Memorandum TO: Scott Albright, City of Santa Monica DATE: February 3, 2014 CC: FROM: Margarita Wuellner, Ph.D., Director of Historic Resources Amanda Kainer, M.S., Architectural Historian RE: Preliminary Historic Assessment: 1527 17 th Street (APN 4275-012-020) As requested by City staff, PCR has conducted a site visit of 1527 17 th Street, the subject property, and has also reviewed archival data relevant to the residence. The legal description of the subject property is the Santa Monica Tract, Block 182, Lot S. There are two improvements located on the subject property: a one-story single-family Craftsman residence located at the front of the lot facing west towards 17 th Street constructed in 1923 and a rear bungalow with the address of 1527 ½ 17 th Street constructed in 1920. The subject property is bordered by 17 th Street to the west, 18 th Street to the east, Broadway (formerly Utah) to the north, and Colorado Avenue to the South. The neighborhood is a mixture of one-story single family residences and one- to three-story apartments and commercial buildings The subject property was surveyed during Phase III (1990-1993) of the Santa Monica Historic Resources Inventory Survey and was determined eligible for local listing as a Structure of Merit property and assigned a California Historical Resource (CHR) status code of 5S3. In addition, the Santa Monica Citywide Historic Resources Update (2010) confirmed the property s status as a Structure of Merit. According to the significance evaluation in the 1993 survey, the residence was described as having notable as a typical and intact example of a 1920s Craftsman bungalow. Because of the pattern of development in this section of Santa Monica, this is one of a limited number of representations of this trend in the immediate neighborhood. 1 The subject property is located in the Mid-City area, east of the present central business district of Santa Monica. It is situated within a small residential neighborhood, which is flanked by commercial businesses along Santa Monica Boulevard and Broadway Avenue. The varied land uses in this section of Santa Monica suggest how the area developed. Prior to the 1910s, the area was largely undeveloped. Only a scattering of residences dotted the semi-rural landscape as depicted in the 1918 Sanborn Map included in the attachments. By the mid-1920s, however, many of the empty lots were filled with modest residential housing stock, primarily Craftsman bungalows. It was during this period that the front and rear bungalows on the subject property were constructed, in 1920 and 1923 per building permit and Los Angeles County assessor records. The next phase of development occurred in the late 1920s and 1930s, when multi-family buildings began replacing the smaller single-family homes. It was during this time that the nearby Wilshire (Nevada Avenue), Santa Monica (Oregon Avenue), and Broadway (Utah Avenue) corridors assumed their current, primarily commercial character. These trends intensified in the post-world War II era, as shown in the 1950 Sanborn Map included in the attachments, with the 1 Historic Resources Inventory Survey Form 1527 17 th Street, 1993. 233 Wilshire Boulevard, Suite 130, Santa Monica, CA 90401 INTERNET www.pcrnet.com TEL 310.451.4488 FAX 310.451.5279
Memorandum RE: PRELIMINARY HISTORIC ASSESSMENT: 1527 17TH STREET (APN 4275-012-020) result being the redevelopment of older, intact housing stock with larger one and two story apartment buildings. For example, the following parcels adjacent to the subject property were developed during the 1950s and 1960s: 1517 17 th Street (1960), 1521 17 th Street (1952), 1531 17 th Street (1957), 1545 17 th Street (1964), 1553 17 th Street (1969), 1701 Colorado Avenue (1962/1972), 1631 Colorado Avenue (1958/1958), and 1620 Broadway (1953). The only extant residences from the 1920s on the 1700 block of 17 th Street include 1501 17 th Street, 1524 17 th Street, and the subject property. Redevelopment continued into the modern era, as shown in a current aerial of the neighborhood included in the attachments, with larger apartment buildings. The construction history of the bungalows on the subject property indicate there was a 736 square foot residence constructed in 1920 and a 1,210 square foot residence constructed in 1923. 2 The front bungalow at 1527 17 th Street was most likely constructed in 1923 for Emanuel Dallape for $3,000 (building permits are included in Table 1 below). The contractor was listed as C.H. Thayer and no architect was listed. The rear residence was most likely constructed in 1920; an original building permit for this residence is unavailable, however, the City s ledger book in which permit payments were recorded lists a residence at 1527 17 th Street constructed by E.M. Guinn for $500 (the ledger book page is included in the attachments). The subject property is shown as an undeveloped lot on the 1918 Sanborn map. The next Sanborn Map available from 1950 shows the footprints of the front residence, rear residence, and a one-car garage located in the northeast corner of the lot (no longer extant). Building permits included in Table 1 below, show there are few alterations to the subject property. The rear garage (12 x 18 ) was constructed in 1924 for $30 and a one-story screen porch (10 x 14 ) was added to the rear of the front bungalow in 1940. The original owner of the property was Emanuel Dallape (1885-1950), an Italian immigrant. His occupation was a brick and tile laborer, and he lived in the front bungalow with his wife Sylvia (1888-1946) and son Aldo (1923-2011) (as indicated in census records for 1920 and 1930 attached). According to the 2010 DPR form, the property was still under ownership of the Dallape family in 2010. The occupancy of the front bungalow changed in the mid-1950s to Ann Kimura, an office secretary, as shown in Table 2 City Directory Research, below. Documentary evidence, including census records and city directories indicate the rear residence (1527 ½ 17 th Street) was used for income and rented to a variety of occupants of different nationalities, Japanese and Hispanic, who were grocery clerks and gardeners. The bungalow at 1527 17 th Street is an example of the Craftsman architectural style. The Craftsman style is most closely associated in the United States with Charles and Henry Greene, architects working in Pasadena around the turn of the century. It quickly became popular for working-class residential design across the country, due in large part to its availability in home 2 Los Angeles County Assessor Records PCR Services Corporation Page 2 February 3, 2014
Memorandum RE: PRELIMINARY HISTORIC ASSESSMENT: 1527 17TH STREET (APN 4275-012-020) catalogs and pattern books. In California, the style was most popular from 1905 through the 1920s. The typical Craftsman residence is one to one and one-half stories in height. Its character defining features include: low-pitched hipped or gabled roofs; wide, overhanging eaves; exposed rafter tails; decorative brackets, knee braces or false beams under gable pitches; full- or partial-front porch with tapered wood posts and/or masonry piers; shingle, clapboard or ship-lap siding; emphasis on natural materials such as stone, handcraftsmanship; emphasis on horizontality in design; and exposed structural members, often used as ornamentation. The front residence exhibits the character-defining features of the Craftsman style. The onestory wood framed, residence sheathed with horizontal wood clapboard siding was constructed in 1923 and has an overall rectangular plan, concrete foundation, and a low-pitched front gable asphaltshingled roof. The roof has a rectangular vent and wide-overhanging eaves detailed with exposed rafters, beams, and extended bargeboard with notched ends. A partial-width front gable porch with a rectangular vent and purlins projects from the primary facade. The porch is supported by a pair of wood square posts sitting on rectangular porch piers. The primary entrance has a metal security screen door (alteration) flanked by wood-frame tripartite windows. The fenestration consists of original wood-frame multi-pane over single-pane windows. There is a rear front-gable porch addition constructed in 1940. However, the front bungalow retains integrity of materials, workmanship, design, location, feeling, and association. While the front bungalow retains integrity of setting in that the associated rear bungalow is extant on the subject property, the subject property is now isolated from its former historic neighborhood context because of substantial redevelopment. To the rear of the front bungalow is a one-story Craftsman bungalow (1527 ½ 17 th Street) sheathed with horizontal wood clapboard with a rectangular plan, concrete foundation, low-pitched front gable asphalt-shingled roof, and wood-frame double-hung single-light windows. There is a rear sun porch. It appears the condition of the rear bungalow is fair as opposed to good, as there is water damage, the gutters are separating from the roof and two rear openings on the rear sun porch are boarded. However, despite the failing condition, the rear bungalow retains integrity of materials, workmanship, design, location, feeling, and association. Similarly, while the rear bungalow retains integrity of setting in that the associated front bungalow is extant on the subject property, the subject property is now isolated from its former historic neighborhood context because of substantial redevelopment. The overall integrity of the subject property is good and retains integrity of design, workmanship, materials, location, association, and feeling. The front bungalow has few alterations and retains its design, materials, and workmanship. Even though, the condition of the rear bungalow is fair, it appears the bungalow retains original design, materials, and workmanship. Because of the redevelopment in the neighborhood, the subject property has lost integrity of setting, as discussed above. PCR Services Corporation Page 3 February 3, 2014
Memorandum RE: PRELIMINARY HISTORIC ASSESSMENT: 1527 17TH STREET (APN 4275-012-020) CONCLUSION In summary, based on the preliminary assessment, the subject property appears to meet the threshold of significance for individual Structure of Merit designation in the City of Santa Monica, as analyzed below. The property may also meet the threshold of significance as a City Landmark. Because the occupants appear to represent laborers and immigrants, the subject property may yield information about the cultural, social, economic, and architectural history of Santa Monica. The property may satisfy Criterion 1 of the Landmark criteria: it exemplifies, symbolizes, or manifests elements of the cultural, social, economic, political or architectural history of the City. Further research is recommended on the history of the occupants. And the subject property may also meet criterion 4 in regards to architecture, particularly as applied to laborer, immigrant and industrial worker housing. Structure of Merit Criteria: 9.36.080(a) The structure has been identified in the City s Historic Resources Inventory. The property has been previously identified in the City s Historic Resources Inventory in 1983 and 2010 as a structure of merit. 9.36.080(b) The structure is a minimum of 50 years of age and meets one of the following criteria: The subject bungalows were constructed in 1920 and 1923 and are, therefore, over 50 years of age. 9.36.080(b)(1) The structure is a unique or rare example of an architectural design, detail or historical type. The front and rear bungalows represent good example of modest Craftsman style bungalows with a good level of integrity constructed for blue collar laborers in Santa Monica. The original architectural features of the subject property include the property s rectangular plan, front gable roof, wide-overhanging eaves detailed with exposed rafters, beams, and extended bargeboard with notched ends, Craftsman style partial-width gable porch, and wood-frame multi-light over single light windows. These design features are typical of the modest Craftsman style bungalow. The subject property appears to be a rare example of a Craftsman style bungalow in the Mid-City area with good integrity; as a result, the subject property does appear to satisfy this criterion. Because of redevelopment there are only two other 1920s bungalows in the vicinity of the subject property: a 1920s bungalow located at 1501 17 th PCR Services Corporation Page 4 February 3, 2014
Memorandum RE: PRELIMINARY HISTORIC ASSESSMENT: 1527 17TH STREET (APN 4275-012-020) Street with replaced windows and a Spanish Colonial Revival style bungalow at 1528 17 th Street with good integrity. However, PCR recommends further research into the rarity of this property type in Santa Monica, particularly within the historically associated neighborhood/tract. 9.36.080(b)(2) The structure is representative of a style in the City that is no longer prevalent. The bungalows appear to be representative of a modest Craftsman style in the City that is no longer prevalent. 9.36.080(b)(3) The structure contributes to a potential historic district. As a result of modern redevelopment, the character of the neighborhood has changed from 1920s bungalow to a neighborhood with a mixture of 1920s bungalows, 1950s and 1960s apartment buildings, and modern condominiums and office buildings. The integrity of the contextual setting immediately surrounding the property has been compromised; as a result, there is no historic district. PCR Services Corporation Page 5 February 3, 2014
Memorandum RE: PRELIMINARY HISTORIC ASSESSMENT: 1527 17TH STREET (APN 4275-012-020) Table 1. Building Permits Number Date Address Owner Architect Contractor Valuation Description 3046 11/1/1923 1527 17th E. Dallape None C.H. Thayer $3,000 1-story, 5-room dwelling. Size of building 26 x 36 Height 13 6 Cement foundation. 1 brick chimney. Peak roof. Granite rock roof. Frame. 8061 10/11/1924 1527 17th E. Dallape None E. Dallape $30 Garage (12 x 18 ) 2939 6/13/1940 1527 17th E. Dallape None Day Work $350 One-Story Screen Porch (10 x 14 ) 96 10/14/?? 1527½ 17 th Street E. Dallape None Fred B Reed $450 Work unknown PCR Services Corporation Page 6 February 3, 2014
Memorandum RE: PRELIMINARY HISTORIC ASSESSMENT: 1527 17TH STREET (APN 4275-012-020) Table 2. City Directory Research Year Address Occupant 1923-24 1527 Dallape Emanuel 1925 1527 Dallape, Manuel (Sylvia) lab 1527 ½ Scaiola, Martin (Theresa) nurseryman 1927 1527 Dallape, Manuel (Sylvia) lab LA Pressed Brick Co. 1527 ½ Venetes, Marcelina Mrs. (wid Alvino) 1928 1527 Dallape, ME 1527 ½ Benitez, Marcelina Mrs. 1930-31 1527 Dallape, ME 1527 ½ Benitez, Marcelina Mrs. 1933 1527 Dallape, ME 1527 ½ Oriental 1936 1527 Dallape, ME 1527 ½ Oriental 1938 1527 Dallape, ME 1527 ½ Murakami, Jos (Mary) clk at Murakami Arata Fruits 1426 4 th Street 1940 1527 Dallape, ME 1527 ½ Murakami, Jos 1947-48 1527 Dallape EM 1527 ½ Garcia, GD (Angie H) gardener 1952-53 1527 Dallape, Carl Dallape Earl M (eng) Douglas 1954 1527 Kimura, Ann ofc sec 1527 1/2 Sanuma, Sam gdr 1958-59 1527 No Return 1527 1/2 Sakai, Gordon M 1960-61 1527 Asanuma, Jam May 1965 1527 Baker, Ronald D 1527 1/2 Sakai, Gordon M Apr 1966 1527 Miller, Ernest J 1527 1/2 Sakai, Gordon M Apr 1967 1527 1/2 Sakai, Gordon M Apr 1968 1527 Ashurst, Larry 1527 1/2 Sakai, Gordon M Apr 1969 1527 Urban, Diane 1527 1/2 Sakai, Gordon M Apr 1970 1527 1/2 Sakai, Gordon M Apr 1971 1527 1/2 Sakai, Gordon M Apr 1972 1527 Miller, Dennis 1527 1/2 Sakai, Gordon M Sept 1975 1527 Miller, Dennis 1527 1/2 Sakai, Gordon M PCR Services Corporation Page 7 February 3, 2014
ATTACHMENTS Previous DPR Forms (1993 and 2010) Sanborn Map 1918 Sanborn Map, Paste-up 1950 Current Aerial of Neighborhood Building Permits 1920 Ledger Book Page 59 Tax Assessor Map Census Record 1930 Census Record 1940 Current Photographs
Previous DPR Forms (1993 and 2010)
State of California -- The Resources Agency DEPARTMENT OF PARKS AND RECREATION PRIMARY RECORD Page of * Resource Name or #: P1. * P2. 1 2 1527 17th St Other Listings Review Code Reviewer Primary # b. USGS 7.5' Quad Date T ; R ; 1/4 of 1/4 of Sec ; B.M. c. Address 1527 17th St City Santa Monica Zip 90404 HR # Trinomial NRHP Status Code Other Identifier: Location: Not for Publication Unrestricted a. County Los Angeles 5S3 d. UTM: (Give more than one for large and/or linear feature) Zone, me/ mn e. Other Locational Data: (e.g. parcel #, legal description, directions to resource, elevation, additional UTMs, etc. as appro APN(s): 4275012020 5S3* Date * P3a. Description: (Describe resource and its major elements. Include design, materials, condition, alterations, size, setting, and boundaries.) * P3b. Resource Attributes: (List attributes and codes) * P4. Resources Present: P5a. Photograph or Drawing Building Structure Object Site District Element of District Other (Isolates, etc.) P5b. Description of Photo: (View, date, etc.) 12/19/2006 * P6. Date Constructed/Age and Sources: Prehistoric Historic Both 1923 * P7. Owner and Address: Dallape,aldo And Mary Trs Dallape Family Trust 1521 17th St Santa Monica Ca, 904040000 * P8. Recorded by: (Name, affiliation, address) P. Moruzzi, M. Potter, K. Lain ICF International 811 W 7th Street, Suite 800 Los Angeles, CA 90017 * P9. Date Recorded: * P10. Survey Type: (Describe) Reconaissance-Level Survey * P11. Report Citation: (Cite survey report/other sources or "none") Santa Monica Citywide Historic Resources Inventory Update Final Report, prepared for City of Santa Monica by ICF Intl, 2010 * Attachments: NONE Location Map Archaeological Record District Record Photograph Record Other: (List) DPR 523A (1/95) Sketch Map Linear Feature Record Continuation Sheet Building, Structure, and Object Record Milling Station Record Rock Art Record Artifact Record * Required Information
1527 17th St State of California -- The Resources Agency DEPARTMENT OF PARKS AND RECREATION Page 2 of 2 * NRHP Status Code 5S3* * Resource Name or #: 1527 17th St B1. B2. B3. Historic Name: Common Name: Original Use: None None Single Family Residence B4. Present Use: Single Family Residence * B5. Architectural Style: Craftsman * B6. Construction History: Primary # HR # BUILDING, STRUCTURE, AND OBJECT RECORD (Construction date, alterations, and date of alterations.) * B7. * B8. Moved? Related Features: No Yes Unknown Date: Original Location: B9a. Architect: * B10. Significance: Period of Significance b. Builder: Theme Residential Development Area Santa Monica 1923 Property Type Residential Applicable Criteria B.1 (Discuss importance in terms of historical or architectural context as defined by theme, period, and geographic scope. Also address integrity.) B.1 - The structure is a unique or rare example of an architectural design, detail or historical type. The resource is recorded in the Historic Resources Inventory with a prior evaluation of 5S3. B11. Additional Resource Attributes: (List attributes and codes): * B12. References: Basten, Fred. 'Santa Monica Bay: Paradise By the Sea'; Los Angeles County Tax Assessor Records; McAlester, Virginia and Lee. 'A Field Guide to American Houses;' Sanborn Maps. Santa Monica City Building Permits. Santa Monica Public Library Collections. (Sketch map with north arrow required) B13. Remarks: * B14. Evaluator: P. Moruzzi, M. Potter, K. Lain ICF International Date of Evaluation: (This space reserved for official comments.)
Sanborn Map 1918
Sanborn Map, Paste-up 1950
Current Aerial of Neighborhood Aerial of Neighborhood Showing Modern Infill Development, Subject Property Marked with Dot (Bing Maps, 2014)
Building Permits
1920 Ledger Book Page 59
Tax Assessor Map
Census Record 1930
Census Record 1940
Current Photographs Aerial od Subject Property (Middle), Bing Maps (2014) Subject Property, 1950 Sanborn Map
View of Eastside of 1500 Block of 17 th Street, View Southeast, Subject Property Middle (PCR2014) 1527 17 th Street, Primary (West Elevation), View East (PCR 2014)
1527 17 th Street, Primary (West) Elevation, View Northeast (PCR 2014) Rear Bungalow, 1527 1/2 17 th Street, Rear (East) and South Elevations, View Northwest (PCR 2014)
Rear Bungalow, 1527 1/2 17 th Street, Rear (East) Elevation, View West (PCR 2014) Rear Bungalow, 1527 1/2 17 th Street, Rear (East) and South Elevations, View West (PCR 2014)