and office buildings through his construction company, including Auerbach Plaza at 2001 Wilshire Boulevard. He was also a philanthropist whose projects included the Auerbach Student Center at American Jewish University; and the Lisa and Ernest Auerbach Behavioral Health Center, open since 2008 at the Los Angeles Jewish Home in Reseda. Ernest Auerbach resided in Pacific Palisades and maintained a horse ranch in Ramona (San Diego County). The building is also the current home of June Lockhart, an actress who is best known for her starring roles in the popular television series Lassie, Lost in Space, and Petticoat Junction in the years 1958 through Although accomplished in her craft and her work with various broadcast entertainment medium has been on-going, the height of June Lockhart s popularity was prior to the construction of the building at 404 San Vicente Boulevard, and therefore the building is not directly associated with June Lockhart

4 Landmarks Ordinance/Findings The Landmarks Ordinance requires the Commission to review the building s eligibility as a landmark based on the six criteria discussed below. The Commission may designate a property as a Landmark if it meets one or more of these criteria. Based on the research and evaluation of the three-story multi-family residential building, the City s Historic Consultant has assessed that building does not meet the designation criteria established in SMMC and is therefore is ineligible for City Landmark designation. The following draft findings are made to support this conclusion: (1) It exemplifies, symbolizes, or manifests elements of the cultural, social, economic, political or architectural history of the City. While the multifamily residence located on the corner of 4th Street and San Vicente is connected to a specific historic period, the Historicist Stucco Box is a highly common type, ubiquitous in Santa Monica. The subject property is a highly common and utilitarian example of the highly common type. Therefore, the subject property does not satisfy this criterion. (2) It has aesthetic or artistic interest or value, or other noteworthy interest or value. The resource does not appear to meet this criterion. The building lacks the sufficient aesthetic or artistic interest or value necessary for this designation. (3) It is identified with historic personages or with important events in local, state or national history. 404 San Vicente Boulevard is not connected to the professional lives of either Ernest Auerbach or June Lockhart. Therefore, the subject property does not appear to satisfy this criterion. (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 a study. During the late 1960s and early 1970s the transition from the hegemony of Modern design to a period of historical revival in architecture created many hybrid forms where the two design strategies were conjoined. The Historicist Stucco Box is an excellent example of the architecture of this transitional time. Many developers and builders, simply continued with the construction of the stucco box, but instead of adding Modern detailing, references to earlier revival styles were surface mounted to primary elevations. Common Historicist Stucco Box styles were the Tudor, American Colonial Revival, and the French Provincial. Although this type and its associated styles were - 4 -

5 constructed over a short period (late 1960s-late 1980s), it is one of the most ubiquitous and common multifamily residential property types in Santa Monica. They are located throughout the City. The subject property exhibits many of the character defining features of the Historicist Stucco Box. With its monolithic rectangular form, stucco walls, aluminum slider windows, sliding glass doors, and French provincial ornamentation it is a common example of a highly common type. The subject property does not satisfy this criterion. (5) It is a significant or a representative example of the work or product of a notable builder, designer or architect. The subject property is a very common example of the prolific postwar developer and builder, Ernest Auerbach. Therefore the subject property does not appear to meet this criterion. (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. The subject property does not appear to meet this criterion. STAFF RECOMMENDATION Staff concurs with the conclusions of the City s Historic Consultant, and recommends that the Landmarks Commission deny the application for the designation of 404 San Vicente Boulevard as a City Landmark. Pursuant to SMMC , the Landmarks Commission s determination regarding this application may be appealed to the City Council if the appeal is filed with the City Planning Division within ten (10) consecutive days commencing from the date that the decision is made by the Landmarks Commission. Attachments: A. PCR Landmark Assessment Report (September 2010) B. Public Hearing Notice C. Aerial Photo D. Building Permits E. Correspondence F. Application - 5 -

M E M O R A N D U M PLANNING AND COMMUNITY DEVELOPMENT DEPARTMENT CITY OF SANTA MONICA PLANNING DIVISION

M E M O R A N D U M PLANNING AND COMMUNITY DEVELOPMENT DEPARTMENT CITY OF SANTA MONICA PLANNING DIVISION M E M O R A N D U M 10-A PLANNING AND COMMUNITY DEVELOPMENT DEPARTMENT CITY OF SANTA MONICA PLANNING DIVISION DATE: October 8, 2018 TO: FROM: SUBJECT: The Honorable Landmarks Commission Planning Staff