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 505 Georgina Avenue, 18ENT-0255 Public Hearing to consider Landmark Designation Application 18ENT-0255 to determine whether the property consisting of a two-story American Colonial Revival style residence (single-unit), in whole or in part, should be designated as a City Landmark and whether to designate an associated Landmark Parcel. PROPERTY OWNER: Wilkins Trust, Belinda Wilkins APPLICANT: North of Montana Neighborhood Association INTRODUCTION & BACKGROUND The North of Montana Neighborhood Association (applicant) has filed a Landmark Designation application for a two-story American Colonial Revival style residence constructed in 1912, located on the subject property. The applicant filed the proposed nomination on August 16, 2018 and the property owner was notified by the City of the proposed Landmark nomination upon the application filing. A Landmark Assessment report was prepared for the subject building by the City s Historic Preservation consultant, Architectural Resources Group (ARG), provided as Attachment B. Based on the findings as provided in the report, the consultant finds that the property appears ineligible as a City Landmark under the City of Santa Monica Landmark criteria as enumerated in SMMC 9.56.100. An independent historic assessment was prepared by ASM affiliates on behalf of the property owner. Similar to ARG s findings and report conclusions, the assessment concludes that based on prior alterations to the building, the residence no longer represents its original architectural character or architectural history of the Palisades Tract, and that the property is ineligible for Landmark designation. The report is provided as Attachment C for reference. - 1 -
Historic Resources Inventory Status The subject property has been identified in three iterations of the City s Historic Resource Inventory (HRI). The property was first surveyed in 1983 and was deemed eligible as a Contributing property to the potential Palisades Tract Historic District. The 2010 HRI update concluded that due to the loss of numerous contributors from demolitions and alterations, Georgina Avenue no longer qualified for inclusion in a potential Palisades Tract District. However, the survey concluded that the property appeared to be individually eligible for listing as a Santa Monica Landmark (5S3). The latest 2018 HRI update maintained the previous survey status as potentially eligible for listing as a Santa Monica Landmark (5S3). The evaluation appears to have been based upon the assumption that the house was originally designed in the American Colonial Revival style. These determinations were made on field observations and limited supplemental research. However, more intensive research into the early development of the Palisades Tract and the alteration history of the house indicate that it was originally a Craftsman style residence that was subsequently remodeled in 1937 to assume its present day, American Colonial Revival style appearance. PUBLIC NOTIFICATION Notice of this hearing was provided as required by Section 9.56.170(c) of the Landmarks Ordinance, with notice sent to all owners and occupants within a 300-foot radius and a newspaper notice published in the Santa Monica Daily Press at least 10 consecutive calendar days prior to the hearing. A copy of the notice is included as Attachment A. ANALYSIS Property Information and Architectural Description The subject property consists of approximately 22,400 square feet and is located on the north side of Georgina Avenue between 4 th and 7 th Streets in the R1 single-unit residential district in the North of Montana neighborhood. Adjacent properties to the east and west consist of single-unit residences with multi-unit residential buildings to the north across the alley and fronting San Vicente Boulevard. The property contains a primary residence and multiple accessory structures in the rear half of the parcel, including a one-story detached garage and pool house. The two-story residence was constructed in 1912 within the Palisades Tract. The American Colonial Revival style residence is generally rectangular in plan with boxy massing and incorporates Classical proportions. The residence is designed with a front gabled roof moderate in pitch, sheathed in composition shingles, and is spanned by a molded raking cornice that terminates in eave returns. Features on the front elevation are balanced but are not symmetrical. A front portico is slightly offset and supported by Doric columns and surmounted by an entablature and pediment. The portico frames the building s primary entry, which is slightly recessed into the front façade building. The paneled wood entry door is flanked by tall, narrow sidelights that are obscured by non original metal window grilles. The elevated porch entrance is framed by non original wrought iron railing. Exterior siding on all elevations are clad with - 2 -
painted wood shingles. There are a few examples of original wood double-hung and casement windows along the side and rear building elevations. Fenestration on the front elevation consists of nonoriginal aluminum windows with faux divided lights. These windows are generally arranged in pairs and are set within simple, molded surrounds. The front facing windows are accentuated by non-original vinyl shutters. Many of the original wood windows throughout the building have been replaced with aluminum-framed sliding and doublehung units, and vinyl replacements. In 1979, a one-story addition was constructed to the rear of the residence that is not clearly visible from the street. Security bars and window grilles have been added to several of the windows and doors on the front and west elevations. The original porch rail has been replaced with a wrought iron rail. Wrought iron rails have also been installed above the one-story roof on the west elevation. Based on photo evidence and a site inspection of the residence, it appears that the original building design was of the Craftsman-style. A 1920 photo of the 400-500 block of Georgina Avenue shows the subject residence with extended eave and rafter ends at the front elevation, Craftsman style features that no longer exist on the front building facade. Remaining Craftsman style details on the residence consists of the shingled exterior siding material and extended header/sill window trim extensions on the side and rear elevations. In 1937, a building permit was issued for cutting back overhang and remodel entry, referring to the removal of the extended eaves and to the front portico articulated by its Doric columns at the primary entry. This remodel replaced its original Craftsman style aesthetic within its present-day Colonial Revival style. As a result, Colonial Revival style architecture is reflected on the front façade while the side elevations appear to retain elements of the Craftsman style. Both the ARG and ASM reports conclude that the alterations to the front façade has affected the property s overall architectural integrity since the current Colonial Revival style was not the original style of the residence. Historic Context The Palisades Tract, initially platted in 1905 and expanded through 1913, was among the earliest residential subdivisions in the City. It was initially distinguished from adjacent subdivisions characterized by its wide streets, and large parcel sizes averaging 100 feet in width and 200 feet in depth. The first residences to be erected in the Palisades Tract date to the late 1900s and early 1910s consisting of both cottages and larger more prominent residences designed as seaside vacation residences for wealthy residents of Pasadena and Los Angeles. Many residences were developed on blocks nearest the ocean. Consistent with prevailing architectural trends of this era, these early residences typically embodied the Arts and Crafts movement and Period Revival styles that were commonly applied to residential architecture at this time. Some of these residences are attributed to noted architects and builders including Staunton and Spaulding, John Byers, Robert Farquhar, and Meyer and Holler and the Milwaukee Building Company during the 1910s and 1920s. Photographs from the mid-1910s reveal predominantly Craftsmanstyle homes with a few Mission Revival residences generously set back from the sidewalk with landscaped parkways. Large residences continued to be developed in the Palisades Tract during the 1920s and were predominantly designed in popular period revival styles. - 3 -
Large residences continued to be developed in the Palisades Tract during the 1920s and were predominantly designed in popular period revival styles. The American Colonial Revival style was one of several historically derived idioms that were commonly applied to Southern California residences in the early decades of the twentieth century, a time when architects and builders often turned to historical idioms for inspiration. American Colonial Revival architecture is one of several Period Revival styles from the early twentieth century that help define the architectural landscape of Santa Monica, particularly within residential subdivisions that developed during the first half of the twentieth century as there are extant examples throughout the City. Although the subject property includes one of the few extant residences from the earliest phases of residential development in the Palisades Tract, the residence has been altered from its original Craftman style aestheic and the existing Colonial Revival style residence does not accurately represent the early phase of residential development in the area. Most notably, documentary evidence indicates that the primary elevation of the house was substantially remodeled in 1937, which replaced its original, Craftsman style aesthetic with its present day American Colonial Revival style. Therefore, the residence represents the aesthetic values of the Depression era more than the values of the period in which it was originally constructed. 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. In order to be designated as a City Landmark, the Commission is required to find that the property meets one or more of these criteria. Based on the findings as provided in the Landmark Assessment Report prepared by ARG, the consultant finds that the property appears ineligible as a Landmark under the City of Santa Monica Landmark criteria as enumerated in SMMC 9.56.100 based on the following findings: (1) It exemplifies, symbolizes, or manifests elements of the cultural, social, economic, political or architectural history of the City. Although the subject property includes one of the few extant residences from the earliest phases of residential development in the Palisades Tract, the residence has been altered from its original Craftman style aestheic and the existing Colonial Revival style residence does not accurately represent the early phase of residential development in the area. Most notably, documentary evidence indicates that the primary elevation of the house was substantially remodeled in 1937, which replaced its original, Craftsman style aesthetic with its present day American Colonial Revival style. Therefore, the residence represents the aesthetic values of the Depression era more than the values of the period in which it was originally constructed. Therefore, the residence no longer exemplifies the early architectural and residential development history of the Palisades Tract and does not appear to satisfy this criterion. - 4 -
(2) It has aesthetic or artistic interest or value, or other noteworthy interest or value. Although the residence reflects American Colonial Revival architecture from the 1910s, it is a modest example of its architectural style and does not reflect particularly noteworthy features that would distinguish it from other examples of the style. Therefore, the subject property does not appear to satisfy this criterion. (3) It is identified with historic personages or with important events in local, state or national history. The first owner of the subject property was Herbert North, a real estate developer who appears to have been associated with the property for a limited time following its construction. Subsequent owners/occupants appear to have consisted of affluent households whose members were active in social circles and were fondly regarded within the local community. However, research did not indicate that these owners/occupants were associated with any singular achievement that would provide just cause for them to be regarded as a historic personage. Further, research did not indicate that the building is associated with any important historical events in local, state, or national history, and 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. The residence reflects American Colonial Revival architecture however is a relatively simple and common example typical of the period and does not embody distinguishing architectural characteristics valuable to a study of its architectural style. Alterations to the residence particularly to the front façade has compromised the building s integrity in terms of its original Craftsman style, and its current Colonial Revival style does not accurately represent the early phase of residential development in the Palisades Tract. The Colonial Revival style is reflected on the front façade while the side elevations appear to retain elements of the Craftsman style. Furthermore, the subject residence is not a unique example of its architectural design or historical type. Therefore, the subject property does not appear to 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 residence was constructed in 1912. Original building permits did not identify an architect and no information on the original contractor is available that would support that the subject residence is the work of a notable designer or architect. Therefore, there is not sufficient evidence to conclude that the subject property is a significant or a representative work of a notable builder, designer, or architect, and the subject property does not appear to satisfy this criterion. - 5 -
(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 possess any singular feature or physical characteristic that is particularly unique or noteworthy. The residence is consistent in its massing and scale with other residences within the Palisades Tract and does not appear to be an established or familiar visual feature of the neighborhood. Therefore, the subject property does not appear to satisfy this criterion. RECOMMENDATION Staff recommends that the Commission deny the Landmark desigation of 505 Georgina Avenue as a City Landmark based on the draft findings of designation Criterion 1-6 contained herein. Pursuant to SMMC 9.36.180, 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. Public Notice B. Landmark Assessment Report, Architectural Resources Group, October 2018 C. Landmark Assessment Report, ASM Affiliates, September 2018-6 -