M E M O R A N D U M 10-B PLANNING AND COMMUNITY DEVELOPMENT DEPARTMENT CITY OF SANTA MONICA PLANNING DIVISION DATE: April 9, 2018 TO: FROM: SUBJECT: The Honorable Landmarks Commission Planning Staff 133 Wadsworth Avenue, 18ENT-0024 Public Hearing to consider Landmark Designation Application 18ENT-0024 to determine whether the two-story Dutch 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: Anne Cartegnie APPLICANT: Anne Cartegnie INTRODUCTION & BACKGROUND A Landmark Designation application has been filed by the property owner, Anne Cartegnie, for a two-story Dutch Colonial Revival-style residence located on the subject property. The residence was constructed in 1903 and is located within the Ocean Park residential neighborhood (South Beach). A Landmark Assessment report was prepared for the subject building by the Architectural Resources Group (ARG) provided as Attachment B. Based on the findings as provided in the report, the consultant finds that the property is eligible for Landmark designation under the City of Santa Monica Landmark criteria 9.56.100(A)(1) and 9.56.100(A)(4). Historic Resources Inventory Status The subject property has been previously identified in the City s Historic Resources Inventory and in subsequent survey updates and evaluations as being a contributor to the potential South Beach Historic District within the City. As identified in 1983, the potential South Beach District includes Wadsworth, Hart, and Fraser Avenues, including the boundary streets of Hollister Avenue and Ocean Park Boulevard. The Santa Monica Historic Resources Inventory categorizes the property as a 5D3, meaning that it appears to be a contributor to a district that appears eligible for local listing or designation through survey evaluation. - 1 -
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 4,275 square feet and is located on the north side of Wadsworth Avenue between Barnard and Neilson Way in the R2 low density residential district (beach overlay) in the Ocean Park neighborhood. The area identified as the South Beach District (potential historic district) is characterized by small and narrow-sized parcels containing a mix of single-unit residences mostly in a vernacular idiom, and larger single and multi-unit residential development dating to the modern period. Adjacent properties to the east and west consist of single-unit residences and the property to the rear consists of multi-unit residential development. The property contains a main residence, a one-story detached garage and a one-story detached accessory structure (guest house). Vehicular driveway access to the garage is provided from Wadsworth Avenue. The two-story Dutch Colonial Revival residence has a rectangular footprint with the primary front facade that is symmetrical in overall appearance. The front elevation includes a full width porch with wood Doric columns recessed under the cantilevered second-level and gabled roof. The first floor features a large canted bay window containing fixed single light wood windows with transoms in a curvilinear decorative pattern. A centered recessed front balcony on the second-level features wood railings and wood French doors flanked by wood sidelights. The prominent front gabled dormer roof overhang with open eaves, exposed purlins, and curved shingleclad supports is clad in wood clapboard siding. The gambrel roof is clad in wood shake material. At the rear, the roof has an additional shed roofed portion with open eaves. The building consists of wood clapboard siding on the lower story (including its porch wall) and wood shingle at the upper story. The residence includes wood windows, including inkind replacements along the side facades. The property has undergone multiple alterations including the replacement of French doors, in kind replacement of wood windows, rear roof dormer additions, addition of an awning at a side façade, restoration of wood clapboard and shingle cladding, and the removal of the glazing enclosure at the front porch restoring the building s original appearance. Although the residence has been altered, the building retains typical character defining features including the gambrel roof, full width porch with Doric columns, central front dormer, and wood doors and windows at the primary façade. The residence continues to convey its historical significance, embodying the distinguishing architectural characteristics of the Dutch Colonial Revival style. Although the residence retains typical character defining features as described above, its design and materials are relatively restrained for this architectural style and are not highly articulated. - 2 -
Therefore, the residence is not viewed as a noteworthy example of Dutch Colonial Revival architecture. Historic Context The development of Ocean Park occurred at the turn of the century. During 1900-1910, new residential subdivisions developed within the neighborhood with mandates intended to maintain high property values, including the purchasing (opposed to leasing) of lots and minimum construction costs helped transition the area from a tourist destination to an established neighborhood of permanent residents. Many of the neighborhood s residents worked for tourist oriented establishments like hotels and restaurants, and/or provided rental units for visitors on their own properties as rear guest houses were common. After the removal of the Southern Pacific Railroad tracks in 1909 along what was known as 2 nd Street, the street was renamed Main Street and Ocean Park s commercial district expanded. Additional commercial buildings were constructed along the intersecting streets, facing the shoreline. The small commercial district provided services for the increase of local residents. The Wadsworth and Hollister Tract experienced rapid development particularly between 1902 and 1909. Some of the small cottages previously built on this former part of the Central Beach Tract were demolished or relocated. By 1918, the tract was almost completely infilled with a mix of one and two story cottages and larger houses exhibiting styles including Craftsman, American Colonial Revival, American Foursquare, Mission Revival, Dutch Colonial Revival (subject property), and a late Queen Anne. Many of the buildings reflected a vernacular idiom, incorporating elements of Craftsman and other styles into a modest beach cottage property type, typically with prominent front porches. The subject property is an intact example of an early 1900s cottage, an increasingly rare property type in Santa Monica, and an early example of the Dutch Colonial Revival architectural style. This style is relatively rare in Santa Monica as only a few other intact examples have been identified in the City, and many of which date to the 1920s. Constructed in 1903, the subject residence may be the oldest surviving Dutch Colonial Revival house in the City. It is also the only building in this style in the underlying potential South Beach Historic District. 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, the consultant finds that the property appears eligible as a landmark under the City of Santa Monica Landmark criteria 9.56.100(A)(1) and 9.56.100(A)(4). Based on the research and evaluation of 133 Wadsworth Avenue, staff agrees with the consultant s findings that the - 3 -
property satisfies Landmark Designation Criterion 1 and 4. The following draft findings are provided to support this conclusion: (1) It exemplifies, symbolizes, or manifests elements of the cultural, social, economic, political or architectural history of the City. The subject property is a representative example of an early 20 th century residence in the Ocean Park neighborhood and exemplifies the development of residential subdivisions during the period when Ocean Park was transitioning from an area that provided housing for tourists to an established neighborhood of permanent residents. The Wadsworth and Hollister Tract typified this pattern of development consisting of narrow parcels developed with a mix of one and two story cottages and larger houses exhibiting styles including Craftsman, American Colonial Revival, American Foursquare, Mission Revival, Dutch Colonial Revival (subject property), and late Queen Anne. The single unit residence developed on the subject property is an exemplary early 1900s Ocean Park cottage, a property type which is increasingly rare. It retains its rear guest house, reflecting a common pattern of Ocean Park residents supplementing their income by offering beachadjacent housing for visitors. As such, the subject property continues to convey the associative and aesthetic principles, values, and ideas of the period during which it was constructed, and is associated with important patterns of early 20 th century residential development in the City. Therefore, the subject property appears to satisfy this criterion for manifesting major patterns in the City s developmental and architectural history. (2) It has aesthetic or artistic interest or value, or other noteworthy interest or value. The subject property is a representative example of Dutch Colonial Revival architecture applied to a single unit residence. Although the residence retains typical characterdefining features of the style, its design and materials are relatively restrained and are not highly articulated. The property is not viewed as a noteworthy example of its architectural 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. None of the owners or occupants of the subject property appear to have been highly significant in local, state, or national history. Furthermore, no important events in local, state, or national history have taken place at the subject site. 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 subject property is an intact example of an early 1900s cottage, an increasingly rare property type in the City, and is an early example of the Dutch Colonial Revival - 4 -
architectural style. This style is relatively rare in Santa Monica as only a few other intact examples have been identified in the City, and many of which date to the 1920s. Constructed in 1903, the subject residence may be the oldest surviving Dutch Colonial Revival house in the City. It is also the only building in this style in the underlying potential South Beach Historic District. Although the residence has undergone multiple alterations, the building retains character defining features including a gambrel roof, full width porch with Doric columns, central front dormer, and wood doors and windows at the primary façade. The residence continues to convey its historical significance, embodying the distinguishing architectural characteristics of the Dutch Colonial Revival style, and is an unusually early example in the City. As a result, subject property is valuable to a study of the Dutch Colonial Revival style and its use during the City s early 1900s period of development. Therefore, the subject property appears 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 and likely designed by Ocean Park contractor George D. Snyder. Snyder appears to have been a prolific local builder and is believed to have regularly acted as the architect of his projects. He was also active in local politics, serving as a City Councilman in the early 1900s and unsuccessfully running for mayor in 1911. Extensive research did not confirm that Snyder was a significant builder or designer, revealing only a handful of disparate projects. Snyder does not appear to have specialized in a particular property type or architectural style and no supporting evidence demonstrated that Snyder was a notable local builder or architect. Therefore, the subject residence does not appear to satisfy 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 occupy a unique location or have a singular physical characteristic. The parcel size and shape are consistent with other properties within the Wadsworth and Hollister Tract, and the property conforms to the typical street grid pattern characteristic in this area of the City. The building is one of multiple single unit residential properties on Wadsworth Avenue. The building is not an established and familiar visual feature of the neighborhood, and therefore the subject property does not appear to satisfy this criterion. RECOMMENDATION Staff recommends that the Commission designate the property located at 133 Wadsworth Avenue as a City Landmark consisting of the primary residence and rear guest house, and the parcel (APN 4288-016-025) on which it is sited as a Landmark Parcel based on the draft findings of designation Criteria 1 and 4 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 - 5 -
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, March 2018-6 -