HARDSHIP EXEMPTION APPLICATION
ICO Area Council File No.: Echo Park 09-0219-~~
------, .. ,," c,' [Applicant (Record Owner): ·········TTeIephone:····· International Church of the Foursquare Gospel 213-989-4512 Applicant Mailing Address Zip Code: 1910 W. Sunset Blvd, Ste 800 90026 ., .., _ . Applicant's Representative Telephone: Dana A. Sayles, AICP - Sayles Consulting Group 310-259-8288 Representative's Mailing Address: Zip Code: 4153 Keystone Ave, Ste B 90232 Property Address: Lot Area (sq. 1001-1205 Glendale Blvd, 1902-1920 Park Ave, 1815 Montrose St 49,765 sqft .·····Legai···bescrlpiion: Structure/Building Construction Date: See attached Plot Plan/Survey 1912,1913,1922,1924,1953 iExlsting Zone (ZiMAS): j···PermiiFiistOry(TrlciudePermifNumbersj·: I ! R3-1VL I See attached Historic Resource Report ...... ! ] Existing Land Use Designation (From City Planning i Department): Medium Residential ··············_···1 I Describe Current Use (Include size in square feet, height, etc.): i I,..... __..__.__. .._..._"..__.".. See attached Exhibit "A" Note: A Master Land Use Application is not required. Page 3 of 5 Describe Proposed See attached Exhibit "A" ------• _ ••• > ••.•••••• _, ••••••• __ ._ •• ,_ ••• __ ._ ••• _ ••• __ •••• -._ •••• _ ••••••••• _-- ••••••••••••••••••••••••••• _...... • ••••• _ •••• _._ ••• __ ._._._ •••• - ••••••••••••••••••• __ ••••• Why do you believe a hardship exists for which an exemption should be granted? (Attach a statement on a separate sheet if necessary. An economic analysis may also be submitted.) See attached Exhibit "A" Do you have any ownership interest in any other parcels within 300 feet of this property? ( )Yes ( ) No (If yes, submit a map showing the location and boundaries of the property for which an exemption is being requested, and the location of the other ownerships.) ADDITIONAL INFORMATION FILING REQUIREMENTS In addition to this form, all below items should be included with the application, unless otherwise instructed by City Staff. a. Attach a map showing the location and boundaries of the property for which the exemption is being requested. (May be the same map as required in No. 7) b. Attach a Plot Plan showing the building footprint, parking plan, landscaping, balconies, driveways, any amenities, etc. c. Attach an Elevation Plan, which includes dimensions for all views. d. Attach Building Plans. If plans have been accepted by the Department of Building and Safety, list Plan Check No. and Submittal Date _ e. Submit a Project History summary that includes dates and descriptions of meetings, negotiations, expenditures, commitments, etc. f. Submit Photographs of the subject property and all surrounding property - not over 8 Y2x 11 inches, but of adequate size to illustrate the condition and physical context of the property under discussion. g. Attach any additional information as needed. Note: A Master Land Use Application is not required. Page 4 of 5 TION IS TRUE AND CORRECT TO THE BEST OF MY KNOWLEDGE. fa - (1- 200q Date * Proof of ownership will be required at the time of application submittal. A recorded grant deed and/or City Clerk's ownership records printout are acceptable. Note: A Master Land Use Application is not required. Page 5 of 5 THE FOREGOING INFORMATION IS TRUE AND CORRECT TO THE BEST OF MY KNOWLEDGE. Date Date * Proof of ownership will be required at the time of application submittal. A recorded grant deed and! or City Clerk's ownership records printout are acceptable. Note: A Master Land Use Application is not required. Page 5 of 5 Foursquare Senior living Hardship Exemption 1902 Park Avenue, Echo Park CA Page 1 of 6 EXHIBIT flAil ECHO PARK INTERIM CONTROL ORDINANCE HARDSHIP EXEMPTION INFORMATION - June 22, 2009 ~ SITE INFORMATION: • Community Plan Area: Silver Lake-Echo Park-Elysian Valley • Lot area: Approximately 49,649 square feet /1.14 acres • Street Addresses: 1001-1025 Glendale Boulevard, 1902-1920 Park Avenue, and 1815 Montrose Street, Los Angeles, CA 90026 ~ ACTIONes) REQUESTED: A Hardship Exemption from the Echo Park Interim Control Ordinance (Ordinance No. 180587) is requested for the following: • Demolition o Pursuant to Section 7 of Ordinance No. 180587, the applicant requests a hardship exemption to allow demolition and removal of all existing site improvements. • Construction o Pursuant to Section 7 of Ordinance No. 180587, the applicant requests a hardship exemption to allow new construction of a 75 unit senior housing project. ~ PROJECT SUMMARY: The applicant proposes demolition and removal of existing site improvements for construction of a 75- unit apartment building for seniors age 62 and older known as the Foursquare Senior living development. The proposed redevelopment of the site would provide much needed senior housing to the Echo Park area. The subject property is located within the Echo Park Interim Control Ordinance (ICO) area, which was adopted to protect the Echo Park neighborhood from incompatible development during the preparation of the proposed Echo Park Community Design Overlay (COO). The purpose ofthe COO is to protect the existing character of the area and guide new infill development. In this regard, the applicant has been working with the community, City Planning, and Council District 13 on a design that will benefit the community and be compatible with the surrounding area. The applicant has attended numerous meetings with both the community and City staff and made revisions to respond to feedback provided during the process. Additionally, to address concerns about potential impacts to historic resources as there are 5 existing buildings on the site ranging in age from 56-97 years old, the applicant engaged a qualified historian to investigate the subject property. None of the existing buildings were identified as historically significant. The proposed design of the new senior facility is fully compliant with the existing R3-1VL zoning. The proposed design also complies with the spirit and intent of the draft COO. In order to continue forward with the development and initiate the building permit process while the COO is still in process, a hardship exemption from the ICO is required. S~)'le5 Consulting Group Foursquare Senior Living Hardship Exemption 1902 Park Avenue, Echo Park CA Page 2 of6 PROJECT DESCRIPTION The proposed project is a development by the Foursquare Foundation (the "Applicant"), a subsidiary of the International Church of the Foursquare Gospel (the "Church"). The Applicant is in escrow on the subject property and proposes redevelopment into senior housing. The subject property is comprised of nine parcels totaling approximately 1.14 acres. The site is physically bounded by Glendale Boulevard and Park Avenue to the north and east, Montrose Street to the south, and multi-family homes off of Bonnie Brea Avenue to the west. Historic Echo Park and the Angelus Temple sit immediately opposite the property along the east side of Glendale Boulevard and provide design inspiration for this project The property is an irregularly shaped parcel currently occupied by existing dwellings, apartment buildings, and surface parking. The following details the specific property addresses, parcel sizes, and existing improvements/uses: Parcet Address Size Current Use Existing ". (square feet) Units -~ 1815 Montrose St 2,336.2 . DViJelting* 1 1001-03 Glendale Blvd 4,872 MF Residential* 4 1005-051/2. Glendale Blvd 5,431 MF Residential" 4 1015-151/2 Glendale Blvd 8,423.6 MF Residential* 6 1021-23 Glendale Blvd 7,880 Parking 1025 Glendale Blvd & 6,827.5 Parking 1902 Park Ave 1904-06 Park Ave 5,484..5 Parking 1910-12 Park Ave 4,141.3 MF Residential* 3 1916-20 Park Ave 2,798.2 Vacant No Address Park Ave 1,455.1 Vacant TOTAL(per ZIMAS) 49,649.40 18 * Structures to be demolished The Properties are currently zoned R3-1VL, and are designated by the Silver Lake-Echo Park-Elysian Valley Community Plan (the "Community Plan") for Medium Residential uses. The site is also within a Los Angeles State Enterprise Zone, and the Echo Park ICO area. The new project, Foursquare Senior Living (the "Project"], involves new construction of a 75 unit senior housing project, with 74 apartments age restricted to 62 years and older, and one non-age restricted manager's unit. There are 67 one-bedroom units and eight two-bedroom units. The new four-story building is approximately 68,825 square feet, excluding the parking garage located at ground level. The Project is a three-story Type V building over a semi-subterranean Type I ground level parking structure containing 39 parking spaces. The ground level of the project also includes the lobby area and management offices of the building. Say!es Con5ultl"l! Group Foursquare Senior Living Hardship Exemption 1902 Park Avenue, Echo Park CA Page 3 of 6 The Project is designed to take advantage of some difficult site topography, by orienting the main building toward Glendale Boulevard and Park Avenue, thereby creating a significant open space in the rear of the property, protected from noise and traffic of the busier main roadways. The new building includes a manager's office adjacent to the main lobby area and will be for use by both the building manager and building leasing staff. The main lobby includes a mail room and gathering space for residents and their guests. The Project includes a very generous community recreation program, with approximately 18,177 square feet of usable private and common Open Space areas. This program includes a 2,843 square-foot recreation building; and there will be a multi-purpose room, crafts room, hobby room and fitness center for use of the residents. The recreation building is fully equipped with restroom facilities and a kitchenette for entertaining the residents. The project includes a heated outdoor lap pool.as well as a community garden and a small dog-run area for residents with pets. These outdoor areas will be lushly landscaped and provide shaded areas for rest equipped with benches. All units will have private balconies. Additionally, the project incorporates significant measures to mitigate environmental effects of the project. The Applicant's intent is to design this project compliant with LEEDSilver standards. As such, the project will incorporate eco-friendly building materials and features wherever feasible. EXISTING STRUCTURES The proposed Foursquare Senior Living development includes the demolition of 5 existing structures with 18 existing apartment units. Currently, the majority of the existing units are occupied by staff of the Church, with the balance occupied by longer-term residents. The Applicant will comply with appropriate relocation processes for tenants in the building at the appropriate time. The proposed project was evaluated for potential impacts to historic resources. For details see the attached Foursquare Senior Living Historic Resource Report which was prepared by Teresa Grimes, Senior Architectural Historian at Christopher A. Joseph and Associates. Ms. Grimes fulfills the qualifications for historic preservation professionals outlined in Title 36 of the Code of Federal Regulations, Part 61. In summary, the existing structures on the site are not currently designated as landmarks at the national, state, or local levels. None of the existing structures appear to be eligible for such designation due to a lack of historical significance, architectural distinction, and/or physical integrity. The subject property is part of a larger area that was surveyed in 2006 for the potential creation of the Echo Park Historic Preservation Overlay Zone by the City of Los Angeles. The survey identified contributing and non-contributing structures, and further classified contributing structures as simply contributing or altered contributing. The findings of the survey for four ofthe six subject property buildings are still valid. Based on additional information obtained for the report and due to changes to the buildings since the original survey, the findings for two of the buildings should be revised. The classifications should be: • 1815 Montrose Street - Non-Contributor Sayles Consulting Group Foursquare Senior Living Hardship Exemption 1902 Park Avenue, Echo Park CA Page 4 of 6 • 1819 Montrose Street - Altered Contributor • 1001 Glendale Boulevard - Non-Contributor • 1005 Glendale Boulevard - Altered Contributor • 1015 Glendale Boulevard - Altered Contributor (revised) • 1910 Park Avenue - Altered Contributor (revised) The City has decided not to move forward with the proposed Historic Preservation Overlay Zone and now proposes to adopt a Community Design Overlay for the Echo Park area. The draft Community Design Overlay identifies properties that were classified as contributing or altering contributing as being potentially significant historic resources that require review under the California Environmental Quality Act prior to any alteration or demolition. The proposed Foursquare Senior living development does not require any discretionary approval and is not subject to the proposed environmental review that would be required as part the Community Design Overlay as it has not been adopted. However, were the proposed development subject to environmental review the report concludes that there would be no significant or unmitigatable impacts to historic resources. COMMUNITY OUTREACH The Foursquare Foundation initially presented the proposed Foursquare Senior Living development to Council District 13 staff in December 2008. Staff suggested that the applicant share the development proposal with the Greater Echo Park Elysian Neighborhood Council, which the applicant did in January 2009. The Neighborhood Council recommended the formation of an Ad-Hoc Committee to review the development as there were a number of interests to community, including design, historic status, and housing. The applicant met with the Ad-Hoc Committee twice in March 2009. Feedback and comments on the proposed development were provided at both meetings. Staff from both Council District 13 and Community Planning attended these meetings. The applicant also met with the Echo Park Historical Society in March 2009. In April 2009, the applicant submitted entitlement applications requesting a Zoning Administrator's Adjustment, Director's Determination, and Site Plan Approval. Further meetings with the Ad-Hoc Committee, the Echo Park Historic Society, and the Neighborhood Council Planning and land Use Committee were held in June 2009. The feedback and comments received during the community outreach process resulted in revisions to the development proposal. The major concern for the community was neighborhood compatibility. The applicant has made significant changes to the design (see below), including reducing the overall scale of the development so that it is now a by-right development that is consistent with the R3-1VL zoning ofthe subject property. The entitlement applications have been withdrawn and only a 20% density bonus for senior projects is applicable (which will be processed during the building permit application). A comparison of the original and revised development proposals is provided below: Sayl". Consulting Group Foursquare Senior living Hardship Exemption 1902 Park Avenue, Echo Park CA Page 5 of6 Foursquare Senior Living - Project Comparison I • • I~ .. 54,607 sq. ft. /1.25ac 49,764 sq..ft. / 1.14 ac 91 75 67 62 I· .. 24 13 CI 18 18 " • • '''"1:.1 • 49 44 t· :r. ." '" 35% 20% -'" 77,957 sq. ft. 68,825 sq. ft. Ilrfl:1 1'L"'fi Ii I~ 1.91:1 1.79:1 59 39 15,166 sq. ft. 18,177 sq. ft. 55'7" 45' . ""-. .. - Zoning Administrator's - NONE. (Compliant with all Adjustment (Yard provisions of the R3 Zone.) Determination) - Hardship Exemption Required - Site Plan Review to proceed under the Echo Park - Density Bonus ICO. Determination w/one Affordable Housing Incentive - Environmental Assessment - Hardship Exemption required to proceed under the Echo Park ICO. A summary of the development revisions as a result of community in put includes: • Creation of a BY-RIGHT project under the R3 zone. • Reduction of the overall project size and density from 91 units to 75 units. • Reduction in building height from almost 56 feet to 45 feet. • Creation of varied roof line and building breaks at the 4th floor level with 3-story elements • Shift in the internal corridor results in a shift of 6-8 feet on the facade, creating greater building articulation along the street. • Increase in overall open space by reduction in building size. • Creation of a significant public open space at the corner of Montrose Street and Glendale Boulevard. S.yles Consultfng Group Foursquare Senior Living Hardship Exemption 1902 Park Avenue, Echo Park CA Page 6 of 6 • Creation of a significant pedestrian experience along Glendale Boulevard street frontage, with a meandering sidewalk and generous plazas within a >20-foot setback area. • Generous pool area and community gardens for the residents. • Landscape berm along Glendale Boulevard and Park Avenues to mask appearance of the garage at the street level. COMMUNITY PLAN The Silver Lake-Echo Park-Elysian Valley Community Plan implements the land Use Element of the City's General Plan. The Community Plan contains goals and policies for the provision of housing in the community plan area. The proposed 75-unit senior housing development will implement these goals. In particular, the project is consistent with the following Goals, Objectives and Policies of the Silver lake- Echo Park-Elysian Valley Community Plan: • Policy 1-1.1 Maintain an adequate supply and distribution of multiple family, low income and special needs housing opportunities in the Community Plan Area. • Policy 1~1.7 Promote the unique quality and functionality of the Community Plan Area's mixed single and multiple family residential neighborhoods by encouraging infill development that continues to offer a variety of housing opportunities that capitalize on the eclectic character and architectural styles of existing development. • Objective 1~2 Reduce automobile trips in residential areas by locating new housing in areas offering proximity to goods, services and facilities. • Objective 1~4 Promote and ensure the provision of adequate housing for all persons, including special needs populations regardless of income, age or ethnic background. • Policy 1~6.3 Consider the steepness of the topography and suitability of the geology in any proposal for development within the Plan area. • GOAL 11 Encourage alternative modes of transportation to the use of single occupant vehicles (SOV) in order to reduce vehicular trips. • Objective 11~1 Pursue transportation demand management strategies that can maximize vehicle occupancy, minimize average trip length and reduce the number of vehicle trips. • HOUSING IV~1 locate housing for senior citizens, the physically challenged and low-income persons within reasonable walking distance of health and community facilities and services and public transportation. • HOUSING IV~9 Encourage the development of housing types that meet the needs of special populations (seniors, physically challenged, etc.) and the range of socio-economic backgrounds. \III .sci vi Co til tn Z.-.:J~CI) :2 Cii ~ ,..§ :;:; QJ c: /f C £i 01 II) e N ~ '0 Il'l V> "CJ 'iii til II) E u... 0 0:::: 0 Iw a.. z ..c: iii ° Z~ E f- "2 :::l :g -o:t: :c II) :E ..J 0) a...... 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Picture 1- View of Site Facing Northwest of: 1815-1819 Montrose Street Picture 2 - View of Site Facing West: 1001-1003 Glendale Boulevard at Montrose Street 1902 Park Avenue, Los Angeles, CA90026 - Foursquare Senior Living PHOTOGRAPHS Picture 3 - View of Site Facing West: 1001-1015 Glendale Boulevard Picture 4 - View of Site Facing North: Vacant lot, 1902-1904 Park Avenue 1902 Park Avenue, Los Angeles, CA 90026 - Foursquare Senior Living PHOTOGRAPHS Picture 5 - View of Site Facing North: 1910-1912 Park Avenue Picture 6 - View of Site Facing South: From Park Ave toward Glendale Blvd 1902 Park Avenue, Los Angeles, CA 90026 - Foursquare Senior Living PHOTOGRAPHS Picture 7 - View Facing South-East: Angelus Temple & Echo Park AcrO.5Sfrom Site Picture 8 - View Facing East: Angelus Temple, 1100 Glendale Boulevard Across from Site 1902 Park Avenue, los Angeles, CA 90026 - Foursquare Senior Living PHOTOGRAPHS Picture 9 - View Facing North: From Park Avenue towards 1910 Sunset Blvd. Picture 10 - View Facing South-West: Vacant Lot 1810 Montrose 5t Across from Site 1902 Park Avenue, los Angeles, CA 90026 - Foursquare Senior living PHOTOGRAPHS Picture 11- View Facing Southeast: of Echo Park lake Picture 12 - View Facing Southeast of Echo Park@ Glendale Blvd 1902 Park Avenue, Los Angeles, CA 90026 - Foursquare Senior Living PHOTOGRAPHS FOURSQUARE SENIOR LIVING Historic Resource Report Christopher A. Joseph & Associates 523 West 6th Street, Suite 1134 Los Angeles, CA 90014 June 2009 Christopher A. Joseph and Associates Executive Summary The proposed Foursquare Senior Living development of the subject property was evaluated for potential impacts to historic resources. The existing structures on the site are not currently designated as individual landmarks at the national, state, or local levels. None of the existing structures appear to be eligible for such designation due to a lack of historical significance, architectural distinction, and/or physical integrity. The subject property is part of a larger area that was surveyed in 2006 for the potential creation of the Echo Park Historic Preservation Overlay Zone by the City of Los Angeles. The survey identified contributing and non-contributing structures, and further classified contributing structures as simply contributing or altered contributing. The findings of the survey for four of the six subject property buildings are still valid. Based on additional information obtained for this report and changes to the buildings since the original survey, the findings for two of the buildings should be revised. The classifications should be: • 1815 Montrose Street - Non-Contributor • 1819 Montrose Street - Altered Contributor • 1001 Glendale Boulevard - Non-Contributor • 1005 Glendale Boulevard - Altered Contributor • 1015 Glendale Boulevard - Altered Contributor (revised) • 1910 ParkAvenue - Altered Contributor (revised) The City has decided not to move forward with the proposed Historic Preservation Overlay Zone and now proposes to adopt a Community Design Overlay for the Echo Park area. The draft Community Design Overlay identifies properties that were classified as contributing or altering contributing as being potentially significant historic resources that require review under the California Environmental Quality Act prior to any alteration or demolition. The proposed Foursquare Senior Living development does not require any discretionary approval and is not subject to the proposed environmental review that would be required as part the Community Design Overlay as it has not been adopted. However, were the proposed development subject to environmental review, the findings of this report concludes that there would be no significant or unmitigatable impacts to historic resources. Foursquare Senior Living - Historic ResourceReport 1 Christopher A. Joseph and Associates 1. INTRODUCTION 1.1 Purpose and Qualifications The purpose of this report is to determine and set forth whether or not a development project (sometimes referred to as the "Project") will impact historic resources. The project site is located in the Echo Park area of the City of Los Angeles, on the west side of Glendale Boulevard. East of the project is Echo Park, and northeast is the Angelus Temple. The addresses associated with the project site are: 1815 and 1819 Montrose Street; 1003, 1005, lOIS, and 1021 Glendale Boulevard; and 1904, 1910, and 1916 Park Avenue. The project site is occupied by an assortment of residential buildings and vacant lots. The proposed Project involves demolition and removal of all of the existing structures on the site, with the exception of the buildings at 1819 Montrose Street which will be maintained in place. A new building with age- restricted apartments for seniors 62+ will be constructed having a total of 75 dwelling units. There would be one level of semi-subterranean parking containing approximately 39 parking spaces. To the rear would be a one-story recreation building and a swimming pool. Teresa Grimes and Christina Chiang of Christopher A. Joseph & Associates were responsible for the preparation of this report. Both fulfill the qualifications for historic preservation professionals outlined in Title 36 of the Code of Federal Regulations, Part 61. Resumesare attached. 1.2 Methodology In conducting the analysis of potential historic resources and impacts, the following tasks were performed: 1. Conducted a field inspection of the project site and surrounding area to determine the study area and to identify potential historic resources. The study area was identified as the project site itself; however, the significance of the Echo Park area was also analyzed. 2. Researched the buildings on the project site to determine whether or not they are currently listed as landmarks at the national, state, or local levels and whether or not they have been previously evaluated as historic resources. 3. Obtained and reviewed the building permit record for the buildings on the project site. Dates of construction and subsequent alterations were based upon the building permit record as well as additional sources such as tax assessorrecords. 4. Research the properties at the Los Angeles County Tax Assessor's Office to confirm dates of construction and establish a chain of ownership. 5. Researched the buildings and area at local libraries and archives to establish the general history and context including a review of the relevant databases, newspapers, books, and articles. 6. Reviewed and analyzed ordinances, statutes, regulations, bulletins, and technical materials relating to federal, state, and local historic preservation desiqnations, and assessment processesand programs. Foursquare Senior living - Historic ResourceReport 2 Christopher A. Joseph and Associates 2. REGULATORY ENVIRONMENT 2.1 Regulatory Environment Generally, a lead agency must consider a property a historic resource under the California Environmental Quality Act if it is eligible for listing in the California Register of Historical Resources (California Register). The California Register is modeled after the National Register of Historic Places (National Register). Furthermore, a property is presumed to be historically significant if it is listed in a local register of historic resources or has been identified as historically significant in a historic resources survey (provided certain criteria and requirements are satisfied) unless a preponderance of evidence demonstrates that the property is not historically or culturally slqnlftcant.' The National and California Register designation programs are discussedbelow. National Register of Historic Places The National Register is "an authoritative guide to be used by federal, state, and local governments, private groups and citizens to identify the nation's cultural resources and to indicate what properties should be considered for protection from destruction or impairment." 2 Criteria To be eligible for listing in the National Register, a property must be at least 50 years of age and possess significance in American history and culture, architecture, or archaeology. A property of potential significance must meet one or more of four established criteria: 3 A. Associated with events that have made a significant contribution to the broad patterns of our history; or B. Associated with the lives of persons significant in our past; or C. Embody the distinctive characteristics of a type, period, or method of construction or that represent the work of a master, or that possess high artistic values, or that represent a significant and distinguishable entity whose components may lack individual distinction; or D. Yield, or may be likely to yield, information important in prehistory or history. Physical Integrity According to National Register Bulletin #15, "to be eligible for listing in the National Register, a property must not only be shown to be significant under National Register criteria, but it also must have integrity." Integrity is defined in National Register Bulletin #15 as "the ability of a property to convey its slqnlflcence.?" Within the concept of integrity, the National Register recognizes seven aspects or qualities that in various combinations define integrity. They are feeling, association, workmanship, location, design, setting, and materials. 1 Public ResourcesCode Section 5024.1 and 14 CCRSection 4850. 2 Title 36 Codeof Federal Regulations Part 60.2. 3 Title 36 Codeof Federal Regulations Part 6004. 4 National Register Bulletin #15, pp. 44-45. FoursquareSenior Living - Historic ResourceReport 3 Christopher A. Joseph and Associates Context To be eligible for listing in the National Register, a property must also be significant within a historic context. National Register Bulletin #15 states that the significance of a historic property can be judged only when it is evaluated within its historic context. Historic contexts are "those patterns, themes, or trends in history by which a specific...property or site is understood and its meaning...is made clear."s A property must represent an important aspect of the area's history or prehistory and possessthe requisite integrity to qualify for the National Register. Historic Districts The National Register includes significant properties, which are classified as buildings, sites, districts, structures, or objects. A historic district "derives its importance from being a unified entity, even though it is often composed of a variety of resources. The identity of a district results from the interrelationship of its resources, which can be an arrangement of historically or functionally related properties. ,,6 A district is defined as a geographically definable area of land containing a significant concentration of buildings, sites, structures, or objects united by past events Or aesthetically by plan or physical development." A district's significance and historic integrity should help determine the boundaries. other factors include: .. Visual barriers that mark a change in historic character of the area or that break the continuity of the district, such as new construction, highways, or development of a different character; • Visual changes in the character of the area due to different architectural styles, types, or periods, or to a decline in the concentration of contributing resources; .. Boundaries at a specific time in history, such as the original city limits or the legally recorded boundaries of a housing subdivision, estate, or ranch; and .. Clearly differentiated patterns of historical development, such as commercial versus residential or lndustrlal." Within historic districts, properties are identified as contributing and noncontributing. A contributing building, site, structure, or object adds to the historic associations, historic architectural qualities, or archeological values for which a district is significant because: • It was present during the period of significance, relates to the significance of the district, and retains its physical integrity; or .. It independently meets the criterion for listing as the National Register.9 5 National Register Bulletin #15, p. 7. 6 National Register Bulletin #15, p, 5. 7 Title 36 Code of Federal Regulations Part 60.3(d). 8 National Register Bulletin #21, p. 12. 9 National Register Bulletin #12, p. 13. Foursquare Senior Living - Historic Resource Report 4 Christopher A. Joseph and Associates California Register of Historical Resources In 1992, Governor Wilson signed Assembly Bill 2881 into law establishing the California Register. The California Register is an authoritative guide used by state and local agencies, private groups and citizens to identify historic resources and to indicate what properties are to be protected, to the extent prudent and feasible, from substantial adverse impacts. The California Register consists of properties that are listed automatically as well as those that must be nominated through an application and public hearing process.'? The California Register automatically includes the following: • California properties listed in the National Register and those formally Determined Eligible for the National Register; • California Registered Historical Landmarks from No. 0770 onward; and • Those California Points of Historical Interest that have been evaluated by the Office of Historic Preservation (OHP) and have been recommended to the State Historical Resources Commission for inclusion on the California Register. The criteria for eligibility of listing in the California Register are based upon National Register criteria, but are identified as 1-4 instead of A-D. To be eligible for listing in the California Register, a property must be at least 50 years of age and possesssignificance at the local, state, or national level, under one or more of the following four criteria: 1. It is associated with events that have made a significant contribution to the broad patterns of local or regional history, or the cultural heritage of California or the United States; or 2. It is associated with the lives of persons important to local, California, or national history; or 3. It embodies the distinctive characteristics of a type, period, or method of construction or represents the work of a master, or possesseshigh artistic values; or 4. It has yielded, or has the potential to yield, information important in the prehistory or history of the local area, California, or the nation. Historic resources eligible for listing in the California Register may include buildings, Sites, structures, objects, and historic districts. Resources less than 50 years of age may be eligible if it can be demonstrated that sufficient time has passed to understand its historical importance. While the enabling legislation for the California Register is less rigorous with regard to the issue of integrity, there is the expectation that properties reflect their appearance during their period of slqnlflcance.!' The California Register may also include properties identified during historic resource surveys. However, the survey must meet all of the following criteria:12 10 Public ResourcesCode Section 5024.1. 11 Public ResourcesCode Section 4852. 12 Public ResourcesCode Section 5024.1. FoursquareSenior Living - Historic ResourceReport 5 Christopher A. Joseph and Associates 1. The survey has been or will be included in the State Historic ResourcesInventory. 2. The survey and the survey documentation were prepared in accordance with office [OHP] procedures and requirements, 3, The resource is evaluated and determined by the office [OHP] to have a significance rating of Category 1 to 5 on a DPRForm 523. 4. If the survey is five or more years old at the time of its nomination for inclusion in the California Register, the survey is updated to identify historical resources which have become eligible or ineligible due to changed circumstances or further documentation and those which have been demolished or altered in a manner that substantially diminishes the significance of the resource. OHPSurvey Methodology The evaluation instructions and classification system proscribed by OHP in its Instructions for Recording Historical Resources provide a three-digit evaluation code for use in classifying potential historic resources. In 2003, the codes were revised to address the California Register. The first digit indicates the general category of evaluation. The second digit is a letter code to indicate whether the resource is separately eligible (S), eligible as part of a district (D), or both (B). The third digit is a number, which is coded to describe some of the circumstances or conditions of the evaluation. The general evaluation categories are as follows: 1. Listed in the National Register or the California Register. 2. Determined eligible for listing in the National Register or the California Register. 3. Appears eligible for listing in the National Register or the California Register through survey evaluation. 4. Appears eligible for listing in the National Register or the California Register through other evaluation. 5. Recognizedas historically significant by local government. 6. Not eligible for listing or designation as specified. 7. Not evaluated or needs re-evaluation. City of Los Angeles Cultural Heritage Ordinance The LosAngeles City Council adopted the Cultural Heritage Ordinance in 1962 and amended it in 2007 (Sections 22.171 et. seq. of the Administrative Code). The Ordinance created a Cultural Heritage Commission and criteria for designating Historic-Cultural Monuments. The Commission is comprised of five citizens, appointed by the Mayor, who have exhibited knowledge of Los Angeles history, culture and architecture. Section 22.171. 7 of the Ordinance states that: For purposes of this article, a Historic-Cultural Monument (Monument) is any site (including significant trees or other plant life located on the site), building or structure of particular historic or cultural significance to the City of Los Angeles, including historic structures or sites Foursquare Senior Living - Historic ResourceReport 6 Christopher A. Joseph and Associates in which the broad cultural, economic or social history of the nation, State or community is reflected or exemplified; or which is identified with historic personages or with important events in the main currents of national, State or local history; or which embodies the distinguishing characteristics of an architectural type specimen, inherently valuable for a study of a period, style or method of construction; or a notable work of a master builder, designer, or architect whose individual genius influenced his or her age. Unlike the National and California Registers, the Ordinance makes no mention of concepts such as physical integrity or period of significance. Moreover, properties do not have to reach a minimum age requirement, such as 50 years, to be designated as Monuments. 2.2 History and Description Echo Park is located approximately two miles northwest of downtown Los Angeles. In 1868, the lake that is the centerpiece of Echo Park was the site of Reservoir No.4, which stored water diverted by a new canal system from the Los Angeles River and water from a spring on Baxter Avenue. It was built by the Los Angeles Canal and Reservoir Company. The water from the reservoir powered the first woolen mills of Los Angeles. In the late 1880s, the land surrounding the reservoir, then known as Edendale, was purchased from the LosAngeles Canal and Reservoir Company by Thomas Kelley, I. W. Hellman, William L Willis, William Wright, J. W. Potts, and John Mansfield. The owners started subdividing the land into the Montana Tract. However, they learned that the City of Los Angeles owned the reservoir rights that would have allowed the land to be flooded, rendering it unfit for development. Finally reaching an agreement with the City after three years of legal wrangling, the owners gave up 33 acres of land for a city park, in exchange for the City not overflowing the reservoir. The reservoir and surrounding land were redesigned into an English landscape park named Echo Park. which opened in 1896. Several early movie studios were located in Echo Park and shot silent comedies and westerns in the area. Movie stars like Gloria Swanson and Tom Mix bought homes in Angelino Heights and the other nearby neighborhoods of Echo Park. A shopping district developed along Sunset Boulevard during the 1920s. Opening in 1923, the Angelus Temple attracted crowds of people to Echo Park. It was constructed by the International Church of the Foursquare Gospel, which was founded by Aimee Semple McPhersonAfter years of itinerant preaching, she chose to settle in Los Angeles and to build the base of her operations just north of the lake along Glendale Boulevard. In 1924 Jensen's Recreation Center, a billiard hall with stores and bowling alleys, opened one block north of the lake and other stores opened next to it. By 1930. very few lots remained undeveloped. Houses lined the north part of the lake and Craftsman and Period Revival style apartment buildings fronted Echo Park Avenue and Alvarado Street. The project site is west of the Angelus Temple across Glendale Boulevard at the intersection of Glendale Boulevard. Park Avenue, and Montrose Street. The topography is steep and rises from east to west and from south to north. Most of the properties have retaining walls along the front and driveways leading to surface parking or garages at the rear. There are no street trees and several of the properties are without any landscaping. The rest of the surrounding area is mostly developed with one to two-story residential buildings, although the property opposite Montrose Street is a vacant lot. There are ten parcels associated with the site, which are discussed below. 1815 Montrose Street (APN 5404-002-002) - This is a one-story single-family residence constructed in 1922. The garage at the end of the driveway was constructed the same year. Another one-story building sits behind the residence. It also contains a dwelling unit. The date of construction Foursquare Senior Living - Historic ResourceReport 7 Christopher A. Joseph and Associates is unknown. According to the building permit record, the original owner was V.A. Parret. The contractor is listed as the architect. According to the tax assessor records, Martha and Jona Billing owned the property from 1923 to 1945. The main residence is a cross-gabled building with an L- shaped plan. The exterior is sheathed in stucco, which was present in 1954. Originally, there was a front-gabled porch on the south corner of the street-facing elevation. It has been filled with a room. An open, roofed entryway has been added on the west side with the door on the side of the room. The windows throughout have been replaced with aluminum sliders. Triangular knee braces are exposed beneath the overhanging eave on the west elevation, suggesting that the style of the residence was Craftsman. There is a retaining wall in front (south) of the residence surmounted by a wrought iron fence. 1819 Montrose Street (APN 5404-002-022) - This is a two-story multi-family residence constructed in 1913. There is another two-story building to the rear, which may have originally been the garage, also built in 1913. The main building was originally constructed as a single-family residence by Charles Clarence Conroy. There was no architect identified on the building permit. By 1923, it was a 2-unit apartment building and by 1997, it was a 4-unit apartment building. The Craftsman style building is sheathed in clapboard and covered by a multi-gabled roof. The most interesting feature of the design is the brackets exposed beneath the overhanging eaves. They appear to be constructed of three square beams of different lengths. A side-facing gabled roof projects over the full front porch. The porch roof is supported on the corners by tapered stuccoed piers and two wood beams that form a V shape. What was formally the main entrance is located under the porch. It consists of a single door that has been replaced and is flanked by two sets of double-hung sash windows. Another entryway is located on the west elevation in a bay that may have been added. A chimney is located next to this entryway. Some windows have been replaced with aluminum sliders. A driveway along the east elevation leads to the rear building, which is similar in design to the main one. A simple wrought iron fence sits on top of the concrete retaining wall that outlines the front yard. 1001 Glendale Boulevard (APN 5454-002-001) - This is a two-story mixed-use building constructed in 1953. It is located at the corner of Montrose Street and Glendale Boulevard. The original owner was Nancy Hollis. There was no architect identified on the building permit. The ground floor originally contained stores, while the second story contained four dwelling units. In 1954, one of the stores was occupied by a grocery. In 1965, Hollis still owned the building and the grocery became a locksmith shop. It is now identified in the tax assessorrecords as a 6-unit apartment building. It has a flat roof, stucco exterior, and no particular style. There are metal-framed windows on the second story that do not appear to be original. At the north end of the primary (east) elevation there are three garage doors that may have replaced storefronts. At the south end of the same elevation there are storefronts. The side and rear elevations are unadorned. 1005 Glendale Boulevard (APN 5404-002-003) - This is a two-story multi-family residence constructed in 1922. The original owner was Blanche Parent. The contractor was Brockman and O'Brien. The building is rectangular in shape, sheathed in stucco, and covered by a flat roof. The primary (east) elevation is symmetrically organized. A wide set of concrete steps are entered off the driveway along the south elevation, reach a landing, and switch to meet the centrally located entryway. The entryway is recessed in a segmental arch, which is matched on both sides, although the arches are filled with windows. Apparently the front portion of the building used to be a full-length porch, but it was filled in with a two-story addition with a roof line lower than the back part of the building. On the first story, recessed rectangular panels separate the three bays. Shorter recessed panels are between the first and second stories. The second story consists of evenly-spaced square, sliding vinyl windows. The same windows are found consistently on the side and rear elevations, which are unadorned. There is a one-story garage at the rear of the lot. FoursquareSenior Living - Historic ResourceReport 8 Christopher A. Joseph and Associates 1015 Glendale Boulevard (APN 5404-002-011) - This is a two-story multi-family residence constructed in 1912. According to the tax assessor records, the original owner was John LeClaire. There was no original building permit on record. As such the name of the original architect, if any, is unknown. When it was reroofed in 1929, it was described as a 4-unit apartment building. Blanche Olds purchased the building in 1934, and the Olds family continued to own the building through the 1960s. Craftsman in style, the building is covered by a front-facing gabled roof and sheathed in shingles. The roof is characterized by overhanging eaves and exposed rater tails set in pairs. The primary (east) elevation is symmetrically organized. The entryway is central located at the top of an L-shaped flight of concrete steps. In 1991, the porch over the entryway was removed. Flanking the entryway, tripartite wood-framed windows are stacked vertically on the first and second stories. Shallow square bays supported by paired brackets are found on the second stories of the side elevations. Windows are mostly original and consist of double-hung sash. A small addition has been added to southwest corner of the building. It projects from the second story and extends over the driveway. 1021 Glendale Boulevard (APN 5404-002-010) - This is a vacant lot. 1900 Park Avenue (APN 5404-002-009) - This is a vacant lot. 1904 Park Avenue (APN 5404-002-008) - This is a vacant lot. 1910 Park Avenue (APN 5404-002-007) - This is a two-story multi-family residence constructed in 1924. According to the tax assessor records, the original owner was Frank Sherman. There was no original building permit on record. As such the name of the original architect, if any, is unknown. The building is rectangular in shape, sheathed in stucco and covered by a flat roof. The primary (east) elevation is symmetrically organized. The entryway is central located at the top of a flight of concrete steps. A flat semi-circular canopy supported by fluted columns shelters the entryway. The capitals of the columns have been removed. Flanking the entryway are projecting one-story bays. On the second story there are a pair of arched windows in the central bay and paired windows on the outer bays. In 2007, all of the windows were changed out for dual-glazed ones of the same size and location. The side and rear elevations are unadorned. There is a one-story garage at the rear of the lot. 1916 Park Avenue (APN 5404-002-006) - This is a vacant lot. 3. EVALUATION OF SIGNIFICANCE 3.2 Individual Significance None of the buildings on the project site are currently designated as landmarks at the national, state, or local levels. They do not appear to be eligible for such designation due to a lack of historical significance, architectural distinction, and/or physical integrity. 1815 Montrose Street and 1001 Glendale Boulevard were eliminated from further consideration as potential historic resources because they have been substantially altered. The only building on the project site that has been previously surveyed as individually significant is 1910 Park Avenue. It is listed in the State Historic Resources Inventory as a 5S2, meaning that it appears ineligible for designation at the national and state levels, but potentially eligible for designation under the local ordinance. When this evaluation was made is unknown, but it is no longer warranted for reasons discussed below. 1818 Montrose Street, 1005 Glendale Boulevard, and 1015 Glendale Boulevard are also discussed below. Foursquare Senior Living - Historic Resource Report 9 Christopher A Joseph and Associates None of the buildings on the project site are historically significant. The research did not reveal them to have been the site of any historical events. They are not the oldest buildings in Echo Park and do not reflect any broad patterns in history. They are among many of the residential buildings constructed in EchoPark during the 1910s and 1920s. None of the buildings on the project site are strongly associatedwith persons of historical significance. All of the original and long-term owners were researched at the Los Angeles Public Library. The research did not suggest that any of the individuals were significant within a historic context. In deed, little information could be found on any of the individuals. None of the individuals were listed in the California Subject-Name Index. None of the individuals were referenced in the Los Angeles Times other than Blanche Parent. She owned the building at 1005 Glendale Boulevard from 1922 through 1931, although she didn't live there. She is mentioned in the column "Of Interest to Women" from time to time. The 1920 and 1930 census documents the tenants of many of the buildings. Several of the owners also lived in and managed the buildings. They include Charles and Lydia Cashatt who lived at 1005 Glendale Boulevard in the 1930s. His occupation is listed as contractor. Charles and Blanche aids lived at 1015 Glendale Boulevard from 1914 through the 1940s. Their family continued to own the building through the 1960s. Charles' occupation is listed as manager of the apartment house. None of the buildings on the project site are architecturally significant as good examples of a type, period, or method of construction. The main building at 1819 Montrose Street was constructed as a Craftsman style single-family residence. It is an ordinary example of the style. While the building has a broad front porch and a low-pitched roof with overhanging eaves, it is lacking in many of the other features associated with the style such as a horizontal orientation, shingled exterior, and handcrafted materials in the porch and chimney such as river rock or clinker brick. The windows that have been replaced could be restored as many of the originals remain. 1015 Glendale Boulevard is a fair example of a Craftsman style apartment building. Once again, it possessessome of the features associated with the style such as a shingled exterior and a low-pitched roof with overhanging eaves; however, the plan is very boxy. Furthermore, the front porch has been removed. This is not a reversible alteration unless there are historic photographs depicting the original desiqn, 1005 Glendale Boulevard is so lacking in features that it is difficult to categorize stylistically. It is essentially a stuccoed box. The only distinctive features are the segmental arched openings on the primary elevation, but these were part of a porch that has been enclosed. The original design is not apparent and all of the windows have been replaced. It is unknown if the window openings were resized as well. 1910 Park Avenue is also difficult to categorize stylistically due to alterations. It appears to have been Classical Revival in style based upon the symmetrical composition and semi-circular entrywav: however, the capitals on the columns are missing and all of the windows have been replaced. Furthermore, the plain roofline is not characteristic of the Classical Revival style. More than likely a decorative cornice has been removed. None of the buildings on the project site are architecturally significant as the work of a master architect. No architects were identified on the building permits for 1819 Montrose Street or 1005 Glendale Boulevard. There were no original building permits on record for 1015 Glendale Boulevard or 1910 Park Avenue. As such the names of the original architects, if any, are unknown. None of the buildings on the project site are architecturally significant because they possess high artistic value. This aspect of the criteria for determining significance usually relates to handcrafted features or works of decorative art such as stained glass or murals. There is no reason to believe that any of the properties associated with the project site has yielded, or has the potential to yield, information important in the prehistory or history of the local area, FoursquareSenior Living - Historic ResourceReport 10 Christopher A. Joseph and Associates California, or the nation. This aspect of the criteria for determining significance usually relates to archeological resources. An archeological records search was not requested from the Regional Information Center in the preparation of this report. 3.2 Historic District Large properties with multiple buildings and structures from the same period of time and multiple buildings or structures with a common history and use are typically evaluated to determine if such buildings constitute a historic district. Echo Park was surveyed in 2006 by Jones and Stokes. It was evaluated as eligible for designation as a Historic Preservation Overlay Zone (HPOZ). Los Angeles established the HPOZ Ordinance in 1979. The Ordinance was revised in 1997, 2000, and again in 2004. A HPOZapplication must include a historic resources survey that establishes the historic context in which the district is significant, the period of significance, and contributing and non-contributing elements. Contributing elements are further classified as simply contributing or altered contributing. The buildings on the project site were evaluated as follows: • 1815 Montrose Street has an evaluation code of 6Z and is described as a Non-Contributor. • 1819 Montrose Street has an evaluation code of 5D and is described as an Altered Contributor. • 1001 Glendale Boulevard has an evaluation code of 6Z and is described as a Non-Contributor. • 1005 Glendale Boulevard has an evaluation code of 5D and is described as an Altered Contributor. • 1015 Glendale Boulevard has an evaluation code of 5D and is described as a Contributor. • 1910 ParkAvenue has an evaluation code of 5D and is described as a Contributor. These evaluations are still valid with the exception of 1015 Glendale Boulevard and 1910 ParkAvenue. The survey does not acknowledge that the porch has been removed from 1015 Glendale Boulevard. Only that the doors have been altered. While the replacement of a door is typically considered a very minor alteration, the loss of a major element on the primary elevation is not. Furthermore, the loss of the porch is not a reversible alteration. It cannot be accurately restored if there are no historic photographs of its original appearance. Since the survey was conducted, all of the windows have been replaced on 1910 Park Avenue. Both buildings are still contributors, but should be re-classified as altered contributors. The City of Los Angeles has decided not to adopt an HPOZfor the Echo Park area and is currently considering the adoption of a Community Design Overlay (CDO) instead. The draft CDO guidelines identify buildings listed as contributing or altered contributing as potentially significant historic resources. Any proposed alteration or demolition of these buildings would require environmental review pursuant to the California Environmental Quality Act. 3.3 Conclusions None of the buildings on the project site are currently designated as landmarks at the national, state, or local levels. They do not appear to be individually eligible for such designation due to a lack of historical significance, architectural distinction, and/or physical integrity. 1815 Montrose Street and 1001 Glendale Boulevard have been substantially altered and are therefore ineligible for any Foursquare Senior Living - Historic ResourceReport 11 Christopher A. Joseph and Associates designation for lack of integrity. 1819 Montrose Street, 1005 Glendale Boulevard, 1015 Glendale Boulevard, and 1910 Park Avenue are not individually eligible for any designation and are altered contributing elements in the proposed Echo Park HPOZ.However, the HPOZwill not be adopted and a CDOis now proposed for the area. The proposed Project involves the demolition of three altered contributing buildings to the potential Echo Park HPOZ: 1005 Glendale Boulevard, 1015 Glendale Boulevard, and 1910 Park Avenue. No changes are proposed to 1819 Montrose Street and it will be maintained in place. For an environmental review of the proposed demolition the historic resource would have been the potential EchoPark HPOZ,as the buildings are not individually significant, but contributing to the potential Echo Park HPOZ.The loss of a contributing building in a historic district would not necessarily result in an impact on historic resources. An impact would only occur if so many contributing buildings were removed that the historic district was no longer eligible as a HPOZ.The Echo Park Historic Resources Survey included 234 parcels. Of these, 143 were evaluated as contributing, or 61%. If the three contributing buildings on the project site were demolished, there would be 140 contributing buildings, or 59%. The Historic ResourcesSurvey Report emphasized that the area was eligible for "designation as a HPOZbecause a majority of the buildings surveyed were contributing. Therefore, the loss of three contributing buildings would not negatively affect the eligibility of the HPOZ. 4. SOURCES City of LosAngeles Building Permits, various dates. Echo Park Historical Society. "Historic Overview," "Echo Park Lake," and "Aimee Semple" in Historic Echo Park, website: http://www.historicechopark.org/, AccessedMay 19, 2009. Historic Resources Group. "Echo Park, 750 N. Echo Park Avenue." Historic-Cultural Monument Application. 2005. Sanborn map, November 1923, Los Angeles: Volume 3 and page 313. EchoPark Historic ResourcesSurvey Report, Jones and Stokes, 2006. Foursquare Senior Living""Historic ResourceReport 12 View 1: Looking north from a vacant lot on the View 2: Angelus Temple is east of the project site. project site. PHOTO LOCATION MAP View 3: Looking east on Mont rose Street at 'Echo Park. The project site is on the left. Source: Christopher A. Joseph & Associates, 2009. CHRISTOPHER A. JOSEPH & ASSOCIATES Photosheet 1 ~~==--.!I I Environmental Planning and Research View 4: Looking south from the project site. A vacant lot View 5: 1819 Montorse Street, south elevation. is across Montrose Street. ~..- ..- Project Site PHOTO LOCATION MAP View 6: 1819 Montorse Street, rear elevation. Source: Christopher A. Joseph & Associates, 2009. CH~ISTOPHER A. JC?SE.p..H & ASSOCIATES Photosheet 2 ~"'"--_-=--- I Environmental Planning and Research View 7: 1815 Montrose Street south elevation. View 8: 1001 Glendale Boulevard, south and east elevations. \ \ PHOTO LOCAT.ION MAP View 9: 1001 Glendale Boulevard, west and south elevations. Source: Christopher A. Joseph & Associates, 2009. I CHRISTOPHER A. JOSEPH & ASSOCIATES Environmental Planning and Research Photosheet 3 View 10: 1005 Glendale Boulevard, east elevation. View 11: 1015 Glendale Boulevard, east elevation. PHOTO LOCATION MAP View 12: 1910 Park Avenue, east elevation. Source: Christopher A. Joseph & Associates, 2009. CHRISTOPHER A. JOSEPH & ASSOCIATES Photosheet 4 L...... o=_~. I Environmental Planninq and Research Teresa Grimes Senior Architectural Historian Experience Summary Ms. Teresa Grimes, Senior Architectural Historian at CAJA, has nearly 20 years of experience in the field of historic preservation, which has included work in the public, private, and non-profit sectors. Her current projects include the Modernism Context Statement for the City of Riverside and the SurveyLA pilot survey of Boyle Heights. Prior to joining CAJA, she was the principal of her own consulting firm. Earlier in her career, she was the Preservation Officer of the Los Angeles Conservancy, a Research Assistant at the Getty Conservation Institute, and a Project Manager with Historic Resources Group. Preparing National Register applications is a particular area of expertise. Ms. Grimes has prepared dozens of applications for a wide variety of property types including residential districts, single-family residences, hotels, apartment buildings, gardens, bridges, schools, movie studios, high-rise office buildings, industrial buildings, and cultural landscapes. Project Experience !IIi Santa Monica College (EIR) • Central Avenue, Multiple Property ., Downey Studios (EIR) Documentation and National Register of Historic Places • Dodger Stadium (EIR) .' Mission San Miguel, National Historic !II Pantages Theater (EIR) Landmark • MTA Universal (EIR) • Santa Fe Coast Lines Railroad Hospital, • Valley Plaza Shopping Center (EIR) National Register of Historic Places • Claremont McKenna College Historic • Sears, Roebuck & Company, National Register Resources Survey of Historic Places • Beverly Hills Post Office Historic Resource • Storrier-Stearns Japanese-Style Garden, Report National Register of Historic Places • Los Angeles Wholesale Produce Market • Textile Center Building, National Register of Historic Structures Report Historic Places • Glendale Historic Context Statement • Executive Office Building, Old Warner Brothers • Carmel-by-the-Sea Historic Context Statement Studio, Historic Tax Credit • Old Pasadena Historic District, National • Gerry Building, Historic Tax Credit Register of Historic Places Amendment • Kerckoff Building & Annex, Historic Tax Credit • Roosevelt Building, National Register of • Young's Market Company Building, Historic Historic Places Tax Credit • Arroyo Seco Cultural Landscape, National • Los Angeles Music Center HABS Report Register of Historic Places • Loyola High School Design Guidelines Educational Background and Professional Affiliations II M.A. in Architecture, University of California, Los Angeles • SA in Political Science, University of California, Los Angeles • Pasadena Heritage Board Member (2009- )