draft preliminary assessment 121 espartaway€¦ · memorandum re: preliminary historic assessment:...

201 Santa Monica Boulevard, Suite 500, Santa Monica, CA 90401 INTERNET www.pcrnet.com TEL 310.451.4488 FAX 310.451.5279

MemorandumTO: ScottAlbright,CityofSantaMonica DATE: October6,2015CC: FROM: MargaritaWuellner,Ph.D.,DirectorofHistoricResources

AmandaKainer,M.S.,ArchitecturalHistorianVirginiaHarness,M.A.,AssistantArchitecturalHistorianStephanieHodal,M.H.C.ArchitecturalHistorianIntern

RE: PRELIMINARY HISTORIC ASSESSMENT: 121 ESPARTA WAY (AIN 4280-003-005)

AsrequestedbyCitystaff,PCRhasconductedasitevisitof121EspartaWay,thesubjectproperty,andhasalsoreviewedarchivaldatarelevanttotheresidence.Thelegaldescriptionofthe subject property isTractNo. 15387, Lot3. The lot includes theoriginal one‐story single‐family residence with attached two‐car garage constructed in 1950 as well as minor lateradditionsdescribedinthepermitsanddocumentedinthePCRsitesurvey.Theresidence is intheRanchstylewithseveralColonialRevivaldetails.ThesubjectpropertyislocatedonEspartaWaywhichdeadendsinacul‐de‐sacandintersectswithSanVicenteBoulevardtothesoutheast.Thesubjectpropertyisborderedbyone‐andtwo‐storysingle‐familyresidencesonitssoutheastandnortheastsides.

Thesubjectproperty is located in theareasurveyedduring theSantaMonicaHistoricalResourcesInventory(1985‐1986)andduringtheNorthofMontanaUpdateoftheSantaMonicaHistoric Resources Inventory Survey. The one‐story single‐family house was not identified ineithersurveyasbeinganeligiblehistoricresource.

121ESPARTAWAYPROPERTYHISTORY

ThedevelopmenthistoryofTract15387 isas follows. Locatedat thenortheastedgeofthe City of Santa Monica, which was originally part of the Santa Monica Land and WaterCompany’ssubdivision,EspartaWayisacurvingone‐blockstreetthatendsinacul‐de‐sacaboveSanta Monica Canyon. According to the historic 1918 Sanborn Fire Insurance Map of SantaMonica,theareaNorthofSanVicentewaslargelyunimproveduntilthe1920s.AccordingtotheCity of Los Angeles tract map, Esparta Way was subdivided in June 1949, creating ninedevelopmentparcelsbehindtwoexistingpropertiesonSanVicenteBoulevard. By thetimeofthepublicationofthe1950SanbornFireInsuranceMap,fiveofninetractlotsalongEspartaWaywere improvedwith single‐family homes. According to the Los Angeles County Office of theAssessor,allninehouseswerebuiltbetween1949and1951.

Based on a site survey and both City of LosAngeles andCity of SantaMonica buildingpermits, it appears that theoriginal constructionof the subjectpropertybegan in1950onanunimproved lot and that additions to the propertyweremade in 1960 and 1994, as detailedbelow.

MemorandumRE: PRELIMINARY HISTORIC ASSESSMENT: 121 ESPARTA WAY (AIN

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PCR Services Corporation November 3, 2014

AnapplicationforanewbuildingwasfiledonJanuary30,1950,forawood‐frame,wood‐cladsingle‐familyresidencetotaling1,485squarefeetwithanattachedgarage.Noarchitectorcontractorwasnoted.ACertificateofOccupancywasissuedlaterthatyearonJuly25,1950.

The propertywas altered by later changes as documented in the building permits andevidencedbyexistingphysicalconditions.

In1960,a9x13,117squarefootbedroomwasadded;

in 1994, a 304 square foot bedroom and bath was added and the kitchen wasremodeledonwhatwasthennotedasa1,998squarefoothousewitha460squarefootgarage;

in2006apoolandspawereaddedtothebackyard.

ThebuildingpermitsareenumeratedinTable1belowandcopiesofthebuildingpermitsareincludedinAttachment1.

Table 1. Building Permit History 1.

DATE OWNER CONTRACTOR ARCHITECT DESCRIPTION VALUATION1/30/1950 Mr.+Mrs

KenyonC.Sills 1485sf dwelling, wood frame + wood

cladding$15,000

7/25/1950 Mr.+MrsKenyonC.Sills

COO for 1 family dwelling with garageattached

3/11/1960 SylvanBaer Owner Bedroomadditionto2000sfdwelling $1,50010/31/1960 SylvanBaer COO 9 x 13 bedroom addition to existing

familydwelling3/3/1994 MaryHaig HaigCons.Inc Clark‐

HedrickRemodel kitchen, add bedroom and bath(304sf)toexisting1898sfhomeand460sfgarage

$80,000

3/30/1998 MaryHaig GinocchioPlumbing

Installearthquakevalve

12/1/2004 Morrow+MorrowCorporation

Morrow+MorrowCorporation

Bedroom: add lighting switches + outlets.Bathroom:addexhaustfan,1sink,relocatetoilet, replace shower pans and valves.Kitchen: change cooktop from electric togas.

$4,500

4/20/2006 MorrowResidence

Mark L.Smith

Pool,spa,andbbqgasline


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ARCHITECTURALSTYLE

Thesubjectproperty’sarchitecturalstylewasderivedfromtheRanchstylearchitecturethatoriginatedinthemid‐1930sinCalifornia,gainedpopularityduringthe1940s,andbecamethe dominant residential style throughout the country from the early 1950s to themid‐/late1960s.TheRanchstylewaslooselybasedonearlySpanishColonialprecedentsoftheAmericansouthwest,modifiedbyinfluencesborrowedfromCraftsmanandPrairieModernismoftheearly20th century. The Ranch style was also influenced by the Modern Movement in architectureduringthepostwarera.Asymmetricalone‐storyresidencesarethemostcommonbuildingtypeassociatedwiththestyle.Threecommonroofformsweregenerallyused:thehippedversionisprobablythemostcommon,followedbythecross‐gabled,withside‐gabledexamplesbeingtheleastprevalent. Thereisusuallyamoderateorwideeaveoverhangeitherboxedoropenwithexposed rafters, as in Craftsman houses. Wood, brick, and stone wall cladding were used,sometimes in combination. Builders frequently added bits of traditional detailing, usuallyloosely based on Spanish or American Colonial precedents. Decorative iron or wood porchsupports anddecorative shutterswere themost common. Ribbonwindowswere frequent aswere large picture windows in living areas (particularly in postwar examples). Partiallyenclosedcourtyardsorpatios,borrowedfromSpanishhouses,wereacommonfeature. Theseprivateoutdoorlivingareastotherearofthehouseareadirectcontrasttothelargefrontandsideporchesofmostlate19thorearly20thcenturystyles.Modernarchitecturalfeaturesontherearof these residences suchas floor‐to‐ceilingglazing, slidingglassdoors andwindowswithaluminumframeswerecommoninthepostwarera.1

The architecture of the residence at 121 Esparta Way displays many characteristicfeaturesoftheRanchstyle,butisnotanexceptionalexample.Thesubjectpropertyisonestorywith an asymmetrical plan. The residence has a combination of wood board and batten,clapboard, and brick surfaces and a cross‐gabled roof with wide boxed eaves. Large squaremulti‐lightcombinationfixed/casementmetalwindowssetinwoodframesdisplaytheinfluenceofpostwararchitecturalcultureontheevolutionoftheRanchhousestyle.SeveralelementsofAmericanColonialdetailingarefoundinthesmallcupolaabovethegarage,thewoodpanelfrontdoorframedbymulti‐paneverticalsidelights,andthewoodmoldingsaroundeachwindow.Thehouse is accessed from the streetby a flagstonedrivewayandbyapath that curves from thedrivewaynearthesidewalktothefrontdoor.Thetwobedroomadditionsareinthestyleoftheoriginalconstructionandaresympatheticintheirdesign,materials,andscale.

1VirginiaSavageMcAlester,AFieldGuidetoAmericanHouses(NewYork:AlfredA.Knopf,2013),596‐611.


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OWNER/OCCUPANTHISTORY

TheownersofthepropertyduringoriginalconstructionoftheresidenceandgaragewereKenyonC.andAnneSills.KenyonSillswasthesonofearlyBroadwaystageandHollywoodsilentand soundmovie stars Doris Kenyon2 andMilton Sills3 and is listed in the SantaMonica CityDirectory for 1952 as a pilot associatedwith C. F. Gress Instrument Flight Training. Mr. Sillsworkedlaterasapetroleumgeologist.4

By1954thepropertywaslistedasownedbySylvanandRoseBaerwhoremainedattheresidenceuntil1995andmadethefirstbedroomadditionin1960.SylvanBaerwastheownerofBaer’sDepartmentStore5atCorinthandSantaMonicaBoulevard,afamilyenterprisethatclosedin1959tomakewayforaseniorcitizenscenterafter45yearsatitscornerlocation.6

The house was listed from 1997 to 2002 under Robert andMary Haig whomade thesecond bedroom and bathroom addition in 1994; from 2003 to 2007 under BrianWing andTracy Von Vechery; and from 2008 to 2014 under Paul and NadineMorrow, of Morrow andMorrow residential developers. The house is listed in 2014/15 under Joseph G. and MauriceLevy.

Furtherresearchontheowners/occupantsatthispropertywasconductedinthehistoricLosAngelesTimesandtheSantaMonicaOutlook.Noadditionalinformationofimportancewasfoundconcerninganyoftheresidentsduringtheirtimeat121EspartaWay.Thepropertyisnotidentifiedwithhistoricpersonagesorwith importantevents in local,state,ornationalhistory.TheresultsoftheCitydirectoryresearcharepresentedinTable2intheAttachments,withtheresultsrecordedbyyearinchronologicalorder.

INTEGRITYANALYSIS

Thesubjectpropertyappearstoretainallsevenaspectsofintegrity.Thesubjectpropertyretains integrity of location, association, setting, and feeling consistent with the street’sdevelopmentfrom1949to1951.Apedestriansurveyofthesurroundingcul‐de‐sacrevealsthatseven of the nine houses in the original subdivision are similarly intact Ranch houses

2“DorisKenyon.”SilentHollywood.http://silenthollywood.com/doriskenyon.html(Accessed9/30/2015)3“Milton Sills, the Mighty Two‐Fisted He‐Man of the Silent Screen.” Immortal Ephemera.http://immortalephemera.com/22918/milton‐sills/

4“ActorLuptonWillWedEx‐wifeofKenyonSills,”LosAngelesTimes(April3,1956).5SantaMonicaCityDirectory,19546LosAngelesTimes(January3,1960),pWS4


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constructed between 1949 and 1951. The two properties at San Vicentewere not part of the1949tract;oneisnewlybuiltandonehasbeenrenovated,bothintheSpanishRevivalstyle.

The subject property also retains integrity of design,materials, andworkmanship: the1960and1994additions,whichappear tobeat thenorthwestcornerof thehouse,are in thescale,proportion,andstyleoftheoriginal1950constructionandarevisiblefromtherearoftheproperty only. These additions may have introduced several wood or vinyl windows at thenorthwestsideofthehousewhicharedifferentinmaterialfromtheoriginalmetalcombinationfixed/casement windows but they are scaled and detailed to complement the existingfenestration.Theadditionsaresubtleandsympathetic.Theexterioroftheresidenceappearstoretainallotherfeaturesreflectiveofit’stheoriginaldesign,materials,andworkmanship.

LANDMARKCRITERIA

9.56.100(a)(1)Itexemplifies,symbolizes,ormanifestselementsofthecultural,social,economic,political,orarchitecturalhistoryofthecity.

The subject property exemplifies a typical post‐war residential form, the Ranch house,that was common in southern California, especially in large development schemes. InSantaMonica,post‐warhousingpressureswere intenseaswasthedesiretorenewandmodernize the city. Between 1940 and 1949, 5,196 housing unitswere added to SantaMonica. In the 1950s evenmore rapid development began as the city encouraged thesubdivisionof larger lots andbuilding inpreviouslyunderutilizedareas suchas SunsetPark. It ispossiblethatthesmallRanchhousedevelopmentsalongtheSanVicentecul‐de‐sacsareanimportantthreadinthisstory,however,furtherresearchisneededintotheprevalence of the Ranch house form in Santa Monica and into the subdivision of landbetweenSanVicenteandthecanyontoitsnorth.7

9.56.100(a)(2)Ithasaestheticorartisticinterestorvalue,orothernoteworthyinterestorvalue.

ThesubjectpropertyistypicalofRanchhousesfromthe1950sandwasconstructedwiththepre‐fabricatedmaterialscommonto thatera. It issimilarto theotherRanchhomeslocatedonEsparta andon theothernearby cul‐de‐sacsnorthof SanVicente thatweredeveloped following World War II. Therefore, the property does not have particularaestheticorartisticvalue.

9.56.100(a)(3)Itisidentifiedwithhistoricpersonagesorwithimportanteventsinlocal,stateornationalhistory.7PaulaA.Scott,SantaMonicaAHistoryontheEdge.(Charleston:ArcadiaPublishingCompany,2004)125‐131.


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Thepropertyisnotidentifiedwithhistoricpersonagesofwithimportanteventsinlocal,state,ornationalhistory.Furtherresearchontheowners/occupantsatthispropertywasconductedinthehistoricLosAngelesTimesandtheSantaMonicaOutlook.Noadditionalinformationofimportancewasfoundconcerninganyoftheresidentsduringtheirtimeat121 Esparta Way. The property is not identified with historic personages or withimportanteventsinlocal,state,ornationalhistory.

9.56.100(a)(4)Itembodiesdistinguishingarchitecturalcharacteristicsvaluabletoastudyof a period, style, method of construction, or the use of indigenous materials orcraftsmanship, or is a unique or rare example of an architectural design, detail orhistorical type valuable to such a study. The property exhibits the characteristics of atypicalRanchhouseoftheperiodbutisnotanexceptionalexample.

9.56.100(a)(5)Itisasignificantorarepresentativeexampleoftheworkorproductofanotablebuilder,designerorarchitect.

Thebuilderofthesubjectpropertyisunknown.Therefore,thesubjectpropertyisnotaknownworkofanynotablebuilder,designer,orarchitect.

9.56.100(a)(6)Ithasauniquelocation,asingularphysicalcharacteristic,orisanestablishedandfamiliarvisualfeatureofaneighborhood,communityortheCity.

ThesubjectpropertyisatypicalRanchhomelocatedonacul‐de‐saconastreetoffofthemajor thoroughfare of San Vicente. As such, it is not a visual landmark of theneighborhoodbaseduponitslocationoranyothercharacteristic.

STRUCTUREOFMERITCRITERIA

9.36.080(a)ThestructurehasbeenidentifiedintheCity’sHistoricResourcesInventory.

ThepropertyhasnotbeenidentifiedintheCity’sHistoricResourcesInventory.

9.36.080(b)Thestructureisaminimumof50yearsofageandmeetsoneofthefollowingcriteria:

Thesubjectpropertywasconstructedin1950and,therefore,isover50yearsofage.

9.36.080(b)(1)Thestructureisauniqueorrareexampleofanarchitecturaldesign,detailorhistoricaltype.


4280-003-005)


The subject property is a good example of a Ranch house, but is not an exceptionalexample. The original architectural features of the subject property include theasymmetrical plan, one‐story massing with horizontal emphasis, shingled cross‐gabledroof, largemetalwindows,asymmetrical façade,attachedgarage,deepboxedeavesandtheadditionofhistoricdetailingseeninthecupolaandfrontcomposition.Theresidencehasahighdegreeofintegrityintermsoffeeling,location,associationandsetting.Itsfewsubtlealterationsaresympathetictotheexistingstyleandscaleofthehouse,arevisibleonly from the rear, and do not compromise its integrity of design, materials, andworkmanship.

The style is commonon thenearbycul‐de‐sacsandat this time isnotauniqueor rareexampleofitstypeinSantaMonicahencethesubjectpropertydoesnotappeartomeetthiscriterion.

9.36.080(b)(2)ThestructureisrepresentativeofastyleintheCitythatisnolongerprevalent.

Thirty‐oneRanchhousesarelistedonthecity’sHistoricResourcesInventory;onlythreeofthoselistedarenorthofMontana.Severalofthecul‐de‐sacsalongthenorthsideofSanVicentebetweenLaMesaand7thStreetfeaturesimilargroupingsof1950sRanchhouseconstruction.Atthistime,theRanchhouseisnotauniqueorraretypeinSantaMonicahowever,itshouldbenotedthatsimilarpropertiesarebeingdemolishedorsubstantiallyalteredinthevicinityofthesubjectpropertyandthatincreaseddevelopmentpressureinthisareamaymakethisbuildingtypeanddevelopmentgroupingmuchlesscommon.Atthepresenttime,thesubjectpropertydoesnotmeetthiscriterion.

9.36.080(b)(3)Thestructurecontributestoapotentialhistoricdistrict.

Thesubjectpropertyisnotrelatedtoanidentifiedhistoricdistrict.

CONCLUSION

Insummary,basedonthepreliminaryassessment,thesubjectpropertydoesnotappeartomeetthethresholdofsignificanceforindividualStructureofMeritorLandmarkdesignationin the City of SantaMonica. If the property were part of a district, it would be eligible as acontributing structure.We recommend further study of the ranch house groupings on cul‐de‐sacsintheareanorthofSanVicenteforpotentialdistrictconsideration.

PCRfoundthesubjectpropertyisnoteligibleasaStructureofMerit. ThepropertyhasnotbeenidentifiedintheCity’sHistoricResourcesInventoryandisnotmentionedintheSantaMonicaHistoricalResourcesInventory(1985‐1986)ortheNorthofMontanaUpdateoftheSanta


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Monica Historic Resources Inventory Survey. The property was constructed in 1950 and,therefore,isover50yearsofage.PCRfoundthepropertyisagoodbutnotexceptionalexampleofaRanchhouseofthepost‐warperiodandretainsintegrityofdesign,materials,workmanship,location, setting, association, and feeling,but thereareother examplesof the styleonEspartaWayandonothernearbystreets.ExamplesoftheRanchstyleremaininSantaMonicaat largeandintheassociatedneighborhoodofthesubjectproperty.Developmentpressureisbeginningto compromise the integrityof tract groupingsof this typebutotherexamples still remainonadjacent properties, adjacent streets, and other areas of the city. Finally, the property is notrelatedtoanidentifiedhistoricdistrict.

PCRfoundthesubjectpropertydoesnotappeartomeetthethresholdofsignificanceforLandmarkdesignation in theCity of SantaMonica. Theproperty is representative of a typical1950sRanchhousebuiltduringthecity’ssignificantpost‐warhousingexpansion,butitisnotanexceptional example. However, more research is needed to determine the prevalence of theRanchhouseforminSantaMonicaandthesubdivisionoflandonthenorthsideofSanVicente.Even so, the property is a typical Ranch house of its era, adjacent to similar nearby post‐warRanch houses. It does not have particular aesthetic or artistic value. The property is notidentifiedwith importantpersonsorevents, isnotanexceptionalexampleof theRanchhousetype,isnottheworkofanotablebuilderorarchitect,andisnotadistinctivevisuallandmarkintheneighborhood.

PCRfoundthepropertyineligibleindividuallyaseitheraStructureofMeritorLandmark.Howeverfurtherresearchisrecommendedtodetermineifthesubjectpropertymaybepartofapotentialhistoricdistrictorgrouping.Ifthepropertywerepartofadistrict,itwouldbeeligibleasacontributingstructure.Werecommendfurtherstudyoftheranchhousegroupingsoncul‐de‐sacsintheareanorthofSanVicenteforpotentialdistrictconsideration.


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BIBLIOGRAPHY

CityofSantaMonicaBuildingandSafetyDepartment.BuildingPermits.

City of Santa Monica Historical Resources Inventory 1985‐86 Final Report. Santa MonicaHistoricalResourcesInventoryPhase3FinalReport.

City of Santa Monica, Planning & Community Development. “Historic Resources Inventory.”2008‐2010.http://www.smgov.net/Departments/PCD/Historic‐Resources‐Inventory/.

HainesDirectory,1975‐2015

“Milton Sills, the Mighty Two‐Fisted He‐Man of the Silent Screen.” Immortal Ephemera.http://immortalephemera.com/22918/milton‐sills/.

LosAngelesDepartmentofBuildingandSafety,BuildingPermits.

“ActorLuptonWillWedEx‐wifeofKenyonSills,”LosAngelesTimes(April3,1956).

McAlester,VirginiaandLee.AFieldGuidetoAmericanHouses(RevisedEditon).NewYork:AlfredA.Knopf,2013.

NationalParkService.NationalRegisterBulletin:HowtoApplytheNationalRegisterCriteriaforEvaluation.WashingtonDC:U.S.Dept.oftheInterior,NationalParkService,InteragencyResourcesDivision,1990.

SanbornFireInsuranceMaps,CityofSantaMonica.

SanbornFireInsuranceMaps,CityofLosAngeles.

“Doris Kenyon.” Silent Hollywood. http://silenthollywood.com/doriskenyon.html (Accessed9/30/2015).

Scott,PaulaA.SantaMonica:AHistoryontheEdge.Charleston,SC:ArcadiaPublishing,2004.

TheSantaMonicaBlueBook.(alleditions).

TheSantaMonicaCommunityBooks.(alleditions).

TheSantaMonicaCityDirectory,1950‐1975.


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ATTACHMENTS

1. BuildingPermits

2. Owner/OccupantHistory

3. CurrentPhotographs

4. CurrentTaxAssessorMap

5. SanbornFireInsuranceMap(1950)

6. TractMap

1. BUILDINGPERMITS

2. OWNER/OCCUPANTHISTORY

Table 2. Owner/Occupant History

ADDRESS YEAR RESIDENT SOURCE121Esparta 1952/53 Sills,KenyonC.(Anne) SantaMonicaCityDirectory 1954 Baer,Sylvan(Rose) “ 1958/59 Notlisted “ 1960/61‐1995 Baer,Sylvan(Rose) SantaMonicaCityDirectory

HainesDirectory 1997 Haig,Mary andRobert HainesDirectory 1999 “ “ 2000 Notlisted “ 2001/02 “ “ 2003/04 Vonvechery,Tracy “ 2005/06 Notlisted “ 2007/08 Morrow,Paul “ 2009/10 Unpublishednumber “ 2011/12 Unpublishednumber “ 2013/14 Morrow,N. “ 2014/15 Levy,Joseph “

3. CURRENTPHOTOGRAPHS

Southwestfaçade,viewnortheast(PCR2015)

Detailofgarage,southwestfaçade,viewnortheast(PCR2015)

Detailofcupolaventonroofviewnortheast(PCR2015)

Detailoffrontentry,southwestfaçade,viewnortheast(PCR2015)

Detailoffrontdoorwithsidelightsandfrontgate,southwestfaçade,viewnortheast(PCR2015)

Detailofbrickchimney,southwestfaçade,viewnortheast(PCR2015)

Detailofprojectingnorthwestwindowwithbrickplanterbelow,southwestfaçade,viewnortheast(PCR2015)

Southwestfaçade,vieweast(PCR2015)

Detailofgableend,southwestfaçade,viewnorth(PCR2015)

Detailofprojectingwindowandbrickplanter,southwestfaçade,viewnorth(PCR2015)

Detailofwindowtothenorthwestofthechimney,Southwestfaçade,viewnortheast(PCR2015)

Southwestfaçade,vieweast,showingcurvedstreetcornerandslopingfrontlawn(PCR2015)

Northwestfaçade,viewsoutheast(PCR2015)

Northwestfaçade,viewnortheast(PCR2015)

4. CURRENTTAXASSESSORMAP

5. SANBORNFIREINSURANCEMAP(1950)

6. TRACTNO.15387MAP

draft preliminary assessment 121 espartaway€¦ · memorandum re: preliminary historic assessment:...

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