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sr-112310-6ac7® City of Santa Monica" City Council Report City Council Meeting: November 23, 2010 Agenda Item: ~Q -'~ To: Mayor and City Council From: Eileen P. Fogarty, Director of Planning and Community Development Subject: Appeal of Landmarks Commission Denial of the Designation of the Multi- Family Residential Building Located at 404 San Vicente Boulevard as a City Landmark Recommended Action Staff recommends that the City Council deny the appeal and uphold the decision of the Landmarks Commission to deny the designation of the subject building as a City Landmark. Executive Summary The appellants, Caroline Dixon and Roger Jackson, request that the City Council overturn the Landmarks Commission's September 13, 2010 decision to deny the designation of the 28-unit, multi-family residential cbndominium building at 404 San Vicente Boulevard as a-City Landmark. The building, whose architecture can be best described as a Historicist Stucco Box, was nominated for designation by the appellants, who are nearby neighbors and not residents of 404 San Vicente Boulevard. They cite certain building features, including its gardens/courtyard, balconies, mansard roof, arched features, and brickwork, as distinguishing characteristics that warrant designation. In addition, the appellants/applicants note the building was developed by Ernest Auerbach, a prominent local builder and philanthropist, and is the current residence of June Lockhart, awell-known actress and entertainer. This report highlights the points of the appeal, the Landmarks Commission's action, and staff's position relative to the designation based on required criteria for designation. The recommendation on this matter does not have any budgetary or fiscal impact. Discussion Property Description The three-story courtyard building can be architecturally described as a .Historicist Stucco Box with French Provincial ornamentation. This architectural style was prevalent during the late 1960s and early 1970s and fashions mass produced stucco box 1 construction and form with Revival style detailing (the most popular being Tudor, American Colonial Revival, and French Provincial). This decoration is mainly applied to a building's primary elevations. The 28-unit, multi-family (condominium) residential building, which was constructed in 1971, is rectangular in plan and sits above a partially subterranean parking. The building has a plaster finish and has a high level of French Provincial decoration and ornamentation along its street facing (north and west) elevations including: • a wood, shake-shingled, mansard roof element faux shutters flanking aluminum slider windows three-story surface-mounted arches • a centrally located ornamental wood door with sidelights recessed balconies with ornate cast-iron balusters As secondary elevations, the south and the east facades have little ornamentation in composition. These facades offer little vertical or horizontal relief and are boxy in appearance. The north and west elevations are set back from the public streets and heavily landscaped with small gardens with ornamental trees, turf, flowers, hedges, and brick walkways. 2 3 San Vicente Boulevard (north) elevation 4'" Street (west) elevation Historic Resources Inventory Status This property has not been previously identified as a historic resource under the City's on-going survey process. The subject property was initially surveyed during Phase I (1982-1983) of the Santa Monica Historic Resources Inventory Survey and was found ineligible for local listing. The subject property was again assessed as part of the current Historic Resources Inventory Update for the City of Santa Monica and again found ineligible for listing as a historic resource. Recent Actions Relative to 404 San Vicente Boulevard Although not pertinent to the issue of landmark designation, the recent project entitlement history of the building/site continues to surface during public hearings and discussion. The following summarizes this history: Use Permit Application 05UP-006 - A Use Permit application to construct an unmanned wireless telecommunication facility on roof of subject building was submitted on March 22, 2005. The proposal consisted of 12 panel antennas, one parabolic antenna, and six associated mechanical equipment cabinets. The proposed use was reviewed and approved by the Zoning Administrator with conditions on December 21, 2005. This approval was administratively extended by staff (06EXD-024) on December 5, 2006. The design, colors and materials for the proposed wireless antenna installation were initially reviewed by the Architectural Review Board on April 16, 2007 (07ARB-072). After expressing 4 East elevation South elevation design and material concerns and requesting additional information from the applicant, the ARB voted to continue the request. As the rights granted by this permit were never vested, the use permit subsequently expired on June 21, 2007. • Use Permit Application 07UP-004 - As the original Use Permit had expired, a new Use Permit application was submitted to construct a wireless telecommunication facility on the roof of the subject building. The new construction was similar to the previously approved wireless facility, except for replacing the one parabolic antenna with one GPS antenna. The proposed use was reviewed at a public hearing on April 8, 2008 and approved by the Zoning Administrator with conditions on May 1, 2008. Ms. Caroline Dixon and Mr. Roger Jackson submitted an appeal (08APP-010) of the Zoning Administrator's approval of Use Permit Application (07UP-004) on May 14, 2008. The appeal was denied and the Zoning Administrator's determination was upheld by the Planning Commission on July 15, 2009. • Architectural Review Board 07AR6-072 -The information previously requested by the ARB on the design, colors and materials for the proposed installation was finally considered and approved (with conditions) on January 13, 2010. Ms. Caroline Dixon and Mr. Roger Jackson submitted an appeal (10APP-001) of the Architectural Review Board decision on January 25, 2010. The appeal was denied and the Zoning Administrator's determination was upheld by the Planning Commission on June 16, 2010. Landmarks Commission Action At its September 13, 2010 meeting, following testimony from the applicants, three residents who reside in the subject building, and Commission deliberation, the Commission determined that the structure does not meet any of the six designation criteria as set forth in SMMC Section 9.36.100, and was unanimous in denying the Landmark designation. In summation, the Commission surmised that the issue was not 5 necessarily about creating a landmark but rather preventing the installation of a cellular antenna on the subject building. The Commission appreciated the community's concern about the proposed antenna installation, but felt that those specific concerns are best addressed through other administrative proceedings. The Commission expressed its obligation to protect the integrity of the landmarks program through careful and thoughfful analysis and that it is important that landmark designations be granted only if evidence supports the established landmark criteria. The Commission found that this building does not meet any of these criterions. In addition, the historic personages identified, without any disrespect for the successful careers of either June Lockhart or Ernest Auerbach, would not warrant designation. Mr. Auerbach built thousands of projects throughout Southern California and 404 San Vicente Boulevard is not of notable importance in his career. Ms. Lockhart did not reside in the building during the height of her career, nor is the property significant in influencing her work. The full text of the Landmarks Commission's Statement of Official Action is presented as Attachment C. The September 13, 2010 staff report and meeting minutes are presented as Attachments D and E, respectively. Appeal Summary The appellants filed a timely appeal on September 21,.2010. In their appeal statement, they assert that City staff "seriously minimized the scope and magnitude of the threat and the devastation [as a result of the antenna installation] in its report to the [Landmarks] Commission", and did not present the biographical information on June Lockhart in a timely manner. They also assert that it appears as though the City's historic consultant did not appropriately examine the building and the the report "was template generated and was probably created from his office without examination of the subject property at all." The appellants conclude by correcting the time of residency of June Lockhart in the subject building from 2002 to 1986, and noting that 404 San Vicente Boulevard merits historic designation and meets or exceeds all six of the designation criteria. 6 The City Council, in its review of this appeal, must determine whether an improvement satisfies one or more of the following criteria set forth in SMMC Section 9.36.100 in order to be designated as a Landmark: (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 value. (3) It is identified with historic personages or with important events in local, state or national history. (4) It embodies distinguishing architectural characteristics valuable to a study of a period, style, method of construction, or the use of indigenous materials or craftsmanship, or is a unique or rare example of an architectural design, detail or historical type valuable to such a study. (5) It is a significant or a representative example of the work or product of a notable builder, designer or architect. (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. Under the provisions of the Landmarks Ordinance, the City Council- may grant the appeal or uphold the decision of the Landmarks Commission, in whole or in part, based upon these criteria. The City Council's review of this application is de novo. Appeal Analysis Based on the full record to date, there is not support for the designation as applied to the criteria related to association with the City's social history, architectural character, and representative examples of a notable builder. Criterion #1: It exemplifies, symbolizes, or manifests elements of the cultural, social, economic, political or architectural history of the City While the multi-family residence located on the corner of 4th Street and San Vicente is connected to a specific historic architectural period, the Historicist Stucco Box is a 7 utilitarian example, highly common type, and ubiquitous in Santa Monica. Therefore, the subject property does not satisfy this criterion. Criterion #2: It has aesthetic or artistic interest or value, or other noteworthy interest or value. The resource does not appear to meet this criterion. The building lacks the sufficient aesthetic or artistic interest or value necessary for this designation. Criterion #3: Identified with historic personages or with important events in local, state or national history. 404 San Vicente Boulevard is not connected to the professional lives of either Ernest Auerbach or June Lockhart. Mr. Auerbach built thousands of projects throughout Southern California, and 404 San Vicente Boulevard is not of notable importance in his career. Ms. Lockhart did not reside in the building during the height of her career, nor is the property significant in influencing her work. Therefore, the subject property does not appear to satisfy this criterion. Criterion #4: It embodies distinguishing architectural characteristics valuable to a study of a period, style, method of construction, or the use of indigenous materials or craftsmanship, or is a unique or rare example of an architectural design, detail or historical type valuable to such a study. During the late 1960s and early 1970s the transition from the hegemony of Modern design to a period of historical revival in architecture created many hybrid forms where the two design strategies were conjoined. The Historicist Stucco Box is an excellent example of the architecture of this transitional time. Many developers and builders, simply continued with the construction of the stucco box, but instead of adding Modern detailing, references to earlier revival styles were surface mounted to primary elevations. Common Historicist Stucco Box styles were the Tudor, American Colonial Revival, and the French Provincial. Although this type and its associated styles were constructed over a short period (late 1960s-late 1980s), it is one of the most ubiquitous and common multi-family residential property types in Santa Monica. They are located throughout the City. The subject property exhibits many of the character defining 8 features of the Historicist Stucco Box. With its monolithic rectangular form, stucco walls, aluminum slider windows, sliding glass doors, and French provincial ornamentation it is a common example of a highly common type. The subject property does not satisfy this criterion. Criterion #5: It is a significant or a representative example of the work or product of a notable builder, designer or architect The subject property is a very common example of the prolific postwar developer and builder, Ernest Auerbach. Therefore the subject property does not appear to meet this criterion. Criterion #ti: Unique location, singular physical characteristic, or established and familiar visual feature of a neighborhood, community or the City. The subject property does not appear to meet this criterion. Conclusion In applying the City's significance criteria for individual recognition as a proposed City of Santa Monica Landmark, the building does not appear to rise to the threshold of significance for Landmark designation. Although the architecture of 404 San Vicente is a good example of the stucco box's transition from modern decoration (dingbat style) to historicist ornamentation of the stucco box (which began in the 1970s and continued through the 1980s), in general, the architecture of the building is .ubiquitous throughout Santa Monica and remains prevalent today. Staff recommends that the City Council deny the appeal and uphold the decision of the Landmarks Commission to deny the designation of 404 San Vicente Boulevard as a City Landmark. In addition, staff has had numerous conversations with Ms. June Lockhart concerning this designation application. June Lockhart was specifically identified by the appellants as a person of historic significance affiliated with the subject building. Ms. Lockhart was unaware of this application and wishes to not be associated with any potential landmark designation. 9 Alternatives As an alternative to the staff recommendation, and if supported by the full evidentiary record, the Council may consider upholding the appeal and designating the building/parcel at 404 San Vicente Boulevard as a City Landmark based upon appropriate criteria. Environmental Analysis The project is also exempt pursuant to CEQA Guidelines Section 15061(b)(3). Section 15061(b)(3) provides that CEQA only applies to those projects that have the potential for causing a significant effect on the environment. Since the proposed action would result in the retention of the existing structure and would not change the existing environmental baseline, there is no potential that the project would cause a significant effect on the environment. Public Outreach The public notice for this hearing was published at least 10 days .prior to the hearing in the Santa Monica Daily Press and mailed to all property owners and occupants within 300 feet of the subject property. 10 Financial Impacts & Budget Actions The recommendation presented in this report does not have any budgetary or fiscal impact. Prepared by: Scott Albright, AICP, Senior Planner Approved: Forwarded to Council: Aileen P. Fogaryj~ Director, Planning and Co unity Development Attachments Rod Gould City Manager A. Appellants' Appeal Statement B. Draft City Council Statement of Official Action C. Landmarks Commission Statement of Official Action, September 13, 2010 D. Landmarks Commission Staff Report, September 13, 2010 E. Excerpt of Landmarks Commission Minutes, September 13, 2009 F. City Landmark Assessment and Evaluation Report -September 8, 2010 11 ATTACHMENT A Appellants' Appeal Statement Electronic version of attachment is not available for review. Document is available for review at the City Clerk's Office and the Libraries. 12 _ City of {?~$~ O~i~~r~ Planning and Community Development Department _ City Planning Division (310) 458-8341 City ~af ~ _ - !'ir"If F`~HS~ Y'~ii9Y1 (Please Type or Print all Information} Application Number Filed: ' ~ ~ ' BY= ~~ ~~ ~ ~ J~sQ.~ APPELLANT NAME: ~ Qb~o 1~" f )cC~"r APPELLANT ADDRESS: G`~ `"' ~»• "`~ ` CONTACT P~RSflN; ~~®~ ~~>~/~~~~-~__ Phon ji(~ `-( (~ 3 `~~~~ (all come ondence will be mailed to this ad ress , Address: ~~~ ~Y` ~~~~ PROJECT CASE NUM°'"'"~~ PROJECT ADDftcSS: F7 I _ YYl - t~ APPLICANT:I "Ux-t ORIGINAL t~EARiNC DATA: ~Yt,br,~. ~ J ~~- ! 3 - 2C''t~/ ACTION 61=1NO APPEALED: ~~ . ~ c~~ ~ ~-, ~r-~-= r~- 'i ry}: ' Please state the specific reason{s) fas the appea[ {use separate sheet if necessa is the apprelated to the discretionary action and findings issuzd for the proposed project? Yes _ Pao 1# yes, explain: is the appeal related to the conditions of approval? -Yes ._. No if yes, which conditions and why: is the appeal related to design issues? _ Yes _ No if yes, explain: i~• is the appea! related to compatibility issues such as building height, massing, pedestrian orientation, etc.? -Yes _ No If yes, explain: ~.~ is the appea! related to non-compliance with the Santa Monica Municipal Cade? - Yes No tfi yes, which Code section{s) does the project not comply with and why: Is the appeal related to environmentat impacts associated with the project? _ Yes No If yes, explain: 5,~e ~~ ® ®nl f~ ~h i 4 U~ Is the appeal related to other issues? es - No if yes, explain: , APPEt_LANT SiI;NAru NOTE: A hearing date on the appeal will not be scheduled until sufficient information regarding the basis for the appeal has been received to enable City Planning Division staff to prepare the required analysis for the staff report. City of Santa Monica Planning and Community Development Department City Planning Division Appeal for Project Case #lOLM-003 404 San Vicente Boulevard Request for Landmark status Applicant: Caroline Diaon, Roger Jackson & Others Original Hearing Date: Monday, September 13, 2030 Action Being Appealed: Dermal of Landmark Status 1. During the staff report to the Commission, Staff erroneously stated that a "small" section of roof just over the North East section of the mansard is under threat from Verizon Wireless, when in fact several large sections of the roof and the arches over the windows are going to be replaced with fiberglass composite when Verizon places twelve cell phone antennas, a GPS antenna and associated roof-mounted mechanical equipment cabinets weighing over 9,000 pounds on the roof of the complex. Additionally, the connecting equipment n,nning up the side of the building, and the destruction of parts of the basement, garage and interior, will also threaten the charm and integrity of this building. According to Verizon, they would require 8 power-poles if the roof setting were denied to support their proposed installation. Staff seriously minimized the scope and magnitude of the threat and the devastation to the building in its report to the Commission. 2. Biographical information provided by the Applicant for the builder, Emest Auerbach and an esteemed resident, June Lockhart, was not included in the packet submitted to the Commission until a specific request by the Applicant was made that the information submitted be included. It is not clear why this omission occurred. The information was provided to the Commissioners seconds before the proceedings began and the Commissioners therefore did not have adequate time to consider the extensive collection of materials pertaining to those famous personages associated with the building. 3. Nothing in the PCR report gives the impressian that the expert reviewing the property actually visited the building or explored its unique interior. In fact it feels like the entire report was template generated and was probably created from his office without examination of the subject property at all. The sample praperties provided for comparison purposes are not all Historicist Stucco- Box styles (see American Colonial Revival at 415 San Vicente) and it is unclear exactly what we are supposed to glean from these inequitable comparisons. 4. The report asserts that a current resident and "historic personage" (iconic actress June Lockhart) has been a resident of the property since 2002. In fact she has been a resident since 1986, a period of considerable artistic and historic achievement for Ms. Lockhart. We feel that 404 San Vicente Boulevard merits historic designation and meets or exceeds the City's Landmark Criteria as follows: 9.36.100(x) (1) It exempl~es, symbolizes, or manifests elements of the cultural, social, economic, political or architectural history of the City. 404 San Vicente is connected to a specific period (late 1960s -late 1980s). It was built early in this period (1971) and is aesthetically much more compelling than its Santa Monica counterparts. The property is both representative of the transition from "Modem" to "Historical Revival," but simultaneously unique in its expression of the latter architectural genre. 9.36.100(x) (2) It has aesthetic or artistic interest or value, or other noteworthy interest or value. The parapet mansard shake shingle roof, stumiing high arches, adorned balconies, brickwork both inside and out, exterior rose gardens, interior gardens, and unusual design of 'the open roof to maximize light, are all singularly unique to this property. Step inside the building and you are surprised by the peaceful haven created by the light streaming in from the open roof, the depth of quiet afforded in the middle of a busy city, and the beauty of the unexpected interiar gardens. The surprise inner sanctuary of this building is worth experiencing as it possesses an almost religious calm. 9.36.100(x) (3) It is identifted with historic personages or with important events in local, state or national history. 404 San Vicente is indelibly connected with two prominent and significant personages: June Lockhart and Ernest Auerbach. 404 San Vicente Boulevard was a project that Auerbach took particular care with to consider the maximization of light, sanctuary, aesthetic appeal and the strength and integrity of a building that was meant to last. Auerbach and his wife, Lisa, were benefactars of many local institutions, including City of Hope, American Youth Symphony, Jewish Community of Pacific Palisades/Kehillat Israel Synagogue, American Jewish University, The Jewish Federation, Jewish Nafional Fund, and Jewish Home for the Aging (now the Los Angeles Jewish Home). He was honored in 2010 by The Jewish Federation Real Estate and Construction Division for his work as a builder and philanthropist. Ernest Auerbach was a role model for other builders in our community. He loved what he did, built with integrity and he was incredibly generous in giving back to the community. Ernest Auerbach died eazlier this yeaz and it would be fitting for Santa Monica to recognize the man and his work . June Lockhart has poured her soul into her craft and community for the past 24 years of her life as a prolific working actress. She has remained very much in the public eye during those 24 years in residence and continues to be a treasure that our community benefits from each year. We feel that the City is deeply indebted to June's work in her later years as she has harnessed her celebrity to the benefit of our community time and again, raising funds for our police department, local animal shelters, arts and other projects. The new Santa Monica History Museum will honor this prominent Santa Monica resident when it opens. June serves as the Ambassador for the California State Parks System. She is uniquely active in Santa Monica and in the wider community. 404 San Vicente has been Lockhart's home and creative base for the past 24 years, and is an undeniable component of her artistic success. 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 architectural design, detail or historical type valuable to such a study. The reports notes that "During the late 1960s and eazly 1970s the transition from the hegemony of Modern design to a period of historical revival in architecture created many hybrid forms where the two design strategies were conjoined: The Historicist Stucco Box is an excellent example of the architecture of this time. Many developers and builders, simply continued with the construction of the stucco box, but instead of adding Modern detailing, references to earlier revival styles were surface mounted to primary elevations. Common Historicist Stucco Box styles were the Tudor, American Colonial Revival, and the French Provincial... this type and its associated styles were constructed over a short period (late 1960s -late 1980s)." The subject property was built in 1971 and therefore represents the early part of this shift and exploration of marrying new with old; functionality with historical ornamentation. The French Provincial elements adorning this subject property include the covered balconies with ornamental iron railings; wood shingled parapet roof, dramatically high window arches, shutters and detailed brickwork. While the city may net want to protect all of the multifamily homes built during this period, it should protect some of the better and more unique representations, of which 404 San. Vicente is a prime example -expressing the architectural shift in ways that are both classic and unique. 9.36.100(x) (5) It is significant or a representative example of the work or product of a notable builder, designer or architect. 404 San Vicente is a significant and representative work of the notable builder and philanthropist Ernest Auerbach. 9.36.100(x) (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. Given that one of the Commissioners based her knowledge of the building purely on the familiarity she has from passing it often, this point seems to have been proven by the Commission. 4~' and San Vicente is a destination for anyone in or around the City who exercises on or around the stairs. It is a well known, well established visual feature of a North of Montana community that is popular with visitors and residents alike. ATTACHMENT B Draft City Council Statement of Official Action 13 CITY COUNCIL CITY OF SANTA MONICA STATEMENT OF OFFICIAL ACTION Appeal 10-006 404 San Vicente Boulevard Caroline Dixon and Roger Jackson Caroline Dixon and Roger Jackson PROPERTY OWNER: 404 San Vicente Boulevard HOA CASE PLANNER: Scott Albright, AICP, Senior Planner REQUEST: Appeal 09-015 of Landmarks Commission Denial of Landmark Designation Application 10-00. CEQA STATUS: The project is exempt pursuant to CEQA Guidelines Section 15061(b)(3). Section 15061(b)(3) provides that CEQA only applies to those projects that have the potential for causing a significant effect on the environment. Since the proposed action would result in the retention of the existing structure and -would not change the existing environmental baseline, there is no potential that the project would cause a significant effect on the environment. 14 CITY COUNCIL ACTION November 23. 2010 Date X Appeal upheld and Landmarks Commission approval reversed based upon the findings below: Appeal denied and Landmarks Commission decision to deny landmark designation is upheld based on the following findings: Other. EFFECTIVE DATE OF ACTION: November 23, 2010 The City Council, having held a public hearing on November 23, 2010, hereby denies Appeal 09-015 and affirms the Landmarks Commission's decision to deny the designation of the building at 404 San Vicente Boulevard as a City Landmark based on the findings and determinations below. Each and all of the findings and determinations are based on the competent and substantial evidence, both oral and written, contained in the entire record relating to the Project. All summaries of information contained herein or in the findings are based on the substantial evidence in the record. The absence of any particular fact from any such summary is not an indication that a particular finding is not based in part on that fact. Findings and determinations for denial of Designation of the Landmark Building Per SMMC 9.36.100(a) (1) It exemplifies, symbolizes, or manifests elements of the cultural, social, economic, political or architectural history of the City. While the multifamily residence located on the corner of 4th Street and San Vicente is connected to a specific historic period, the Historicist Stucco Box is a utilitarian example, highly common type, and ubiquitous in Santa Monica. Therefore, the subject property does not satisfy this criterion. (2) It has aesthetic or artistic interest or value, or other noteworthy interest or value. The resource does not appear to meet this criterion. The building lacks the sufficient aesthetic or artistic interest or value necessary for this designation. (3) It is identified with historic personages or with important events in local, state or national history. 15 404 San Vicente Boulevard is not connected to the professional lives of either Ernest Auerbach or June Lockhart. Therefore, the subject property does not appear to satisfy this criterion. (4) It embodies distinguishing architectural characteristics valuable to a study of a period, style, method of construction, or the use of indigenous materials or craftsmanship, or is a unique or rare example of an architectural design, detail or historical type valuable to such a study. During the late 1960s and early 1970s the transition from the hegemony of Modern design to a period of historical revival in architecture created many hybrid forms where the -two design strategies were conjoined. The Historicist Stucco Box is an excellent example of the architecture of this transitional time. Many developers and builders, simply continued with the construction of the stucco box, but instead of adding Modern detailing, references to earlier revival styles were surface mounted to primary elevations. Common Historicist Stucco Box styles were the Tudor, American Colonial Revival, and the. French Provincial. Although this type and its associated styles were constructed over a short period (late 1960s-late 1980s), it is one of the most ubiquitous and common multifamily residential property types in Santa Monica. They are located throughout the City. The subject property exhibits many of the character defining features of the Historicist Stucco Box. With its monolithic rectangular form, stucco walls, aluminum slider windows, sliding glass doors, and French provincial ornamentation it is a common example of a highly common type. The subject property does not satisfy this criterion. (5) It is a significant or a representative example of the work or product of a notable builder, designer or architect. The subject property is a very common example of the prolific postwar developer and builder, Ernest Auerbach. Therefore the subject property does not appear to meet this criterion. (6) It has a unique location, a singular physical characteristic, or is an established and familiar visual feature of a neighborhood, community or the City. The subject property does not appear to meet this criterion VOTE Ayes: Nays: Abstain: Absent: 16 NOTICE If this is a final. decision not subject to further appeal under Article 9 of the Santa Monica Municipal Code, the time within which judicial review of this decision must be sought is governed by Code of Civil Procedures Section 1094.6, which provision has been adopted by the City pursuant to Municipal Code Section 1.16.010. I hereby certify that this Statement of Official Action accurately reflects the final determination of the City Council of the City of Santa Monica. MARIA M. STEWART, City Clerk Date F:\CityPlanning\Share\COUNCIL\STRPT\2010\10APP-006 (404 San Vicente Boulevard).docx 17 ATTACHMENT C Landmarks Commission Statement of Official Action September 13, 2010 18 FINDINGS AND DETERMINATION OF THE LANDMARKS COMMISSION OF THE CITY OF SANTA MONICA IN THE MATTER OF THE DESIGNATION OF A LANDMARK DENIAL OF LANDMARK DESIGNATION 10-LM-003 OF A 28-UNIT, MULTI-FAMILY RESIDENTIAL BUILDING LOCATED AT 404 SAN VICENTE BOULEVARD SECTION I. An application was filed by the Caroline Dixon and Roger Jackson on August 3, 2010 to designate the 28-unit, multi-family building at 404 San Vicente Boulevard as a City Landmark. The Landmarks Commission, having held a Public Hearing on September 13, 2010, hereby finds that the subject multi-family building at 404 San Vicente Boulevard does not meet any of the six criteria for individual landmark designation enumerated in SMMC 9.36.100(a). Therefore, the Commission hereby disapproves this application based on the following findings: (1) It exemplifies, symbolizes, or manifests elements of the cultural, social, economic, political or architectural history of the City. While the multifamily residence located on the corner of 4th Street and San Vicente is connected to a specific historic period, the Historicist Stucco Box is a highly common type, ubiquitous in Santa Monica. The subject property is a highly common and utilitarian example of the highly common type. Therefore, the subject property does not satisfy this criterion. (2) It has aesthetic or artistic interest or value, or other noteworthy interest or value. The resource does not appear to .meet this criterion. The building lacks the. sufficient aesthetic or artistic interest or value necessary for this designation. (3) It is identified with historic personages or with important events in local, state or national history. 404 San Vicente Boulevard is not connected to the professional lives of either Ernest Auerbach or June Lockhart. Therefore, the subject property does not appear to satisfy this criterion. (4) It embodies distinguishing architectural characteristics valuable to a study of a period, style, method of construction, or the use of indigenous materials or craftsmanship, or is a unique or rare example of an architectural design, detail or historical type valuable to such a study. During the late 1960s and early 1970s the transition from the hegemony of Modern design to a period of historical revival in architecture created many hybrid forms where 19 the two design strategies were conjoined. The Historicist Stucco Box is an excellent example of the architecture of this transitional time. Many developers and builders, simply continued with the construction of the stucco box, but instead of adding Modern detailing, references to earlier revival styles were surface mounted to primary elevations. Common Historicist Stucco Box styles were the Tudor, American Colonial Revival, and the French Provincial. Although this type and its associated styles were constructed over a short period (late 1960s-late 1980s), it is one of the most ubiquitous and common multifamily residential property types in Santa Monica. They are located throughout the City. The subject property exhibits many of the character defining features of the Historicist Stucco Box. With its monolithic rectangular form, stucco walls, aluminum slider windows, sliding glass doors, and French provincial ornamentation it is a common example of a highly common type. The subject property does not satisfy this criterion. (5) It is a significant or a representative example of the work or product of a notable builder, designer or architect. The subject property is a very common example of the prolific postwar developer and builder, Ernest Auerbach. Therefore the subject property does not appear to meet this .criterion. (6) It has a unique location, a singular physical characteristic, or is an established and familiar visual feature of a neighborhood, community or the City. The subject property does not appear to meet this criterion. SECTION II. 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 September 13, 2010 as determined by the following vote: AYES: Berley, Fresco, Gehser, Kaplan, Lehrer, Shari ABSTAIN: None ABSENT: Bach NAYES: None Each and all of the findings and determinations are based on the competent and substantial evidence, both oral and written, contained in the entire record relating to the Project. All summaries of information contained herein or in the findings are based on the substantial evidence in the record. The absence of any particular fact from any such summary is not an indication that a particular finding is not based in part on that fact. 20 Respectfully Submitted Attest: October 11, 2010 John Berley, Chair Scott Albright, AICP Landmarks Commission Secretary 21 ATTACHMENT D Landmarks Commission Staff Report September 13, 2010 22 MEMORANDUM PLANNING AND COMMUNITY DEVELOPMENT DEPARTMENT CITY OF SANTA MONICA PLANNING DIVISION DATE: September 13, 2010 TO: The Honorable Landmarks Commission FROM: Planning Staff SUBJECT: 404 San Vicente Boulevard, 10LM-003 Public Hearing to Consider a Landmark Designation Application PROPERTY OWNER: 404 San Vicente HOA/Numerous Property Owners APPLICANT: Caroline Dixon and Roger Jackson INTRODUCTION & BACKGROUND The subject site at 404 San Vicente Boulevard is a corner lot that is located in the north of Montana neighborhood. The building was nominated for designation by nearby neighbors who site certain of the building's features, including its gardens/courtyard garden, balconies, mansard roof, arched features, and brickwork, as distinguishing characteristics. In addition, the applicant notes the building was developed by Ernest Auerbach, and is the current residence of June Lockhart. In January 2010, the Architectural Review Board approved the design, colors and materials for the installation of twelve (12) panel antennas and associated roof-mounted equipment cabinets, on the roof. In order to accommodate the antennas, three sections of the existing mansard roof parapet will be removed and replaced with RF transparent fiberglass composite material that will match both the color and texture of the existing mansard roof and fully screen the antennas from public view. The ARB added a condition that would address the maintenance of the proposed materials due to weathering, requiring a routine maintenance program to ensure as close a color match as possible. The decision of the Architectural Review Board was appealed by Caroline Dixon and Roger Jackson. The Planning Commission considered the appeal in June 2010, and after holding a public hearing on the matter, voted to deny the appeal and uphold the ARB's decision on the design, colors, and materials. It is interesting to note that given the current age of the building (39 years old, constructed in 1971), if a demolition permit were requested for the building at this time, Landmarks Commission review of this permit would not be required given its age does not meet the minimum 40 year threshold. 25 Staff has had numerous conversations .with Ms. June Lockhart concerning this designation application. June Lockhart was specifically identified on the application as a person of historic significance. Ms. Lockhart was unaware of this application being filed and has expressed concern and apprehension with her name being affiliated with a potential landmark designation. Historic Resources Inventory Status This property has not been identified as a Historic Resource for the City PUBLIC NOTIFICATION Notice of the public hearing was provided as follows: Pursuant to SMMC Section 9.36.120, notice of the public hearing was mailed to all owners and residential and commercial tenants of property within a 300-foot radius of the project and was published in the Santa Monica Daily-Press at least ten consecutive calendar days prior to .the hearing. A copy of the notice is included as Attachment B. ANALYSIS Property Information and Architectural Description The Contemporary three-story courtyard building with French Provincial ornamentation, which was constructed in 1971, is subdivided into 28 air-space condominium units. The rectangular building has a plaster finish and a flat roof. Along the north and west elevations, the roofline is topped with a wood, shake-shingled, mansard roof. Along the south and east elevation an unadorned parapet wall extends above the roofline. The mansard roofline is intermittently interrupted by arched openings that define vertical groupings of aluminum slider windows. Decorative shutters also flank the certain windows along the San Vicente Boulevard elevation. Covered balconies with ornamental iron railings provide some articulation to the structure and break up the mass of the building. Post-War Multi-Family Residential Architecture (Dingbat Housing) Although influenced by the materials and aesthetics of post-war Modern Architecture, postwar multi-family residential architecture (the stucco box with Modern detailing) is generally less formal in its expression of Modern design features and materials. The common features of post-war apartment complexes in Southern California included rectilinear massing; flat or low-pitched hipped roofs; overhanging eaves; stucco finish and/or wood siding; natural rock veneers; metal-framed fixed, sliding and/or casement windows; cantilevered balconies or exterior walkways; and custom signage or themed imagery on the primary fagade. Garden courts, landscaping, and swimming pools were often integrated into the site plan. Parking garages were either incorporated into the ground level of the apartment buildings or provided in a separate ancillary building. The post-war multifamily residences were largely constructed quickly for low costs to provide for the immediate housing needs during the post-war era. The design rational for these 26 ubiquitous post-war multifamily residences was to provide inexpensive housing using mass-produced building materials. Although some post-war multi-family residences have Modern-style open floor plans, functionally organized fagades, and glazed walls or ribbon windows, most do not. Historicist Stucco Box As the public acceptance of Modern design ebbed beginning in the late 1960s, architects, developers, and builders adapted to appeal to a growing interest in historic precedents in architecture. During the late 1960s and early 1970s the transition from the hegemony of Modern design to a period of historical revival in architecture created many hybrid forms where the two design strategies were conjoined. The historicist stucco box is an excellent example of the architecture of this transitional time. Many developers and builders; simply continued with the construction of the stucco box, but instead of adding Modern detailing, forms and detailing referencing earlier revival styles were applied to the primary elevations. Common Historicist Stucco Box styles were the Tudor, American Colonial Revival, and the French Provincial. Although this type and its associated styles were constructed over a short period (late 1960s-late 1980s), it is one of the most ubiquitous and common multifamily residential property types in Santa Monica, and examples are located throughout the City. The subject property exhibits. many of the character defining features of the Historicist Stucco Box. With its monolithic rectangular form, stucco walls, aluminum slider windows, sliding glass doors, and French Provincial ornamentation it is a common example of a highly common type. The building was constructed by Ernest Auerbach, an influential real estate developer who also successfully bred racehorses. He launched his real estate firm, Ernest Auerbach Company, in Santa Monica iri 1946 and built "thousands" of homes and office buildings through his construction company", including Auerbach Plaza at 2001 Wilshire Boulevard. He was also a philanthropist whose projects included the Auerbach Student Center at American Jewish University; and the Lisa and Ernest Auerbach Behavioral Health Center, open since 2008 at the Los Angeles Jewish Home in Reseda. Ernest Auerbach resided in Pacific Palisades and maintained a horse ranch in Ramona (San Diego County). The building is also the current home of June Lockhart, an actress who is best known for her starring roles in the popular television series Lassie, Lost in Space, and Petticoat Junction in the years 1958 through 1970. Although accomplished in her craft and her work with various broadcast entertainment medium has been on-going, the height of June Lockhart's popularity was prior to the construction of the building at 404 San Vicente Boulevard, and therefore the building is not directly associated with June Lockhart. 27 Landmarks Ordinance/Findings The Landmarks Ordinance requires the Commission to review the building's eligibility as a landmark based on the six criteria discussed below. The Commission may designate a property as a Landmark if it meets one or more of these criteria. Based on the research and evaluation of the three-story multi-family residential building, the City's Historic Consultant has assessed that building does not meet the designation criteria established in SMMC 9.36.100 and is therefore is ineligible for City Landmark designation. The following draft findings are made to support this conclusion: (1) It exemplifies, symbolizes, or manifests elements of the cultural, social, economic, political or architectural history of the City. While the multifamily residence located on the corner of 4th Street and San Vicente is connected to a specific historic period, the Historicist Stucco Box is a highly common type, ubiquitous in Santa Monica. The subject property is a highly common and utilitarian example of the highly common type. Therefore, the subject property does not satisfy this criterion. (2) It has aesthetic or artistic interest or value, or other noteworthy interest or value. The resource does not appear to meet this criterion. The building lacks the sufficient aesthetic or artistic interest or value necessary for this designation. (3) It is identified with historic personages or with important events in local, state or national history. 404 San Vicente Boulevard is not connected to the professional lives of either Ernest Auerbach or June Lockhart. Therefore, the subject property does not appear to satisfy this criterion. (4) It embodies distinguishing architectural characteristics valuable to a study of a period, style, method of construction, or the use of indigenous materials or craftsmanship, or is a unique or rare example of an architectural design, detail or historical type valuable to such a study. During the late 1960s and early 1970s the transition from the hegemony of Modern design to a period of historical revival in architecture created many hybrid forms where the two design strategies were conjoined. The Historicist Stucco Box is an excellent example of the architecture of this transitional time. Many developers and builders, simply continued with the construction of the stucco box, but instead of adding Modern detailing, references to earlier revival styles were surface mounted to primary elevations. Common Historicist Stucco Box styles were the Tudor, American Colonial 28 Revival, and the French Provincial. Although this type and its associated styles were constructed over a short period (late 1960s-late 1980s), it is one of the most ubiquitous and common multifamily residential property types in Santa Monica. They are located throughout the City. The subject property exhibits many of the character defining features of the Historicist Stucco Box. With its monolithic rectangular form, stucco walls, aluminum slider windows, sliding glass doors, and French provincial ornamentation it is a common example of a highly common type. The subject property does not satisfy this criterion. (5) It is a significant or a representative example of the work or product of a notable builder, designer or architect. The subject property is a very common example of the prolific postwar developer and builder, Ernest Auerbach. Therefore the subject property does not appear to meet this criterion. (6) It has a unique location, a singular physical characteristic, or is an established and familiar visual feature of a neighborhood, community or the City. The subject property does not appear to meet this criterion. STAFF RECOMMENDATION Staff concurs with the conclusions of the City's Historic Consultant, and recommends that the Landmarks Commission deny the application for the designation of 404 San Vicente Boulevard as a City Landmark. Pursuant to SMMC 9.36.180, the Landmarks Commission's determination regarding this application may be appealed to the City Council if the appeal is filed with the City Planning Division within ten (10) consecutive days commencing from the date that the decision is made by the Landmarks Commission. 29 ATTACHMENT E Excerpt of Landmarks Commission Minutes, September 13, 2010 30 MINUTES ~~tY of Santa Monica Monday, September 13, 2010 7:00 PM REGULAR MEETING OF THE LANDMARKS COMMISSION Founded 1875 "Populus felix in urbe felicl' City Council Chambers, Room 213 1685 Main Street, Santa Monica CALL TO ORDER OF THE REGULAR MEETING OF THE LANDMARKS COMMISSION: The meeting was called to order at 7:03 pm. 1. ROLL CALL: Present: John Berley, Chair Nina Fresco RogerGenser Barbara Kaplan Ruthann Lehrer Ruth Shari, Chair Pro Tempore Also Present: Kevin McKeown, City Council Liaison Barry Rosenbaum, Senior Land Use Attorney Scott Albright, AICP, Commission Liaison Lily Yegazu, Associate Planner Susan Umeda, Staff Assistant III Absent: Margaret Bach Steve Traeger, Principal Urban Designer 9-B. Landmark Designation Application 10LM-003 404 San Vicente Boulevard, to determine whether the multi-family residential building should be designated as a City Landmark. The Commission made ex pane communication disclosures. Mr. Albright presented the staff report. Staff recommended that the Commission deny Landmark Designation Application 10LM-003, 404 San Vicente Boulevard, based upon the draft findings in the staff report. 1 Commissioner Fresco stated that the person who filed the application thought the building was threatened in some way and asked staff to explain the situation to the Commission. Mr. Albright responded that twelve cellular antennas are scheduled to be installed along a portion of the mansard roof. Commissioner Fresco asked staff if the antennas will be concealed behind shingles. Mr. Albright responded that the antennas will be concealed by fiberglass, which will mimic the mansard roof. Commissioner Genser asked staff if the antennas are for cellular service. Mr. Albright responded in the positive. Mr. Albright added that the request was subject to a use permit which was approved by the Zoning Administrator; the proposed design was subsequently approved by the Architectural Review Board. Mr. Albright reported that both of these decisions were appealed to the Planning Commission and he stated that the design is currently in plan check review. Commissioner Genser asked staff to clarify that the applicants are neighbors of the building. Mr. Albright responded in the .positive and added that the condominium owners and the Homeowners Association were notified of this hearing through written letter; public notices to the neighborhood were also sent. Chair Berley asked staff to explain the reason why the mansard roof will need to be removed. Mr. Albright responded that the cellular service company will affix the antennas to fihe face of the building itself. Mr. Albright added that the mass will not change but the materiality of a portion of the roof will change. Chair Berley asked staff if the thickness of the roof will change. Mr. Albright responded that he did not have that information. Chair Berley asked staff if the roof will be modified because of technical reasons. Mr. Albright responded in the positive. The following members of the public addressed the Commission: Caroline Dixon (applicant), Roger Jackson (applicant), Carolyn Negrin, Beth Stolarczyk; and George Froleif. Ms. Dixon, Mr. Jackson, Ms. Negrin, Ms. Stolarczyk, and Mr. Froleif asked the Commission to approve Landmark Designation Application 10LM-003, 404 San Vicente Boulevard. Ms. Dixon stated that actress June Lockhart was active during her residency at 404 San Vicente Boulevard. Mr. Froleif stated that the design of the building is significant. Ms. Negrin clarified statements made by other members of the public and stated that the location of the building is significant. Mr. Jackson stated that 404 San Vicente Boulevard is a beautiful building that should be preserved. Ms. Stolarczyk stated that the building is significant and that the cell tower installation would affect neighborhood children because the building is next to a school. Chair Berley asked Ms. Dixon if she has spoken directly with Ms. Lockhart regarding the designation. Ms. Dixon responded in the negative. 2 Commissioner Lehrer asked Mr. Froleif if the homeowner's association board of directors approved the contract with the cellular company. Mr. Froleif responded in the positive. Commissioner Lehrer asked Mr. Froleif if the contract is controversial among the residents. Mr. Froleif responded in the positive. Commissioner Genser asked staff if a landmark designation would have any effect on the installation of antennas. Mr. Rosenbaum responded that a designation would not have any effect upon the application of federal regulations. Commissioner Fresco stated that, in reference to a speaker's comment, the Commission's moral and political courage is reflected in the Commission's ability to protect the integrity of the landmarks program so that the Commission could continue the good work that is done on behalf of the City. She stated that it is important that the Commission landmark structures only if they meet landmark criteria rather than designate to help residents and neighborhoods further non- landmarks related goals. Commissioner Lehrer stated that the back-story regarding the application is interesting but the Commission determines whether a building meets landmark criteria. Commissioner Lehrer stated that the building does not meet the landmarks thresholds. She stated that San Vicente corridor between Ocean and Seventh Avenues is of great interest to the Commission but 404 San Vicente Boulevard does not meet the criteria for a landmark. Commissioner Genser stated that the building is thirty-nine years old and does not meet the threshold that would normally trigger a review by the Commission. Commissioner Genser stated that the building does not meet any of the criteria for landmark designation. Additionally, he stated that the Commission is unable to base a decision on issues other than landmark criteria. He stated that the testimony regarding June Lockhart is not enough to landmark the structure. Chair Pro Tempore Shari appreciated the community's concern about the installation. She stated that a designation would not solve the problems with the cellular installation because the work could still proceed even with a designation. She stated that the building is not significant as an individual structure or as part of a district. Commissioner Genser made a motion to deny Landmark Designation Application 10LM-003, 404 San Vicente Boulevard. Commissioner Lehrer seconded the motion. A roll call was held for the motion and approved by the following vote: AYES: Fresco, Genser, Kaplan, Lehrer, Shari, Chair Berley ABSENT: Bach 3 ATTACHMENT F City Landmark Assessment and Evaluation Report September 8, 2010 Electronic version of attachment is not available for review. Document is available for review at the City Clerk's office and the Libraries. 32 404 San Vicente Boulevard Santa Monica, California City Landmark Assessment and Evaluation Report Evaluation Report Assessor's Parcel Map Sanborn Maps Photographs Prepared for: City of Santa Monica Planning Division September 8, 2010 404 San Vicente Boulevard Santa Monica, California City Landmark Assessment and Evaluation Report Environmental Setting The subject property, 404 San Vicente Boulevard, is a large rectangular multifamily residential property. The three-story 1970s apartment complex consists of a tall vertically aligned stucco building adorned with French-themed ornamentation. The subject property is located on the southeast corner of 4a' Street and San Vicente Boulevard. Building permits indicate that construction of the property began in 1970 and was completed in 1971. The property is located in amulti-family residential neighborhood consisting primarily of two-story garden apartment complexes situated on large lots on both sides of San Vicente Boulevard. The subject property was developed by Emest Auerbach Company, a prolific Los Angeles and Santa Monica developer. Actress June Lockhart is a resident of the property. Based on a site survey, available building permits, Los Angeles County Tax Assessor records, and Sanborn Maps, it appears that the original improvements to the subject property were made between 1918 and 1950, but were later demolished for the construction of the existing apartment complex. The original improvements appear to have been an L-shaped multifamily residential building with a detached row of garages on the south alley. The legal description of the subject property is Condominium Tract 35122 Lot L Regulatory Setting This property has not been previously identified as a historic resource under the City's on-going survey process. The subject property was initially surveyed during Phase I (1982-1983) of the Santa Monica Historic Resources Inventory Survey and was found ineligible for local listing. The subject property was again assessed as part of the Historic Resources Inventory Update for the City of Santa Monica and again found ineligible for listing as a historic resource. Finally, the property was found ineligible for listing as a historic resource during the recent city-wide survey update. Architectural Description The three-story stucco multifamily residential building sits above a partially subterranean parking garage. The concrete parking garage is accessible by the alley that borders the property on the south and spans close to the entire building footprint. The rear elevation and the east facades have little ornamentation as they are secondary elevations fronting the alley (south elevation), and the multifamily building to the east (east elevation). The west elevation fronting 4`h Street rises vertically above the visible parking garage and the north elevation is set back from San Vicente by a small garden with trees, turf, flowers, and hedges. The architecture of the facade is similar to the ubiquitous stucco box multifamily residential buildings constructed throughout Santa Monica during the postwar era. Lightly textured stucco walls with functionally identifiable aluminum slider windows signify bedrooms, bathrooms and kitchens, and sliding glass doors open onto the balconies. The architecture of 404 San Vicente is a good example of the stucco box's transition from modern decoration (dingbat style) to historicist ornamentation of the stucco box which began in the 1970s and continued through the 1980s. The 404 San Vicente apartment complex is a provincial French- 233 Wilshire Boulevard, Suite 130, Santa Monica, CA 90401 inreaner www.pcrnet.com rei 310.451.4488 rnx 310.451.5279 404 San Vicente Boulevard Santa Monica, California City Landmark Assessment and Evaluation Report Page 2 themed stucco .box with a wood shingle Mansard parapet meant to convey a Mansard roof, faux shutters, and a series of three-story surface-mounted arches. Slightly recessed balconies with ornate cast-iron balusters front 4th Street and San Vicente Boulevard. A brick walkway and stair leads to the centrally located wood door with sidelights on San Vicente Boulevard. Historical Background Based upon tax assessor records and Sanborn map research, it appears that a substantial number of multi-family dwellings situated along San Vicente Boulevard and Montana Avenue had been constructed by 1950. Many more were erected between 1950 and 1970s, such as the subject property. The commercial development and population growth responsible for the increase in apartment complexes in the area was largely caused by the pre-World War II defense build-up and the post-World War II boom years after 1945 when the demand for housing exceeded supply. The Douglas Aircraft manufacturing plant in the southeast part of Santa Monica employed large numbers of local residents during the 1940s and into the postwar years. Similarly, the RAND Corporation provided employment to a large number of researchers and support staff after World War II. Multi- family dwellings in the area such as those within the tract's boundaries were built to house the many professional and blue-collar workers requiring housing in Santa Monica at that time. In addition, city directories indicate that retirees and widows also lived in Santa Monica following World War II in apartment buildings. Many of the multi-family residences erected along San Vicente Boulevard between Ocean Avenue and 7th Street are two-story, set back from the street, and are arranged around landscaped courtyards. Some of the Garden Apartments on San Vicente between Ocean Avenue and 7th Street have open courts with a continuous unbrokenlandscape thaYconnects to the front yard, while others have the second story bridging over a ground floor entranceway that connects to the open courtyard. These plan and layout types are characteristic of the many garden apartment complexes that appeared in Santa Monica and throughout Southern California from the Depression-era 1930s through the 1960s. These Garden Apartments tend to have modern detailing, with the postwar examples often incorporating architectural elements similar to post-war Dingbat Housing. Post-War Multi-Family Residential Architecture (Dingbat (lousing) Although influenced by the materials and aesthetics of post-war Modern Architecture, post- war multi-family residential architecture (the stucco box with Modern detailing) is generally less formal in its expression of Modern design features and materials. The common features of post-war apartment complexes in Southern California included rectilinear massing; flat or low-pitched hipped roofs; overhanging eaves; stucco finish and/or wood siding; natural rock veneers; metal-framed fixed, sliding and/or casement windows; cantilevered balconies or exterior walkways; and custom. signage or themed imagery on the primary fa9ade. Garden courts, landscaping, and swimming pools were often integrated into the site plan. Parking garages were either incorporated into the ground level of the apartment buildings or provided in a separate ancillary building. The post-war multi- family residences were largely constructed quickly for low costs to provide for the immediate housing needs during the post-war era. The design rational for these ubiquitous post-war multi- family residences was to provide inexpensive housing using mass-produced building materials. 404 San Vicente Boulevard Santa Monica, California City Landmark Assessment and Evaluation Report Page 3 Although some post-war multi-family residences have Modern-style open floor plans, functionally- organized fagades, and glazed walls or ribbon windows, most do not. Historicist Stucco Box As the public acceptance of Modern design ebbed beginning in the late 1960s, architects, developers, and builders adapted to appeal to a growing interest in historic precedents in architecture. During the late 1960s and early 1970s the transition from the hegemony of Modern design to a period of historical revival in architecture created many hybrid forms where the two design strategies were conjoined. The historicist shicco box is an excellent example of the architechtre of this transitional time. Many developers and builders, simply continued with the construction of the stucco box, but instead of adding Modern detailing, forms and detailing referencing earlier revival styles were applied to the primary elevations. Common Historicist Stucco Box styles were the Tudor, American Colonial Revival, and the French Provincial. Although this type and its associated styles were constructed over a short period (late 1960s-late 1980s), it is one of the most ubiquitous and common multifamily residential property types in Santa Monica, and examples are located throughout the City. The subject property exhibits many of the character defining features of the Historicist Stucco Box. With its monolithic rectangular form, stucco walls, aluminum slider windows, sliding glass doors, and French Provincial ornamentation it is a common example of a highly common type. Evaluation of Significance Person(sl of Historical Importance The property is associated with two persons of historical importance: Developer Ernest Auerbach and Actress June Lockhart. Ernest Auerbach launched his real estate development and construction firm 1946. According to Auerbach, he built thousands of homes and commercial buildings throughout Santa Monica and Southern California. While Auerbach is important in the history of Construction and Real Estate development in Santa Monica, 404 San Vicente Boulevard is not singly important in his career of built work. Nor does 404 San Vicente Boulevard represent his importance or his larger impact on the built environment. Actress June Lockhart, born in 1925, has been a resident of 404 San Vicente since at least 2002 and appears to currently reside in the property. Although Lockhart continues to work as an actress, she is most well-known for her roles in the two Television series, Lassie (1958-1964) and Lost in Space (1965-1968). It appears the Lockhart did not reside at 404 San Vicente during the height of her career nor is 404 San Vicente Boulevard in any way important in the history of her work. 404 San Vicente Boulevard did not influence her acting or function as an important site in the development of her craft. 404 San Vicente Boulevard Santa Monica, California City Landmark Assessment and Evaluation Report Page 4 Statement of other significance No evidence was discovered in current research of the property that indicates other significance Is the structure representative of a style in the City that is no loner prevalent? Although this type and its associated styles were constructed over a short period (late 1960s-late 1980s), it is one of the most ubiquitous and common multifamily residential property types in Santa Monica. They are located throughout the City. The subject property exhibits many of the character defming features of the Historicist Stucco Box. With its monolithic rectangular form, stucco walls, aluminum slider windows, sliding glass doors, and French Provincial ornamentation it is a common example of a highly common type. Does the structure contribute to a potential historic district? San Vicente Boulevard between Ocean Avenue and 7th Street is the location of 45 multi- family properties erected between 1937 and 1996 with the majority having been built in the 1950s. Of these 45 properties, 25 of them -constructed between 1937 and 1958 -appear to contribute to a potential San Vicente Boulevard Multi-Family Residence (MFR) District with the remaining 20 identified as non-contributors. Together the 25 contributing MFRS along San Vicente Boulevard constitute a significant concentration of associated historical resources that appear to qualify as a viable historic district in the City of Santa Monica. The contributing residences are located on both sides of San Vicente Boulevard with rear lot lines often abutting attractive, upper middle-class single-family residences on both sides of the thoroughfare. Contributing properties are variants of the Modern architectural style; two stories in height; rectangular, L, or U-shaped in plan; have rear parking garages or carports; and large central courtyards with mature landscaping. 404 San Vicente does not contribute to the San Vicente Multi-Family Residence (MFR) District. Conclusion In applying the City's significance criteria for individual recognition as a proposed City of Santa Monica Landmark, the Historicist Stucco Box located on the corner of 4th Street and San Vicente Boulevard does not appear to rise to the threshold of significance for Landmark designation. As an individual resource or as a contributor to a district, the subject multifamily residence does not possesses sufficient historical importance or architectural merit to warrant designation. Landmark Criteria 9.36.100(a) (1) It exemplifies, symbolizes, or manifests elements of the czdtural, social, economic, political or architectural history of the City. While the multifamily residence located on the corner of 4th Street and San Vicente is connected to a specific historic period, the Historicist Stucco Box is a highly common type, ubiquitous in Santa Monica. The subject property is a highly common and utilitarian example of the highly common type. Therefore, the subject property does not satisfy this criterion. 404 San Vicente Boulevard Santa Monica, California City Landmazk Assessment and Evaluation Report Page 5 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. The building lacks the sufficient aesthetic or artistic interest or value necessary for this designation. 9.36.100(a) (3) It is identified with historic personages or with important events in local, state or national history. 404 San Vicente Boulevard is not connected to the professional lives of either Ernest Auerbach or June Lockhart. Therefore, the subject property does not appear to satisfy this criterion 9.36.100(a) (9) IC embodies distinguishing architectural characteristics valuable to a study of a period, style, method of construction, or the use of indigenous materials or craftsmanship, or is a unique or rare example of an architectural design, detail or historical type valuable to such a study. During the late 1960a and early 1970s the transition from the hegemony of Modern design to a period of historical revival in architecture created many hybrid forms where the two design strategies were conjoined. The Historicist Stucco Box is an excellent example of the architecture of this transitional time. Many developers and builders, simply continued with the construction of the stucco box, but instead of adding Modern detailing, references to earlier revival styles were surface mounted to primary elevations. Common Historicist Stucco Box styles were the Tudor, American Colonial Revival, and the French Provincial. Although this type and its associated styles were constructed over a short period (late 1960s-late 1980s), it is one of the most ubiquitous and common multifamily residential property types in Santa Monica. They are located throughout the City. The subject property exhibits many of the character defining features of the Historicist Stucco Box. With its monolithic rectangular form, stucco walls, aluminum slider windows, sliding glass doors, and French provincial ornamentation it is a common example of a highly common type. The subject property does not satisfy this criterion. Provincial 9.36.100(a) (S) It is a significant or a representative example of the work or product of a notable bzeilder, designer or architect. The subject property is a very common example of the prolific postwar developer and builder, Ernest Auerbach. Therefore the subject property does not appear to meet this criterion. 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. The subject property does not appear to meet this criterion. 404 San Vicente Boulevard Santa Monica, California City Landmark Assessment and Evaluation Report ATTACHMENTS Current Photographs Assessor's Map Sanborn Map 1918 Sanborn Map 1950 Historicist Stucco Boxes in Santa Monica 404 San V icente Boulevard Santa Monica, California City Landmark Assessment and Evaluation Report Current Photographs Primary (North Elevation), View Southeast 404 San Vicente Boulevard Santa Monica, California City Landmark Assessment and Evaluation Report West Elevation. View Northeast 404 San Vicente Boulevard Santa Monica, California City Landmark Assessment and Evaluation Report South Elevation, View Northwest 404 San Vicente Boulevard - Santa Monica, California City Landmark Assessment and Evaluation Report East Elevation. View Southwest 404 San Vicente Boulevard Santa Monica, California City Landmark Assessment and Evaluation Report Assessor's Parcel Map ma ~ ~ ~ ~ g~a >° V ' ~~ tiZ a ~,y.. r5~ "G .Z 2 V ^ L~ ~ ~ 3 95y'~ Ca^ ~3 `/ y" n®xp9 C _ _ ~ yA. ~'~ IyN m 3 8 0 W y o ~ 5 ~ ro c~, ~~m ~ ¢ pc$ ~,® ~. s- , 1. ss~± µS a \\ ~;3' _ 8 ~c'ZSy33 N© ~ ~ F O 5I5R 3,j1$ S rya 8 ~~ s.Z t 3~5 \ v.3 s ~ ~< S C. n -~ ~~ 's 8 ~ a t'' ~n3~~ ~N6. ON e¢ 4'.• ' ~ N N O Q~ ~ ~ ~:R.~ L P `C. Jy/ © a~`/ y `G z ~ ~ ~ u ~~ ~, s ~ i 0~ .N ~~ ry ~UjH~O 90 I~p~{ ~ >R~ ~~ ~y3iyz ~-a'+z ?, bus ~y ~i ¢~~ /~ '3 Z ~ Z Z (~ ;' ~ .~ C IQ; ~ L sic l.;/~ q "'J 5y '~ 41 a~ 2 ~ j f Z ~N 1 ~ /' 3R'3 m 8 ~'~' ~.,~ .® n ~~ ,. of ~ 8g 2:,; v ~ m ' fO (/`y ~~ _ !~ ~~ IN /,.~ e2 V Tar _~il 404 San Vicente Boulevard Santa Monica, California City Landmark Assessment and Evaluation Report 0 -s'- i i ~- 3 ~-~~ 0 ''~ ~~~j i 44 b =`$i i Y-~, j .; ~1',"~ Sanborn Map 1918 G :"-4_r h_3 ~~ 51 `e 4~' Z_ s s - _ _ ,.: <. ~ - _} _ ,~.,~ 404 San Vicente Boulevard Santa Monica, California City Landmark Assessment and Evaluation Report Sanborn Map 1950 ,,.~ _~ t, ~ u l _ i -i` ~1 ~i` _ r{ i ~ Ir ~~ I ~ ~ ~ ~ I . _ ~ ~ _.~ ~~._ j ~~~ i S 1 k~"""" ~' : ~ , :. d hs -~ i ~~ s ~x , ~- ~ ~- ~ P fl 1- I~ ~i~ ~ ~ ~ '-`~ni ~" I ~ i Fi i ry _ Ci I ~~ ~-{Ih _ ~l ~ ~. - ~~ r~ ~ ., '~~~ ~S S -~~'~`-1~r ~ ;~ n E .~~ ~~~'i i --l ~l .~ . ~. -__ I __ i Lv _ i.. Sti ~: 1,. `% [ FS~ t#1 Si 5 ,Y~ a_ b ~ ` ~ ~ ~ f ... W a ~~ ~ _~ t'~x I L ~_ - ~ I- ~(gxi~xo w~-~ w ~~~® J~ l ¢ 9 ~ _~~ °.-i] I9i ~~ T ~- ~` 404 San Vicente Boulevard Santa Monica, California City Landmark Assessment and Evaluation Report Historicist Stucco Boa Styles in Santa Monica Tudor Style 404 San Vicente Boulevard Santa Monica, California City Landmark Assessment and Evaluation Report American Colonial Revival 404 San Vicente Boulevard Santa vionica, California City Landmark Assessment and Evaluation Report French Provincial 404 San Vicente Boulevard Santa Monica, California City Landmark Assessment and Evaluation Report French Provincial 404 San Vicente Boulevard Santa Monica, California City Landmark Assessment and Evaluation Report French Provincial