SR-08-14-2001-6A
PCD:SF:AS:KC:DJ:f:\plan\share\council\strpt\13330cean.Appeal a~~ ~ ~
Council Mtg: August 14, 2001 Santa Monica, California
TO Mayor and City Council
FROM City Staff
SUBJECT: Appeal of a Decision of the Landmarks Commission Designating the
Structure Located at 1333 Ocean Avenue as a City Landmark (Case No. LC-
01-LM-001). Applicant: City of Santa Monica Landmarks Commission
Appellant: Sherman Stacey, Esq.
INTRODUCTION
This report recommends that the City Council uphold the decision of the Landmarks
Commission designating the structure located at 1333 Ocean Avenue as a City Landmark.
On May 14, 2001, the Landmarks Commission designated the structure a City Landmark
and did not authorize any demolition of the structure. The property owner has appealed
this decision (Attachment A),
DISCUSSION
Landmarks Commission Action
The Landmarks Commission's review of this structure was initiated by the property owner
filing a demolition permit application on December 21, 2000. Per the requirements of the
City's Demolition Ordinance, the Landmarks Commission reviews all demolition permits for
structures that are forty years of age or older. A sixty-day hold is placed on these
demolition permit applications to allow adequate time to assess the building for potential
landmark status Once a landmark designation application is filed, the Landmarks
Ordinance sets forth specific time frames for the processing of such applications.
-~- AU61~
The Commission initially reviewed a demolition permit for the structure at its January 8
2001 meeting. The City's Historic Resources Inventory indicates that the building appears
to be individually eligible for local designation (Attachment B). The property owner, his
attorney and his architect testified their desire to move the structure to a site at the corner
of Montana Avenue and 17th Street. The Commission continued the item to February to
allow staff to research the property's designation potential.
On February 12, 2001, the Commission received a preliminary report from staff indicating
that the structure may meet the City of Santa Monica's criteria for designation
Commission heard public testimony from the property owner and representatives regarding
the feasibility of moving the house. However, the Commission felt that its role was to
determine whether or not the structure merited designation in its current location
advised that the location of the structure on Ocean Avenue was an important contextual
issue and that, if the building was moved to another location, its landmark status could be
compromised Therefore, the Commission voted 5-2 to file a landmark designation
application The Commission agreed that the options available for building relocation could
be reviewed under a Certificate of Appropriateness application if the building was
eventually designated a landmark.
On March 12, 2001, the Commission reviewed additional background research from staff
and voted unanimously to schedule a public hearing for April 9, 2001 to determine if the
application merited formal consideration At the April meeting, the Commission heard
testimony from Sherman Stacey, the property owner's attorney, who stated that the
property had no historical value since the original architect is not known, and available
-2-
records do not indicate that any resident of great import lived in the building. Mr. Stacey
also testified that the QGeen Anne architectural style is not confined to Ocean Avenue, and
exists in other places in the City. Testimony was also received from a representative of the
North of Montana Neighborhood Association (NOMA) supporting the building's designation.
The Commission voted 5-2 to formally consider the designation At the landmark
designation hearing on May 14, 2001, the Commission approved the structure's
designation. The Landmarks Commission staff reports are contained in Attachment C and
the Landmarks Commission minutes are contained in Attachment D. Although a letterwas
received from the property owner (Attachment F) again stating opposition to the
designation, no members of the public spoke about the project.
Architectural Description
This two-story, wood-framed transitional Queen Anne-style building was constructed circa
1906. The structure was originally designed as a single-family residence. Roofline features
include boxed eaves, exposed rafter details, dentils, and a steeply pitched roof. (See City
Landmark Evaluation Report in Attachment C for a full architectural description.) Building
permit records reveal that a bathroom and new windows were installed on the second floor
in 1922; and that several unspecified modifications were perFormed in 1940 and 1941
Seismic repairs, a new deck, and modifications to the southeast corner of the building were
completed in 1995,
Although the physical surroundings have been compromised through the development of
commercial properties and removal of similar residential dwellings, these changes do not
appear to detract significantly from the characteristics that contribute to the structure's
-3-
good example of period and style.
Statements of Significance
SMMC Section 9.36.100 sets forth six criteria for the Landmarks Commission in
considering designation of a property. The Commission need only find one of the criteria s
satisfied in order to approve a designation The Commission determined that the 1333
Ocean Avenue structure met three criteria, as explained below.
(1) It exemplifies, symbolizes, or manifests elements of the cultural, social,
economic, political, or architectural history of the City.
The structure meets this criterion in that the structure was constructed circa 1906
and retains sufficient architectural integrity and historical context to reflect the early
residential development of the City. The subject property is one of the sole
surviving property types along Ocean Avenue that illustrates the early history of
Santa Monica.
(2) 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 to such a study.
The structure meets this criterion in that the Queen Anne-style residence
incorporates many of the trademarks of its type, including clapboard cladding, roof
treatments with boxed eaves and exposed rafter tails, dentils, and a steeply pitched
roof. The two-story shingled tower is another classic feature associated with this
idiom.
(3) 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 structure meets this criterion in that it is a rare example of a turn-of-the-century
residential property lining the original development along Ocean Avenue. The
small remaining cluster of structures, including this property and the Gussie Moran
House, mark some of the few surviving properties that illustrate what Ocean Avenue
was like when it was once a eucalyptus lined street developed with late 19'h and
early 20'h century residences.
-4-
APPEAL ANALYSIS
The appellant states that this landmark designation appeal is based on the following
reasons. (Please note that each of the appellant's reasons is indicated in bold text. Staff s
analysis follows each statement in regular text.)
1 The Structure at 1333 Ocean Avenue Does Not Qualify as a Landmark.
o The structure does not meet the criteria for landmark designation as it is not
associated with any historic personage or event in Santa Monica's history.
o' The structure is not the work of a noted architect or designer.
The Landmarks Commission reviewed the merits of the designation on five occasions this
year. The Commission determined that the structure qualifies as a City Landmark based
on Santa Monica Municipal Code Section 9.36.100. The Commission did not make a
determination that the structure was associated with a historic personage or event in the
City's history; nor did it determine that the structure is the work of a noted architect or
designer. However, the two findings that the appellant focuses on represent only two of six
criteria set forth in the Code for designation. SMMC section 9.36.100 authorizes the
Landmarks Commission to approve a landmark designation application if it finds that the
application meets one or more of the six criteria. The Commission based its decision to
designate the structure on the following three findings:
(1) It exemplifies, symbolizes, or manifests elements of the cultural, social,
economic, political or architectural history of the City.
The Landmarks Commission determined that the structure meets this criterion. This circa
1906 structure retains its architectural integrity and historical context thereby continuing to
-5-
reflect the early residential development of the City. The building's architectural features
that make it a strong example of a typical Queen Anne structure include the two story,
shingle clad tower, the steeply pitched roofwith multi-gables, and boxed eaves. Residential
structures of this size, scale and architectural style lined Ocean Avenue at the turn of the
20th century. This residential character slowly changed as the area urbanized and
increased commercial development occurred along Ocean Avenue and the nearby
commercial districts, including the Third Street Promenade, which was the first developed
commercial area in the City. The subject property is one of the few surviving examples of
the Victorian style homes that characterized development along Ocean Avenue, illustrating
the early architectural history of Santa Monica.
(2) 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 to such a study.
The Landmarks Commission determined that structure meets this criterion. This Queen
Anne-style structure was originally designed as a single-family residence. Queen Anne
architecture, which was prevalent during the late 1800s and early 1900s, is characterized
by: steeply pitched roofs with irregular shapes, dominant front-facing gables, patterned
shingles, bay windows, front porches, and balconies. Details such as corner brackets,
dentils, and spindle work are also common The structure retains its architectural integrity
and incorporates many of the trademarks of this style, including clapboard cladding, roof
treatments with boxed eaves and exposed rafter tails, dentils, and a steeply pitched roof.
-6-
The two-story shingled tower is another classic feature associated with this idiom.
Other Queen-Anne style features, which distinguish this structure, include its multi-gable
roof, which is treated with boxed eaves, exposed rafter tails, and dentils. The stout, two-
story tower sheathed with shingles and capped by a very low-pitched conical roof is
attached to the southwest corner of the building The primary (west) elevation is
punctuated by a recessed, centrally located entry, large fixed-paned windows, and a
recessed balcony. The main entry into the building is approached by a concrete walk and
concrete steps. Brick stoops with cast stone lion statues flank the steps. It appears that
the porch area, located along the south half of the primary elevation, has been enclosed,
however this change is reversible The second-story balcony is recessed under a pent roof
and is enclosed by a low, wood railing. Fenestration jwindow patterning) is primarily fixed
pane or double-hung,
(3) 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 structure is a rare example of a turn-of-the-century residential property representative
of the original building type and architectural style that once lined Ocean Avenue The
small remaining cluster of structures, including this property and the City Landmark Gussie
Moran House, a Queen Ann Structure that dates from the early 1890s, mark the few
surviving properties that illustrate Ocean Avenue's early history as a residential street.
-7-
Ocean Avenue stands out in Santa Monica as one of the City's most scenic corridors. This
quality stems from Ocean Avenue's ocean view location, adjacency to Palisades Park and
its mix of architectural styles and building types that provide a snapshot of the City's
development history. Located at this site for almost 100 years, the 1333 Ocean Avenue
structure is an important contributor to Ocean Avenue's character, notable for its
architecture, building type, and picturesque location. These facts combine to make the
1333 Ocean Avenue structure a familiar visual feature of the community.
2. The Landmark Desiqnation of the Property is Inconsistent with the City's
Coastal Land Use Plan.
o The area in which 1333 Ocean Avenue is located is designated for visitor
serving commercial recreational facilities as described in Public Resources
Code Section 30222. State law, as implemented by the Coastal Commission
and the City's Land Use Plan adopted in 1992 require that the development of
the area between California Avenue and Colorado Avenue serve visitors to the
Coastal Zone.
The landmark designation would not in any way restrict the uses permitted by the SMMC,
General Plan, or the RVC (Residential-Visitor Commercial) Zoning District. This once
residential property is now used for commercial office purposes, and could maintain grand-
parented rights to continue the current use. Other use options allowed by right under the
RVC Zoning District include entertainment and cultural uses, gift or souvenir shops,
libraries, museums, neighborhood grocery stores, retail uses that cater to the visiting
public, and restaurants.
-8-
The City's Land Use and Circulation Elements (LUCE) were adopted in 1984 and revised
in 1987 and 1998 The LUCE recognizes that a necessary complement to the land use
provision of the LUCE is a vision of the desired form and character of future development.
The City believes it is critical to develop the City in a mannerthat embraces positive urban
design. While many of these principles are articulated in the LUCE, the key objectives that
relate to the property at 1333 Ocean Avenue include elements that aim to preserve the
scale and character of the City such as the following "Major Urban Design Proposals":
o Reinforcement of the City's existing image as a low-scale, "beach community."
o Conservation of historic and architecturally significant buildings and require that new
development respect the character of nearby or adjacent historic resources.
The LUCE also includes the following policies, which would allow for a variety of uses on
the property:
o Land Use Policy 1.5.4 encourages day and night pedestrian activity along the
street frontages on Main Street, Ocean Avenue and the Promenade, by requiring
active uses oriented to walk-in traffic, especially retail and commercial recreation,
small inns and restaurants.
o Land Use Objective 3.2 encourages the protection of the scale and character of
residential neighborhoods adjacent to commercial areas.
o Land Use Objective 3.3 encourages enhancement of the pedestrian scale and
character of streets and public spaces.
o Land Use Objective 3.4 encourages enhancement of the image and unique
character of the commercial districts and residential neighborhoods in the City.
Based on these policies and objectives, Staff does not agree that the designation of this
-9-
property in inconsistent with the City's land use plans. Consistent with Land Use
Objectives 3.2, 3.3, and 3.4, this Queen Anne structure contributes to and enhances
the unique character of Ocean Avenue and provides visual interest at the street
frontage that improves the pedestrian environment.
Local Coastal Land Use Plan Policy 46 also encourages the preservation and
protection of the scenic and visual qualities of the Coastal Zone. In particular, views to
and from Palisades Park are identified as important public resource and Ocean Avenue
is designated as a scenic corridor. As one of two remaining Queen Anne structures on
Ocean Avenue, the 1333 Ocean Avenue building is a significant contributor to the
street's visual quality. Combined with the Landmark Gussie Moran house, the two
buildings establish a sense of time and place on Ocean Avenue and enhance views
from Palisades Park toward the downtown
Additionally, since the landmark designation does not restrict the property's use, the
designation is also consistent with Land Use Plan Policy 34, which states that retail and
other visitor-serving uses should be the principal uses along Ocean Avenue. While the
building is currently in office use, as noted above a variety of other visitor serving would
also be allowed
o The City cannot violate its own plan to designate a property as a landmark.
The City must make a finding of consistency with the Land Use Plan in order
10-
to take an action, which would designate this structure as a landmark, or the
Land Use Plan must be amended.
The Landmark designation does not violate the City's Land Use Plan. As previously
stated, the Queen Anne structure is notable for its architecture, residential building type,
and building scale. It is a remnant of the City's architectural and development history along
Ocean Avenue. As such, the building contributes to and enhances the visual qualities of
Ocean Avenue, an identified scenic corridor in the City's Land Use Plan
3. There was a Proposed Resolution Which May be Resurrected.
o The property owner attempted to save the structure by relocating it to a site
located at Montana Avenue and 17th Street, a location where other structures
of the Queen Anne architectural style were constructed in the early part of the
20th Century.
The property owner's intentions to relocate the structure are provided in an April 9, 2001
letter from his attorney, Sherman Stacey (Attachment E). This letter proposes to save the
structure by moving it to another location at 7th Street and Montana Avenue. The owner
of the new site, Rosario Perry, the letter contends, would not object to any designation of
the structure as a landmark if it is moved to this new location. Mr. Stacey argues that ~his
relocation is entirely consistent with the landmarks provisions of the SMMC and with
precedent,
While initially the Landmarks Commission was receptive to saving the structure through
relocation, after review of additional background research on the designation merits, the
Commission determined that the site's context along Ocean Avenue was a compelling
-11
component of the building's historic significance. The structure's Queen Anne architectural
style combined with its Ocean Avenue location make it an excellent example of the City's
early development along Ocean Avenue, During the 1890s and early 1900s Ocean
Avenue was primarily a residential street; 1333 Ocean Avenue, combined with the
Landmark Gussie Moran House at 1323 Ocean Avenue, are the last remaining examples
of this building era on Ocean Avenue
The property owner, however, may stitl file a Certificate of Appropriateness application to
move the structure if the landmark designation is upheld by the City Council. SMMC
Section 9.36.140 allows the relocation of a fandmark if the Landmarks Commission, or
Council on appeal, determines relocation will not adversely affect the landmark building or
parcel or if a Certificate of Economic Hardship is granted
4. The Owner Will Seek and Will be Granted a Hardship Exemption.
o Designation as a landmark does not insure the preservation of a structure.
The City's ordinances provide an exemption if the property on which a
designated landmark is located cannot be used by its owner to generate a fair
return on its market value.
Staff concurs that the SMMC authorizes the Landmarks Commission to issue a Certificate
of Economic Hardship per the terms of Section 9.36.160. If the Landmark designation is
upheld, the property owner could file an Economic Hardship application. Analysis of the
property's economic feasibility would be based on, among other factors, the amount paid
for the property, the date of purchase, and the party from whom purchased, including a
12-
description of the relationship, if any, between the owner of record or applicant and the
person from whom the property was purchased, and any terms of financing between the
seller and buyer.
o The owner purchased this property forthe purposes of redeveloping the land
as a hotel. The continued operation of the small office building cannot
generate a sufficient return to the property owner.
The Landmark Commission's decision to designate a property as a Landmark was based
on criteria including social, aesthetic, and architectural merits. Although the City's
Landmarks Ordinance sets forth a procedure to obtain relief based on a claim of economic
hardship, the merits of such a hardship can only be determined through the application
process itself.
CITY COUNCIL ACTION
This appeal hearing was originally scheduled for the June 26, 2001 City Council hearing
and continued at the request of the applicant's representative, Sherman Stacey, who was
unable to attend the meeting. The property owner, Ocean Avenue Management, provided
an affidavit waiving the time limitations set forth in Municipal Code Sections 9.36.180 (c)
and 9.36.180 (e) that prescribe an appeal hearing must occur within 45 days of the appeal
filing and a decision rendered within 30 days of the hearing
Under the provisions of the Landmarks Ordinance, the City Council may uphold the
13-
decision of the Landmarks Commission and designate the structure located at 1333 Ocean
Avenue a landmark based upon the Landmarks Ordinance criteria contained in Section
9.36.100.
PUBLIC NOTIFICATION
Notice of this public hearing was published in the California Section of the Los Angeles
Times and mailed to all owners and residential and commercial tenant of property located
within a 300 foot radius of the project at least 10 days prior to the hearing. A copy of the
notice is contained in Attachment H
BUDGET/FINANCIAL IMPACT
The recommendation presented in this report does not have any budget or fiscal impact.
RECOMMENDATION
It is respectfully recommended that City Council uphold the decision of the Landmarks
Commission to designate the structure located at 1333 Ocean Avenue a City Landmark
with the following findings:
(1) The structure at 1333 Ocean Avenue exemplifies, symbolizes, or manifests
elements of the cultural, social, economic, political, or architectural history of
the City.
This circa 1906 structure retains its architectural integrity and historical context to reflect
-14-
the early residential development of the City. The building's architectural features that
make it a strong example of a typical Queen Anne structure include the two story, shingle
clad tower, the steeply pitched roof with multi-gables, and boxed eaves. Residential
structures of this size, scale and architectural style lined Ocean Avenue at the turn of the
20`h century. This residential character slowly changed as the area urbanized and
increased commercial development occurred along Ocean Avenue and the nearby
commercial districts, including the Third Street Promenade, which was the first developed
commercial area in the City, The subject property is one of the few surviving examples of
the Victorian style homes that characterized development along Ocean Avenue, illustrating
the early architectural history of Santa Monica
(2) The structure at 1333 Ocean Avenue 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 to
such a study.
This Queen Anne-style building was originally designed as a single-family residence.
Queen Anne architecture, which was prevalent during the late 1800s and early 1900s, is
characterized by steeply pitched roofs with irregular shapes; dominant front-facing gables;
patterned shingles, bay windows, front porches, and balconies. Details such as corner
brackets, dentils, and spindle work are also common The structure still maintains a
moderate degree of architectural integrity, and incorporates many of the trademarks of this
style, including clapboard cladding, roof treatments with boxed eaves and exposed rafter
-15-
tails, dentils, and a steeply pitched roof. The two-story shingled tower is another classic
feature associated with this idiom,
Other Queen-Anne style features, which distinguish this structure, include its multi-gable
roof, which is treated with boxed eaves, exposed rafter tails, and dentils. The stout, two-
story tower sheathed with shingles and capped by a very low-pitched conical roof is
attached to the southwest corner of the building. The primary (west) elevation is
punctuated by a recessed, centrally located entry, large fixed-paned windows, and a
recessed balcony. The main entry into the building is approached by a concrete walk and
concrete steps. Brick stoops with cast stone lion statues flank the steps. It appears that
the porch area, located along the south half of the primary elevation, has been enclosed,
however this change is reversible. The second-story balcony is recessed under a pent roof
and is enclosed by a low, wood railing. Fenestration (window patterning) is primarily fixed
pane or double-hung
(3) 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 structure is a rare example of a turn-of-the-century residential property representative
of the original building type and architectural style that once lined Ocean Avenue. The
small remaining cluster of structures, including this property and the Gussie Moran House,
mark the few surviving properties that illustrate Ocean Avenue's early history as a
-16-
residential street. Ocean Avenue stands out in Santa Monica as one of the City's most
scenic corridors. This quality stems from the Avenue's ocean view location, adjacency to
Palisades Park and its mix of architectural styles and building types that provide a
snapshot of the City's development history. Located at this site for almost 100 years, the
1333 Ocean Avenue structure is an important contributor Ocean Avenue's character,
notable for its architecture, building type, and picturesque location These facts combine to
make the 1333 Ocean Avenue structure a familiar visual feature of the community.
Prepared by: Suzanne Frick, Director
Jay M. Trevino, AICP, Planning Manager
Amanda Schachter, Principal Planner
Kimberly Christensen, AICP, Senior Planner
Donna Jerex, Associate Planner
City Planning Division
Planning and Community Development Department
Attachments:
A. Appeal Application
B. Historic Resources Inventory Form
C. Landmarks Commission Staff Report dated January 8, 2001 and Preliminary
Evaluation Report, Landmarks Commission Staff Report dated February 12, 2001
and City Landmark Evaluation Report dated February 1, 2001, Landmarks
Commission Staff Report dated March 12, 2001, and Landmarks Commission Staff
Report dated April 9, 2001 ~
D. Landmarks Commission Minutes dated 1/8/01; 2/12/01; 3/12/01; 4/9/01 and 5/14/01
E. Letter from property owner's attorney dated April 9, 2001
F. Letter from property owner dated May 9, 2001
G. Letters from property owner's attorney dated May 15, 2001 and May 21, 2001,
regarding the continuance request and waiver of time limitations including an
affidavit from the property owner waiving time limitations
»
H. Public Notice
Landmarks Commission Statement of Findings and Determination
F:\PLAN\SHARE\COUNCI L\STRP1113330cean.Appeal.doc
- ig
ATTACHMENT A
Appeal Application
Electronic version of attachment is not available for review. Document is
available for review at the City Clerk's Office and the Libraries.
i~ ~ .
City of
Santa Monica
Department of Planning and Community Development
Planning and Zoning Division
(310) 458-8341
APPEALFORM
Date Filed '~ ~ 3 ° I
Received By
~ ~ ~._ ~ ~ ~ t ¢ ~; Receipt No.
Name Ocean Avenue Management, LLC
~, _ ..~.. _ ~ ~~:a ~.~. _.,~., _ .
Address 144'Z Ocean Ave.. S.M. 90401 - 310-458-4888
Contact Person Sherman Stacey Phone 949-219-2000
Please describe the project and decision to be appealed ~esignation of structure and ite at
1333 Ocean Avenue as Landmark.
Case Number LC-OILM-001
Address 13 3 3 Ocean Avenue
Applicant r; t-~ nf Ganta M~ni ra
Original Hearing Date Final hearing on May 14, 2001
Original Action Designation of structure and site as City Landmarl~
Please state the specific reason(s) for the appeal See attached
Please provide two self-addressed, stamped, letter-sized envelopes.
Signature ~`~" ,~ Date ~' 2 3 - o ~ `' ~`• , ~
~F
Appeal from Landmarks Designation for 1333 Ocean Avenue
Statement of Reasons for Appeal.
1 The Structure at 1333 Ocean Avenue Does Not Qualify as a
Landmark.
The structure at 1333 Ocean Avenue should not be designated
as a landmark because it does not meet the criteria for landmark
designation. The structure is not associated with any historic
personage or event in Santa Monica's history. The structure is
not the work of any noted architect or designer. Indeed, the
City cannot even determine who the architect or designer o~ the
structure was.
The structure is not.a pronounced example of any particular
design. Although described as a Queen Anne style architecture,
there ar~ only a few ~eatures on the property which show this
style. Otherwise, the structure is no more than a large,
indistinct old house. The sole evidence before the City is that
the structure is of limited:architectural integrity and low
artistic interest.
The structure was previously~~~dentified in an inventory of
properties which was conducted more than 10 years ago. Although
identified in that inventory, the City did not undertake to
designate the property as a landmark. The City has not received
any evidence concerning the structure which was not in existence
at the time of that inventory. The lack of any action at the
time the inventory was taken and the present action taken without
new evidenc~ suggests a political or other motivation to the
designation, not a historic basis.
2. The Landmark Designation of the Propertv is Inconsistent
with the CitY's Coastal Land Use Plan.
}
The designation of the structure as a landmark is
inconsistent with the City's Coastal Zone Land Use Plan adopted
in 1992. The City prepared and filed a Local Coastal Land Use
Plan with the California Coastal Commission which was certified
by the Coastal Commission. This Land Use Plan is the Land Use
Plan for the Coastal Zone of the City of Santa Monica. The area
in which 1333 Ocean Avenue is located is designated for visitor
serving commercial recreational facilities as described in Public
Resources Code §30222. State_law, as implemented by the Coastal
Commission ~nd the Land Use Plan,~require that development of the
area between California Avenue and Colorado Avenue serve visitors
Page 1
2~
to the Coastal Zone
The City's Coastal Land Use Plan provides in Policy 64 as
follows: _
"64 Ocean Avenue, south of California Avenue to Colorado
Avenue shall accommodate new visitor-serving uses
including hotels, restaurants, commercial recreational
uses, visitor serving retail uses." [emphasis added]
The present structure has been used as an office for at
least the past 30 years. The landmark designation would
perpetuate that use and prevent the redevelopment of the
property. The owner purchased the property with the expectation
to redevelop the property for a hotel whicY~ would be consistent
with the redevelopment which the City designated as not only
appropriate but necessary in the Land Use Plan.
The City cannot violate.its own plan to designate a property
as a landmark. The City must make a finding of consistency with
the Land Use Plan in order to take an action which would ~
designate this structure as a landmark or you must seek to amend
the Land Use Plan. When developing its Land Use Plan for ~
submission to the Coastal Commission (as well as when
inventoryinq the City's cultural •resources), the City had ample
opportunity to determine whether or not the cultural resources of
the City were to be conserved through landmark status. Having
not done so, the City is constrained to follow, or amend, its
Land Use Plan. The owner plans to follow the Land Use Plan and
develop this property for visitor serving commercial uses as
required by state law.
3 There was a Proposed Resolution Which Mav be
Resurrected.
The property owner had proposed a resolution to this
difficulty. Tre property owner and Rosario Perry have made an
agreement by which the structure would be moved to another
location at 17th Street and Montana Avenue which is controlled by
Mr. Perry. After the moving, Mr. Perry would not object to any
designation of the structure as a landmark. This relocation is
entirely consistent with the landmarks provisions of the
Municipal Code and with precedent. The Landmark Commission vote
to designate the structure as a landmark has jeopardized the
availability of the 17`h Street property to receive the
structure. Without some indication that this resolution could be
accomplished in a reasonable period of time, the potential for
relocation will be lost.
Page 2
2G
Queen Anne sort of style architecture was not a style
limited to houses lining Ocean Avenue. Many homes mimicking this
style were constructed throughout the residential neighborhoods
of the City, including the neighborhood east of Ocean Avenue,
north of Montana Avenue. The location at 17t" and Montana is
such a location where structures of similar style were
constructed in the early part of this century. Locating this
structure in that location would preserve the alleged example of
the cultural, social, or political history of the City which is
the first criteria proposed as meeting landmark status.
Relocation will also allow for the restoration of certain
features of the entire residence in a manner consistent with its
origins. This would not only meet but would improve upon the
fourth criteria which the staff report claims the structure
meets. Substantial alterations to the structure including a deck
and walkway on the rear are not consistent with its preservation.
Indeed, the staff report and the State Department of Parks and
Recreation both consider the structure to be of limited •
architectural integrity and low artistic interest.
Finally, the sixth criterion is claimed to be met by a
unique Tocation. This is not actually true. Houses of this
style were not unique to Ocean Avenue. There are likely more
photographic examples of Ocean Ave~ue than other locations
because Ocean Avenue was and is a highly photographed location.
Thus, although the structure may be an example of houses wh~ich
were built along Ocean Avenue, Ocean Avenue.is not a unique
location fo;r such construction. Similar construction on larger
and smaller scales took place on streets east of Ocean Avenue.
There is substantial precedent for the moving of structures
from Ocean Avenue in order to protect the landmark nature of the
structure. At the corner of Washington Avenue and Ocean Avenue
there were two structures which were moved to Ocean Park
Boulevard and Main Street. They are presently utilized as a
museum and a restaurant.
Although the ordinance relating to the designation of
landmarks places time restraints on the actions of the City, an
owner may waive the benefits of the time restraints in order to
allow the City to work with an owner to resolve issues relating
to the designation of a structure as a landmark. This owner was
prepared to'do so.. I~ the City has interest in this resolution,
the owner will see if the relocation alternative can be revived.
If so, the owner would be prepared to waive time to work out a
resolution.
Page 3
~J
4. The Owner Will Seek and Will be Granted a Hardship
Exemption.
Designation as a landmark does not insure the preservation
of a structure. The.City's power to control the property of a
private citizen through landmark designations is limited both by
the California and United States Constitutions and by the City's
own ordinances. The City's ordinances provide an exemption if
the property on which a designated landmark is located cannot be
used by its owner to generate a fair return on its market value.
The owner.purchased this property not with the intent of
continuing to operate the offices which have been located there
but for the purpose of redeveloping the property for a hotel.
The City should have little doubt that with the land value
of Ocean Avenue frontage property (supported by the price
actually paid by the owner) the continued operation of an aged
and small commercial building cannot generate a return to the
owner. In the end, the structure will be removed. Relocation is
possible only in the very short term. If the City does not find
a method to allow the owner to avoid the long and tedious process
set out in Municipal Code, then relocation cannot be an option.
Page 4
4
ATTACHMENT B
Historic Resources Inventory Form
Electronic version of attachment is not available for review. Document is
available for review at the City Clerk's Office and the Libraries.
~ •
State of California - The Resourc~ gency
DEPARTMENT OF PARKS AND RECREATION
HISTORIC RESOURCES lIV1/ENTORY
`IDEIVTIFICATIOIV
1. Common name:
HABS
UTM:
~ . ~o. 0406-58
_ HAER NR .5.- SHL _
A 1/l,s'o/?oa/3~ 1n g
C
D
~oc
2. Historic name
3. Street or rurai address: 1„^~~ ~Par, a~~A„~ ---
Cit~ ~,~yta nTnn; r~a Zip ~ni1~,~County I~.~l,~g.g~,~.g --
4, Parcel number: ~~~+~ T"nni na Rlnnl l~52 T~~, R
6. PresentOwner; ~~m„o~ £('orin~ ~or~j7 Address: ~,~~^~-. n~~~~n n~*o~•,-=-
City ~ant~ ,~~,.~~~ ~~P and.n7 Ownership is: Public Private ,~
6. Present Use: nff; rr~c Original use: R~~; ~7An~P -
DESCRIPTION
7a. Architectural style: Late nueen Anne inf luence
7b. Briefly describe the present physical descripiion of the site or structure and describe any major alterations from its
Arch itect
Builder
,4pprox. propert~ size (~n feet',
Frontage . ~ Depth-
or apProx. acreage
Date(s) of enclosed photograph(s1
1~83
,,. .~. ,~~
~ r~:_. .
Condition; Excellsnt _Good X Fair Deteriorated No longer in existe~
Alterations: F'Cr'Ch and bal,conv
5urroundings: (Check more than one if necessary) Open land _ Scattered buildings Densely built-up ~_ ~t~~~ h
Residential X Industrial Commercial ~ Other. ~~"`~
Threats to site: None known _Private development X Zoning ~ Vandalism
Public Works project Other:
Is the structure: On its original site? x Moved? Unknown?
Related features:
GNIFICANCE
, Briefly state historical and/or architectural importance (include dates, events, and persons associated with the site.)
3uilt c. J_~02, this late f`ueen Anne influence~ rouse is
or.e of the visual landrilarks of Ocean Avenue. It represents
a transitional ~eriod in architecture, when the whimsies of
tre late tTictorian era ~raduall~~ gave wa~~ to the sturdier
Ame~ican Colonia~ Re~ical and ~rafts~an styles. The house
takes on added interest because of its similarities to and
dif~erences from the h~aran House two doors a:~ay~. In ~.dditioi~
to its imnortance as one of the four houses left on Ocean_
Avenue, this one time residence is an example of adantive
re-use, having~ been converted into offices. The Review Comr~ittee
o~ the Santa Monica Architectural and . I3istorical Survej~ a~~arcled
the structure a"2" 1_evel of si~.nificance.
Main theme of the hisioric resource: (If more than one is
checked, number in order of importance.l
Architecture _ X _ Arts & Leisure .
Economic/Industrial Exploration/Setttement
Government Military
Religion _ Social/Education
Sources (List books, documents, surveys, personal interviews
and their dates).
City of Santa r2onica Buildinr~
nermits
Count~~ of Los Angeles Tax
Assessment Books
Sanborn r,Zaps rRarch 1~8';:
Date form prepared _ ._.-.
By (namel Leslie Heumann
Organization City of Santa. AROnica~
. 68~ ?`ain Street
Address:
City an a _::omicaZ~~ 90401
Phon@: `~ `' `~ 7"
Locational sketch map (draw and label site and
surrounding sireets, roads, and prominent Iandmarksl:
NORTH
~
~o~ ~ -~ ~ ~~
r . ~
~~~~~~ ~ ~~~~~~~~~~~~~
;~-' '
,~_
=~;:
ATTACHMENT C
Landmarks Commission Staff Report dated January 8, 2001 and Preliminary
Evaluation Report, Landmarks Commission Staff Report dated February 12, 2001
and City Landmark Evaluation Report dated February 1, 2001, Landmarks
Commission Staff Report dated March 12, 2001, and Landmarks Commission
Staff Report dated April 9, 2001
Electronic version of partial attachment is not available for review. Complete document
is available for review at the City Clerk's Office and the Libraries.
~,
~~
~a
MEMORANDUM
~ ~~
PLANNING AND COMMUNITY DEVELOPMENT DEPARTMENT
CITY OF SANTA MONICA
PLANNING DIVISION
DATE: April 9, 2001
TO: The Honorable Landmarks Commission
FROM: Planning Staff
S.UBJECT: Preliminary Evaluation Report: 1333 Ocean Avenue
INTRODUCTION
At its January 8, 2001 meeting, the Landmarks Commission directed staff to conduct a
preliminary evaluation of this property and bring it back for review at the February meeting.
On February 12, 2001, the Commission filed a landmark designation and asked staff to
further research the findings presented in the February staff report. This information was
brought back to the March meeting.
Santa Monica Municipal Code (SMMC) Section 9.36.120(b) requires that a hearing to
determine whether the structure merits formal consideration to be scheduled within 60 days
from the date the landmark application is filed. At its March 12, 2001 meeting, the
Commission scheduled a public hearing for formal consideration for April 9, 2001.
ANALYSIS
The Landmarks Ordinance permits the Commission to designate a landmark if the
structure under consider~tion meets one or more of the criteria described below. The
Commission supported the initial findings contained in the February 12, 2001 Staff Report,
and directed Staff to conduct further research to determine whether or not the findings
could. be further refined. As demonstrated by the attached Additional Investigation Report
for 1333 Ocean Avenue, Staff was not able to uncover further information through sources
including building permit ledgers, Sanborn Maps, and Public Library records. Staff still
supports the previous findings, which are listed below.
Statements of Significance
(1) It exemplifies, symbolizes, or manifests elements of the cultural, social,
economic, political, or architectural history of the City.
-1
.R~ ~~
The structure appears to meet this criterion in that the structure was constructed
circa 1906 and retains sufficient architectural integrity and historical context to
reflect the early residential development of the City. The subject property is one of
the sole surviving property types along Ocean Avenue that illustrates the early
history of Santa Monica.
It has aesthetic or artistic interest or value, or other noteworthy interest or
values.
The structure does not appear to meet this criterion, as the moderate integrity of
this Queen Anne-style residence does not rise to a high level of artistic interest or
value. A better example, the landmark Gussie Moran House, located in the same
block at 1323 Ocean Avenue, better represents this building type.
It is identified with historic personages or with important events in local, state
or national history.
Based on the level of research performed forthis initial analysis, the resource does
not appear to meet 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 r~re example of an architectural design, detail,
or historical type to such a study.
The structure appears to meet this criterion. This Queen Anne-style residence
incorporates many of the trademarks of its type, including clapboard cladding, roof
treatments with boxed eaves and exposed rafter tails, dentils, and a steeply pitched roof.
The two-story shingled tower is another classic feature associated with this idiom.
(5) It is a significant or a representative example of the work or product of a
notable builder, designer, or architect..
Preliminary research failed to produce original buildir~g permit information or other relevant
records that would indicate this structure's architect or builder. Therefore, at this time
insufficient information exists to meet this finding.
(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 structure appears to meet this criterion in that it is a rare example of a turn-of-the-
century residential property lining the original development along Ocean Avenue. The
small remaining cluster of structures, including this property and the Gussie Moran House,
mark some of the few surviving properties that illustrate what Ocean Avenue was like when
it was once a eucalyptus lined street developed with late 19t" and early 20`" century
residences.
-2-
~
3:a.
CONCLUSION AND RECOMMENDATION
Staff believes this structure meets at least three of the designation criteria, and
recommends that the Commission formally consider the landmark application and schedule
an additional public hearing for May 14, 2001.
Attachments:
A. March 12, 2001 Staff Report
B. Public Hearing Notice
F:IPLAN\SHAREILandmarks\Designations~200111333.Ocean. Prelim. Eval#2.doc
-3- `'~
MEMORANDUM
PLANNING AND COMMUNITY DEVELOPMENT DEPARTMENT
CITY OF SANTA MONICA
PLANNING DIVISION
DATE: March 12, 2001
TO: The Honorable Landmarks Commission
FROM: Planning Staff
SUBJECT: Preliminary Evaluation Report: 1333 Ocean Avenue
INTRODUCTION
At its January 8, 2001 meeting, the Landmarks Commission directed staff to conduct a
preliminary evaluation of this property and bring it back for review at the February meeting.
On February 12, 2001, the Commission filed a landmark designation and asked staff to
further research the findings presented in the February staff report.
Santa Monica Municipal Code (SMMC) Section 9.36.120(b) requires tha hearing to
determine whether the strucutre merits formal consideration to be scheduled within 60 days
from the date the landmark application is filed. If the Commission wishes to move forward
with this application, a public hearing for formal consideration must be scheduled by April
13, 2001. The next regularly scheduled Landmarks Commission meeting is April 9, 2001.
ANALYSIS
The Landmarks Ordinance permits the Commission to designate a landmark if the
structure under consideration meets one or more of the criteria described below. The
Commission supported the initial findings contained in the February 12, 2001 Staff Report,
and directed Staff to conduct further researach to determine whether or not the findings
could be further refined. As demonstrated by teh attached Additional Investiagation Report
for 1333 Ocean Avenue, Staffwas not able to uncoverfurther information through sources
including building permit ledgers, Sanborn Maps, and Public Library records. Staff fill
supports the previous findings, which are listed below.
Statements of Significance
(1) It exemplifies, symbolizes, or manifests elements of the cultural, social,
economic, political, or architectural history of the City.
-6-
.:~ G
The structure appears to meet this criterion in that the structure was constructed
circa 1906 and retains sufficient architectural integrity and historical context to
reflect the early residential development of the City. The subject property is one of
the sole surviving property types along Ocean Avenue that illustrates the early
history of Santa Monica.
(2) It has aesthetic or artistic interest or value, or other noteworthy interest or
values.
The structure does not appear to meet this criterion, as the moderate integrity of
this Queen Anne-style residence does not rise to a high level or artistic interest or
value. A better example, the landmark Gussie Moran House, located in the same
block at 1323 Ocean Avenue, better represents this building type.
(3) It is identified with historic personages or with important events in local, state
or national history.
Based on the level of research performed forthis initial analysis, the resource does
not appear to meet this criterion.
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 to such a study.
The structure appears to meet this criterion. This Queen Anne-style residence
incorporates many of the trademarks of its type, including clapboard cladding, roof
treatments with boxed eaves and exposed rafter tails, dentils, and a steeply pitched roof.
The two-story shingled tower is another classic feature associated with this idiom.
It is a significant or a representative example of the work or product of a
notable builder, designer, or architect.
Preliminary research failed to produce original building permit information orother relevant
records that would indicate this structure's architect or builder. Therefore, at this time
insufficient information exists to meet this finding.
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 structure appears to meet this criterion in that it is a rare example of a turn-of-the-
century residential property lining the original development along Ocean Avenue. The
small remaining cluster of structures, including this property and the Gussie Moran House,
mark some of the few surviving properties that illustrate what Ocean Avenue was like when
it was once a eucalyptus lined street developed with late 19`h and early 20th century
residences.
~
~~
J a~
CONCLUSION AND RECOMMENDATION
Staff believes that it meets at least three of the designation criteria, and recommends that
the Commission schedule a formal consideration hearing for April 9, 2001.
Attachment:
A. February 12, 2001 Staff Report
B. Additional Investigation Report
F:\PLAN\SHARE\Landmarks\Designations~2001 \13330cean. PrelimEva1.0301.doc
- $ -
MEMORANDUM
PLANNING AND COMMUNITY DEVELOPMENT DEPARTMENT
CITY OF SANTA MONICA
PLANNING DIVISION
DATE: February 12, 2001
TO: The Honorable Landmarks Commission
FROM: Planning Staff
SUBJECT: Preliminary Evaluation Report: 1333 Ocean Avenue
INT_RODUCTION
At its January 8, 2001 meeting, the Landmarks Commission directed staff to conduct a
preliminary evaluation of this property and bring it back for review at the February meeting.
BACKGROUND
A demolition permit application for this building was filed on December 21, 2000. Although
the applicant states that the applicant wishes to relocate the building to another property,
the removal of a building from its existing location is processed through a demolition
permit. On December 28, 2000, the Planning Division mailed a memorandum to the
property owner and Landmarks Commission advising them of receipt of the application;
setting forth time frames for the City's review; and outlining action that may be taken
regarding designation pursuant to the City's Landmarks and Demolition Ordinances of the
Santa Monica Municipal Code (SMMC). The SMMC allows the Landmarks Commission or
any person to file a landmark designation application within 60 days of the filing date of the
demolition permit application. In the subject case, the demolition permit application was
filed on November 20, 2001, and the 60-day window to file a landmark designation
application will expire on February 20, 2001.
At the January 8, 2001 Landmarks Commission meeting, the Commission directed staffto
conduct a preliminary evaluation of the landmark potential of this property. The preliminary
evaluation is contained as Attachment A.
ANALYSIS
The Landmarks Commission must determine this evening whether a landmark designation
application for this property should be filed. The filing deadline for the application is
February 20, 2001. The demolition permit application requests relocation of the structure.
The Landmarks Commission does not have the authority to enter into an agreement for the
-9-
~~
relocation of the structure at this juncture. The Landmarks Ordinance requires the
Commission to review the building's historic status based on the criteria discussed below.
If designated, the Commission may then consider an application for a Certificate of
Appropriateness for the removal, alteration, or relocation of the structure.
The Landmarks Ordinance permits the Commission to designate a landmark if the
structure under consideration meets one or more of the following criteria:
(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
values.
(3) It is identified with historic personages or with important events in local,
state or national history.
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 to such a study.
It is a significant or a representative example of the work or product of a
notable builder, designer, or architect.
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 following section contains excerpted information from the designation application as it
relates to these criteria.
Architectural Description
This two-story, wood-framed transitional Queen Anne style building was constructed circa
1906. The structure was originally designed as a single-family residence. Roofline features
include boxed eaves, exposed rafter details, dentils, and a steeply pitched roof. (See
Attachment A for a full architectural description.) Building permit records reveal that a
bathroom and new windows were installed on the second floor in 1922; and that several
unspecified modifications were performed in 1940 and 1941. Seismic repairs, a new deck,
and modifications to the southeast corner of the building were completed in 1995.
Although the physical surroundings have been compromised through the development of
commercial properties and removal of similar residential dwellings, these changes do not
appear to detract significantly from the characteristics that contribute to the structure's
good example of period and style.
10-
~
Statements of Significance
It exemplifies, symbolizes, or manifests elements of the cultural, social,
economic, political, or architectural history of the City.
The structure appears to meet this criterion in that the structure was constructed
circa 1906 and retains sufficient architectural integrity and historical context to
reflect the early residential development of the City. The subject property is one of
the sole surviving property types along Ocean Avenue that illustrates the early
history of Santa Monica.
(2) It has aesthetic or artistic interest or value, or other noteworthy interest or
values.
The structure does not appear to meet this criterion, as the moderate integrity of
this Queen Anne-style residence does not rise to a high level or artistic interest or
value. A better example, the landmark Gussie Moran House, located in the same
block at 1323 Ocean Avenue, better represents this building type.
It is identified with historic personages or with important events in local, state
or national history.
Based on the level of research performed forthis initial analysis, the resource does
not appear to meet this criterion.
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 to such a study.
The structure appears to meet this criterion. This Queen Anne-style residence
incorporates many of the trademarks of its type, including clapboard cladding, roof
treatments with boxed eaves and exposed rafter tails, dentils, and a steeply pitched roof.
The two-story shingled tower is another classic feature associated with this idiom.
It is a significant or a representative example of the work or product of a
notable builder, designer, or architect.
Preliminary research failed to produce original building permit information or other relevant
records that would indicate this structure's architect or builder. Therefore, at this time
insufficient information exists to meet this finding.
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 structure appears to meet this criterion in that it is a rare example of a turn-of-the-
century residential property lining the original development along Ocean Avenue. The
small remaining cluster of structures, including this property and the Gussie Moran House,
11-
~~
~
mark some of the few surviving properties that illustrate what Ocean Avenue was like when
it was once a eucalyptus lined street developed with late 19th and early 20~h century
residences.
CONCLUSION AND RECOMMENDATION
Based on the preliminary evaluation of this structure, staff believes that it meets at least
three of the designation criteria. Therefore, staff recommends that the Commission file a
designation application and schedule a formal consideration hearing to consider the
application at its March meeting.
Attachment:
A. Evaluation Report
12-
~: ~ ~ .:~
Commercial (Residential) Property
1333 Ocean Avenue
Santa Monica., California
City Landmark Evaluation Report
Evaluation Report
City Directory Research
Additional Photographs
Inventory Forrn
Sanborn Map
Tax Assessors Map
Prepared for:
City of Santa Monica
Prepared by:
PCR Services Corporation
Santa Monica, California
February 2001
~'
~a~'J~
~-
City of Santa Monica
1333 Ocean Avenue
Landmark Evaluation Report
BACKGROUND INFORMATION
Descri~tion of site or structure, note any ma~.or alterations and dates of alterations
The building at 1333 Ocean Avenue is located on Lot R, Block 148 in the Town of Santa
Monica Tract in the Ciry of Santa Monica. Sited on the east side of Ocean Avenue the
property is located just west of the central business district. The properry situated on a lot
approximately 50 feet by 150 feet, is located two blocks west of the Third Street Promenade.
This building was previously identified and evaluated in the 1985-1986 Santa Monica
Historic Resources Inventory Final Report. At that time it was given a State Of~-tce of
Historic Preservation (OHP) rating of SS1, ineligible for the National Register-~f-Historic
Pfaces, but eligible for local landmark designation.
According to Sanborn maps and tax assessor records, this two-story, wood-frame transitional
Queen Anne style building was erected around 1906. Originally designed as a single-family
residence, this clapboard clad dwelling has an irregular-shape plan; an asymmetrical fa~a.de;
and a multi-gable roof. Roof treatments include boxed eaves, some "finished" exposed rafter
tails, dentils, and a steeply pitched roof. A stout, two-story tower sheathed with shingles and
capped by a very low-pitched conical roof is attached to the southwest corner of the building.
The primary (west) elevation is punctuated ksy a recessed, centrally located entry; large, fixed-
paned windows; and a recessed balcony. The main entry into the building is approached by
a concrete walk and concrete steps. Brick stoops with cast stone lion statues flank the steps.
It appears that the porch area, located along the south half of the primary elevation, has been
enclosed. The second-story balcony is recessed under a pent roof and is enclosed by a low;
wood railing. Fenestration is primarily fixed-parie or double-hung sash. Landscaping
includes a mature Canary Island Palm tree and shrubs. At the rear of the lot is a two-story,
modern (c. 1940s) wood frame apartment structure. It has a flat roof, stucco exterior, and
aluminum sliding windows.
Building permits indicate that a bathroom and extra windows were installed on the second
floor of t!~c building in 1922. Several unspecified u~odifications to the properry were done
in 1940 and 1941: This work could have been for the construction of the two-story
apartment unit in the rear. Following the 1994 Northridge earthquake, seismic repairs were
done in 1995. Also~ at tliis time, a" new deck and modifications were added to the southeast
corner of the building.
The physical surroundings of the building have been greatly compromised by the removal of
similar residential dwellings and the development of commercial properties in the area.
However, this encroachment does not appeax to compromise the integrity of the dwelling or
detract significantly from the characteristics that make the house a good example of its
period and sryle.
1333 Ocean Avenue
Landmazk Evaluacion and Report
page 2
J
~~
Statement ofArchitectural Significance
The property at 1333 Ocean Avenue is a good representative example of a transitional
Queen Anne residence. The Queen Anne style was the dominant style of domestic building
during the period from about 1880 to 1900; it persisted with decreasing populaxity through
the first decade of the 20`~ century. The Queen Anne style is the most varied and
decoratively rich style. The asymmetrical composition consists of a variety of forms, textures,
materials, and colors. Architectural elements include towers, patterned shingles, steeply
pitched roofs of irregular shape, turrets, tall chimneys, projecting pavilions, porches, bays,
and encircling verandahs. The building at 1333 Ocean Avenue displays many of the features
of the Queen Anne style, including a steeply pitched, irregular shape roof plan; shingle clad
tower with conical roof; cornerboards; and projecting bays and porches.
No original permits for the house were found; however, according to tax assessor records and
Sanborn maps the house was built circa 1906. According to building permits on file and
visual observation, some modifications to the property have occurred over the years. These
alternations include the removal and replacement of original windows along the primary
(west) elevation with fixed-pane glazing and the enclosure of the porch area. The south
(secondary) elevation has been extensively modified by a new deck addition to the roof
(1995).
Because original building permits do not.eatist, the architect, builder, and/or contractor of
this building, if any, are unknown.
Statement of Historical Im~ortance
Santa Monica. In 1875, the original townsite of Santa Monica was surveyed, including all
the land extending from Colorado Street on the south to Montana on the north, and from
26~' Street on the east to the Pacific Ocean on the west. Between 1893 and the 1920s, the
community operated as a tourist attraction, visited by mostly wealthy patrons. Those azeas
just outside of the incorporated city limits were semi-rural in setting and were populated
with scattered residences. After the advent of the automobile in the 1920s, Santa Monica
experienced a significant building boom, with homes being constructed in the tracts north of
Montana and east of Seventh Street for year-round residents.
1333 Ocean Avenue. The area that includes the properry at 1333 Ocean Avenue was part of
the ori~inal town of Santa Monica. Ocean Avenue was once a eucalyptus lined street of the
late 19` and early 20`'' century residences that faced Linda Vista (later Palisades) Park and the
Pacific Ocean. Miramar, the Shingle Style home of one of the founders of the City, Senator
John P. Jones, was a landmark of the neighborhood in the early years. Located on the corner
of Nevada (Wilshire) and Ocean, the site is now occupied by the hotel which perpetuates the
name and is remembered by a landmark Moreton Bay Fig tree, planted in 1899 on the
Jones' estate. From the beginning, the neighborhood was a residential district. Building
activity began to pick-up in the years after the turn of the twentieth century. Shortly
thereafter, the Craftsman bungalow became the dominant building type in this area as
1333 Ocean Avenue
Landmazk Evaluation and Repon
page 3
v ~ ~~
~^
elsewhere in Santa Monica and southern California. Construction in this mode continued,
spreading a few blocks to the north and east, although by 1918, few buildings had been
erected east of Lincoln Boulevard. Although the neighborhood was substantially built-up by
the onset of World War II; a marked change in chaxacter occurred in the late 1950s and
early 1960s, when older buildings began to be replaced by aparunent buildings. Today, the
area displays a mix of building rypes and periods, with historic resources usually isolated or
clustered in small groups. There are few survivors of the early days rema.ining along Ocean
Avenue.
The subject property was constructed during the early years of Santa Monica's history. It is
reflective of the area prior to the urbanization and development of Ocean Avenue and the
nearby commercial district. The properry at 1333 Ocean Avenue retains moderate integrity;
however, it clearly reflects that early period of the City's history. The subject properry is one
of the sole surviving property types along Ocean Avenue that illustrates the early history of
Santa Monica. - ---- ---
Person(s) of Historical Im~ortance
City directory research indicates that the first resident was Arthur L. Drew. Drew occupied
the residence until 1915, at which time his son, Roy F. Drew and his wife Cora, lived there.
The Roy Drew family occupied the house for five years. From 1920 to 1922, a number of
tenants lived in the house. The properry stood vacant from 1923 to 1925, at which time the
Santa Monica Conservatory of Music occupied dwelling. However, by 1927 the property
was converted into a boarding house offeririg furnished rooms for rent. During the early
1930s, the properry was occupied by the Young Women's Christian Association (YWCA).
From the mid-1930s into the 1960s, it was re-converted back to a boarding house. It is now
used for commercial purposes.
Current research did not reveal any information on the Drew family, the Santa Monica
Conservatory, or any of the apartment tenants to indicate historical significance or notability.
Therefore, it does not appeaz that the building is associated with any person or persons of
historical importance. The subject property appears ineligible for local landmark designation
under criterion 9.36.100(a)(3). In addition, these individuals do not appear to be significant
to warrant listing in the National Register and/or the California Register.
Statement of other significance
This property does not appear to meet criteria for aesthetic or artistic value as it is def~ned in
Natzonal Register Bulletin IS "How to Apply the National Register Criteria for Evaluation,"
though it does possess moderate integrity, it still reflects distinguishing elements of the
Queen Anne style.
No other evidence was discovered in current research of the properry to indicate other
significance.
1333 Ocean Avenue
Landmark Evaluacion and Reporc
page 4
J
~~
Is the structure re~resentative of a style in the City that is no longer ~revalent?
This single-family residence is a notable example of the Queen Anne style. Though one of
the most popular domestic building types in the country at the turn of the 20`'' century, it
appears that this style is no longer prevalent through much of Santa Monica. The early
design and integrity remaining in this 1906 structure makes this building a rare example of
the Queen Anne style found along Ocean Avenue.
Does the structure contribute to a~otential historic district?
The subject property does not appear to contribute to a potential historic district, since the
area in which it is located has been significantly altered through the addition of commercial
development and modern construction.
CONCLUSION
In summary, based on previous research and the above evaluation, it appears that the properry located at 1333
Ocean Avenue does not appear to be eligible for listing in the National Register of Historic Places. It does,
however, appear to meet the criteria for listing in the California Register of Historical Resources. Further, the
property appears to meet the Ciry of Santa Monica criteria for individual City Landmark status, and was
evaluated according to statutory criteria as follows:
9.36.100(a)(1) It exemplifies, symbolizes, or manifests elements of the cultural, social, economic, political or
architectural history of the City.
The resource appears to satisfy this criterion. The residence was constructed just afcer the turn of the
20`'' century around 1906, during the early years of Santa Monica's development. Though the
neighborhood along Ocean Avenue has been extensively developed with modern apartment buildings
and commercial structures, the properry at 1333 Ocean Avenue retains sufficient historical context
and architectural integrity to reflect the early residential development of the City's architectural
history.
9.36.100(a)(2) It has aesthetic or artistic interest or value, or other noteworthy interest or value.
The resource does not appear to meet this criterion. While it does retain moderate integrity, this
Queen Anne sryle residence does not exhibit su~icient aesthetic or artistic value necessary for
designation. The Gussie Moran House, located at 1323 Ocean Avenue, is a better representative
example of this architectural style.
9.36.100(a)(3) It is identified with historic personages or with important events in local, state or national
history.
The resource does not appear to meet this criterion. Current research does not indicate that this
resource is associated with any persons significan~ in local, state, or national history.
9.36.100(a)(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 arcliitectural design, detail or historical rype valuable to such a study.
1333 Ocean Avrnue
Landmazk Evaluacion and Reporc
page 5
56
fi'~ ~~
The resource appears to satisfy this criterion. The property at 1333 Ocean Avenue is a moderately
good example of a Queen Anne residence incorporating many of the trademarks of the idiom.
However, because it is one of the last surviving examples of this architectural style along Ocean
Avenue it is important in illustrating the historic context of that area.
9.36.100(a)(5) It is a significant or a representative example of the work or product of a notable builder,
desig~er or acchitect.
The resource does not appear to meet this criterion. Because of lack of original building permit
information and other relevant records that would indicate the architect or builder, it is unknown
who designed or buiit this residence.
9.36.100(a)(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.
Because of its age and unique location along Ocean Avenue, the resource appears to satisfy
this criterion. The rarity of extant, turn-of-the-century residential properties along Ocean
Avenue, including the subject property at 1333 Ocean Avenue and the Gussie Moran house, -
clearly defines and establishes a unique location for these properties. These surviving
properties help illustrate what ~cean Avenue was like when it was once a eucalyptus lined
street full of the late 19`~ and early 20'~ century residences that faced Linda Vista
(later Palisades~ Park and the Pacific Ocean.
1333 Ocean Avenue
Landmark Evaluation and Report
page 6
!J °~
~~
BIBLIOGRAPHY
Ciry of Santa Monica. Exi.sting Conditions Report, preparec~ by Historic Resources Group and PCR
Services Corporation, 2000.
Ciry of Santa Monica Building and Safery Department. Building Permits
City of Santa Monica Building. 1985-1986 Santa Monica Historic Resources Inventory Final
Report.
Gebhard, David and Robert Winter. Architecture in LosAngeles. Salt Lake City, Utah: Peregrine
Smith Books, 1985.
H.M. Gousha Company. Aeriul Atlas of Los Angeles County, Atlas # LA 315. Santa Ana: Aerial- Map -
Industries, 1965.
Los Angeles County Tax Assessor's Information.
McAlester, Virginia & Lee. A Field Guide to American Houses. New York: Alfred A. Knopf, 1990.
National Park Service. Natzonal Regzster Bulletin I5: How to Apply the Natzonal Reguter Criteria for
Evaluation. Washington DC: U.S. Dept. of the Interior, National Park Service, Interagency
Resources Division, 1990. ~
Newmark, Harris. Sixty Years in Southern California, 1853-1913. New York: Knickerbocker Press,
1916.
Polk's City Directories, City of Santa Monica.
Robinson, W.W. Santa Monica: A Calendur of Events in the Making of a City. California Title
Irisurance and Trust Company, 1959.
Sanborn Fire Insurance Maps, City of Santa Monica.
Storrs, Les. Santa Monica, Portrait of a City, 1875-1975- Santa Monica: Santa Monica Bank, 1874.
Ward, Elva. BuildingA City: Life zn Santa Monica From 1872. A Social Studies Resource Reader for
Third Grade. Santa Monica: Santa Monica Unified School District, 1962.
Warren, Charles S. ed. History of the Santa Monica Bay Regzon. Santa Monica: Cawston, 1934.
Warren, Charles S. ed. Santa Monica Blue Book. Santa Monica: Cawston, 1941
Warren, Charles S. ed. Santa Monica Community Book. Santa Monica: Cawston, 1944.
1333 Ocean Avenue
Landmazk Evaluation and Repon
page 7
, i,~~~i
SITE PLAN
~~,~ ,Gt1t .-..
~„~
1333 Ocean Avcnue
Landmark Evaluacion and Reporc
P'B° 8
1~33 0~~~ ~E~ v~-
Fi~ure 2. 1333 Ocean Avenue: Looking northeast (v~est elevation),
1333 Ocean Avenue
Landmazk Evaluation and Reporc
page 9
U
Figure 1. 1333 Oeean Avenue: Looking east (westJprimary elevation)
~nue
Pepor
~` j s° z•~91 ~ i,~ I.OO H:1 f`? ;%r ~«~ ~~ r;; ~ I 1,..~ i,.l
_~~~ ~. ~ ~~~=t .ve~ .ue: h~ (~ itry r~a~~E~~
~
Figure 5, 1333 Ocean Avenue: Looking southeast (main entry/stoop)
Figure 6, 333 Ocean Avenue: Looking north (south elevation)
1333 Ocean Avenue
Iandmark Evaluation and Report
page 11
62
i
CITY DIREC'T'ORY RESEARCH
1333 Ocean Avenue
Year
- __.__ Entry
-
1904 No Listings
1905 No Listings
1907 No Listings
1912 Arthur L. Drew
1913-1914 Arthur L. Drew
1915-1916 Roy F. Drew (Cora)
1917 Roy F. Drew (Cora) ,
1918 . Roy F. Drew (Cora) `' . ~ ~ .
1919-1920 George R. Smith {Lulu), accountant ~ ~
1921-1922 Gilbert F. Stevenson (Cazrie) ~ ' `
1923-1924 No Listings .
1925 Santa Monica Conservatory of Musio-Georges ~Zalawsky, Director
1927 Furnished Rooms for Rent
1928 D.C. Ragland, pi~ysician
1930-1931 Young Women's Christian Association (YWCA) ~
1936 Mrs. Louise Turnbull, widow (YWCA moved to 1318 4 Street, SM)
1938 Mrs. Louise Turnbull, widow
1940 Mrs. Maggie E. Johnson, widow of J.L. Johnson
1947-1948 Rooms for Rent: Mrs. Martha Brahm; Sarkis K. Shirvanian (Varin); Donald
D. Tapper. Rear apartments: Ollie H. Busboom ~(Chalmers F.), aircraft
worker C~ Dou las; Re inald Pearson (Ibtar ie) '
1958-1959 Rooms for Rent: Donald D. Tapper Qune), dentist; Sazkis • K. Shirvanian
(Victoria); Edward C. Snell (Una), retired; Irene Merzner, cashier at the
Bellevue : rench Restaurant in SM; Edna Berdelson, widow; vacant unit.
1960-1961 Rooms for Rent: William J. Sudmann (Corry), employee with Bel Air
Country Club; Corry employed as a bookkeeper with' Winfield China Co. in~
SM.
1333 Ocean Avenue
Landmark Evaluation and Reporc
page 12
~ ~
fk, ;`~
STATE INVENTORY FORM
DPR 523 FORM
1333 Ocean Avenue
Landmark Evaluacion and Repott
page 13
`Ei4
State of California - The Resources Agency
DEPARTMENT OF PARKS AND RECREATION
PRIMARY RECORD
Page 1 of 2
Primary # ~. . ~
HRI #
Trinomial ~ --
iVRHP Status Code ~ 5S1
Other Listings
Review Code Reviewer Date
- ~-^ .~-
l~esource Name or #: (Assigned by recorder) 1333 Ocean Avenue
P1. Other ldentifier: None
P2. Location: ~ Not for Publication ~ Unrestricted
and (P2b and P2c or P2d. ~,ttach a Location Map as necessary.)
b. USGS 7.5' Quad Date T
a. County ~os Angeles
; R ; 1/4 of 1/4 of Sec
c. Address: 9333 Ocean Avenue City Santa Monica Zip 9040~
d. UTM: (Give more than one for large and/linear resources) ; mEl mPi
e. Other Locational Data (Enter Parcel #, legal description, directions to resource, elevation, etc., as appropriate)
Parcel No. 4291-014-017
P3. Descri ption (Desrnbe re.9auoe arxi its rr~ja-~ts. Indude design, ~, oaxl'Non, alteratior~s, s¢e, se~ng, ar~ bourxiaries)
According to Sanbom maps and tax assessor records, fhis two-story, wood-frame transitional Queen Anne style building was
erected around 1906. Originally designed as a single-family residence, this clapboard clad dwelling has an irregular-shape
plan; an asymmetrical fagade; and a multi-gable roof. Roof treatments include boxed eaves, some "finished" exposed rafter
tails, dentils, and a steeply pitched roof. A stout twastory tower sheathed with shingles and capped by a very low-pitched
conical roof is attached to the southwest comer of the building. Ti-e primary (west) elevation is punctuated by a recessed,
centrally located entry; large, fixed-paned windows; and a recessed balcony. The main entry into the building is approached
by a concrete walk and concrete steps. Brick stoops with cast stone lion statues flank the steps. It appears that the porch
area, located along the south half of the primary e%vation, has been enc%sed. The second-story balcony is recessed under a
pent roof and is enclosed by a low, wood railing. Fenestration is primarily fixed pane or double-hung sash. Landscaping
includes a mature Canary Island Palm tree and shrubs. At the rear of the !ot is a two-story, modem (c. 9940s) wood frame
apartment structure. It has a flat roof, stucco exterior, and aluminum sliding windows.
P3b. Resource Attributes: (List attributes and codes) HP6 - 1-3 story Commercral Building HP2 - Single Family Property
P4. Resources Present ~ Building ~ Structure ^ Object ~ Site ~ District U Element of District U Other (Isolates, etc.)
P5a. Photograph or Drawing (Photograph required for buildings, structures, and objects)
P5b. Desaiptiai of Pho~: (View, dale, aoce,ssion~
West etevation (View toward east). Photo No:
222-22. 9/22/1
I P6. Date Constructed/Age and Sources:
^ Prehistoric ~ Historic ^ Both
~ c.1906
P7. Owner and Address
Private
P8. Recorded by: (Name, a~iliation, ~-~d address)
Jan Ostashay
PCR Services Corporation,
233 ~Ishire Blvd., Ste. 430,
Santa Monica, CA 90401
P9. Date Recorded: 9/39/2001
P10. Survey Type: (Describe)
Mtensive Leve!
Attachments r~ NONE ;; Continuation Sheet District Record ~ Rock Art Record ~__i Other. (List)
Location Map r; Building, Structure, and Object Record Linear Feature Record ~ Artifact Record
Sketch Map _~Archaeological Record Milling Station Record ~ Photograph Record
1333 Ocean Avenue: City Landmark Evaluation and Report
;.~~i5
DPR 523A (1/95) NistoryMaker4
="i°i~ !~E:~]s~~-l ~a'k2Si~n= ~"~~:€(rm ,u~~r'r"y° !i~~~~C ~iY~~ C€[.~5~~t ~~„f~dr,~, ~~ rat~jr~ ~:~io~'~` i
~:
State of California - The Resources Agency, ' ~ P~imary #
DERARTMENT OF PARKS AND RECREATfON
BUILDING, STRUCTURE, AND ORJECT RECORD HRF#
Page 2 of 2 NRHP Status Code 5S1
Resource Name or #: (Assigned by recorder) 1333 Ocean Avenue
B1. Historic Name: None
B2. Common Name: 1333 Ocean Avenue
B3. Original Use: Single-family residence B4. Present Use: Commercial
B5. Architectural Style: Transitional Queen Anne
B6. Construction History: (Construction date, alterations, and date of alterations)
67. Moved? ~ No ^ Yes
B8. Related Features:
B9a. Architect: Unknown
Unknown Date
Original Location:
b. Builder. Unknown
810. Significance: Theme: Residential Development Area: Central Business District
Period of Significance: c. 1906 Property Type: Single-family Applicable Criteria: N/A
(Discuss importance in terms of historical or architectural context as defined by theme, period and geographic scope. Also address integrity.)
Building permits indicate that a bathroom and extra windows were installed on the second floor of the building in 1922.
Several unspec~ed modificafions to the property were done in 1940 and 1941. This work could have been for the
construction of the fwo-story apartment unit in the rear. Following the 1994 Northridge earthquake, seismic repairs were
done in 9995. Also at this time, a new deck and modifrcations were added to the southeast comer of the building. Ciry
directory research indicates that the first resident was A-thur L. Drew. Drew occupied the residence until 9915, at which
time his son, Roy F. Drew and his wife Cora, lived there. The Roy Drew family occupied the house for five years. From
1920 to 1922, a number of tenants lived in fhe house. Tlie property stood vacant from 1923 to 1925, at which time the
Santa Monica Conservatory of Music occupied dwelling. However, by 1927 the property was converted into a boarding
house offering fumished rooms for rent During the early 1930s, the property was occupied by the Young Women's
Christian Association (YWCA). From the mid-1930s into the 1960s, it was re-converted back to a boarding house. It is now
used for commercial purposes. The subject properiy was constructed during the early years of Santa Monica's history. It is
reflective of the a~a prior to the urbanization and development of Ocean Avenue and the nearby commercia! district. The
property at 1333 Ocean Avenue retains moderate integrity; however, it clea-1y reBects that early period of the City's history.
The subject properfy is one of the sole surviving property types along Ocean Avenue that illustrates the early history of
Santa Monica. The property appears ineligible for National Register listing because of lack of integrity necessary under this
criteria. It does, however, appear to satisfy the local criteria for landmarlc designation.
611. Additional Resource Attributes: (List attributes and codes) HP6 - 1-3 story Commem,'al HP2 - Single Family Property
B12. References: (Sketch Map with north arrow required.)
Tax Assessor Records; Building Permits; City Directories; Sanbom ~
Maps
613. Remarks:
814. Evaluator: Jan Ostashay
Date of Evaluation: 1/31/2001
~ (This space reserved ivr official comments.)
U U
1
'
~ ~,;~
~~ ~~
u ~~._.~~
q ~
m..
~°~" I
~
~
~ ~~,r w. ~
~ ~ ~ .e ~~ _~.m
~ ,.~ ~ ~rr r.."
.,
z ~
~ ~.~
~ E ~
~ ,...,...` .,t, ~ti. u ' ~~
~
. _ sf-.,h< ~.~..~._ '
.~..~. . . ~~ ~ ..... .,.,,. ~
..~, _ _ _ .. ». . P ., ,~, „ . _ ~ _ ~~ 6" „'"~.Y . ~ _
~,m- ,.,.,,~.~
~~~~ ,~ ~ ~~ ,
~,
1 d 33§~ ~~~~~:~~ ~~'
-
p
~ ..e.rt . wr ~ ~' ~
~~~ ~ ~ ~
~
o-' ba ~ aEFlr !1'w . ~ i
y~~~ ~ ~ 4 •~ -
~
~h R' I
,~mw. ~~€.a~~,+e~a' ~"~ ~~ i j ~
~ id:
.
.
raa•. ~~,s
rPw.~o~ ~
',
~~ ~~ 4 w
~ ~t.:
~
~~ ~
: a '
~
.
~riPx>,.w.~3
~~1 „, ~"
. '?'q..
~~~~+;€i ~&'$ ". y
~
S~'
~e
~
~ ~ `
y
~
~ ~
v
,
°
,
"
r~. `~
{ {g+
ttd+Yr.1P~
~~ ~ ~i
~ _~
s
u
¢?~e~
8
,
e ~ ~~
~
~~
~
~ ~
~~~
-7 ~ ~
~s~,w~
. ~.. _..
n~. ~ ~. .~. , ~ ~ . a~ '4-- ~~
~ ~. ~~ ~
~ k~~
. Ff E f
m
~s'~ ' F p ~ ~~~ Bar
~ ~ ~ Y~JPA~.~:i
~
~ :
m~ S ° ~
_ ~ s
~ ~
i7'~~
It m o ~ .i' . "'1
9 I~ 9 Y
~
~xd -
~ . j
~ ~ ~ ~~ ~
~ e , 7
~ ~'
~ ~'
~~. 1
~
,~ ~ ~P ~ ~' ~ f . ~.
~. e ~S~
V~'
'~
s . s..
7^
'~ ,+~ d~€~.r+~ u,~ _., ~ 4
• ~u ~
~`~
~ nY
.ev
,
~ ~ ..
.,..
w..~, rvy
YA
~
,.
~~ ovat m.~m
'
~
"
'~`~~
~ +w
~
°-'a ,~d~d`~6
~~, ~I~kP1P~~. ~4,~LL, fP'aa~
~
~
~ '
~ ~~P ~x a~~~ ~~ '~
. ~.
~
Vt:
~
. . ~ ~ PY'r
~Tg ~
f re t4! ~
~ .
~ e . P~ 4
gF
«ue~nk
~
.. .,.._.._~. $~ ~ ~ ~ ~
~ . !€ .
~ ~ ff ~ ~ ,
~W {~e t
~ t
~
>f A~' ~ ~ ~ ~ m~ ,,
~
~Y° ~~~ ~~ m ~g
~ _ _-.. .,~ ,,, ~ ,. ~ ~',.;s~ .ffi:,~
.;u r.~€
~,ca.~ a ~ ~Eyr~x~t
~. ., _ _ .~ „, x .~c"_~
s.....,.~ ~ ...~.3 ? r .t{....._ ,~
~' ~ ,
A I
~ .$
~ ~ q t ~~
4 ~ - v,.,A F.
~ _... ,,,.r-. .g,..w,a~
m.,.. ~, . , ...~.a« . ~~6~T ~~~
~ ~~ e
p ~ ~§ ~h ~~i
Y ~ ~f ~f ~
~{ '_
{ i Y ~
9'F , ' ,~ _. _
F
. ~ ~o ~ ~ ..ed a
#1 .P F.v~~~
.. .a .c y ~4` , a•:!'~.
r tz I' eYi'~,r
f B
~i~ ~. ~.
k ~ _ _ ._ ._ "~~~...
:t.~v x
~ i
~: ~tt`^.:~ H~. ~'~ ~.
. ~
~~ ,
~._ ~ wm,.vercm~ . ..~
.u ~ ~~ e3fn . ....
~
m. . .,
~
w} ~ _,........ _.
~
~
;€~ ''
1
~
~_
W
~0. ~..
tu ~,.
~
~~
~., ~~ t
~"`ta~ ~ ~ ~w~a.m
w~ ~~
~~'~.:"°r 4 "~`v,n-=~.
:n., ",
s~ ~ ~ 4
~
~
~
~..
~~~
~_.~
~.~
( e
~.
' ...~........._...........
~
~
i
i
i
a
!
' ~
d .
.~
'__ g~
.
' S
~ - , ~
. . ~ tt:% ...,...
_ __ ,....,.
~~ '
~
a i
~ ~
~ ~
~ ~
~ ~
F+ ~
~ y
~ 5 ~ ,~
~
p
'
. ,.a..
"' . <._.. _,.
~ ~
~~i
,rr.p'~...~ _ hn..w .
v~s'~s~If4~~~
,. t
, ~ .r . ~ r F- '~ ~~ ~'F~~~ 3 ~ >~ r ~< , . . . e
,S ~ ,~~,. ~ ~ ;~~ ~ ~.~ ~.~ '°'*
@. 3.~
:~ , ~: ~i'° - ~i'.,,ti' s
'~
~i
~e~'~~~ ~
~.~~'
~
~~P „~ .
.~
0
~
~ ~
~
1'~`~~.e~lx~ ~.~f-" ~,~~`~iT~, ~~~~~I~~.
:~~x V
~~~ ~~.r~~,~~-~~-~~
r~ fi~`~~. ~~~Ff ., { ~ ~t~ - b.
~
'~,; .r ~ ~ °~ ° ~ ~ ~~ ~*,
~,~ ~ r `~~~ ~ `~
~r ~ ^~ ~' ~ ~~~ ~ °~ ~`~.
,,- ~ -, +'~ ~~ s ~ ~r ,r:
~ ~ ~~~ ~ : ~.:
.~~_~~r ;,~ ~"~, ~ ~,, F°a~
~ ~
~~; ~ sF~,~ v ' ~ ~ ~.~
s,<} ~ P ,;
~' ~
~~ ~ r'` ~ ~'` ,~°
~~ ° ~:~ ~ ,~ ~' r-
~~ .t~
'` `~.Y ,~ "~ '~` ~ ~ x~!f ~p
' ~ ~~ f ~, , ~ ~,e ~"~
~,, ~ ~ '~ : ~ ~ ~
r'~ }x+`~ ~ ~; `' ~ ~
~ ~ ~~ . ~ ~ ~
~
~
REVIS~I
8.L7•d4
4-20-63
7007~0 3~'1
~M/t/1
BSOLtQ90B•<
94as31
ASSESSOR'Y NaP
COUNTY OF LOS ANGELES, CALIF.
~
a~
~.
P~°Dpe~ty PrOftle
c9 zUUI DataQuick Infortnation Systems
"Chis information is compiled from public documenu and is not guaranteed.
Property Characteristics
Primary Owner: OCEAN AVENUE MANAGEMENT LLC
Secondary Owner:
Mail Address: 479 HOMEWOOD RD
LOS ANGELES, CA 90049
Site Address: 1333 OCEAN AVE
SANTA MONICA, CA 90401
Telephone Number:
APN: 4291-014-017
Reference APN:
Census Tract: 7019.003
Housing Tract Number:
Lot Number: R
Page Grid Old: 49-A5
Page Grid New: 671-D2
Legal Description:
Subdivision:
Bedrooms: 6 Year Buitt: 1906 Square Feet: 1,243
Bathrooms: SA Garage: Lot Size: 7,497 sq ft/ 0.17 acres ~
Total Rooms: Fireplace: Number of Units: 5
Zoning: SMC3 PoolNiew: Use Code: Multi-family Res (5+ Units)
Heating/Cooliqg:
Sale & Loan Information
Transfer Date: 09-26-1986 : Setler:
Transfer Value: $8,000,000 ~CosUSq Feet: a6,436.04
First Loan Amt: Lender:
Loan Type: [nterest Rate Type:
Assessed 8c Tax Information
Assessed Value: $2,571,796 Percent Improvement: 9.10
Land Value: $2,337,763 Tax Amount: $27,685
Improvement Value: $234,033 Tax Status: current
Document: 000 1 2923 1 7 ~ ~
Title Co.:
Last Trans W/O$: O 1-27-1998
Last Trans W/O$ Doc: 0000128744
Homeowner Exemption;
Tax Rate .Srea: 8004
'~3 ; 9
ATTACHMENT D
Landmarks Commission Minutes dated 1/8/01; 2/12/01; 3/12/01; 4/9/01 and 5/14/01
MINUTES
MEETING OF THE LANDMARKS COMMISSION
CITY OF SANTA MONICA
Founded 1875
"Populus felix in urbe felici"
JANUARY 8, 2001 CITY COUNCIL CHAMBERS
7:00 P.M. ROOM 213. CITY HALL
CALL TO ORDER: 7:05
1 ROLL CALL Present: Commissioner Lehrer
Commissioner Page
Commissioner Pos
Chairperson Alo n
Also Present: Donna Jerex, ommission Sec.
Kimberly C stensen
Arlene J ~ nson
2. REPORT FROM STAFF:
No report
3. APPROVAL OF MINUTES:
Public Input Permitted
A December 11, 2000
This item was continued to ne month's meeting due to lack of a quorum from
the prior month's meeting.
4. CONSENT CALENDA ,
Public Input Permitt
A. Stateme of Official Action: Structure of Merit Designation Application
No. ~.u~ ~~M-010, 1507 19th Street. No action taken.
Chuck ~~,I' d, member of the public, stated it is a shame this building couldn't be
saved. t~#~d something could have been done if there had been a better
turr~~ from the Commissioners. He also stated that a few Planning
~~ m~~~i~~~r~ had promised to file an appeal but did not follow through.
6~r~~ Sosin, member of the public, stated that if her group had been informed,
they would have appealed. She also wanted to know if she could still do so now.
2
~""~ 9. 1333 Ocean Ave
RVC Residential-Visitor Commercial
Single Family Dwelling
Structure Identified in Historic Resources Inventory
Rosario Perrv, representing owners of both properties, stated they would
like to move the house to 17th Street and Montana. Stated the house is
nice where it is, but economics will probably force a demolition in 1-2
years. He also stated that if they move the house they would place a
Deed Restriction to protect it from being torn down at its new location.
Robert Farsem, representing owner, passed out photos of the house
and stated that it sits back far from the street where it is hardly noticed.
Also stated the surrounding buildings are not attractive which take away
beauty from this house.
Dr. Farsem, owner, stated he built the Best Western hotel on Ocean
Avenue. Stated this move is for the future.
Mojdeh Memarzadeh. Architect, stated that it is feasible that the house
will fit on 17th Street. The parking requires finro uncovered parking spaces
for a single family residence.
Commissioner Lehrer stated that economic survival dictates that this
house will not survive forever. As a condition of moving the house we
could have a plaque or some kind of signage that describes the history of
this house.
Commissioner Page concurs,
Chairperson Alofsin, stated that this is a creative solution to a difficult
problem.
Ms. Jerex suggested going ahead with the research of potential landmark
structure. Once landmarked, the Commission could look at the context
issues, a plaque, or relocation.
Mr. Perry stated to landmark the property now would delay the move up to
a year and cost $50,000 because they would need an EIR. Also, the
receiver site may not be available.
Commissioner Lehrer moved to continue this item to next month to further
research its potential designation status. Commissioner Page seconded,
and the motion passed.
Action was taken based on the following vote:
Ayes: Lehrer, Page, Posek, Alofsin
Nayes: None
Absent: Bolton, Schmidt
4
~.. ~
( J
AMENDED MINUTES
MEETING OF THE LANDMARKS COMMISSION
CITY OF SANTA MONICA
Founded 1875
"Populus felix in urbe felici"
FEBRUARY 12, 2001 CITY COUNCIL CHAMBERS
7:00 P.M. ROOM 213. CITY HALL
CALL TO ORDER: 7:01 pm
3. ROLL CALL AND INDUCTION OF NEW MEMBER ROGER ~~ 1~
Present: ~~rnrn~~~ir~~ ~~~r~~:~~
G~mr~~r~~~~ ~~ Lehrer
4. REPORT FROM STAFF:
Ms. Jerex informed the Commission
dinner on April 9, 2001, at 5:45pm
staff will be introduced to the =`' ~r~
various issues, including the rc~u~~
meeting will follow at 7:00 ~~
~c~m~rr~ t~~,~e Page
~r~~~ ~~~~~~~ Posek
~ r~i~~r~~~~r Schmidt
'~` ~~e Pro Tem Bolton
Chairperson Alofsin
~t there will be an orientation session and
~ t~~ Landmarks Commission. City Pfanning
~i~~~~ar~, and the City Attorney will discuss
Act and Rules of Procedure. The regular
She also stated tha~"~i `ne Preservation Element comment period closed
2/12/2001 and ~~~ ~~~: has not received many comments. This item is
scheduled for the '~i~ 24, 2001 Council meeting. Staff is also working internally
on clarifying ~;~~~~r~~ for demolition permits. Staff agrees with the
~~m~r~~~~r~r~~ r~c~rr~~~n~ about homeowners leaming about how demolition
permits are r~c~~~:~~~ prior to submitting development applications.
She ~~ . passed out a memo from Andy Agle, Deputy Director of Planning and
~c~m u~,~t~ Development, which discussed the Civic Center planning process.
~ is asking all Boards and Commissions if they would like to appoint a
skforce member to attend future Civic Center Task Force meetings and bring
~~~ progress reports to the Commission. This will be added to next month's
agenda.
APPROVAL OF MINUTES:
s
Public Input Permitted
A. December 11, 2000
B. January 8, 2001
Commissioner Lehrer moved to approve the minutes. Commissioner Schmidt
seconded and the motion passed. Commissioner Genser abstained.
6. OLD BUSINESS:
A Pre~iminary Evaluation Report: 1333 Ocean Avenue. Per the
Commission's direction at the January 8, 2001 meeting, a preliminary
report regarding the potential landmark merits of this property is provided.
Rosario Perry, Attorney, summarized what happened at last month's meeting.
He stated they have already spend $7,000 -$8,000 on preliminary studies, plans
and consultants to determine the integrity of the structure and whether or not it
could be relocated. He urged the Commission not to study the house as a
landmark, but rather as a house moving project.
Ted Hollinger, Member of the Public, stated the house is feasible to move as
long as it stays in one piece. He spoke to David Roth in Traffic Operations, who
said the traffic lights could be removed and put back the same night. He said
that some trees would need to be trimmed back on Montana to accommodate the
house moving.
Martin Power, Member of the Public, stated he was retained to investigate the
building. Stated he did a foundation analysis and it is in need of repair because it
is very unstable. However, from the foundation up, the building is very sound.
Alex Gershuni. Member of the Public, stated he is a general building
contractor and has been working with housing relocation in Santa Monica since
1978. Stated he is responsible for restoring the home once it is moved to the
new location. Stated there is a rotunda, which is now hidden but would be
presented on the south elevation in the new place and would be more visible
from the right-of-way.
Commissioner Page felt that the Commission should continue to leave this item
open and allow the owners of the property to come forward with their plans. If
the Commission then felt the owner and legal counsel failed to follow through in
making sure that the building was replaced in the new locations as it stands
today, the Commission could then make it a Landmark. The point is to save the
building as it is.
6
Commissioner Lehrer stated that the charge the Commission has is to determine
whether or not the structure merits consideration. The staff report shows the
significance of the building within the context of Ocean Ave. Stated she sees a
lot of potential issues and problems with the relocation site. She agreed with the
staff's findings.
Commissioner Schmidt concurred with Commissioner Lehrer and stated that the
location is very significant.
Commissioner Schmidt moved to file a Landmark designation for the property.
Commissioner Lehrer seconded and the motion passed.
Action was taken based on the following vote:
Ayes: Genser, Lehrer, Posek, Schmidt, Alofsin
Nayes: Page, Bolton
Absent: None
~
SHER:MAN L. STACEY
ATTORNEY AT LAW
ZOI WILSHIRE BLVD., ~#1~~
SANTA MONICA, CALIFORNIA 90401
(310)458-4000; FAX (310)656-9080
April 9, 2001
Landmarks Commission
City of Santa Monica
1685 Main Street
Santa Monica, CA 90401
~A ~'W' ~
~~4 ~
t~~l~~
Re: LC-01LM-001, 1333 Ocean Avenue, Santa Monica
Dear Commissioners:
I am appearing before you this evening on behalf of Ocean Avenue Management
LLC, the owner of the property at 1333 Ocean Avenue. Your staff has brought to you a
recommendation for the designation of the structure as a local landmark. I am
requesting that you not vote to do so tonight. Although this process has been described
as being initiated by the owner's application for a demolition permifi, the owner has
never proposed the demolition of this structure. Rather the owner has proposed to
relocate the~structure to the northeast corner of 17th Street and Montana Avenue.
The Owner asks you not to vote for formal consideration but to allow him time to
complete the plans for relocation, reach agreement with the City for relocation, and to
relocate the structure. At such time the structure could be designated as a landmark.
There are difficulties in the designation of the structure in its present location.
The City prepared and filed a Local Coastal Land Use Plan with the California Coastal
Commission which was certified by the Coastal Commission and acts as the Land Use
Plan for the Coastal Zone of the City of Santa Monica. The area in which 1333 Ocean
Avenue is located is designated fior visitor serving ~ommercial recreational facilities as
described in Public Resources Code §30222. State law, as implemented by the
Coastal Commission and the Land Use Plan, require that development of the area
south of California Avenue serve visitors to the Coastal Zone.
You must make a finding of consistency with the Land Use Plan in order to take
an action which would designate this structure as a landmark or you must seek to
amend the Land Use Plan. When developing its Land Use Plan for submission to the
Coastal Commission, the City had ample opportunity to determine whether or not the
cultural resources of the City were to be conserved through landmark status. Having
not done so, the City is constrained to follow, or amend, its Land Use Plan. The owner
plans to follow the Land Use Plan and develop this property for visitor serving
commercial uses as required by state law.
~~
Landmarks Commission
City of Santa Monica
April 9, 2001
Page 2
There is a resolution to this difficulty. The property owner and Rosario Perry
have made an agreement by which the structure would be moved to another location at
17th Street and Montana Avenue which is controlled by Mr. Perry. After the moving, Mr.
Perry would not object to any designation of the structure as a landmark. This
relocation is entirely consistent with the landmarks provisions of the Municipal Code
and with precedent. Further, designation as a landmark now would complicate and
extend this process unnecessarily, thereby jeopardizing the availability of the 17th Street
property to receive the structure.
Queen Anne style architecture was not a style limited to houses lining Ocean
Avenue. Many such homes of this style were constructed throughout the residential
neighborhoods of the City, including the neighborhood east of Ocean Avenue, north of
Montana Avenue. The location at 17"' and Montana is such a location where structures
of similar style were constructed in the early part of this century. Locating this structure
in that location would preserve the example of the cultural, social, or political history of
the City which is the first criteria proposed as meeting landmark status.
Further, the relocation will also allow for the restoration of certain features of the
entire residence in a manner consistent with its origins. This would not only meet but
would improve upon the fourth criteria which the staff report claims the structure meets.
Substantial alterations to the structure including a deck and walkway on the rear are not
consistent with its preservation. Indeed, the staff report and the State Department of
Parks and Recreation both consider the structure to be of limited architectural integrity
and low artistic interest.
Finally, the sixth criterion is claimed to be met by a unique location. This is not
actually true. Houses of this style were not unique to Ocean Avenue_ There are likely
more photographic examples of Ocean Avenue than other locations because Ocean
Avenue was and is a highly photog~;~phed location. Thus, although the structure may
be an example of houses which were built along Ocean Avenue, Ocean Avenue is not a
unique location for such constructian. Similar construction on larger and smaller scale~
took place on streets east of Ocean Avenue.
There is substantial precedent for the moving of structures from Ocean Avenue
in order to protect the landmark nature of the structure. At the corner of Washington
Avenue and Ocean Avenue there were two structures which were moved to Ocean
Park Boulevard and Main Street. They are presently utilized as a museum and a
restaurant.
Although the ordinance relating to the designation of landmarks places time
resfraints on the actions of the Landmarks Commission, an owner may waive the
C~~
"~~p
i £i~~~a
°~a.::~~'~
WAIVER OF TIME LIMITS FOR LANDMARKS DESIGNATION
T'he undersigned afFirms that it is the owner of the real property located at 1333 Ocean
Avenue, City of Santa Monica, County of Los Angeles, State of California. The undersigned has
been notified that the City of Santa Monica Landmarks Commission has scheduled a public
hearing on Apri19, 2001 for formal consideration of whether or not the structure on the property
merits designation as a landmazk under the Santa. Monica Municipal Code.
Santa Monica Municipal Code §9.36.120(b) provides that a hearing to determine whether
a structure merits formal considera.tion as a landmark be made within 60 days of the date of filing
of an application for landmazk designation. The Landmazks Commission filed such an
application on February 12, 2001.
The undersigned desires to waive the benefits of Santa Monica Municipal Code
§9.36.120(b) limiting the period of time to 60 days for a hearing on formal consideration of a
landmark designation such that the Landmarks Commission shall ha.ve 120 days within which to
hold such hearing. The undersigned understands that if the Landmarks Commission does not
have a hearing on formal consideration within the time set forth in Santa Monica Municipal Code
§9.36.120 such failure would prevent the subsequent designation of the structure as a landmark ~
and the owner willingly gives up the right to be free of future landmazks designation as a result of
such failure to hold a heazing on formal consideration.
OCEAN AVENUE MANAGEMENT, LLC
Dated: April 9, 2001
By
Siroos Farzam, Managing Member
~t
Landmarks Commission
City of Santa Monica
April 9, 2001
Page 3
benefits of the time restraints in order to allow the Landmarks Commission to work with
an owner to resolve issues relating to the designation of a structure as a landmark.
This owner is prepared to do so. A copy of the time waiver is attached hereto.
I urge you to refrain from any action this evening and postpone action to allow
the property owner and your staff to negotiate a resolution to this matter.
Sincerely,
~ ±,~i~-~-- • ~~r"(
~"1
Sherman L. Stacey
SLS/sh
cc: Dr. Siroos Farzam
Rosario Perry, Esq,
~~~
ATTACHMENT F
Letter from property owner dated May 9, 2001
Electronic version of attachment is not available for review. Document is
available for review at the City Clerk's Office and the Libraries.
}~ :~
FROM ~ SOUTHERN DIV[SION
e ,., . r ;~
FAX N~. : 19492199908
May. 09 2001 03:2BPM P4
~CEAN AVENU'~ MANAGEMENfi, LLC
1~47 OCF.AN AVENUE
SANTA MC~NTCA, CA 40~01
May 9, 2009
Landmarks Commission
City ~if Santa Monica
1685 Main Street
Santa Monica, CA 90401
Re: Proposed Landmarks Designation
13~3 Ocean Avenue
Dear Commissione~s:
On April 9, 2001, you voted to schedule a hearing for landmark designation of the
property which I own at 1333 Ocean Avenue~ Santa Monic~. I have opposed this
landmark designation as it is unduly restrictive of the use of my prop~rty and violates
the City's Coastal Land Use Plan which requires that this prop~~ty be put to vlsitor
serving uses. Further, the structure is of limited historical or archikecturai value, its
principai inte~est being that it is old. The structure is associated with no notable
resident, architect or event.
Despite my objections and the thin quality of your own conclusions, the
landmarks Cammission has been entirely unresponsive to my efforts to accommodate
the Clky's objective. Despite several overtures from me which would preserve the
structure in another location on Montana Avenue, the City's staff and the Landmarks
Commisslon have baen unwilling to even discuss the matter serio~sly. (Admittedly,
individual members have shown an interest +n my pr~posals but they have been in the
clear minority.) instead, I am faced with a shrill insistence that the Gity must'have its
way. This Is folly.
My structure has been in public view for more than the 25 years since the
landmarks ordinance was adopted in 1976. Yet in all this time, the Landmarks
Commission found nothittg to motivate thE designation of the property as a fandmark.
This has been so even though the Landmarks Cvmmission is charged with the duty to
st~dy and des(gnate landmarks and that the Landmarks Commission had previously
designated a property two doors away as a landmark. It was not until I sought a permit
to allow the structure to be relocated (in an effort to protect my property and sa~isfy the
interests which the City staff had expressed) that the application to designat~ the
structure as a landmark was made. It sesms that the purp~se of the landmark
FROM ' SOUTHERN DIUISION FAX N0. : 19492199906 May. 09 2001 03:29PM P5
~
• ~ ~
Landmarks Commission
City of Santa Monica
May 9, 2009
Page 2
designation has more to do with frustrating my future use of the property than It does
with the architectur~l or historicai significance of the structure;
As 1 have a~lvised you in the past, I have an opportunity to relocate the structure ^~~
and preserve it, Thi~ opportunity will not be availabte for very long. If I lose this ~•-
opportunity then i rnt~st seek ta demolish the structure. Under the terms of Santa ~~' ~
Monica Munfcipai.Cude §9.36.144(d) and §9.36.160, I believe that I have an absolute -~ ,"~ `
rlght to a cert~ff ~crate af appropriateness. If the Landmarks Commission ramains o~ th~r`' .~'~`~~~
course which it ha~..chosen, then I may be unable to continue to offer the opportunlty~to~"~='.~~~~~
maintain the structure in a different location. ~~ .~
You certainly.,.:fnay be able to delay me and frustrate my redevelopment of this ~.";~`.°
property for a p~rjo,d of tirne. However, you will not succeed in the end. Although i~.r~a~r~'~" ..
kake time and I.. rrra~t be put to great labors, I will persevere. In the end you will have ~~ ~~~~^'~
gained nothing by your intransigence and wili lose much. You are charged with
protecting and safeguarding the Clty's cultural, soci~l, econpmic, politica! and ~'
architectural history. But, rather than engage. in a dialague to do so, you obstinately ~
insist on having your way by making the designation and rejecting a compromise to
preselve the structure.
In the future, when the structure at 1333 Ocean Avenue is irretrievably removed,
the Landmarks Commisslon alone must take the responsibility for not selzing the
present apportunity to prese-ve the structure in another iocation in order to achieve a
short term and political goal of controlling my property.
Sincerely,
OCEAN AVENUE MANAGEMENT, LLC
gY '~'s`~~' i~'-'-~
Siroos Farzam, Manager
ATTACHMENT G
Letter from property owner's attorney dated May 15, 2001 and May 21, 2001,
Regarding the continuance request and waiver of time limitations
Including an affidavit from the property owner waiving time limitations
Electronic version of attachment is not available for review. Document is
available for review at the City Clerk's Office and the Libraries.
92
~ LAW OFFICES OF
F~ GA[r~'s GAINES & STACEY
St-~xivta,x L. STACEY 216SO Oxtv~ S'['1~ET, #SOO
LISA A. WEINBERG WOODLAND HILLS, CALIFOItNIA 91367
June 15, 2001
BY FAX-310-458-3380
Ms.Amanda Schacter
Planning Department
City of Santa Monica
1685 Main Street
Santa Monica, CA 90401
Re: 1333 Ocean Avenue
Appeal of Landmarks Designation
Deaz Amanda:
:~
a e~-;
.J _~ .~~
~ 4s
~ ~ . '..
~
~
w ~
-o _
N
ci
0
I have been advised by Donna Jurenks that the appeal from the decision of the
Planning Commission designating the properiy at 1333 Ocean Avenue as a landmark has
been scheduled for June 26, 2001. I am unable to be present as I have a prior
commitment to be out of the state on that date. Therefore, I request that the heazing be
postponed or continued to a later date.
I understand that under the municipal code that the City Council has 45 days
within which to hold a hearing. Therefore, in order to assure the City that it has time to
act and to accommodate my request to continue the hearing, I have enclosed a Waiver of
Time executed by the owner of the property.
Please advise me at your eazliest convenience if the City is able to grant my
request to continue the matter.
Very truly yours,
~~_... ,
~
SHERMAN L. STACE
SLS/sh
cc: Dr. Siroos Farzam
Fred Gaines, Esq.
TELEPHONE
(818)593-6355--(310)3941163
FE+x--(818)593-6356
J3
~
~
WAIVER OF TIME LIMITATIONS
The undersigned is the owner of the real property located at 1333 Ocean Avenue,
Santa Monica, California, and the appellant from a decision on May 14, 2001, of the
Planning Commission of the City of Santa. Monica to designate the property as a
landmark. I hereby waive the time limitation of 45 days for the City Council to hold a
hearing or act on the appeal and extend the time for such hearing or action to a date 90
days from the date of the filing of the appeal on May 23, 2001.
dCEAN AVENUE MANAGEMENT, LLC
gY ~ ~„~,-_'"
Siroos Farzam, Managing Member
v~~~
ATTACHMENT H
Public Notice
r ~~
NOTICE OF A PUBLIC HEARING
BEFORE THE SANTA MONICA CITY COUNCIL
SUBJECT:APPEAL 01APP-017 OF LANDMARKS COMMISSION'S DESIGNATION OF
THE PROPERTY ~OCATED AT 1333 OCEAN AVENUE AS A CITY
~ANDMARK (LC01-LM001 ~
APPLICANT/APPELLANT: Sherman Stacey, Esq.
PROPERTY OWNER: Ocean Avenue Management, LLC
WHEN: Tuesday, August 14, 2001
7:00 p.m.
WHERE: City Hall Council Chambers
1685 Main Street
Santa Monica, California
PROJECT DESCRIPTION:
The City Council will conduct a public hearing to consider Appeal 01-017 of the Landmarks
Commission's designation of the property located at 1333 Ocean Avenue as a City
landmark.
HOW TO COMMENT
You may comment at the City Council public hearing, or by writing a letter. Written
information received before 3:00 p.m. on the Wednesday before the hearing will be given to
the City Council in their packet. Information received after that time will be given to the City
Council prior to the meeting.
Address your letters to; City Clerk
Re: 01 APP-017
1685 Main Street, Room 102
Santa Monica, CA 90401
MORE INFORMATION
For more information about this project, please contact Senior Planner Kimberly Christensen
at (310) 458-8341. Information is also available on the City's web site at www.santa-
monica.org. The meeting facility is handicapped accessible. If you have any disability-
related request, please contact (310) 458-8701 or TTY 310 458-8696 at least three days
prior to the event. Santa Monica Bus Lines 1, 2, 3 and 7 serve City Hall.
Pursuant to California Government Code Section 65009(b), if this matter is subsequently
challenged in Court, the challenge may be limited to only those issues raised at the Public
Hearing described in this notice, or in written correspondence delivered to the City of Santa
Monica at, or prior to, the Public Hearing.
ESPAfVOL
EI Concilio Municipal de la ciudad de Santa Monica tendra una audencia publica para
revisar applicaciones proponiendo desarrollo en Santa Monica. Para mas informacion,
Ilame a Carmen Gutierrez al numero (310) 458-8341.
APPROVED AS TO FORM
~
.~
v , .
~~ +,,
«fM-~.~ __
~,~~~! =1.~ Trevino, AICP mm_.____..
--~I~~r°~~~,~r~~~ Manager
F:\PLAN\S HARE\COU NCI L\NOTICES\01 APP017.doc
96
ATTACHMENT
Landmarks Commission Statement of Findings and Determination
J~
FINDINGS AND DETERMINATION
OF THE LANDMARKS COMMISSION
OF THE CITY OF SANTA MONICA IN THE MATTER OF
THE DESIGNATION OF A LANDMARK
DESIGNATION OF LANDMARK LC-01 LM-001
FOR THE STRUCTURE LOCATED AT
1333 OCEAN AVENUE
LANDMARKS COMMISSION HEARING
MAY 14, 2001
SECTION I. The Landmarks Commission of the City of Santa Monica, having filed an
application on February 12, 2001 to designate the structure located at 1333 Ocean Avenue
as a City Landmark, having determined that the application merits formal consideration on
April 9, 2001, and a Public Hearing having been held before the Landmarks Commission of
the City of Santa Monica on May 14, 2001, the Landmarks Commission hereby makes the
following findings.
The structure exemplifies, symbolizes, or manifests elements of the cultural, social,
economic, political, or architectural history of the City in that it was constructed circa
1906 and retains sufficient architectural integrity and historical context to reflect the
early residential development of the City. The subject property is one of the sole
surviving property types along Ocean Avenue that illustrates the early history of
Santa Monica.
2. The structure 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 to such a study. This Queen Anne-style residence incorporates many
of the trademarks of its type, including clapboard cladding, roof treatments with
boxed eaves and exposed rafter tails, dentils, and a steeply pitched roof. The two-
story shingled tower is another classic feature associated with this idiom.
3. The structure has a unique location and is an established and familiarvisual feature
of the City in that it is a rare example of a turn-of-the-century residential property
lining the original development along Ocean Avenue. The small remaining cluster
of structures, including this property and the Gussie Moran House, mark some of
the few surviving properties that illustrate what Ocean Avenue was like when it was
once a eucalyptus lined street developed with late 19th and early 20th century
residences.
SECTION I I I. I hereby certify that the above Findings and Determination accurately reflect
the final determination of the Landmarks Commission of the City of Santa Monica on May
14, 2001, as determined by the following vote:
AYES: Genser, Page, Posek, Schmidt, Bolton, Alofsin
NAYES: ivone
ABSENT: Lehrer
Respectfully Submitted
June 11, 2001
sJ N~a~ ~ ~'le'' ~r
Margot Alo in, Chairperson
Attest:
~o ~~s
Donna Jerex
Acting Commission Secretary
F:\PLAN\SHARE\Landmarks\Designations~2001 \Determination.13330cean.doc
~J9
AD IONAL INVESTIGATION REPO
1333 Ocean Avenue
Santa Monica, CA
March 7, 2001
FINDINGS:
Additional research was conducted to further assess the property's significance under the City's landmark
designation criteria. PCR conducted additional reseazch that included building pernut reviews, tax assessor
research, and literature reseazch. Archival, research, and historical repositories consulted included the Santa
Monica Public Library, Los Angeles Public Library, Los Angeles County Tax Assessor, City of Santa Monica
Planning Department, and the South Central Information Center at California State University at Fullerton.
Upon researching and reviewing additional primary and secondary sources, limited information on the property
was found. The City's building permit ledger books indicated that builder M.A. Eaton constructed a one-story
cottage on the lot in 1905, at a cost of $4,500 for a Mrs. I?revy. According to city directories, Arthur Dr~w and his
family lived in the house until 1918. Further research did not uncover any information on Arthur Drew, his wife,
or other family members to indicate historical significance. It is interesting that the 1940 Sanborn Map on file at
the Santa Monica Public Library indicates a one-story office/residence with a two-story attached tower to the south
on the site. Archival photographs on file at the Santa Monica Public Library illustrate Ocean Avenue as it once
was in the late 1800s and eazly 1900s, lined with mature trees and residences facing Linda Vista (later Palisades)
Park. (See attached photographs).
CONCLUSION:
Though supplemental research was conducted on this property, this data did not reveal any additional compelling
information to indicate further historic or architectural significance. Otherwise, the consultant feels there is
sufficient support to warrant individual eligibility under the City's current landmark designation criteria.
RECOMMENDATIONS:
A comparison of the City's Sanborn Map with similar Sanborn Maps at other repositories (Cal State Northridge,
Los Angeles) is recommended to confirm content and accuracy of illustrations.
WebCat~ <h2><tont color="#660000">Image<br>Archives</font></h2>
Single Record View
This is record number 155 of the 171 retrieved by the system.
~ Check here to mazk this record for PrindCapture
--= _.. ---
_ ~_ - _- -_ ---
- - -- ----_
Photographer: GC. Pierce?
Title: Houses on Ocean Avenue, ca. 1900 - C.C. Pierce
Physical desc: photograph : b&w
Subject: Ocean Avenue
Subject: Houses ~ ~ ~
Subject: Neighborhoods
Subject: Streets
Subject: Trees
Credit line: Santa Monica Public Library Image Archives
Collection: C.C. Pierce
Image number: B12
Preview image:
URL: Click Here for Full-Sized Ima~e
Page of
T{}t~.',;`;s~:
L
~
~
WebCat] <h2><font color="#660000">Image<br>Archives</font></h2>
Single Record View
This is record number 154 of the 171 retrieved by the system.
~ Check here to mark this record for Print/Capture
~.:- :-------~--
- ___~ -- - --
Photographer: C.C. Pierce
Title: Houses on Ocean Avenue, ca. 1900 - C.C. Pierce
Physical desc: photograph : b&w
Subject: Ocean Avenue
Subject: Houses
Subject: Neighborhoods
Subject: Streets
Credit line: Santa Monica Public Library Image Archives
Image number: B13
Preview image:
URL: Click Here for Full-Sized Image
Page 1 of 1
T~??P :;=.';.
~~~
cD
V~1ebCa,xJ~<h2><f'ont color="#6600U0">Image<br>ArchivesUfont></h2>
Single Record View
Page of
This is record number 150 of the 171 retrieved by the system,
r Check here to mark this record for Print/Capture
-- ---^ _.:---- -~.--_-- --- __ -:
- _ - .
-- ~ --- __
Title: Square bay house on Ocean Avenue, ca. 1900 (Santa Monica the Way It Was - slide presentation commemorating the City's
Centennial Anniversary,1975) - Connie Cramer Collection --
Physical desc: slide : col.
Subject: Ocean Avenue
Subject: ~ictorian architecture
Subject: Streets
Credit line: Santa Monica Public Library Image Archives
Collection: Connie Cramer/Santa Monica Toastmistress Club
Image number: Cen183
Preview ~~~~~~r~=~e
URL: Click Here for Full-Sized Ima~e
,
r~~; t=
~~
~~
WebCat~ <h2><font color="#660000">Image<br>Archives</font></h2>
Single Record View
This is record number 5 of the 171 retr~eved r,y the system.
r Check here to mark this record for Print/Capture
Page of
Title: Houses in Santa Mon~ca (Ocean Avenue?) n.d. (Santa Monica the Way It Was - slide presentation commemorating the
City's Centennial Anniversary,1975) - Connie Cramer Collection __ .
Physical desc: slide : coL
Subject: Houses
Credit line: Santa Monica Public Library Image Archives
Collection: Connie Cramer/Santa Monica Toastmistress Club
Image number: Cen105 _
Preview image:
URL: Click Here for Fu11-Sized Ima~e
~~: _ -
~
c~:
, r~ ~;~Sx~ ' l;`~ .s § {:,.
!
~~4
~~vVe~~'~t) <~><font color="#660000">Image<br>Archives</font></h2> Page 1 of 1
Single Record View
This is record number 4 of the 171 retrieved by the system
r Check here to mark this record for Print/Capture
Title: Aerial view of Ocean Avenue and Santa Monica Bivd. looking north to the Santa Monica
Mountains, ca. 192D's-1930's (color postcard) -Randy Young Collection
Physical desc: postcard : col.
Subject: Santa Monica Blvd.
Subject: Santa Monica Mountains
Subject: Aerials
Subject: Ca. 1920's -1930's
Subject: Color
Subject: Mountains
Subject: Palms
Subject: Pastcards _
Subject: Streets
Credit line: Santa Monica Public Library Image Archives
Collection: Randy Young
Image number: RY83
Preview image:
URL: Click Here for Full-Sized Ima~e
~~'
~~
..~
~ - s;..:, _
1 ~ ~~ °~ '!'~„~ $ 4T'~ 3 ( 5~ ~ r~~ _$~a^ . ~
1 ,:_ 1V •~.rr.
e v.~ P • ~
• f ow ,.. „_:._ au D 5.. .. rDr~ ~m~ 901V ~ ~ ~
~' M z J •.. a '~ ~,.:.~~ ..,m.-^~~ ~' d,. -- ~ r ;~^~ ,~~a~°°~~{l J"~`~'S A AT ~ i~f
~ ~ ~ J : ~. " ~ ~ C " f. , f ~ a~ b
6.I RAGC i
r ~~.- -- ~ ~ ~` ~ -~ ~ ~ ~,~ ~ ~ ., ~ ~ •- , ; •
~ , ~~ [III .1q C~wa ~~ 5 ~ ~' ~ s
L , Mfli /~~ `l ~rvf' f-- r' .u,mY ~P n •
5 . ~ ~ ~
~ - ~v./ If:/~!"1MiK ~ a 4 ~~. f ~ ` ~' 2
:r
d
FI~ ur! ~
~ ~ . J . .~ ~ ~ ~t ~:k 's ~, ~ .(~~.
~ ' A-I-I. ~ ~~. ^.. .. . . "':
, ~ ~ eirrl' '. ea '~,,~,~ gs~~."' ~ '~-,
,
. ~ /lrssv! r~ ' Ad ~ " W $ 4,e-~~" ~
~8 ~
~ ~~ ~~~ ~ .. :
.. ~ ~ -~""~ v . , ~ ~
__..~,; .
A, _ ~~ d o ~ ~ ~ _ '
_ ,
--- ----- ------ •- a= 'ow... .. . ~r ~ m _!~ Y .
' ~ MALL ,~ m i~.~;.~ E. ~'~ .. ~~- ""' •
~ y~~!
:- ~
,. ~ ~;v,. ~ x sa~ ~ ,i~ ~ ., ~ ~ ~ .-. - ~ j ~ ~~~
~F~ Irv ~'~- „ :,`vp ,.
~ ~ .~~'~~a'~`'~ ~ r ~°f . :. . ~ ~ _ ~ ~" ~~- ~ 7 ~ ~ ~~ ~~:%4~ ~ ~ ' - -'~6~
~P ~ ... ~~'~~,,. ^°~*~~*~r ;P 9~ "~"~SE .„ ~ ~ ~~: _ ;,
~v R e
~ ~ .~ -< ~ _ i r~.'~.. ~ ~ ~ ~ '~ ~ ~ °~ ~ -t -~ ~, a .t~".,.^' ~ ` ~ ~"p' "~' ~~~~ ~
.: ~
~ ~ 5..~ K.r~.~ ~. 4
. _
. ~
~ ~.""' . G '....~~ L ~ a ~8 ~ ~~.~ ~i ~~' ~ i ° i ~ r a ~~"~ ~r~^ 4T~ ~,.
~ .. , m ~ r
,
' . ~' . "~ # ~. ~ r ° ^--. 1 ~ ~ i ~ i ~~ ~ " ~-~ i
#~ ' ., - .' , , ' f ! ,' im! ~ ! - i' I E 3 ~ ~
_';_ ~ ~.,h-.~:,,s• c... o. ~ ~' i f.. ~ ~', . ~ ~ ud.m~ ° ii f ~ ~.~ ~ w ~. "' ~
~
bk i G {5 ~ F ~ t I i ; e.„,., ~ a~4+ ` ,l
~
~ 1 !
<
.. f y I~ + ° a " ~
.
~' ~a , ~ r ~ ~- a~~, '~ ~ .n.l~ ~mr F , , ~ ~. f ~.Sa ~ d' ~ „ ~~ .f ~" ~"~
.
i ~ ~ ~ ~~ ~a ~~- ~ ~ 3 i, , ~ ~~~.
~t. e . , i~r ~ ~
~~, ~ _ .~~ , a
0 . . ~ , a ,~ Pr
" -.~.s ~ q.~ ~...1h s._ ~; r . ~ ~ ! ~ ~.. ' . ~~ A, a . . , ~
-:. !.m'P~~~r y arewc"~,"i x ~ "~r ~ . . .a . F-. ..~ ~~, d"A".'? ~ - _ ~ ~. ~., : I ; ..
~ ~ I •
~ ° ~^-~--y
~ ^--~=" = SANTA MONICA M,4LL CTHE L~~ ~~ 0
~ ~ i- ' ~~ .
N i P!O[91R4~N NACK ~ aw tAq x .ri% ~ p. ~~n a 9ew
. O . . . a...s .s~`w. -..~~ •a:.- • m~
; ' . . . ~-- .o.
1~Kn ~S~ S~, OMLf! .. ~. ..s .s O N E• G If ~6 .,•s15. Ql~wv ? '•
6 p r ' ~ ~ ~ ....~ .~`_.. ' _ . i ~ i ; ,.:..E ^ ti . ? •
~ ~ 1. ~~ ' • ~....~..
. ~...,~ . « +~n _ 1 _ ~'~ '~i ~ ::C. I ~ N
~ ,~ '. ~ a.~.~., o; .r .~...~ p ~ ~ ~o '~
~ ,}. ~~ ^' ~ '"".. ' a w 1, ~ e ~~ ~ , ~ ~ -m
v~ -- _. , -~ ~~~~ .~
_.. ~
_ _.. . ...
._ ~..~:~~;
12 ~ ` ~-
--._ ....._..... ~.u,w.....~~_.--- ~-- - _ . ,
.
...., ~ ' ~ -- °s --- ---
--- ---..~...._.._.:.~~~ ~ M,cu ~ ~.`''~~K..~__~ -- ----
. 4t CL W. ~yr_ .
-~___ ._~ _- ,
Q ~~ ~'~ ~ ~ ~ V i
Z „~. ~~ •Z ~
~ _ ~'' Q ~
O r ~ I~^ ~
n f ~ ~; r
0.. ~rf.e o[cR 6/TAG! A`r" i ~ Id. F'l`
A ~ y. fKI dt/ fIll .t
\ n
~4~.,~ "~ f P 1• Kss ~ ~{, Z
~ /e- ~./ I'., f<A
~ .~. ,. a ~~
~i- ~ ~~ i a
_..s- ~ . ~ ., ,
s~ne;-3 ,_ ~ „~ ~sr s _j I'
uw . r~ ___ ~3.~ ' -- ~. - .,.. ~i~., ~ i~.as. Q~
AGR Y~,mrH07Y[
~~~ ~ _ ~ ~. ~ ~ ~, ~~:~.^, ~
~ .._, _..,,. m,.:m~.~. 3' ~._.i~~~~~...
~
K
~ . ~ ......._. ,€~"-e ~~ q ~' ~ . :am.,~ s ~..~J~,"...m,.....~~..~,. _.._.~~~~ ~ u~~
~. ' ~~
~
~e
~ ~g ~~.. € ~ '; a ~~~?m ~ ~ .. ~., fr _ __""_ _..._..
a ° ' ~ ~
@ ,.~m ~ rY,~'~ ~~$~ ~ eu.ve.. ~~,.~.e`:r ~a
~ . ~ .~' ~ ~ ~
1~ w
,., ~a~,~ ~ ~ , ~ . ~ =~,,r ~~~~~w„ ~ ~
~ " ~ - M ~ ~
_e.. .. ~ ~"~' ~t:'.,,~,' ~ ~ ~ ~ ~ ~~ ~ ~
, ,
' r,~,~--~ ~.~`;; ._ ~ ~ ~ ~
~ ~ ~~w~~ w
~ ~ ~~.: _ ._... ~____~~. ~ .._. ~ ~ ~ ~
~ _,s. -
e _
_ . , 3; ~ ~ ~~ ~~ ~ _ ~ ° . a ,
~ ,w~ ~~ . - ~ ~'~
.~ ~ . T ~ .s ~ , ~~~ ; ~
~~~ .~ ; il. . ~, ~ ~ , s ~... _ _
~•
vi ~ ~ ~A
• ~ ~~ ` 3 }~~~ ~ ~4 ~ ~~~~ ~ ~
~ ~°: . ~ ~.~ ~, ~ -~ ~..., i k ~'~«:s
~ ~~~~ ~~ ~ '' ~ ~ I, g, ^~^~~ ,,~
~ ~ ~ ~° ~ ~~ ~ ~ ~
~ a r xs.-.~ ~ ~.~ ny , ~ ~ ~
~ ~~ ~; ~~ ~ . P e ~ ,rt,y ~ , 0 ~ '~~ t. ~ ~ ~ ~' .~~~ ~~'~.
~ ~ ~ ~ T~ ,
~
, ' ~ _ ~~~~v . ~~ € ~ g r ... ... . . f-~ ~" `~
~' ~ : ~'• ~ ~ ~ i ~` r 3 ~ ~ ~ -
~ 3
. ; ~
.
~
. . s Y. , Re.,
gi, ~ e . ( x~ Y ~ ~ ..~ ~` °`~~~ F
~
= ...._d ~~.,,,,uyrv . ~,~.~.~ia~, - a , . l ' __
Fy ... .:. '~ •
, ~ '~~~ ~~ ~ ~ r ~ ~ ~~
.~._ ~A> , . ~r R ,,~'. . ~r . < ~ ,_ ~ ~' ~.
' .u.rJ t. ed `$'~ ' ... en :.,....
s1s ~ ~ ..~ ~4.
~.. .... 3'.vyA,`t!'.~-~m,,.~. . .~ ~..
~ r.a. ~s, e ^~ ~ a~h~1,SP ~~' . _
EV,S % {~ P tih3 °M~~c"N'z~°~.~ -
~ . . a r F r . , ,.-.-».~. ,.....-.- .,
~~ ;.'~'~t .. . ...,..
.~ ~~. ~. , ..
".~_ ~'"~`+., .
.. ~.,~~._.~~.,.P~,~~..am:.6.~~_.._..-_.... ~.':.,~ ,.~.:,_.......e.....~_:v.. _..,.x.,,. ~,. n ..._ :..: . . . :.:.. .. .~:.~.. ~.._.~~._e... .~,...:...e ,,, r:.aPi