CITY OF VENTURA HISTORIC PRESERVATIONCOMMITTEE
- Agenda Item: 2 Hearing Date: May 23, 2018
Project No: 11427 Case No: H RA-3-17-39567 ---~-----·-~-·-~ - --- Applicant: Andrew Langroudi I Ventura Solar Properties LLC Planner: ~v Don Nielsen, Associate Planner, (805) 677-3959 ~ Dave Ward, AICP, Planning Manager Location: 250 South Mills Road (Attachment A) AP N: 079-0-1 01-300
Recommendation: 1. Discuss the property owner's intended use of the building and how to approach exterior and interior modifications to the building; and 2. Encourage the property owner to submit a local Historic Landmark Designation application and consider filing an application to list the building on the National Register of Historic Places and California Register of Historic Places. Zoning: Limited Commercial (C-1) & Intermediate Commercial (C-1A)
Land Use: Commerce
Regulatory Review: SBMC Sec. 2.4.30.130 & 2R.450.220
Environmental Review: CEQA Guidelines Section 15306 - Information Collection
PROJECT DESCRIPTION
The proposed project is a Historic Resources Assessment for the review of a Phase 1 Historical Resources Report for a 14, 112 square foot, two story office building and associated parking garage, built in 1965, on a 2.00 acre property located at 250 South Mills Road in the Limited Commercial (C-1) & Intermediate Commercial (C-1A) zone districts with a land use designation of Comme.rce. The project site is not located next to any recognized landmarks, or points of interests or within a historic district.
PROJ-11427 HPC/05/23/18/DN Page 1 of 4 HPC - 1 BACKGROUND On March 3, 2017, the Planning Division was notified of construction activity at the subjectsite; no construction or demolition permits were issued.
In accordance with the Policies and Procedures for Historic Resources Protection (PPHR), the proposed demolition requires historical assessment as the existing structure is over 40 years old. As the moject is over 40 years old, staff conducted a 5- day posting to the Historic Preservation Committee (HPC) on March 7, 2017 for a historic evaluation for the scope of work.
• March 7 through March 14, 2017 o Tenant improvement to lower/garage level of 2 story building. See elevations. Interior stair connecting upper/ ground floor level\ with lower level to be removed. Stair opening to be infilled. Upper and lower levels to be structurally reinforced. Future tenant improvement for upper level not included under this scope of work or permit. All exterior stairs are to remain. New exterior elevator to be provided. Lower level tenant improvement includes two existing suites within underground par.
The 5-day posting was pulled, with two or more HPC members requesting for the project to be scheduled for their review. The applicant is therefore requesting a Historical Resource Assessment by the Historic Preservation Committee (HPC) and has submitted the required Phase 1 Historical Resources Report. The property is not listed or identified in the 1983 Cultural Heritage Survey, the 2007 Historic Resources Survey Update, or the California State Historical Resources Inventory.
On April 17, 2017, a site visit with the applicant, staff, and the contracted historic consultant (Historic Resources Group) was conducted.
On May 9, 2017, a Building Permit was issued for a change of use from bank to medical offices on the first-floor (not visible from Mills Road due to the surrounding sunken garden with landscaped berm) of the existing building and included plumbing, electrical, and mechanical work with some exterior work. The existing interior stairs were to remain.
On October 4, 2017 a "Stop Work" order was issued by the Building and Safety Department for work that went beyond the identified Scope of Work.
• Cutting the concrete floor between 1st & 2nd floor for an elevator that is not on approved plans.
PROJ-11427 HPC/05/23/18/DN Page 2 of 4 HPC - 2 On April 25, 2018 the HPC reviewed the Phase I Historic Resources Report and made the following motions:
• Confirm by Minute Motion that the subject structure is historically significant on the National, State, and Local Levels based on the findings within the Phase I Historic Resources Report.
• Motion to continue the item to a-date certain of May 23, 2018 for a site visit to 250 South Mills Road to inspect existing conditions and to disc;:uss with the property owner the intended use of the building and how to approach exterior and interior modifications to the building. Encourage the property owner to submit for landmark status on the National, State, and Local levels and a Mills Act.
STAFF ANALYSIS
Per the April 25, 2018 HPC Motion, staff, the applicant, the HPC, and any members of the public will meet at the project site, 250 South Mills Road, to inspect existing · conditions and to discuss with the property owner the intended use of the building and how to approach exterior and interior modifications to the building. No additional analysis is being provided beyond what had previously been provided within the staff report presented to the HPC on April 24, 2018 (Attachment A).
PUBLIC COMMUNICATIONS staff received public communication concerning the proposed project (Attachment B).
CALIFORNIA ENVIRONMENTAL QUALITY ACT
Staff has determined the proposed project is Categorically Exempt from the California Environmental Quality Act (CEQA) under CEQA Guidelines Section 15306 (Class 6, Information Collection) because the Preliminary Historical Assessment consists of information gathering purposes, or as part of a study leading to an action which a public agency has not yet approved, adopted, or funded. No exceptions apply to defeat the exemption.
RECOMMENDATION
Staff recommends. that theHPC: . 1. Discuss the property owner's intended use of the building and how to approach exterior and interior modifications to the building; and 2. Encourage the property owner to submit a local Historic Landmark Designation application and consider filing an application to list the building on the National Register of Historic Places and California Register of Historic Places.
PROJ-11427 HPC/05/23/18/DN Page 3 of 4 HPC - 3 FUTURE ACTIONS
• Planning application for local Historic Landmark Designation and Design Review Permit, and potentially a Mills Act Contract.
ATTACHMENTS
A. Historic Preservation Committee Staff Report dated April 25, 2018 (with L Attachments) B. Correspondence from Carol Cintron Received May 8, 2018
PROJ-11427 HPC/05/23/18/DN Page 4 of 4 HPC - 4 Attachment A
Historic Preservation Committee Staff Report dated April 25, 2018 (with Attachments)
HPC - 5 CITY OFVENTURA HISTORIC PRf.Sf.RVATION COMMITTf.f.
- - Agenda Item: 2 Hearing Date: April 25, 2018 ,, Project No: 11427 Case No: H RA-3-17 -39567 - - Applicant: Andrew Langroudi I Ventura Solar Properties LLC Planner: Don Nielsen, Associate Planner, (805) 6TZ-_3959 Sc.:ttt~lw,;h-ArDave Ward, AICP, Planning Manager/7"'):; ,, Location: 250 South Mills Road (Attachment A) AP N: 079-0-101-300 Recommendation: 1. Confirm by minute motion that the subject structure is historically significant; 2. Encourage the property owner to submit a local Historic Landmark Designation application and consider filing an application to list the building on the National Register of Historic Places and California Register of Historic Places; and 3. Discuss the property owner's intended use of the building and how to approach exterior and interior modifications to the building. Zoning: Limited Commercial (C-1) & Intermediate Commercial (C-1A) Land Use: Commerce
Regulatory Review: SSMC Sec. 2.4.30.130 & 2R.450.220 ..
Environmental Review: CEQA Guidelines Section 15306 - Information Collection
PROJECT DESCRIPTION
The proposed project is a Historic Resources Assessment for the review of a Phase 1 Historical Resources Report for a 14, 112 square foot, two story office building and associated parking garage, built in 1965, on a 2.00 acre property located at 250 South Mills Road in the Limited Commercial (C-1) & Intermediate Commercial (C-1A) zone districts with a land use designation of Commerce. The project site is not located next to any recognized landmarks, or points of interests or within a historic district.
The review of the Phase 1 Historical Resources Report that was prepared for the property is to determine the national, state and local historical significance of the subject PROJ-11427 HPC/04/25/18/DN Page 1 of 11 HPC - 6 building. If the project site is deemed to not be a historical resource, separate Planning and Building Permit applications would be submitted for exterior modifications. BACKGROUND
On March 3, 2017, the Planning Division was notified of construction activity at the subject site; no construction or demolition permits were issued.
In accordance with the Policies and Procedures for Historic Resources Protection (PPHR), the proposed demolition requires historical assessment as the existing structure is over 40 years old. As the project is over 40 years old, staff conducted a 5- day posting to the Historic Preservation Committee (HPC) on March 7, 2017 for a historic evaluation for the scope of work (Attachment 8).
• March 7 through March 14, 2017 o Tenant improvement to lower/garage level of 2 story building. See elevations. Interior stair connecting upper/ ground floor level with lower level to be removed. Stair opening to be infilled. Upper and lower levels to be structurally reinforced. Future tenant improvement for upper level not included under this scope of work or permit. All exterior stairs are to remain. New exterior elevator to be provided. Lower level tenant improvement includes two existing suites within underground par.
The 5-day posting was pulled, with two or more HPC members requesting for the project to be scheduled for their review. The applicant is therefore requesting a Historical Resource Assessment by the Historic Preservation Committee (HPC) and has submitted the required Phase 1 Historical Resources Report (Attachment C). The property is not listed or identified in the 1983 Cultural Heritage Survey, the 2007 Historic Resources Survey Update, or the California State Historical Resources Inventory.
On April 17, 2017, a site visit with the applicant, staff, and the contracted historic consultant (Historic Resources Group) was conducted.
On May 9, 2017, a Building Permit was issued for a change of use from bank to medical offices on the first-floor (not visible from Mills Road due to the surrounding sunken garden with landscaped berm) of the existing building and included plumbing, electrical, and mechanical work with some exterior work. The existing interior stairs were to remain.
On October 4, 2017 a "Stop Work" order was issued by the Building and Safety Department for work that went beyond the identified Scope of Work.
• Cutting the concrete floor between 1st & 2nd floor for an elevator that is not on approved plans.
PROJ-11427 HPC/04/25/18/DN Page 2 of 11 HPC - 7 HISTORICAL STANDARDS
Pursuant to Ventura Municipal Code Section 2R.450.220 a Historical Resource Assessment shall be prepared for a demolition permit of a building or structure more than 40 years old and then, pursuant to Ventura Municipal Code Section 2.4.30.130, review by the HPC for a recommendation to the Community Development Director (Director). One purpose of a preliminary assessment is to enable the HPC to screen properties or projects of no obvious historic value. This is in accordance with:
General Plan Action 9.19: For any project in a historic district or that would affect any potential historic resource or structure more than 40 years old, require an assessment of eligibility for State and federal register and landmark status and appropriate mitigation to protect the resource, and
General Plan Action 9.20: Seek input from the City's Historic Preservation Commission on any proposed development that may affect any designated or potential landmark.
Municipal Code Section 24.455.120.2 defines a landmark as any real property such as building, structure, or archaeological excavation, or object that is unique or significant because of its location, design, setting, materials, workmanship or aesthetic feeling, and is associated with:
(a) Events that have made a meaningful contribution to the nation, state or community; (b) Lives of persons who made a meaningful contribution to national, state or local history; (c) Reflecting or exemplifying a particular period of the national, state or local history; (d) Embodying the distinctive characteristics of a type, period or method of construction; (e) The work of one or more master builders, designers, artists or architects whose talents influenced their historical period, or work that otherwise possesses high artistic value; (f) Representing a significant and distinguishable entity whose components may lack individual distinction; or (g) Yielding, or likely to yield, information important to national, state or local history or prehistory.
Another purpose of a historical assessment is to review and evaluate any s~bject or area of possible historic, cultural, or natural significance to determine whether such subject or area may warrant further action. Consequently, if the HPC concludes that the application contains sufficient information to make a determination that the existing building is not historically significant or a potential landmark; no further analysis will be required. If the HPC concludes that the scope of work could negatively impact a property that the HPC considers potentially historically significant, then any future PROJ-11427 HPC/04/25/18/DN Page 3 of 11 HPC - 8 project at the subject property that may cause a substantial adverse change in the significance of that historical resource may be potentially considered to have a significant effect on the environment. The HPC may make a recommendation to the Director for a Phase 2 Historic Resources Report, which would be required to determine historical significance.
DESIGN REVIEW STANDARDS
As the property is not a designated Landmark, there are no applicable design review standards required at this time.
STAFF ANALYSIS
Per the Policies and Procedures for Historic Resources Protection (PPHRP), for a resource to be designated as historically significant, an historical resource evaluation of the property must define the property's historical context, meet at least one of the City's Historical Resource Designation Criteria and then demonstrate that the property retains integrity.
Additionally, the PPHRP exempts "Like for Like" replacements from further Historic Resource Assessment review; staff conveyed this process to the applicants in order to address any potential hazard, but the applicant decided to proceed with the Phase I Historic Resources Report.
Landmark Analysis
According to the information included within the Phase 1 Historical Resources Report, dated May 9, 2017, which includes photos, found that the building meets the criteria for listing in the National Register of Historic Places, the California Register of Historical Resources, and as a City of Ventura Local City Landmark:
Associated with events that have made a significant contribution to the broad patterns of local or regional When it was founded in 1953, history or the cultural heritage of Ventura Savings and Loan was the California of the United States. first new financial institution to be established in the city of Ventura in 25 years. It represents the establishment of savings and loan institutions in the years after World War II, which were created in response to the difficulty middle class Americans faced in obtainin
PROJ-11427 HPC/04/25/18/DN Page 4 of 11 HPC - 9 Comment mortgage loans during the early 20th century. The rise of the savings and loan coincided with the large population influx into Southern California during the pre- and post World War 11 periods, and enabled middle class Americans to purchase homes. Ventura Savings and Loan was established during the "golden era" in saving and loan history in Southern California."
This is the second location of Ventura Savings and Loan, which had outgrown its original location within ten years. For its new headquarters, bank officials committed significant resources to the design of the new building and commissioned a master architect to undertake the design, signaling the institution's success and prominence in the community. The new location was ideal for serving the ongoing eastward expansion of the city, reflecting the significant o ulation rowth after the war. B/2 Associated with the lives of persons None important to local, California, or national history. There is no evidence that 250 S. Mills Road is associated with important persons who made a meaningful contribution to national, state or local histo C/3 Embodies the distinctive YES characteristics of a type, period, region or method of construction or The building is a rare and excellent represents the work of a master or local example of Brutalist possesses high artistic values. architecture. It not only exhibits the distinctive characteristics of the Brutalist style, but reflects innovation in prestressed, post-tensioned concrete construction essential to the architectural st le and period of
PROJ-11427 H PC/04/25/18/DN Page 5 of 11 HPC - 10 Comment construction during the mid-1960s.
The building reflects high artistic values associated with two nationally revered architects: William L. Pereira and Gin D. Wong. The building represents the most revered period of collaboration between these two American Institute of Architect Fellowship recipients.
The building design represents the strength, permanence, optimism, transparency, security and community-service nature of the savings and loan concept which played a pivotal role in the postwar residential development of Southern California and Ventura Count . D/4 Has yielded, or has the potential to None yield, information important to the prehistory or history of the local There is currently no evidence that area, California or the nation. the site yields or is likely to yield information important to national, state, or local histo or rehisto .
Events that have made a meaningful contribution to the nation, state or community. The former Ventura Savings and Loan building represents a significant trend in the development of financial institutions after World War 11, which played a critical role in postwar residential development and the ability of middle class Americans to bu homes. B/2 Lives of persons who made a None meaningful contribution to national, state or local history. There is no evidence that 250 South Mills Road is associated with the lives of ersons who made a PROJ-11427 H PC/04/25/18/DN Page 6 of 11 HPC - 11 Comment meaningful contribution to national, state or local h isto C/3 Reflecting or exemplifying a YES particular period of the national, state or local history. The former Ventura Savings and Loan building represents the post World War 11 growth of the financial industry in response to the growing population after the war; and its construction represents the growing population in Ventura and the eastward development of the city after the war. D/4 Embodying the distinctive YES characteristics of a type, period or method of construction. The pre-stressed, post-tensioned concrete construction of 250 S. Mills Road embodies the distinctive characteristics of a building type, period and method of construction in that it is an innovative and nationally recognized use of concrete construction techniques associated with Brutalist architecture. In addition, the bush-hammered finish technique was recognized for its distinction in Southern California concrete construction of the mid- 1960s. E/5 The work of one or more master YES builders, designers, artists or architects whose talents influenced The building is the work of two their historical period, or work that nationally recognized architects, otherwise possesses high artistic William L. Pereira and Gin D. Wong, value. whose collective talents influenced modern architecture from the 1950s to the 1970s. The building possess high artistic value as recognized by the American Institute of Architects and it was designed during the period of most critical acclaim for the work of the firm William L. Pereira and Associates and coincides with
PROJ-11427 HPC/04/25/18/DN Page 7 of 11 HPC - 12 Pereira's appearance on the cover of Time ma azine. F/6 Representing a significant and None distinguishable entity whose components may lack individual 250 S. Mills Road was evaluated as distinction. a otential individual resource. G/7 Yielding, or likely to yield, information None important to national, state or local history or prehistory. There is currently no evidence that the site yields or is likely to yield information important to national, state, or local histo or rehisto .
Staff concurs with the Phase 1 prepared by Historic Resources Group that the subject structure meets the eligibility Criteria's A and C for listing on the National register of Historic Places and the California Register of Historic Places, and Criteria's A, C, D, and E for listing as a Local City Landmark.
Integrity Analysis
Per the California Office of Historic Preservation, the integrity of a given property cannot be evaluated until its significance has been determined. As the Phase 1 prepared by Historic Resources Group has determined that the subject structure is potentially historically significant, an analysis of the structures integrity is necessary. Staff has conducted an integrity analysis of the structure.
According to the information provided by the applicant, and review by City staff, staff determined the Phase 1 Historical Resources Report dated May 9, 2017, provides enough information to conclude the following:
• Location, Setting, Association:
City records indicate that subject structure was constructed in 1965 and remains in its original location and the site retains the original configuration with surrounding terraces and parking. The property also remains in its original setting along the commercial corridor of South Mills Road.
The Building therefore retains integrity of location, setting, and association.
• Work of a Master Builder, Designer, Artist or Architect:
The building is the work of two nationally recognized architects, William L. Pereira and Gin D. Wong, whose collective talents influenced modern PROJ-11427 HPC/04/25/18/DN Page 8 of 11 HPC - 13 architecture from the 1950s to the 1970s. The building possess high artistic value as recognized by the American Institute of Architects and it was designed during the period of most critical acclaim for the work of the firm William L. Pereira and Associates and coincides with Pereira's appearance on the cover of Time magazine.
William L. Pereira
Mr. Pereira was a fixture of corporate modern architecture in postwar Southern California. Alongside other important firms such as Welton Becket and Associates and Albert C. Martin & Associates, his practice served a steady stream of clients in Southern California - the home for automobile production, movie studios, television studios, and an emerging corporate culture in finance, insurance and the services sector. In the 1950's he cofounded the architecture firm Pereira and Luckman, which firm's most significant projects included CBS Television City (1953), Disneyland Hotel (1958), IBM Corporation Headquarters (1958) and Signal Oil and Gas Headquarters (1958), and designed the master plans for the California Institute of Technology (1953), University of California, Santa Barbara (1958) and Los Angeles International Airport (1958).
In 1959 he founded William L. Pereira & Associates, which earned a reputation for large scale commissions and planning. During the 1960's and 1970's the firm's most significant projects included developing master plans for the University of Southern California (1960), the City of Newport (1960), the master plan for Irvine Ranch (1960) including the campus of the University of California, Irvine, University of California, San Diego Central Library (1970), San Francisco's Transamerica Building (1969-72).
Gin D. Wong
Permit records, press clippings, and other documentation indicate that the chief designer on the project from Pereira's office was Gin D. Wong, FAIA. He was hired by Pereira & Luckman and worked there until the dissolution of the firm in 1958. At that time, he continued with Pereira at the new firm, William Pereira and Associates. In 1974, Wong formed his own firm, Gin Wong Associates. While at Pereira's office, Wong had major roles in the design of the Occidental Center, Crocker Bank, Mutual Benefit Life, and the tower addition to the St. Francis Hotel in San Francisco. In 1959, the Los Angeles Times described Wong as "one of the country's outstanding designers and planners." The Los Angeles Conservancy describes Wong as "one of a unique group of Chinese-American architects who helped define the postwar architecture of Los Angeles. Against seemingly insurmountable odds, including racial covenants in midcentury Los Angeles, Wong persevered to forge a distinguished career."
PROJ-11427 HPC/04/25/18/DN Page 9 of 11 HPC - 14 • Design, Materials, Workmanship, Aesthetic Feeling:
The building retains the key exterior character-defining features of its original Brutalist design, including its surrounding sunken garden with landscaped berms; elevated terrace, steps, bridges and cantilevered balcony with bush-hammered, exposed aggregate concrete guardrail; two story height; simple, cubical massing; symmetrical composition; flat, cantilevered roof with canted· plaster parapet; bush-hammered, exposed aggregate concrete beams and columns; and glazed curtain walls with a bronze colored aluminum frame and brown-tinted glass. The building also retains some interior character defining features including its waffle slab concrete roof/ceiling, terrazzo flooring, and sculptural staircase.
The building retains most of the materials that characterize its original Brutalist design, including bush-hammered concrete columns, beams, and guardrails; patterned concrete paving; glass and aluminum curtain walls; and terrazzo flooring.
The building retains the essential physical evidence of period construction techniques, including bush-hammered and waffle-slab concrete construction, glass and aluminum curtain walls, and terrazzo flooring.
Therefore, the building retains integrity of design, materials, workmanship, and aesthetic feeling.
• Events:
The subject building is still able to convey its historic association as a late- 1960s Brutalist institutional building designed by noted architects. The building also represents a significant trend in the development of financial institutions after World War 11, which played a critical role in postwar residential development and the ability of middle class Americans to buy homes.
• Lives:
There is no evidence that the previous owners of the property were involved in local politics or social movements and are not associated with a meaningful contribution to local history.
CALIFORNIA ENVIRONMENTAL QUALITY ACT
Staff has determined the proposed project is Categorically Exempt from the California Environmental Quality Act (CEQA) under CEQA Guidelines Section 15306 (Class 6, Information Collection) because the Preliminary Historical Assessment consists of information gathering purposes, or as part of a study leading to an action which a public PROJ-11427 HPC/04/25/18/DN Page 10 of 11 HPC - 15 agency has not yet approved, adopted, or funded. No exceptions apply to defeat the exemption.
RECOMMENDATION
Staff recommends that the HPC: 1. Confirm by minute motion that the subject structure is historically significant; 2. Encourage the property owner to submit a local Historic Landmark Designation application and consider filing an application to list the building on the National Register of Historic Places and California Register of Historic Places; and 3. Discuss the property owner's intended use of the building and how to approach exterior and interior modifications to the building.
FUTURE ACTIONS
• Planning application for local Historic Landmark Designation and Design Review Permit, and potentially a Mills Act Contract.
ATTACHMENTS
A. Site Location & Context B. 5-day Posting Materials Distributed to the Historic Preservation Committee, dated March 7, 2017 C. Phase I Historic Resources Report dated May 22, 2017
PROJ-11427 HPC/04/25/18/DN Page 11 of 11 HPC - 16 Attachment A
Site Location and Context
HPC - 17 Attachment A Site Location & Context
PROJ-11427 Aerial - 2015
1 HPC - 18 Attachment A Site Location & Context
PROJ-11427 Aerial - 1946
2 HPC - 19 1963
Attachment A Site Location & Context
PROJ-11427 Aerial - 1963
3 HPC - 20 Attachment A Site Location & Context
PROJ-11427 Aerial - 1970
4 HPC - 21 Commerce
Attachment A Site Location & Context
PROJ-11427 General Plan - Land Use
5 HPC - 22 Telegraph Road Corridor
Pacific VieN Mall District
Attachment A Site Location & Context
PROJ-11427 General Plan - lnffill Type
6 HPC - 23 Attachment A Site Location & Context
PROJ-11427 Zoning
7 HPC - 24 Attachment B
5-day Posting Materials Distributed to the Historic Preservation Committee, dated March 7, 2017
HPC - 25 Nielsen, Don
From: Ledesma, Veronica Sent: Tuesday, March 07, 2017 10:55 AM Subject: 5-Day Posting - 250 S Mills Rd Attachments: 250 S Mills Rd.pdf
Attached please find a 5-day posting for a building constructed in 1965 at 250 S Mills Road.
Attached are the following materials:
1. Property Information 2. Aerial 3. Historic Survey Information - None 4. Stop Work Notice - None 5. Building Permits 6. Plans 7. Photographs 9. Scope of work: TENANT IMPROVEMENT TO LOWER/GARAGE LEVEL OF 2 STORY BUILDING. SEE ELEVATIONS. INTERIOR STAIR CONNECTING UPPER/ GROUND FLOOR LEVEL WITH LOWER LEVEL TO BE REMOVED. STAIR OPENING TO BE INFILLED. UPPER AND LOWER LEVELS TO BE STRUCTURALLY REINFORCED. FUTURE TENANT IMPROVEMENT FOR UPPER LEVEL NOT INCLUDED UNDER THIS SCOPE OF WORK OR PERMIT. ALL EXTERIOR STAIRS ARE TO REMAIN. NEW EXTERIOR ELEVATOR TO BE PROVIDED. LOWER LEVEL TENANT IMPROVEMENT INCLUDES TWO EXISTING SUITES WITHIN UNDERGROUND PARKING.
A response is required by Tuesday, March 14, 2017, if you want to review this item at a formal HPC meeting.
Veronica Ledesma Associate Planner Community Development Department 501 Poli Street, Room 1 17 Ventura, CA 93001 805-654-7725
HPC - 26 Parcel: 079-0-101-300 Property Own~ r: VENTURASOLARPROPERTIES.LLC
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1 HEREIJY ACKNOWLEDGE THAT I HAVE READ TH2S APPi. S. CATION ANC> STATE THAT THE INFORMATJON GJV~N ·s -i-RENCHES. !='ORMS CORRECT, C AGR£E "rO COMPLY Wl"C"H ALL ClTY ORDJNANCt:a .,.,NP MAl!i'JNRY lllT 2.NO STATE LAWS REGULA.TING BUIL~JNG, N.-.ME oR s 1c:NATUkC /.( )£l/fjrt /;,;,.&AAk,K.;'J FIREPLACE 111T .Z~H'--"---+---~-t--...---+------0"' PEAMITTEC:: • · • · £. ., • ___F_-R ...... ";.;.Mc..t.;.;N __ G.;;.;... __.;..1•:c..r;...... ;;;2;.;;.N.;.;o'------~----i------~ I - f • ....- JI' - f. 1' . • ---- Aoo,u:H ~': (·~ 7 d JL ..
•c:m DRYWALL
HPC - 29 NOTE: USE BALL POINT I'EN • PHESS FIHMLY
BUILDING APPL!CAT?ON CITY OF SAN BUINAVENTURA BUILDING DEPAHTMENT
.FOR APPLICANT TO FILL IN PLAN APPROVALS ~~b'n°J!'sG _2Ji0_.5.9.:u:tl'.J._j\L(~__l3.p_g_d,~---~~~--~~··---~~~-,....,..-.•H.__~+-·~-C-A_T_~~.,..+~~-~~----~-----f..---o-,_T_~ __ __ _ L_O_T'_N_O_. ______,~_.:::D:.::t..:;.;o:=.c=K=------'T'-"RACT Pt.;Ar·mmr{,Jd "8'-/Y~ ....):.~~ 25'] x_3..2.~Q.______ig_P_u_a_L_l_c__ v16-'.,.._R_K_~-·-~ _____ ,_, __..._E_A_L_T_H ______,,__. __ .__ , ---'O~\V~N~E~R~._~ __"1'.::_e.::=:r=1t~u.:::;:;:r::;...;;;:;a.;;....::S::::.=a~V'.:..::i~t1===g~s;.;c._~&r,=-~I..,=..;o:::.::ct~n.==---~---~a-F-I_R_£~M--A~R-G_H_A_L~--1--·---~-t--M-E_c~H-A_N_1c_A~L~~-1----~~- MAJL.ING STRUCTURAL .a.ooRe:ss 97 $..__Oak St•• Ventura TEL.~ ~t:1c1-nn<=T Wm. L. Pereira & Asad:&·~ INSPECTION ll.ECORD • TE&... ENCltNl:l:EA LIC, DA.TE CORRECTJONS JNSPECTOR TEI... DESIGNER a-~~----~·----"~------~------~-~---~•------+--~~---~~~~-~~~~~~-+-~~~~·~--c:oNTRAcTostWm. Simpson Const, Co.I~~637 ADDRESs DESCRIPTION OF WORK N;;' I ADD. I AL.TE.fl REPAIR I ci:"'01.tSH I Srlll:C::IAt.. I OcCUPANr::y
St:u: so. FT. NO, ~QCMII f No. S'1"antll!• I No. UHlTa 26~000 - one l!'i:XT. WAt..t.. ccvr.:arHC lHl", WAC..&. CoYCRiNC Roop cov,uUHQ- ___c...... o...... n....,c-...r..,.e .... t.... ·t::,.--__.. ______c-<:.>lo..nt"~s'L_ .. , ·. R------4-·-----~------+------1 NO, 01" SUIL.l)INGS N-c-w ON LOT ~e.,______ll------l------.....:_.__ ....:, 0:___ .;...;.:_ ____ j ______Uses
tJltl:. or PROPOIIE;O STRU<:TUIU:-E_a.rki,ng .. Sl~EWAI.K - CURD AMQ GUTTER E~1-TlNQl Y~s-:CJ::--:-N~o-=B!::---J~F--:N~.. ~T-.-· 1 ~~~--..J.~~---~~--:...... ::.._.....:..._:_____ -f. ______
IMl"ROYl:HC:NTS 1SHAC..L DZ: CONlSTRUCTEun------1..l.....,'.e;.~...,...15-l!:-.-..,-.T-J_A_L_)__
co,u:~nrn: 0RIV£WAY Arf"Ro.o.c:at ExUITINGl Yes O No Z&l ll" NOT, APPROVAI..s DATE CONCRETE APPROACH SHALL D£ CONSTRUCTED ~~-~~~5;:\;.__~--~-•====:::==::=::::==;::::,:=,,==:::=<=;,::-;;;:;===f::::::======t======j::::=::======::==: •·~~~-~-~~------~~--~~~~~~~~«~P:~;:;;:;;:;.:=.E...!!l~~·J~T~IA~L:)<--~.. ~QCATJON I HEttE:eY ACKNOWL.EbGE THAT I HAVE :READ T.l·HS APPLl• CATION ANO ST,,.TE "l"HAT THE INFORMATtON GIVS:N tS TRENCHES - trORMS CORRECT. I A.GREE TO COMPLY WITH AL.&.. CfTY C'RblNANCES AND MASONRY STA.TE LAWS REOUl-Atf.NG BUILDING. F'IREPI...... CE UIT 2HD NAME: OR SIGNATURE [~ er PERMtT'TEE ~...... ,\ FRAMING la'r 2ND !I I Ao=un ) U PL.ASTER '11T 2HD •
&.238, 500 VALUATION
HPC - 30 NOTE: USE UAI.. I~ POINT PEN ,. PHESS FIRMLY
P. C. RCISOL, No. CA.TC F'U::CJ!:IVCO Rrci:tV!'.P EIY APPLICATION • t BUILDING PCRMl'T "7 9 9 I -,=
ADORCSS - DESCRIPTION OF WORK NCW AP°.. ALTE~ llEPAIR I D.1:MOLIIIH Bl"ltCIAL ) 0C:CU ..AHCY x I I I sn:e: NO, R.OCMS NO. 8TOiUE# No. UHITII 1 85 .• FT, 85 x 30 I 2 I - E>n'. WAl..1- COV«1'~NG lNT. WAI-.,_ Co\lERJNC ROQ1" COV&Rl,-.G G1.a.s.s c.om.pa .. __!±!··~ Of' BUtl..OINh Nc:JW QN' LOT - .. ~--Al:E.& ~- lf'.o t2 n,z- .. U::.it av PAOPc:Jlfil;I) STRUCTUIU!i: Banking Facilities 'GU)EWAL.I( • conn AH'D GUTTIER EJtlfl>TIHGI V&es Cl No ,:a .,r .. NOT, SMrAOVE ... cNT$ l!IM"~ D?:: ca:.1H~TRUCTCCI (1'L~~lTJAL) CONCRl:TC Drnvcw "'" APl"ROACH EXl!ai'IHQ: V-.t.rsO NCO IF NoY, APPROVALS DATE CONC:RCTE APPROACH SHALL BE CONISTnUc;;TEQ -· - (.. L~;&Tl:..Ll LOCATION I HEREBY ACKNOWI..EOGI:: THAT I HAVE READ THlS Af:tf>l-1• CATION AND GT ATE THAT THE INFORMATION GIVEN IS TRENCHES • F'ORMS <:CRr.!EC'1'. 1 AGREE TO COM PLY WlTH ALL CIT\/ ORDINANCE$ ANO MA\iQt,IAY 111-T 2ND STATS:: L .... ws REGULATING SUII.. DING. rlREPLACE 1S1' :lNr> NAME OR 61CHATURliC G.i!l -yv:opg,·_ A._I. A. orr PS.RMITTEE FR.J.MING 11'T :ZNO
5 6 5 7 Wil-shire Blvd. LA 90036 PLASTER fST 2ND o Aoo•
HPC - 31 NOTE: USI~ BAJ,L POINT PEN • PHESS FIHML\'
.P. C. l'f£~oa... No. 0AT£ R£CEIVEIC> RCC:CIVCD B'V BUILDiNG APPLICATION ! ------·-PCf~MIT NO -·-- 0A11-----· £ JB!IVl!:O hilJUltU th J /! 891~ ::::./:;..//_.· ..·; N!> h ... _ CITY OF SAN BUENAV~NTURA --- .,,,. .. , I /!;_./·,-,.,_,~...,._·~·~·~ GltOU,. , ·T.,.;.E COtHIT:T· Use:: 'ZON~ Fin£ ZONt: llUJLD!NC DE,AUTMENT I FOU APPLICANT TO PILL IN ------I:LAN APPROVALS euiuiiNc .- ~ l -- DATE DATE: AOCRESS ,?J!;,:::L1__._~ . . ~ ·------&,4/,. ___ PL.:ANNING TRAFFIC LOT NO. 7 BLOCK YR ACT -f ------t.OT SIZE . PUBLIC WORKS HEALTH -- FIRE MA~SHAL MECHANICAL OWNER ..Y~.lZ.r.cr..~A./.:J'~~~WL';I MAILING • li:l.ECTRlCAt.. 5,-RUC"J:'URAL -~_!L~~ TEL. ARCHITECT WcZ-a...... ---",, i? !r::'Glt:::4 ~&
JJ.ll'~OVEMEHTS SHALL r C c;:QNBTRUCTE- r,.LEASlll: INITIAL} ·! -· C'0"4Cfll1:TE OnlVC!:W,'\"( A.l"PnOA-CH EXISTIHOI Y,ta CJ NO CJ IP' N<:!T, APPROVAL:, 'DATE COHCIIETC APPffOACH ~HALL 1!11! C::OHSTl'lUCTED -· ( .. I.EASE IM4TIAI..I ... LOCATION I H ERESV ACKNOWLEOGE THAT 1 HAVE RltAD THIS APPL.I• CA.TION AND STATE THAT THE INFORMA.TlON GIVEN IS TRE:NCHES • FORMS C::ORAEC1.. l AGREE TO COMPLY WtT:H ALL CITY ORDtNANC::E::;; ANO MASONRY 1!lT 2UD STATE l.A.WS RE'GULATING llUILOlNG, -- FaREPLACI! t'ST 211D ::;';.,~"~~~~i~""Y}tr;: IL:fi'ddm ~~~ FRAMING .. ,. 2i:10 M•PRCH ~'f~;q_, ~~ ~$'. ~tfu;?_, a~~ ~..B----1!!. 2,-0 . SIGHA,TURr: 01"' ~~R& ~ FIRE: AUTHQAl:tt:O ACT. :£i ~ rw,,4 ~- I - 80 - ~ OTHER . PLAN CHE:«;K . ; • l-101,HJC NUMl!lt::R - - .~ L:2- ,.....,.~~::z:::2 - f'"CC $ ____::,. CORREC:T AHb POil-Tt:C> : __ ,.,, '\IAL.UATION Plt.Jt>,llT ,. .. FINAL. FEES ~ -;a- .,)..LI -.4'~ ~_#',br - ,,... r 9 0R DRYWALL Snspector"s Copy
HPC - 32 NOTE: USE lli\.Ll.. POINT PEN_ ,. PHESS FIRMLY P C. Rl!BOI... No. • R«:CClVED QV BUILDING APPLICATION
CITY OF SAN BUENAVENTURA BUILDING OEPARTMEN1·
CESILlNER
CONTRAC'l'C>li W,i&M 1 ~o/""!fr.r &:uf: k ff~:al.£U8i., ACCRESSV/C/ $,~ ,fl/.,{, /..,..,. ~<,&f ~LQ OEs-'cR,PTION OF RK ~X:w I ADO. I ALTER REPAIR I JJ:r:w.::11.. tsH I SrttctA.t. i OccuP,OH:v Su.ii:: so. FT. No. Roc111.-11 I No. STORt«• f No, 1.JriJTs
CP'L.EA~E. HH't'IA'L.) ~~~- ...... --~ ...... ~...... ------~-,.~----~~~~ ...... ~~-t-----...... ~--~1 CONCRE:Tt: DRIVt;W~Y Af'l"ROACH EMISTSNC: "t'ICD CJ No O APPROVALS DATE' co~cnrrE APP'ROACH DHAL.t. n£ CCN&YRUCT~D~~~~~~~~...... ~~-!l~======:::;:::::======-==::=:=====:t=;:=:======t====""'======jp;:======.:.=~1 Cf'i.EASC IHIT'IAl...l LOCATION I HERESY ACt HPC - 33 NOTE: USE BALL l'OIN''r PT ' }) PHESS 1.-mMLY P. C. Ri::11,01... NO. BUILDING APPLICATION Cl1~Y OF SAN BUENAVENTURA BUILDING DEPARTMENT FOR APPLICANT TO FILL IN --:c:p:--:-u:-:,.,,.-t.-1:>'_1_N_,,G-..,-::;~~:'"--:-::, /J. j() ,I ~~~~~~....--·--- LOT NO. Elt.0<:"1! ~N~~'i<:.__~l~A-D-D~-~'-·~~-T_£_R--tR~E~P-A.~S~R-~'D--1EM-r-O-L~l~·~H-'.:"l~_s_P_E_c_,_A~L--~1o_c_e~U~P-A~H-C-Y-111--·~--~~i---~------·-·~----~--~~--~------~1-----~~-~~ s1za sci. FT. No. RooMs I No. BTOR11:s I No. UNITS .. . E:<.T, WALL CCV£RING IMT. WAL.L. COVl:RIH :. a• •-~~----·-~--~~----~--~~--~~------....;.(_P_l.~C-A.s_E_J~~~l~T~tA_L;c;;....J____ ll-____...... ,...... _.,_~~------•..-~------.------~~--I C:CNC:Rltl'E O> HPC - 34 NOTE: us1;; HALL POINT PEN A.PHESS FIHMLY P. C, RESQ;.., No. OATt: rtc(;c;IVCD l RCC:CtVCCI D'I' BUILDING APPLICATION • CITY OF SAN BUENAVENTURA N9 PCAMIT NG.39 3 ;;;::~, J ./c:~::::.;:~~j BUILDING DEPARTMENT )ii .?-£p I TvP:cNaT. ~J':~ ~zONC PLAN APPROVALS ~~-ti======::e~-=,,,,=,=:~~ DATC INSPECTOR T£L. CIEElfGNER t;': OP l:JUIL.OUtQl!I Nc...w_e1,-'-N ____ L_o_T ______" __~------11 111-~-~~--1---~~~~-~~~~~.;;._----~-+-~------1 1..0C,l,."rlON I HERESY AcKNOWt...ECl(US: THAT I HAVE READ THl!J APPLI· CA.TlON ANO &TA"r£ THAT THE INFORMATION G1VEN 16 TRENCHES • FORMS CORRECT. J AGRIS:E TO COMPLY WITH ALL CITY ORDINANCES AND 1,,ASONRY laT 2NCI· ST.J.TE LAWS REGUI..A.TING. EIUILtHNG. f'"IRf:'.PLACE 1111' 2MD NA.Mt: OR !inCHU,YU1H: • ,,, e.a.,,,,,,a,,,.::,..,. -- or PC:R~ITTCC ~,~~------FRAM!NG lllT 2HD -.?. "} /,,,; ,.j"/ I/ ..,,,7-< 7 HPC - 35 .NOTE: USE UALL POINT PEN A.PRESS FIHMLY P. C. f'lCsaL. NO. r 0A'TC Ftt:C:11:IVEO Rcct:~111:.t:> BT BUILDING APPLICATION P•n~>, Not~ ,.. uC,, •••uco aV -- CITY OF SAN BUENAVENTURA No• . 411 /o Qcff (:_.,.,~ ,.c~-..,~ - GftOU,.. t TYPIC-~IST. -~-;;-N~ ~i FOH AP11 LICANT TO 1"11.L IN PLAN APPROVALS SU:ILOING - .i:Z,.:;p Ro;:.,,~c ·------At)OREBS ~,. .. LA"'-!..-'.$ '9A.Tlt 0Al"E 1_.iff.f" t~ ,,,·1·· ',-,-.. :: B ·.~ ~ - ~CJ ·~fcT PU~;,.:;. tt.. t t •Y. Pl..ANNING A:~Sj~ TRA.f'FI<; _ LOT NO. ---- -I SLOr. .l ·------LOT s,~E PUBLIC WORKS HEAt..TM -- OWNER ..J 8. t..i 'i:'tJ.,_?.. A._ S.Ji.....,HJC·~ ti• \.,...,.?£-.IL_ FlRE MARS.HA..t.. f/1£.CHANlC>,L. --'---·----·· ~~~~~ts .:.,L1 S ~ , {),,',,i~ ~- l!G1J rtt{a...A TE.!=,- EkECYRICAt. STRUCTURAL ARCHITE~• i.~ • ,i:.. A~~~c lr2:·l.'ie :jf)'f]i,f INSPECTION RECORD l?~G.'2-iS.i:....,, • ' ENQINEER w~~Q.'!(!!£t/b.i:• i~M A~s1.,c•. lfk~~ 1er::z.!L DATE CORRECTte·N~ INb;,.·~CTQR-- TEL. ---- DESIGNER CONTRACYOR "NM• $-1.M,£',lgt,l Cs... ~....,iC. C,o.;:!'2· ..l6!; 7 1li ADl)R£G~4-'tl l B~.. s.,.,y &L..~~~ OS:SCRIPTION OF •NORK - NEW l ADD. 1AL.TC~ JlEPAlR I DEMc:n.1-&H I GPll:CIA1- I O.CCUJOAHCY Sn:& So. FT. No. l'tOOMIII l No. 'S'Tcuu"" I NO. UN1TW EXT. WALi. Cl')VlltRIHC 1NT. WAs.L COVl'JUNG Roo..- coviuttHc:i .. - ~..,. ~-'-ColNas Now ON LoT ~!.2.J.::i.b.C''= ...._ -e~. F-''\'i::,OA~1D.. J nw \:::: y ·, \.!IE C)pl' PROl"OSKD S1'JII.U::Tuna: 6.A.N le!:..\ tJ~= Fe,<,":.j C.-lT \ fl& SICCWA1-t< - CURP '°'t,,ID GU1'T£1'1 EXtlltTJNQl Vc:s O NOD Ir NO't', IMl'l'tOVCM&NTII l!IHAI.&. tn: C:Ot+BTRUc:TEL. (PL.EA:IS"tl: INJTlAL.l COHC:Rl!;T£ Clnlvl:WI\-V Af>f'f'ID ...CH E>USTINQ: Yr.s0 No CJ II" NOT, APPROVALS DATE CONCRETE: Af'PAOA.CH 51411.L\. DI: CONSTFlt.lCTl:D ..:. -· ,,..Llll:ASIC IHITl~LJ - ~OCATlCJN I HER'EBY ACKN0Wt.£PG£ THAT t HJ.VE IU!,*.-C Tt-1 IS APPLI• CA.TIOM AND STATE THAT THE:: INFORM,-.TION GIVEN IS TRENCHES • FORMS CORREC-r. I AGR££ TO COMPl.Y WSTH ALL CITY ORCINA.NCEA A.NP MA-SOH~V 19-T :ZNC 11r1" .... TE LAWS REGULA,NG BUILDING:; FIREPl.ACE ls1' 2Nb NAMC Of< !:>IGNA.TUR,l!: 'C"'4 , , e'jl' - 0 1 ~.,(S_ DF" PERMITTl!:11: t ..,. ._ ~&,,.L;..;.."'I}\./ FIRA~ING 1ST 2Nb ---- Ao1:1R£lt!J -· Pl..J,STER 1tJ'f' 2NP .. S1r:.NATUFU; 01" f"IRE A\.ITHcRl%lt':> AQT. ...,,~,---- C,C/ - OT MER ,.-...... - s--7..~: '. tJs? 0 ~ Pl.AN CtiF.CK,.._?.~ ~ HOUSC: NUMUCR FElt S -·. COIUtlli:C:T AND PCS.TIC"D VALUATION ,2;-u :;~~:-;.:T L 7~ :.::---- FINAL ~2,-9°~/; o/' l?#t!Y- _____ ...__..---- - {'/' "OR DRVWAt..i.. HPC - 36 .,,-· ( ( •. · CITY OF SAN BUENAVENTURA'- BUILDING PERMIT APPLICATION BUILDG-.IG Bi SAFETY OIVlSION BU/LOING AHO S.AfriY DIVISION CHY HALL P. 0. BOX 99 VENTURA. CALIFORNIA 93001 STATlt LI(;, NO. • • JJlll ... NCM so. J''f,: . , • .. co.. ,.1.1:n: ,.. ..,. 'JO./J''t, llt.O<;, lt.lillll· ~AR,f: IIICSltJ£H.Tlal,, U5la A .. ._, CQNDl1. "f'OW .. NOUS.IC Cl . .'· D ·o PKIUilflD&; WOHlt : , cool,~ :tc~i--;-~ h : '-,} · . Fft ZONE Bal Pin CILl!d let : ...... • . .•.. . , .•••• : • ~----1-- [nerzr Pi.ln Oitt• frr ...... ·: ..•. : ••. .- . ------lolaiSt Pia/I Cllcck ,~ ••.....• . •••• . .•• • :.: ·.• 1-:.:.;;..~~~~;,..;.;.;~..... =------.-..:-=...=_..:;~"""-...... ,•'\ .: • 7c; SttOIII Molion lat. • . . • • . . . • . • . • • • • . • . • • • • • . ~ - 6Uil w~tci !ct!r.eelion lee . . •.. .•• . .. ·.• .• ~ ! .-,:. .-.-. ------::,::~; .':::: :.:_: . -:: :.: ~;~ <·/'. :::--:.'. ___ _,~1.-~c,....;c.,__· ...,c;""-_ -. ~ .... -...... -...... -;;." . ;' - Datt ~pl)!OYfd rot OCC!t!"""!!'.' - PERMtT NO. ~ ·-· When Property Validated This I~ Your Permit HPC - 37 EXT. LATHING MASONRY HPC - 38 ClTY OF SAN BUENAVENTURA BUILDING PERMIT APPLICATION BUILDING & SAFETY OtVISION BUIU)lliG AND WETY DiVISION CITY HALL, P. O. BOX 99 VENTURA, CAtlfORNIA 93001 .'1"Pl:·CMl1' 1·0 CO,\f PUITE NUMBEllf:/1 Sl'AC:ES BliLOW. VSE BALIJ>DJNT PF.N IINIJ PRHSS FIR.HI, V, ii ,... Ill '! 0 0" ..ll rHONli I t: 'll Ill !f ~ 7 · diS"'~: L ,~ · "'.. t---,.c-1.-A~~•'"""""oF,c-w-o~A~x~,---~~~~~·-~----~~----~...... ~--~~------..,..,,..~,,.._-...----~~N~o~.=sYo~1cs, :' a/Al'TF t?,t"~O NEW. ~ USt: Of" DUll.1:>!Nd.1 t) 9 B/J. J.)1' · <_r:t ,.J: COMl'LCTe: 1"011 'I 11i.:s11>C:.NT1111. uses JII'~, 1:0l'IOM, TQWNHDUlllf 10 .CJ. ··D ~ tlll:SC>UUI{ WOii!< o ,d_C,t) e:.µs.~ 'r~c!C~L_., L.-l<,:"tiJ.r-S..: P.~.t.'f.~_-.l)liJt)tz ..,..• ..,r_ (, :, / 11 v...' 1). (.., le&4 µc-Jt:1 . --1;-rl) • ; ~*. ... ~ • \ ~ .. \ ~c c L· ~ 12 NOTICE Ill t Ml:REllY DECLARE UNOEF,PENALTY OF.PERJUHY THAT'l·HAVE READ ANO EXAMIN£0 THIS·Al'Pt.lC1-:TION ANO tcNOW THf SAME TO BE TAUE AND COR"IECT. ALL PROVICIONS OF LAWS ANO OAOlNANCES GOVERNING THIS T'/1'~ Or WORK WILL.BE COMPL.lll.D Wlfl-f VlrlCTHER SP·O:CIFJEO HEREIN OR NOT. THE QRANTING OF A PERMff COES NOT PffESUME 1·0 GIVE AUTI-IORITY ~ TO VIOLATE OR CANCEL ~'\TATE OR ·LOCAi.- LAW~FH:OULATINO· CONSiAUCtlON OR THE PEAFORMAIIICE·'Of' CONSTRUCTION. SEPARATE PERMITS ARE RE,JUIR. ec FOR ELt.cTRJCAI., PL.1JMfll~G.I--IE_.I\TtNG;.V.ENTfL~T1Na, Am CONOITIONING. OA WORK w1rH1NI ,-e PUIJUC f!IGHTS OF WAV, THI,\ PF.:R~IT OECOMI.S NIJL.L ANb VOIC.l'IF'WORK OR CONSTRUC:TION AUTHORIZED NOT COMMENCED <( WITHIN ,20 DAYS, OR If CONSTl'lt.JCTION OR WORK rs 'SUSPENOED OR· ANOO,NElJ FORJ" PERIOD' D, YS AT ANY'TIME 1 AFTER WOflK IS C0MMENCED; • • : , • "-/'- • • smr.. ·\~~~, · t t .:t2.- ,. ,_::~ .. ,: ? :CON& CI.A551FICATION "!'UIS f."ROJl:'.Ci" MINISiERIAL COASTAi. COMMISSION NO OIS:CRETIONAHY ACTION.REO. PERMIT REQUIRED n '{1::. ______Yes_· ____ Nil ____ ~ n ;,; FEE A f' P R O V·.A .L .S ;;r: ~ !) ;t Bui. of P/C Fea: : • . ·.•..• · •.•. ;;·. :: % Parks and RP.c. Tax: ...... • : ....• ·. ----- 0 ~ Strong Mo1ii:,,1 Tax: ..... , .. ;. .-.:.-,.,.;.·--·-.~; 4_7 Permit Ft. •;· HPC - 39 FRAMfl\lC. EXJ,t. Lf\THl1,G ...... i."'' ..... MASONRY .' • ·.",;_·,::"':_u_"'. . ·,· ..L.,,/. ,,:·.~·?:.·_.,:._·, • "'),I.', I •',,,,,•.,,.: - : HPC - 40 1 THEGEMJW.~CTCflAIIIOSUO.~Sl..i.Ll~AAMTI-ELIX:ATCtlCFAI.LEXl5f L',t; Revisions UTIUTlffiAJ,SJo:o=IONATETI-E NSTAU.ATICNCFAll le.N UTIUTES ANOMETER La:ATICNSwm-111-E Sheet Index UTIUTl'Cf>!l>AN'I00 GCN&l"*-4:NTALAUTH:flTY KAVN3 Jl11lllrOON CM'RTI-EPRJ.ECT . Pian Check Corr. 2 Ill". T1-£a:t,ffAAcrrns· OOU:Rl:5PCNSIBUIY TOTIO'lCL.GILY FEVEW ANOO::co..'E FA~ILl<\R!MrM ALL 10112,'2016 R:RTflENT!XD.Jl.£NTSAVAA.AIU'IBiAACNt..r.ll1Eo:NSTALCTl(J,iCflHISFR'.l.ECT . IWff.t,1B!Ql /lY CA T-1 Title S h eet. Sud ding Info, Scopl! 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UPPERANO L.OM:A LO,Mll£VRCiNV.CESU"JE2 LEVELS TD BE STAUCTURALLY REINFOA:EO FUTUFE TENANT IMPRCNEM:N T FO'l UPPEA LEVELNOT lt,O.UJEO UNDER THS SCCPE CF v.cR< CA PEAMIT. All EXTEAICFl E)(l,"Jt.l,~l.PN~~ .~~-\ ;tH~lW:.00 FT ~; • 81, ccruwas STA!ASAfETO FEMAJN NEW EXTEACAELEVATOOTDBEPPlNI CED. LONEA LEVEL General Notes TENANT IMPRJ'JE"-ENT INCWCES TVJ0 EXISTW\IG9.JITES W!THN UNCEF6F"OUNO CUFFIENTLS: Ba,-: (V11cllrlt]8Ck:cup1~ o,~,= P·1 PLUMB!NGSPECIACATICNSAXTIJAE!D-EO.JLE PACFCSEDUSE M11d1e11IC ..m c \ PLWB!NGSCTl: Pl.AN - ·-~ '"';'"'" " !...,..,. P-3 PLUMBINGSITEPLAN 1. Regar~etl!l of otel4' 11fltlo11d !ll!ll"ved. ex,t doorti Gholl beopenable from the int:id11 _,~...ii' P-4 WASTEAN O VENT Pt..UM81f\G Ft.C:X:1lPLAN withoott.he uc. of II keyOI' ll"'f cpe011lknowh1d{JIJor effor,;, KU'floc:t.ing h:ordwa r• may 20 13 C811form11Bui ld,ng Coda \ beuocdontheme,nex,t'Mlerethereit:oreodllyV11: .ble.duro bleo!gnoncr oq ecen t to P·S I-OT & OJLO Pt..UMB!NG IS:lv'ETRC PLAN --' the doOI' tt,,dng. 'Tht: door mu,:;t rem111J1unlocked while buoldng 11, occupied • The 20 13 Cahfornia Mech!M'licel C.Ode J.tura i;hal b• notlKGthln 1•higt, on a contrr.itin; background. (CBC 1003.3 .1.8) 2. Thie pt11n revie,, or 11pprow.l enc:ompaccM the tenant mprr,,emen t p!1111GIWlly. Fire 2013 Cahforma Plumbjng Code cpnnli:11!11"cyr.tem o. a larm ~i= . uidorground lire in eo. hood rupp reu.ion cr-;temc Fire Sprinldero Under Sep arate Permit or11rlf!Xherfir-11protecoonc','Cte m orr equr11d fir11departm11ntpl!ll"m1trequire:i 11 20 1 3 Cahforrn11 S ect.t,cal Code /\ ceparoteplari::;i.t:,m,ttalandaren oteocom pa::;:::edinthr.:;plen rev,.eworopp rCNel \ 3. Prov.d11firer111;edhardWl!r11 1nallrl!teda::.cembloe:i. 20 13CdiforniaEr,e,-g yC.Ode. /1 \ 4 Locotiooonddo:;:;lli cat,;inoffir 1111xting..,,i;hen:;chollb11n11ccordanc11w,thth11 \ Californo Code a Ai,gl.,latiofl:l Ja::A). T,tle 19 . and the Cahfom,11 Flr11 CorJe 31, ndard 2013 Green 81..ild,ng Code J. Consultants CCR. Pi11C11ment i:l olb ject to the fire ilcp!ICto" prior to !rt, c leer11nce lo- the cercificateoloco..iponcytobe i:roued~theb-.i ld,ng~rtment . Teno nt / DNner 5 El!lt cignage ond e~ pol.hway illYm,nation GhaUbe prov,ded ,n comp llonce with CBC THIS IS A PLENUM RAl'E CEIUJ\G MATEAI.AJ.SSHAL L HAVE A FLAME Section 1CXJ3.28 .2 end 10032 .9 .1. Subject.to approvlll ofthfl Fire lncpecto r. All "°"' All SJREAO r-oT' TO EXCS:O 25 ANO A Sl'.O:.E CEVELOPEO INCEX NDrTO EXCEED 11•,t Gign,;; cha II be oon:.tonlly 1lllm1nulecl a nd conliiuu illlnin ution for not Im.:. lhon 1.5 Convector .-~. Hourc ln the event of a power outage, Emero1mcy power can be prow:led by ctcreg e 50 . WI-EAE TESTED batter111Gor onon,c,t11g11n11r11tor, P.-oY1de lllec:1r1cllldraw,ng.:lndicoongde Yice T!tlaShett .au ,k:l,ng ln lo. ' l locabo ....,Md wiringl&yout. W.ech/ PlurnbingEngineer Scope of Work TENMIT IMPFO\JEMENT PFO.ECT FOR f£W JvEOCAL Q.INJC 'NHICH 6 ProYlde pOl"toble fire extingubhan: rotad 2A100 Cot a,,ery unrt. INQ.LCESO..JTPATIENT PACCEOUFES Fm PATIENTS CAPABLE CF !:ELF Strflet addrf!C,:; numh Vicinity Map Fire Department Notes Codes ['t._Archit.ectofrecord 10/26/2016 8:43:59 AM HPC - 41 Revisions Nowotov:1110, andm aehmor0<:>m. Now1ccossib'.eaccossramp !1,33%slope rm- . 2%crossslopomax . 3. Ncw1rurK:11tod domosseodot.1il31T·3 4. Roffl>rkoxisting acc.sslb!to Qntraric. ramp, ir1C~1dlngnew compll11n1h andr:ill 5, Now1econiblorout11sign;i,g11whoropathoftr.1vol d,vorgcslromnonaccess.b!op1U,oftra vol CFEN TO BELON UPPER LEVEL EXITING ANALYSIS D D D D D D UPPER FLOOR SQUARE FOOTAGE" 6,749 SQ FT. EXISTING OCCUPANCY- B · BUSINESS • 100 GROSS SO. FT 6·749 .. 67 '49 OCCUPANTS 100 TOTAL OCCUPANTS• 66 OCCUPANT LOAD PER EXIT ACCESS 50-500 ,. 2 EX.ITS TOTAL PROVIDED • 4 DDDDDDDDDDDDD D CFEN ro D IEUMI D D I 4~" --~11M'01Tl:'!1""""" --- Drawn By ~r~~ T0Rum1111 G SMITH I 11113115 O,_ __ _ lie,- &,,,,,.t,ng OficoTo a CFEN Rlmam D ro . EXSTit>.G ~ D A,!C(),flllER "' ,...,,.. ,-,.. lle!e§IElk==:=!i D D D D 1--...- I EXISTING UPPER LEVEL SITE PLAN So,1. 111s· • 1'-(J' HPC - 42 Revisions 1. R11work11xshngacooss ibl11walK'Mly. Notloexoo ad 5%slopc,w1'h2%crossslopo . 2, Now11ccosslblorootosl {Jl1agowhoro po1hol tN1vol d1vorgu fromno n11cc.ss1bktpath oftlllv o1 LOWER LEVEL EXITI NG ANALYSIS LOWER LEVEL GARAGE SUITE 1 .. 1.419SQ FT. EXISTING OCCUPANCY· B · BUSINESS " 100GROSS SO. FT, \:t " 14 OCCUPANTS TOTAL OCCUPANTS• 14 CX:CUPANT LOAD PER EXIT ACCESS <50 • 1 EXITS TOTAL PROVIDED .. 1 S15SQFT EXISTING OCCUPANCY· 8 · BUSINESS "' 100GROSS SQ FT .....!!!.._ • S OCCUPANTS 100 TOTAL OCCUPANTS• 6 OCCUPANT LOAD PER EXIT ACCESS <50 "' 1 EXITS TOTAL PROVlOEO " 1 Dfawr1By G. SMITH 11113115 LOw°ER LEVEL MAIN BUINDING • 6,749SQFT TOTAL OCCUPANTS "' 141 OCCUPANT LOAD PER EXIT ACCESS 50-500 "' 2 EXITS TOTAL PRO"\J!OED ., 5 Func1+onofFloorSp1100 Ooou11ancyLoad Assombi'f wrthou1fixod1G11lmg-c haJra ontf AMombly wrthoutr.xod,;oahng - 1allleaarid chan 1·15 00ice/8uslnou Ou1p11ho,1l -lnstrtutional 0 OCCUPANCY LOAD •• •• EGRESS PATH CE TRAVEL LOWER LEVEL ACCESSIBLE " Acc:as,;iblo PnthO rTravol PATH OF TRAVEL ~ EXISTING LOWER LEVEL SITE PLAN Sca111. 1; 1s · .. 1·-cr HPC - 43 ~ . r \ , ___ ·~l i @- "' ~ IJ, c 6 ) ~ a! - ~ ~ @, '.--~ ~ ~ ~ I '.--~ ~ ~\I ' ...... _,./ :; R,...... _.,. / ~ =· ~ I ~ I;f , ----', -'.ill'-- ,_ ~ ij· ----', ~ ~ :; . ~ ~', / -~ ·~ .. )' ~ ~ II· ~, i 111 ---'or--- ~ z ON ( '1 ~ ~ ~ ir I ...... _.,./ ~, _ ~/ (: ', f L ---' .. ,.. ·- ~ - I JJ ~k J .. s ~ 'il - ~ f\) Medical Office Tenant Improvement For: Dr. Andrew Langroudi M.D. Do~~ Private Practice and Urgent Care 536 E. Lincoln Ave., Suite 1, Orange, Ca. 92865 250 S. Mills Rd Ventura, California Phone 714-282-7300 Fax 714-282-7338 License I 929007 HPC - 44 orr. 5 ons ay 1 CheckC ITH i 13/ is SM Plll'I 10l12!2'011i v 111 Dr.awn G e R \ \ I\ / /\ f, I\ 1 2 3 1 I 1 ·O' '·O' '-0' ' 1 1 1 • "' " 32""' 32' 32 / / / 3 3 3 : e 11 l 11 Sc Scala ~l N ION IO ON T AT LEV ELEVA E ELEVATI H H T SOU WEST SOUT D G G N N I T STI POSE I X XIS E E PRO I I I / !' . ' ,,, T / I I I 11 / ru 1 / 1 I I I 1 / nrn / I I \ MATCH DOORS TO RONT m F E OO R 'MN STO T NG TI RON EF XIS E G TIN S WSTOR MOVE E E EXI N R . . 2 1 HPC - 45 Revisions 1 REMOVE EXISTING STOREFRONT DOORS f f ? :~~2ci~~tCOH. 2 NEWSTOREFRONTWI NOQl/oJS TO MATCH I I 2 Vi\ EXISTING V\ 2 ~ ~ V\ / V\ /1/1/1/1/1/1/ / 1/1/ / / ! V\ --- I ~ .., r I~~·- /l/·l/l/1/1/ 1/I/I/I/ / / ! 0 !·Oi I w,:: ~ - / U,QD1V, ..., .1 .. .., I Drawn By Pb<._hl(I &..;·i~...... -~--- ,1,1,1,11, 1~ 1, ~~' G SMITH ~ ' ' ' ' I 11/13J15 ""' PROPOSEDNORTH ELEVATION Sca\cl' 3/32"" 1'-0' I 2 ? f 1 f ..(I) I I I I ! • ('Cl 0 (.) ! ~ ~ &~ c "' c ·- (I) .E / i ~ e'~ / i/i, l, l, l,l,1,1 , 1, / / : i, O :::>u a. I- "'C ai I I -, I ~ E Cl C 5 ~ :;: c ('Cl c = ~ cu ~ Unilet{]l\)lll-.l U,o.lol,u,.....-.t ~ ...J ~~ ·-· 1,1,Hlll 111}/ / -~ ~, """' ~ -· , , 1,1, 1, -- ~-· i'l ~:;:; !!1 15~ l;l i EXISTING EAST ELEVATION Sc.Ill 3/32" • 1'-0' - "C .. ()) 13 :'J C 0.. 0 ~ eta, ~ 1 f 1 f ::...... I .. ('Cl I I I I 2 0 > ·;: 2 a.. ~ ~ ~ / /fl/ 1/1,1, 1/fl/ ....·-~ / /f ! < i I r···"- I ~ r ~ $1\oflTIIIO ' EXTERIOR ELEVATION Uro~ll U, ... 09"..... r>J lb-11f(I 11:~~ / / lb-1~\J ~ , I/I/all - Ill; / · ~ ~ --·-~' L ,_ PROPOSEDEAS T ELEVATION Sca!e•3/ 32""' 1'-0' 14 T-6 HPC - 46 1 1 92900 'I 'I License License .com raycompan 714-282-7338 714-282-7338 Fax 714-282-7300 Phone California California ra, tu Ven Rd Mills . S 250 92865 92865 Ca. ange, r O , 1 Suite ., Ave n l co n Li E. 536 Care Care Urgent and Practice Private ~ ~ ~£X. ~ Do D. D. . M Langroudi Andrew . Dr : : For Improvement Tenant Office Medical l> l> 0 0 ~ ~ (1) (1) l l r r ~ ~ - ~ 5'. 5'. m m [ [ ~ ~ Ul Ul g g 0 0 :!: :!: iii iii < < [ [ ~ ~ ::; ::; m m m m :::, :::, · · g 0 0 ~ ~ [ [ rn rn m m m m [ [ g g ~ ~ ~ ~ ~ ~ :!: :!: (1) (1) ::; ::; ::; ::; n n HPC - 47 co ID < CJ ro U) I U) I < :s: cri° ro ::; ::; g, g, ~ ~ g. ~ m m ro [ ?4 g· g· L G1 :s: :s: ~ ~ g, g, z ~ [ m m I [ g· §f Medical Office Tenant Improvement For: Dr. Andrew Langroudi M.D. Do~ ..l1EX.- Private Practice and Urgent Care s3s E. Lincoln Ave., Suite 1, Orange, Ca. 92865 250 S. Mills Rd Ventura, California Phone 714-282·7300 Fax 71 4-282-7338 onra compan .com Ucanu f 929007 HPC - 48 U) 8££L·Z8Z·J>~L Xl?:J 00£L·Z8Z·J>~L aUOlld 8jUJOJ!J8:J 'E?Jn)U8j\ Pel SIJIV @------ 0--- -- I I i i ~ ~ 0 ~ '------HPC - 49 ..... ~ O DEMOLITION NOTES Revisions 1. RO.'OllaNIORl'JI.OlKEXl'.i'IJ,iC!iTCIA[FFJ:ffi"OX)ft) t.lFUCA: lllt.l:llOIMll::HO:GTN'.iWl.',HUN5'1'S'TEM ::?. 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Iii lllNCM:fll.lltll(nalffiQC .N:li.OfGCNICU R.OOnlt-C lU.N'Cl...UW!JU(THROJGHOJT:'.lU'!E gA0,0JEElOO'fUJCDl.&.ESl~rlf'LLEXITitGR!Xll10FEllff:: N'l;J,'£.. ffi !rl'lU£TU:W..DRIIWIIQl ? ? ? 10. ~~~NE:Ullt.K.PII.RTTTD IRJlll /£W i i i i i ®---·-·- ~ ;;l Dr1wn By -·-·--<,;) G SMITH ---·- ~ ~ ------<,) @--· =;;== ~ ~ G- · Demolition Plan Legend ·-~LO'M::Rl..EVE L - E)G!;tingrooobe,,.."9 demr-....,gweltjNotl)art ofthi!:prq,,et ) DEMOLITION Pt.AN ~ Elci!it!ngFull -.. igr.:CMUPartJtion t ...... ::J E,c,::.tioo ne<"ror jnon ~el) p:,rtitionto b11demoli!.h11d 10/25/2016 9:39:26 AM HPC - 50 Revisions P1an Chttk Corr. 10112/2011 • ©-·-· - • -·-© @-· -·- ' ',, ______3'-0'x 7'-0" 3'-0'1<7'-0" , 3'-0'x7'·0" ,o 3'-0'x 7'·0' 3'-0'x 7'-0" 3'-0' x7 '-0' 20 3'-0"x7'-0" (2) 3'-0" x8 '-0' DtSIYoJSIUIJIU 23 3'-0'x 7'-0' 4'-0'x ]'.CJ' 26 27 3'-0'x7'·0" 3'-0"x 7'·0- 32 3'-0' x 7'-0' 33 3·-0· ~r-0· Floor Plan Legend 34 3'-0'x7'-0' - •·'"""IJ···"'!l'h.pon.oltl.. , _. J 37 c::::=::::JNo..,.,u, .,..1>nrtu rn- t1tJo,.1.,..~,u1 iC 10/25/2016 9:48:47 AM HPC - 51 Attachment C Phase I Historic Resources Report dated May 22, 2017 HPC - 52 PHASE 1 REPORT 250 S. Mills Road Historic Resource Assessm.ent May 22, 2017 lits'tORlC RESOURCES GROUP 12 S. Fair Oaks Avenue, Suite 200, Pasadena, CA 91105-1915 Telephone 626 793 2400, Facsimile 626 793 2401 www .historicresourcesgroup.com HPC - 53 PREPARED FOR City of Ventura Planning Division City of Ventura 501 Poli Street, Ventura CA 93001 PHASE 1 REPORT 250 S. Mills Road Historic Resource Assessm.ent HISTORIC RESOURCES GROUP HPC - 54 TABLE OF CONTENTS 4 Introduction 4 Historic Context 4 Introduction 4 The Rise of Savings and Loans and Southern California Residential Development 5 Ventura Savings and Loan 8 William L. Pereira and Associates 12 Gin D. Wong, FAIA 13 Brutalism 15 Architectural Description 15 Alterations 16 Character-defining Features 11 Historic Resources Assessment 17 Previous Surveys and Evaluations 17 Evaluation Criteria: National Register of Historic Places & California Register of Historical Resources 20 Evaluation for listing in the National Register and California Register 22 Evaluation Criteria: City of Ventura 23 Evaluation for listing as a City ofVentura Landmark 24 Conclusion 25 Bibliography Exhibits Exhibit A: Site Map Exhibit B: Original Building Permit Exhibit C: Historic Photographs Exhibit D: Current Conditions Photographs PHASE 1 REPORT 250 S. Mills Road Historic Resource Assessm.ent HISTORIC RESOURCES GROUP HPC - 55 4 INTRODUCTION designed by William Pereira and Per your request, we have evaluated the Associates and constructed by the building located at 250 S. Mills Road in William Simpson Construction the City of Ventura, California, for Company. potential historic significance. The conclusic;ms of this report are based on Ventura Savings and Loan is associated a review of the relevant historic with several significant historic contexts: contexts, including an analysis of the the rise of the savings and loan industry; eligibility criteria and integrity thresholds the development of a significant local for listing in the National Register of finc}ncial institution; master architects Historic Places, the California Register William L. Pereira, FAIA, and Gin D. of Historical Resources, and as a City of Wong, FAIA; and Brutalist architecture. Ventura Historic Landmark. The Rise of Savings and Loans and This assessment was conducted by Sian Southern California Residential Development Winship, Architectural Historian; Christine La~aretto, Principal; and John Savings and loan institutions (a.k.a., LoCascio, AJA, Principal. All three meet thrift institutions) played a vital role in the Secretary of the Interior's . the post-World War II residential Professional Standards for architectural development of Southern California. history and historic architecture, Savings and loan organizations were respectively. created in response to the difficulty middle class Americans faced in HISTORIC CONTEXT obtaining mortgage loans during the Introduction early 20th century. The earliest The commercial building at 250 S. Mills mortgages were issued not by banks, Road was originally built as Ventura but by insurance companies. These Savings and Loan in 1964. As a result loans had unfavorable terms by today's of mergers and acquisitions in the standards and often involved large financial services industry, occupants of balloon payments. As financial the building have changed over time. In institutions that specialized in accepting 1970, Ventura Savings and Loan savings deposits and making mortgage rebranded as Avco Savings and Loan. In and construction loans, savings and 197 4, Avco sold to Imperial Savings. In loans established a niche market crucial 1995, it became an office of Santa to postwar residential development. Barbara Bank and Trust, and finally it In 1932, Congress passed the Federal became Union Bank in 2013, which Home Loan Bank Act that provided closed on October 31, 2015. It is Late low-cost funding for banks in providing Modern/Brutalist in style and was long-term, amortized loans for home PHASE 1 REPORT 250 S. Mills Road Historic Resource Assessm.ent HISTORIC RESOURCES GROUP HPC - 56 5 purchases. As a result, savings and loan As described in the Wall Street f oumal, institutions sprang up across the United "The system started breaking down in States. Regulated by the Federal Deposit the 1960s, buffeted by economic Insurance Corporation (FDICt savings headwinds, deregulation and rising and loans provided depositors with political and social tensions ... Over time, higher interest rates than offered by the savings and loan industry banks. Savings and loans were also transformed from a group of small, generally locally owned and privately mutual community organizations into a managed home financing institutions set of large national companies that that made loans for the construction, became the most important source of purchase, repair, or refinancing of funds for the development of residential houses. Savings and loans were often real estate." 3 advertised as "neighbors helping neighbors" because they relied on local Savings and loans declined in popularity depositors funding loans for local during the 1970s and the industry was thrown into crisis in the following two residents. 1 decades. During the "Savings and Loan The rise of the savings and loan Crisis" from 1986 to 1995, the number coincided with the large population of these institutions was cut in half due influx into Southern California during to unsound real estate lending. the pre- and post-World War II periods. Victory in World War II and Ventura Savings and Loan government policies stimulating Consistent with trends throughout mortgage lending drove significant Southern California, the population of increases in home ownership. From the Ventura County increased significantly 1950s through the mid- l 960s, savings during the postwar period. During the and loans provided more than half of 1950s and 1960s, the population the mortgages for these homes and the increased 73.7 percent and 89.0 industry "enjoyed a golden era in its percent respectively.4 From a history, especially in Southern population of just under 70,000 California." 2 residents in 1940, the number rose to 114,647 in 1950; 199)38 in 1969; 1 Robert Bruegmann, "King of the Thrifts," Wall Street Joumal March 5, 2013. 2 Bruegmann, "King of the Thrifts." 3 Bruegmann, "King of the Thrifts." 4 United States Census Bureau, US. Decennial Census, 1900-1990. PHASE 1 REPORT 250 S. Mills Road istoric Resource Assessm.ent HISTORIC RESOURCES GROUP HPC - 57 6 and 376A30 in 1970. 5 To loans to builders and brokers" alongside accommodate this growth, "dozens of the slogan "Serving Ventura County in new subdivisions were built throughout Growth and Prosperity." 1° Later that the county after the War. In Ventura, year, ownership of Ventura Savings and the boundaries of development pushed Loan changed hands when the farther east including several company was bought out by a group of subdivisions from Seward Avenue to 25 local Ventura businessmen headed Mills Road." 6 by Elmer Prosser, Lloyd Warren, Ted Mayer, and R.W. Brown.11 Articles of incorporation for Ventura Savings and Loan were filed in August By 19 64, the firm had outgrown the of 1953 by officers John J. Rizzo, Milton Oak Street location. The company E. Ramelli, Henry J. Oliva, Ernest C. engaged architect William L Pereira to Feraud, and August J. Ferro - a group design a new 15,000 square foot of local businessmen in real estate, building on Mills Road. The location financial services, and accounting. The was ideal for serving the ongoing principal aim of the organization was eastward expansion of the city. In "to help customers save for a home, September of 1962, the construction of college education for children and other the freeway along U.S. Route 101, family goals." 1 It was the first new " ... ushered in a new era of growth far financial institution in the city of beyond Ventura's historic center and Ventura in 2 5 years. 8 downtown Ventura's role as a primary 2 commercial ended." 1 It made sense, The initial location of Ventura Savings therefore, to build a new location in the ·and Loan was opened on February 8, heart of the new residential 4 at South Oak Street in 195 97 development. Ventura.9 Advertisements touted "4 3/4 percent loans to build, buy, refinance The Mills Road building opened to the homes. F.H.A, G.I. and conventional public on July 1, 1964 with a three-day 5 United States Census Bureau, US Decennial Census, 11 "Local Loan Company Changes Ownership," 1900-1990 Ventura Star Free Press, June 14, 1954, 1. 6 "Historic Resources Survey Update," City of Ventura, 12 "Historic Resources Survey Update," City of Ventura, April 2007, 52. April 2007, 52. 1 "New Savings and Loan Association Formed," Ventura Star Free Press, August 11, 1053, 8. 8 "Local Loan Company Changes Ownership," Ventura Star Free Press, June 14, 1954, 1. 9 "Display Ad," Oxnard Press Courier, June 30, 1964. 10 "Display Ad 192," Los Angeles Times, August 12, 1962, L2 . PHASE 1 REPORT 250 S. Mills Road Historic Resource Assessm.ent HISTORIC RESOURCES GROUP HPC - 58 7 celebration featuring a personal and a kitchen. Ventura Savings and appearance by Dodger pitcher, Don Loan used the new building to enhance Drysdale. 13 As of the opening day of the its relationship with the community and new facility, Ventura Savings and Loan become a focal point of arts and served over 10,000 investors, 2,500 cultural events, including hosting the borrowers and held assets of nearly $3 5 Ventura County Forum of the Arts million. "In celebrating the opening of Midsummer Festival that brought the our new building, we reach a measure work of Southern California sculptors, of maturity and mark our phenomenal ceramicists and musicians to the people growth along with that of our of Ventura. Featured artists included prosperous community."14 An ad Manuel Izquierdo (1925-2009), Tony promoting the grand opening reveals Berlant (b. 1941), Bruce Beasley (b. the mindset of the company in its 1939), Morton Dimondstein (1920- design and construction, stating "We 2000), Ventura sculptor Howard Quam confidently believe this building to be (1922-2006), and Ojai sculptress an architectural landmark for our Eugenia Everett (1908-2004).16 Other growing community." 1s Ventura Savings typical events included a recital by local and Loan officers and directors at the music students and a summer concert time of the opening included a variety series. The community room also of local community leaders: Albert G. hosted local clubs and service Harris, President; Harry 0. Bostwick, organizations. Ventura Star Free Press, Ted Mayr, owner of Mayr Funeral Home; J. Elmer As further evidence of the institution's Prosser, Prosser Baking Co.; and Dean interest in art and architecture, in 1966 E. Triggs, Superintendent of Ventura Ventura Savings and Loan mounted a 11 County Schools. Ventura-focused exhibit called 100 Years of Architecture" in its community The program for the new building room space. The show featured included a "Friendship Room" for photographs and architectural community meetings, an exhibit space, renderings by Roy C. Wilson of Santa 13 "Display Ad," Ventura Star Free Press, June 30, 1965, 6. 14 "For Over I O Years," Oxnard Press Couder, June 3 0, 1964, no page. 15 "Display Ad," Oxnard Press Couner, June 24, 1964, 3. 16 51 "Midsummer Festival Opens July 1 ," Oxnard Press Couder, June 17, 1966, 27. PHASE 1 REPORT 250 S. Mills Road Historic Resource Assess111ent HISTORIC RESOURCES GROUP HPC - 59 8 Paula, and 20 panels of contemporary executives were retained to lead the work submitted by Ventura County new firm. members of the American Institute of Architects and selected by Ventura Later occupants of the building continued the tradition of holding Savings. 11 In local press coverage the show was notable for excluding "the community meetings and cultural two most beautiful buildings in Ventura activities at the location. An exhibit of - the courthouse and the majestic watercolors was shown in the Ventura Savings and Loan building." 18 community room as late as 1991 when it was an Imperial Savings branch. Ventura Savings and Loan made it into popular literature and is mentioned as William L. Pereira and Associates the novel San Miguel by T. William L. Pereira, FAIA ( 1909-1 985) Coraghessan Boyle. was a fixture of corporate modern architecture in postwar Southern In June of 1965, Ventura Savings and California. Alongside other important Loan installed the latest technology - a firms such as Welton Becket and 1 drive-up TV T eller. 9 TV Tellers date Associates and Albert C. Martin & back to the early 1960s and offered Associates, his practice served a steady customers a convenient way to interact stream of clients in Southern California with tellers in auto-friendly Southern - the home for automobile production, California. movie studios, television studios, and an In 1969, Ventura Savings and Loan was emerging corporate culture in finance, acquired by Avco Corporation, a New insurance and the services sector. Yark-based conglomerate with William Leonard Pereira was born in diversified holdings in aerospace, Chicago, Illinois in 1909. In later years, defense, entertainment, and insurance. Pereira said that he could not recall a In 1970, Avco combined Ventura time when he didn't want to become Savings with recently acquired an architect. After graduating from high Huntington Savings & Loan - changing school, Pereira majored in architecture the name to Avco Savings and Loan at the University of Illinois. He also took Association. Several Ventura Savings courses in physics with a special emphasis on the relationships between 17 Dave Mangurian, "1 00 Years of Architecture 1 s Dave Mangurian, "1 00 Years of Architecture Projects Image of.Ventura," Oxnard Ventura County Projects Image of Ventura," Oxnard Ventura County Advisor, September 1, 1966, 1 1. Advisor, September l, l 966, l l . 19 Display Ad, Oxnard Press Courier, June l, 1965, 19. PHASE 1 REPORT 250 S. Mills Road Historic Resource Assessm.ent HISTORIC RESOURCES GROUP HPC - 60 9 light and color. As a student, his design in designing the master plan for the for a sports palace won the first medal California Institute of Technology of the New Yark Beaux Arts School of ( 19 5 3), University of California, Santa Design. Barbara (1958) and Los Angeles International Airport ( 1958). Conflicting In 1930, Pereira landed a job with personalities and professional styles, noted Chicago architectural firm, however, resulted in the dissolution of Holabird & Root. There he assisted in the partnership in 1958 when Luckman drafting the master plan for the 1933 purchased Pereira' s interest in the Chicago World's Fair. He then struck partnership. out on his own as a solo architect and at the height of the Depression landed In 1959, Pereira launched his own an $18 million commission from planning and architectural firm, William Balaban and Katz to design theaters L. Pereira & Associates. His fir.st project across the Midwest. In 1938, Pereira was the $50 million-dollar commission moved to Los Angeles. During World for the Lockheed Aircraft Company War II, Pereira worked as a civilian research campus in Saugus, California. camouflage expert for the United States Other large scale commissions soon Army. followed and the firm earned a solid reputation for planning by developing During the postwar period, he master plans for the University of eschewed individual residential design Southern California (1960), the City of in favor of large-scale, mixed-use Newport ( 1960) and his best-known projects with challenging planning work, the master plan for Irvine Ranch requirements. In 1950, Pereira joined ( 1960) including the campus of the forces with his former University of University of California, Irvine and a Illinois classmate, Charles Luckman and town of 100,000 residents. His proposal established Pereira and Luckman. What also called for the preservation of open began as a $15 million-dollar business space for wildlife and agricultural employing twelve architects grew to a development. $500 million entity with over 400 employees. The firm's most significant A prolific architect, Pereira designed projects included CBS Television City more than 100 projects around the (1953), Disneyland Hotel (1958), IBM world in his 50-year career. Simple and Corporation Headquarters (1958) and geometric, Pereira buildings are often Signal Oil and Gas Headquarters based on elemental forms such as (1958). Beginning to flex his planning pyramids, boxes, cylinders and orbs. muscle, Pereira (and Luckman) also The designs exude a formal simplicity garnered recognition for their expertise with an emphasis on permanence and PHASE 1 REPORT 250 S. Mills Road Historic Resource Assessment HISTORIC RESOURCES GROUP HPC - 61 10 the future. 20 In 1963, Pereira became Savings and Loans in San Marino and one of only a few architects to appear Baldwin Hills (c. 1963 ), Continental on the cover of Time magazine. 21 Savings and Loan in Montebello (c. 1963), and Lytton Savings (1968), and During the 1960s and 1970s, the work Great Western Savings and Loan of William Pereira & Associates was at ( 1972) in Los Angeles. Pereira' s designs its peak.22 At this time, Pereira was exuded strength, permanence, formality, awarded the commission for the Los and security - all qualities important to Angeles County Museum of Art (1964) thrift institutions. Pereira's savings and that he designed as a complex of loan projects generally fall into two floating formal pavilions. During this categories: large high-rise office time his preference for expressive buildings and single-story commercial modern forms also manifested as pavilions better suited to suburban Brutalist designs. One of his most locations. revered buildings, the University of California, San Diego Central Library In his design for the Ventura Savings (1970), in the words of the architect, and Loan, Pereira combined his employed "powerful and permanent preference for floating formal pavilions hands that are holding aloft knowledge with the Brutalist aesthetic of raw itself." 23 He was also responsible for the concrete. In their seminal Guide to design of one of the architectural icons Architecture in Los Angeles and of San Francisco's icons, the pyramidal Southern Ca/ifornia, noted architectural Transamerica Building (1969-72). historians Gebhard and Winter refer to the building as "a classical, rather The growth of Pereira' s practice elegant pavilion set above the street on occurred simultaneously with the a podium." 24 The building was growth of the savings and loan industry photographed by renowned in Southern California. Pereira designed architectural photographer Julius a number of savings and loans, Shulman. On the front terrace sat a including Prudential Savings and Loan bronze abstract sculpture by local Santa in Salt Lake City, Utah (1958), Gibraltar 2 ° Colin M. Robertson, "Modernist Maverick: The 24 David Gebhard and Robert Winter, Architecture in Architecture of William Pereira," July 27-0ctober 13, Southern California and Los Angeles (Salt Lake City, 2013, Nevada Museum of Art Reno, NV, 12. UT: Peregrine Smith, 1982), 516. 21 Others included Frank Lloyd Wright, Richard Neutra and Eero Saarinen. 22 Robertson, Modernist Maverick," 1 8. 2 3 James Steele, William Pereira (Los Angeles, CA: USC Guild Press, 2002), 148. PHASE 1 REPORT 250 S. Mills Road Historic Resource Assessm.ent HISTORIC RESOURCES GROUP HPC - 62 11 Barbara artist, Duane Loppnow (1933- Loan. The post-tensioning of the 2013) from 1964.2 5 structural materials of the building is well documented in the city building Based on original renderings by Pereira, permit file. the 1964 pavilion building was envisioned as the centerpiece of a three In the Los Angeles Times, the Ventura building campus flanked by two six Savings and Loan building was lauded story office towers elevated on piloti. for its innovative and unusual use of Together, the three buildings were a concrete "bush-hammered" texture. dynamic play in section. 26 Although not Bush-hammering was a process in published in the architectural trade which a pneumatic or hand hammer is press, the Ventura Savings and Loan used to remove mortar and fracture building earned an AIA/ Southern aggregates at the surface of hardened California Chapter Merit Award in concrete to produce an attractive vari 1966. colored and textured finish. 2 1 The building was also honored by the In addition to receiving several AIA Pre-Stressed Concrete Institute in 1966. awards over the years, Pereira was Pre-stressed concrete was an innovative named "Man of the Year" by the Los construction technique in which Angeles Chamber of commerce in concrete is strengthened by the 1967 and was granted Fellowship by tensioning of tendons or cables within the AIA in 19 5 8 for his "design work so the pour. This enabled the concrete to distinctive that it reveals notable withstand greater loads, bridge longer individuality and mastery in the art of spans and be thinner in form. In design."28 Pereira was also a significant addition to the engineering advances force in the education of architects provided, pre-stressed concrete through his decade-long association as a construction allowed architects to create professor at the University of Southern more open plans and larger spaces. California. William Pereira died in Los These principles are exemplified by the Angeles in 1985 at the age of 76. architecture of Ventura Savings and 2 5 David Gebhard and Robert Winter, Architecture in Southern California and Los Angeles (Salt Lake City, UT: Peregrine Smith, 1982), 516 26 These buildings were never constructed. 2 1 "LA Code Opens Concrete to High Rise Use," Los Angeles Times, October 2, l 966, M 1. 28 American Institute of Architects, Membership File for William L. Pereira. PHASE 1 REPORT 250 S. Mills Road Historic Resource Assessm.ent HISTORIC RESOURCES GROUP HPC - 63 12 According to renowned architecture at USC, he worked as a designer for . critic Paul Goldberger, "William Pereira Daniel, Mann, Johnson & Mendenhall. is one of those modernists who truly Upon graduation, he was hired by shaped postwar California. His buildings Pereira & Luckman and worked there did as much as those of any architect to until the dissolution of the firm in 1958. give modern architecture a public face, At that time he continued with Pereira and to make it the symbol of the new at the new firm, William Pereira and world taking form in California in the Associates. In 1974, Wong formed his 1940s, 1950s and 1960s. His work own firm, Gin Wong Associates. While looks more compelling with every at Pereira' s office, Wong had major passing year. It is very much tome to roles in the design of the Occidental give his career the serious analysis it has Center, Crocker Bank, Mutual Benefit never actually had." 29 Life, and the tower addition to the St. Francis Hotel in San Francisco. He won GinD. Wong, FAIA ten AIA Awards for his designs.3 1 Although William L. Pereira and The dynamic within the Pereira office Associates is the architect of record for was known to be collaborative. 250 S. Mills Road, permit records, press "[Pereira] did not dictate the way Le clippings, and other documentation Corbusier or Mies Van Der Rohe did. indicate that the chief designer on the Instead he delegated and then guided, project from Pereira's office was Gin D. trusting in the creative abilities of others Wong, FAIA (b.1922).3° Wong also lists and intervening at critical points to keep the project in his 1970 AIA Directory them on track."3 2 Wong speaks of this entry under awards received. himself in a letter to AIA headquarters, Gin Wong was born in Canton, China "During [the past ten years] I have been in 1922. He graduated from Millikin in a position to observe at close hand University in Illinois in. 1943 and from the effects of [Pereira' s] influence on the University of Southern California the people who work with him. His school of Architecture in 1950. While high regard for design integrity in good 2 9 Colin M. Robertson, Modernist Maverick: The 32 James Steele, Wi/Jiam Pereira, (Los Angeles, CA: Architecture of William Pereira July 2 7-0ctober 13, USC Guild Press, 2002), 16. 2013, Nevada Museum of Art Reno, NV, 3-4. 3o Wong is the applicant for permit #799 for the mechanical room to 250 South Mills Road on September 24, 1964. 31 'Wong Leaves Pereira to Start Firm," Los Angeles Times, March 17, 1974, JS. PHASE 1 REPORT 250 S. Mills Road Historic Resource Assessm.ent HISTORIC RESOURCES GROUP HPC - 64 13 progressive architecture, his outstanding Angeles, and Crystal Cathedral, Crean talent for creating good design, and his Tower and Mary Hood Chapel ( 1990) complete devotion to the field of in Garden Grove. The Los Angeles architecture have set a standard for all Conservancy describes Wong as "one of of them to follow." 33 a unique group of Chinese-American architects who helped define the Wong rose from designer to Vice postwar architecture of Los Angeles. President of Planning and Design, to Against seemingly insurmountable odds, Partner and President while in Pereira' s including racial covenants in mid office. Upon becoming Partner in 1959, century Los Angeles, Wong persevered the Los Angeles Times described Wong to forge a distinguished career."3s They as "one of the country's outstanding honored Wong with a Modern Masters designers and planners." 34 In 1966, just award in 2013. two years after the design of Ventura Savings and Loan, Wong was elevated Brutalism to the highest honor of Fellowship in The Brutalist architectural style was the AJA. introduced in the United States in the Wong served on the board of several 1950s, in response to International Style organizations including as a trustee of modernism. In contrast to the the Los Angeles County Natural History International Style's often light and Museum and the University of Southern skeletal appearance, Brutalism created California. The Gin D. Wong massive, monolithic structures that Auditorium at the architectural school is stretched the limits of concrete named in his honor. construction. More properly known as "New Brutalism," the name was derived Gin D. Wong Associates continued in from beton bru~ the concrete casting the tradition of Pereira' s firm by technique that left a roughly finished specializing in hotels, corporate surface bearing the imprint of the headquarters, office buildings, and formwork, used by Le Corbusier in the educational facilities. His most revered Unite dHabitation, Marseille, France works from later years include the (1952). One of the style's most Atlantic Richfield Company (ARCO) significant American promoters was Headquarters Building ( 1988-9) in Los 33 American Institute of Architects, Membership File 35 Los Angeles Conservancy, for William L. Pereira. https://www.laconservancy.org/architects/gin-wong 34 "New Partners Of Planning Architectural Firm (accessed April 8, 2017). Named," Los Angeles liines, January 18, 1959, F14. PHASE 1 REPORT . 250 S. Mills Road Historic Resource Assessm.ent HISTORIC RESOURCES GROUP HPC - 65 14 John Portman, who designed several enormous atrium hotels and office clusters known for their spectacular spatial effects, including the Bonaventure Hotel in Los Angeles. The style was particularly popular in the construction of government, educational, and financial buildings. Other well-known examples of the style in Southern California include the Salk Institute in La Jolla (1959) by Louis Kahn and the Geisel Library at the University of California, San Diego ( 1969) by William Pereira. Character-defining features of the style include: • Bold geometric shapes • Sculptural fa~ade articulation • Exposed, roughly finished cast in-place or pre-cast concrete construction • Window and door openings as voids in otherwise solid volumes • Raised plazas and base articulation PHASE 1 REPORT 250 S. Mills Road Historic Resource Assessm.ent HISTORIC RESOURCES GROUP HPC - 66 15 ARCHITECTURAL DESCRIPTION massing, and symmetrical composition. The former Ventura Savings and Loan It has a flat, cantilevered roof with a building is located on the east side of canted parapet clad in cement plaster. Mills Road between Telegraph Road The roof is supported on four massive and Maple Street in the City of beams and four square columns, one at Ventura. The building is set within a each corner, all of pre-stressed, post sunken garden, with landscaped berms tensioned concrete with a bush on all four sides. The landscaping hammered, exposed aggregate finish. includes several mature eucalyptus The building is enclosed with a glazed trees. At street level, the building is curtain wall with a bronze-colored surrounded on the west and south by aluminum frame and brown-tinted an elevated concrete plaza, and on the glass. The multiple entrances consist of north and east by a parking deck, both pairs of fully glazed, aluminum over a level of subterranean parking. A storefront doors. ramp at the north end of the property provides access to the lower parking The interior of the second (primary) level. story features an exposed, concrete waffle-slab ceiling with wood battens The building is accessed by concrete and surface-mounted can lights, and steps leading up from the street to the terrazzo flooring in a pattern of banded plaza, and from the plaza to four squares. A double staircase with elevated bridges and a cantilevered terrazzo treads and risers, and bush balcony that wraps the building's hammered, exposed aggregate concrete second story. Secondary stairs lead guardrails,- leads to the lower level. The down from the plaza to the building's first (lower) story has a central vault lower level. The bridges and balcony surrounded by a circulation corridor, are paved in concrete in a pattern of offices and cubicles. banded squares. The plaza, bridges, balconies, and stairs have continuous Alterations guardrails of pre-cast, exposed aggregate There are no significant exterior concrete. There are three large, alterations to the building· at 250 S. exposed-aggregate concrete planter Mills Road. Some original glass panes boxes on the south side of the plaza. A on the lower level have been recently narrow concrete walkway surrounds the lost. A low metal fence has also been lower level on all four sides of the added at the plaza level around the building. landscaped berms. The original sculpture by Duane Loppnow has been The building is two stories in height removed. Historic signage on the face of with a square plan, simple, cubical the building has been removed. PHASE 1 REPORT 250 S. Mills Road Historic Resource Assessm.ent HISTORIC RESOURCES GROUP HPC - 67 16 Based on historic photographs, interior resource result from major change to alterations to the main floor include the character-defining features, or from removal of interior glass window many incremental changes over time. system, and the addition of partitions and cubicles. The finish of the large The former Ventura Savings and Loan central teller kiosk has also been altered building at 250 S. Mills Road retains from wood paneling to drywall. The character-defining features of its original original cantilevered wood-paneled Brutalist design, including: public desk has been altered. Ceiling • Sunken garden with landscaped suspended lighting channels have been berms added to the main space. Interiors on the lower floor have also been • Parking deck and subterranean substantially altered with the addition of parking partitions and cubicles. The Elevated terrace, steps, bridges . configuration of the former gallery and • and cantilevered balcony with public meeting spaces has been bush-hammered, exposed significantly altered. aggregate concrete guardrail Based on available permits, a storage Two-story height; simple, room was added by the original • cubical massing; and architect in October of 1964. In 1995, symmetrical composition some or all of the existing internal . partitions on the main and lower floors • Flat, cantilevered roof with were added along with the access ramp canted plaster parapet at south fac;:ade. The pylon sign was refaced in 2013 during a change in • Bush-hammered, exposed ownership. aggregate concrete beams and columns Character-defining Features • Glazed curtain walls with a Character-defining features are those bronze-colored aluminum frame visual aspects and physical features or and brown-tinted glass elements that give the building its character and help to convey its • Exposed concrete waffle-slab significance. In general, retaining roof/ ceiling character-defining features retains the integrity of an historic property, and • Terrazzo flooring therefore helps to retain the property's • Interior stair of concrete and eligibility as an historic resource. terrazzo Significant impacts on a historic PHASE 1 REPORT 250 ·s. Mills Road Historic Resource Assessm.ent HISTORIC RESOURCES GROUP HPC - 68 17 HISTORIC RESOURCES ASSESSMENT considered for protection from Historic resources may be designated at destruction or impairment,"36 and is the federal, state, and local levels. administered by the National Park Current landmark designations available Service. Listing in the National Register for properties located in Ventura assists in preservation of historic include: listing in the National Register properties through: recognition that a of Historic Places, the California property is of significance to the nation, Register of Historical Resources, and as the state, or the community; Ventura Landmarks, Structures of Merit, consideration in the planning for and Points of Interest. While all Federal or Federally-assisted projects; designation programs place emphasis eligibility for Federal tax benefits; and on architectural character, they also use qualification for Federal assistance for basic criteria relating to a property's historic preservation, when funds are place in important events or patterns of available. development, association with important personages, and architectural To be eligible for listing in the National significance. Register, a resource must possess significance in American history and Previous Surveys and Evaluations culture, architecture, or archaeology. The building at 250 S. Mills Road has Sites, districts, structures, or landscapes not been previously surveyed. It is not of potential significance are eligible for currently listed in the California State nomination. In addition to meeting one Historical Resources Inventory. or more of the criteria listed below, properties must also possess integrity of Evaluation Criteria: National Register of location, design, setting, feeling, Historic Places & California Register of workmanship, association, and Historical Resources materials. National Register of Historic Places Criteria The National Register of Historic Places is "an authoritative guide to be used by A Associated with events that have made a significant contribution to federal, state, and local governments, the broad patterns of our history; private groups, and citizens to identify the nation's cultural resources and indicate what properties should be 36 U.S. Department of the Interior, National Register Registration Form (Washington D.C.: National Park Bulletin I 6A: How to Complete the National Register Service), 1997. PHASE 1 REPORT 250 S. Mills Road Historic Resource Assessm.ent HISTORIC RESOURCES GROUP HPC - 69 18 B. Associated with the lives of association. These qualities are defined persons significant in our past; as follows: C. Embody the distinctive Location is the place where the characteristics of a type, period, or historic property was constructed of method of construction or that the place where the historic event represent the work of a master, or took place. that possess high artistic values, or that represent a significant and Design is the combination of distinguishable entity whose elements that create the form, plan, components may lack individual space, structure, and style of a distinction; or property. D. Yield, or may be likely to yield, Setting is the physical environment of information important in prehistory the historic property. or history. Matenals are the physical elements Integrity that were combined or deposited during a particular period of time and In addition to meeting any or all of the in a particular pattern or designation criteria listed above, configuration tb form a historic properties nominated must also possess property. historic integrity. Historic integrity is the ability of a property to convey its Workmanship is the physical significance and is defined as the evidence of the crafts of a particular "authenticity of a property's historic culture or people during any given identity, evidenced by the survival of period of history or prehistory. physical characteristics that existed Feeling is a property's expression of during the property's prehistoric or historic period."31 the aesthetic or historic sense of a particular period of time. The National Register recognizes seven aspects or qualities that comprise Association is the direct link between integrity: location, design, setting, an important historic event or person and a historic property.3s materials, workmanship, feeling and In assessing a property's integrity, the National Park Service recognizes that 37 National Register Bulletin 16A, 4. 38 National Register Bu11etin 15. PHASE 1 REPORT 250 S. Mills Road Historic Resource Assessnient HISTORIC RESOURCES GROUP HPC - 70 19 properties change over time. National extent prudent and feasible, from Register Bulletin 15 provides: substantial adverse change. To retain historic integrity a property Criteria will always possess several, and The criteria for listing in the California usually most, of the aspects. It is not Register are based on the National necessary for a property to retain all Register criteria: • its historic physical features or characteristics. The property must Criterion 1: Associated with events retain, however, the essential physical that have made a significant features that enable it to convey its contribution to the broad patterns historic identity.39 of local or regional history or the cultural heritage of California of the A property that has lost some historic United States. materials or details can be eligible if it retains the majority of the features that Criterion 2: Associated with the illustrate its style in terms of the lives of persons important to local, massing, spatial relationships, California, or national history. proportion, pattern of windows and Criterion 3: Embodies the doors, texture of materials, and distinctive characteristics of a type, ornamentation. The property is not period, region or method of eligible, however, if it retains some basic construction or represents the work features conveying massing but has lost of a master or possesses high artistic the majority of the features that once values. characterized its style. Criterion 4: Has yielded, or has the California Register of Historical potential to yield, information Resources important to the prehistory or The California Register is an history of the local area, California authoritative guide used by State and or the nation. locai agencies, private groups, and citizens to identify the State's historical resources and to indicate what properties are to be protected, to the 39 National Register BuJJetin 15. PHASE 1 REPORT 250 S. Mills Road Historic Resource Assessrn.ent HISTORIC RESOURCES GROUP HPC - 71 20 Evaluation for the National Register of commercial corridor of Mills Road, Historic Places & the California Register and the site retains the original configuration with surrounding Evaluation oflntegrity terraces and parking. It therefore The exterior of the former Ventura retains integrity of setting. Savings and Loan building at 250 S. Mills Road has undergone no • Materials: The building retains most substantial alterations and, therefore, of the materials that characterize its retains sufficient integrity to convey its original Brutalist design, including historic significance. bush-hammered concrete columns, beams, and guardrails; patterned • Location: The building remains on concrete paving; glass and its original site and therefore retains aluminum curtain walls; and integrity of location. terrazzo flooring. It therefore retains integrity of materials. • Design: The building retains the key exterior character-defining features • Workmanship: The building retains of its original Brutalist design, the essential physical evidence of including its surrounding sunken period construction techniques, garden with landscaped berms; including bush-hammered and elevated terrace, steps, bridges and waffle-slab concrete construction, cantilevered balcony with bush- glass and aluminum curtain walls, hammered, exposed aggregate and terrazzo flooring. It therefore concrete guardrail; two-story height; retains integrity of workmanship. simple, cubical massing; symmetrical composition; flat, cantilevered roof • Feeling: Because the building retains with canted plaster parapet; bush- integrity of location, design, setting, hammered, exposed aggregate materials and workmanship, it concrete beams and columns; and continues to convey its character as glazed curtain walls with a bronze- a late-1960s Brutalist institutional colored aluminum frame and building. It therefore retains integrity brown-tinted glass. The building also of feeling. retains some interior character- • Association: Because the property defining features including its waffle retains integrity of location, design, slab concrete roof/ceiling, terrazzo setting, materials, workmanship and flooring, and sculptural staircase. It feeling, it continues to convey its therefore retains integrity of design. historic association as a late-1 960s • Setting: The property remains in its Brutalist institutional building original setting along the designed by noted architects PHASE 1 REPORT 25 S. Mills Road Historic Resource Assessm.ent HISTORIC RESOURCES GROUP HPC - 72 21 William L. Pereira and Gin D. design of the new building and Wong. commissioned a master architect to undertake the design, signaling the Criterion A/1 institution's success and prominence in The former Ventura Savings and Loan the community. The new location was at 250 S. Mills Road is associated with ideal for serving the ongoing eastward events that have made a significant expansion of the city, reflecting the contribution to the broad patterns of significant population growth after the our history. When it was founded in war. 19 5 3, Ventura Savings and Loan was the first new financial institution to be Ventura Savings and Loan is an established in the city of Ventura in 25 excellent and intact example a financial years.4° It represents the establishment institution established during the post of savings and loan institutions in the W orld War II period reflecting the years after World War II, which were growth in the financial industry to created in response to the difficulty finance home ownership after the war. middle class Americans faced in Therefore, it is eligible for listing in the obtaining mortgage loans during the National Register of Historic Places and early 20th century. The rise of the the California Register of Historical savings and loan coincided with the Resources under Criterion N 1. large population influx into Southern Criterion B/2 California during the pre- and post- W orld War II periods, and enabled There is no evidence that 250 S. Mills middle class Americans to purchase Road is associated with important homes. Ventura Savings and Loan was persons; therefore, it does not appear established during the "golden era" in eligible under Criterion B/2. saving and loan history in Southern Criterion C/3 California." 41 The Ventura Savings and Loan building This is the second location of Ventura at 250 S. Mills Road is a rare and Savings and Loan, which had outgrown excellent local example of Brutalist its original location within ten years. For architecture. It not only exhibits the its new headquarters, bank officials distinctive characteristics of the Brutalist committed significant resources to the style, but reflects innovation in pre stressed, post-tensioned concrete 40 "Local Loan Company Changes Ownership," 41 Bruegmann, "King of the Thrifts." Ventura Star Free Press, June 14, 19 54, 1. PHASE 1 REPORT 25 S. Mills Road Historic Resource Assess111ent HISTORIC RESOURCES GROUP HPC - 73 22 construction essential to the Evaluation Criteria: City of Ventura architectural style and period of The City of Ventura has adopted construction during the mid-1 960s. historic preservation regulations and The Ventura Savings and Loan reflects established procedures for identifying, high artistic values associated with not designating, and preserving historic just one nationally revered architect, but landmarks or points of interest that two: William L. Pereira and Gin D. were the site of an historic event, that Wong. The building represents the most are connected with the life of an revered period of collaboration between important person, or that contain a these two American Institute of building, structure, or other object that Architect Fellowship recipients. 250 S. is architecturally significant, Mills Road received recognition by both representative of a type, period or architects and construction engineers. particular method of construction, or is associated with a significant builder, The Ventura Savings and Loan architect, designer or artist. (City building's design represents the strength, Municipal Code, Division 24, Chapter permanence, optimism, transparency, 455, Section 110 et seq.) security and community-service nature of the savings and loan concept which A property may be designated as a played a pivotal role in the postwar landmark if it is unique or significant because of its location design setting residential development of Southern I I I California and Ventura County. materials, workmanship or aesthetic feeling, and is associated with: In sum, Ventura Savings and Loan at 250 S. Mills Road represents a rare and (a) Events that have made a excellent local example of Brutalist meaningful contribution to the architecture designed by master nation, state or community; architects; therefore, it is eligible for the (b) Lives of persons who made a National Register of Historic Places and meaningful contribution to the California Register of Historical national, state or local history; Resources under Criterion C/3. (c) Reflecting or exemplifying a Criterion D/4 particular period of the national, Criterion 0/4 is typically used to state or local history; evaluate potential archaeological resources, which is outside the scope of (d) Embodying the distinctive this study. characteristics of a type, period or method of construction; PHASE 1 REPORT 250 S. Mills Road Historic Resource Assessm.ent HISTORIC RESOURCES GROUP HPC - 74 23 (e) The work of one or more residential development and the ability master builders, designers, artists of middle class Americans to buy or architects whose talents homes. Therefore, it is eligible for local influenced their historical designation under Criterion a. period, or work that otherwise Criterion (b) possesses high artistic value; There is no evidence that 250 S. Mills (f) Representing a significant and Road is associated with the lives of distinguishable entity whose persons who made a meaningful components may lack individual contribution to national, state or local distinction; or history. (g) Yielding, or likely to yield, Criterion (c) information important to The former Ventura Savings and Loan national, state or local history or building represents the post-World War prehistory. II growth of the financial industry in Integrity & Criteria Consideration response to the growing population Properties eligible for local designation after the war; and its construction include buildings, structures, objects, represents the growing population in archaeological sites, districts or Ventura and the eastward development landscapes possessing physical evidence of the city after the war. Its construction of human activities that are typically exemplifies this period of history, and over 40 years old, regardless of whether therefore it is eligible for local they have been altered or continue to designation under Criterion c. be used. Criterion (d) Evaluation for City of Ventura The pre-stressed, post-tensioned Landmark Designation concrete construction of 250 S. Mills Road embodies the distinctive This evaluation under local criteria is for characteristics of a building type, period Ventura Savings and Loan at 250 S. and method of construction in that it is Mills Road as a potential individual an innovative and nationally recognized resource. use of concrete construction techniques Criterion (a) associated with Brutalist architecture. In As discussed above, the former Ventura addition, the bush-hammered finish Savings and Loan building represents a technique was recognized for its significant trend in the development of distinction in Southern California concrete construction of the mid-1960s. financial institutions after World War II I which played a critical role in postwar PHASE 1 REPORT 250 S. Mills Road Historic Resource Assessment HISTORIC RESOURCES GROUP HPC - 75 24 Therefore, it is eligible for local It is an excellent example of the style designation under Criterion d. and type, and therefore is eligible for listing in the National Register of Criterion (e) Historic Places, the California Register 250 S. Mills Road is the work of not of Historical Resources, and as a City of one, but two nationally recognized Ventura Landmark. architects, William L. Pereira and Gin D. Wong, whose collective talents influenced modern architecture from the 1950s to the 1970s. Not only does the building possess high artistic value as recognized by the American Institute of Architects, it was designed during the period of most critical acclaim for the work of the firm William L. Pereira and Associates, and coincides with Pereira' s · appearance on the cover of Time magazine. Therefore, it is eligible under Criterion e. Criterion (f) 250 S. Mills Road was evaluated as a potential individual resource; therefore, Criterion f is not relevant to this study. Criterion (g) Criterion g is typically used to evaluate potential archaeological resources, which is outside the scope of this study. CONCLUSION The former Ventura Savings and Loan at 250 S. Mills Road is associated with several significant historic contexts: the rise of the savings and loan industry; the development of a significant local financial institution; master architects William L. Pereira, FAIA, and Gin D. Wong, FAIA; and Brutalist architecture. PHASE 1 REPORT 250 S. Mills Road Historic Resource Assessm.ent HISTORIC RESOURCES GROUP HPC - 76 25 BIBLIOGRAPHY American Institute of Architects, Membership File for William L. Pereira. American Institute of Architects, American Architects Directory, First Edition, R.R. Bowker LLC, 1956. American Institute of Architects, American Architects Directory, First Edition, R.R. Bowker LLC, 1962. American Institute of Architects, American Architects Directory, First Edition, R.R. Bowker LLC, 1970. "Awards/Programs," AIA Journal, October 1965, 20. Bruegmann, Robert. "King of the Thrifts," Wall Street Journal, March 5, 2013. City of Ventura, "Historic Resources Update," April 2007. "Display Ad," Oxnard Press Courier, June 1, 1965, 19. "Display Ad," Oxnard Press Courier, June 24, 1964, 3. "Display Ad," Oxnard Press Courier, June 30, 1964, 6. "Display Ad 192, " Los Angeles Times, August, 12, 1962, 112. "Formal Opening Thursday," Ventura Star Free Press, February 17, 1954, 3. "For Over 10 Years," Oxnard Press Courier, June 30, 1964, no page. Gebhard, David and Robert Winter, A Guide to Architecture in Los Angeles and Southern California, Peregrine Smith, Inc. 1977 Salt Lake City (page 5 16) "LA Code Opens Concrete to High Rise Use," Los Angeles Times, October 2, 1966, Ml. "Local Loan Company Changes Ownership," Ventura Star Free Press, June 14, 1954, 1. Los Angeles Conservancy. www.laconservancy.org Mangurian, Dave, "1 00 Years of Architecture Projects Image of Ventura," Oxnard Ventura County Advisor, September 1, 1966, 11. PHASE 1 REPORT 25 Resource Assessrn.ent HISTORIC RESOURCES GROUP HPC - 77 26 "Midsummer Festival Opens, July 1st," Oxnard Press Courier, June 17, 1966, 27. "New Partners of Planning Architectural Firm Named," Los Angeles Times, January 18, 1959, Fl 4. "New Savings, Loan Association Formed," Ventura Star Free Press, August 11, 1953, 8. "Planner William Pereira." Time, September 6, 1963. http://www.time.com/time/magazine/article/0,917 l ,870487,00.html Steele, James, ed. William Pereria. Los Angeles, CA: USC Guild Press, 2002. Robertson, Colin E, Modernist Maverick: The Architecture of William Pereira July 27- 0ctober 13, 2003. Reno, NV: Nevada Museum of Art, 2003. United States Census Bureau, U.S. Decennial Census, 1900-1990. U.S. Department of the Interior, National Register Bulletin 16A: How to Complete the National Register Registration Form (Washington, DC: National Park Service), 1997. Ventura County Museum, Architectural Drawings Ventura County Museum, Special Collections Ventura Star Free Press Negatives Collection, Ventura County Museum "Ventura Savings and Loan Open House," Ventura Star Free Press, June 30, 1964, supplement. William Pereira and Associates Records, Collection no 326, Special Collections, USC Libraries, University of Southern California. "Wong Leaves Pereira To Start Firm," Los Angeles Times, March 17, 1974, JS. PHASE 1 REPORT 2 S. Mills Historic Resource Assess111ent HISTORIC RESOURCES GROUP HPC - 78 27 EXHIIT A: SITE MAP Contemporaiy aerial photo shows stairways to plaza level from all four sides of the pavilion and staircases to below-grade level. Photo: Google Earth. PHASE 1 REPORT 250 S. Mills Road Historic Resource Assessm.ent HISTORIC RESOURCES GROUP HPC - 79 28 EXHIBIT B: ORIGINAL BUILDING PERMIT BUILDING APPJ.fCATION CITY OF SAN BUENAVENTURA :UUfLDINC DE1'ARTM£.~'T -k"On ..\t'PLtCANT TO EILJ.. 1..., ~u•1.1c WOA,CO .. ~i.rt< nRt: Al~11H."''- kCCHAsKICAI. ~litrt:M.. -11T•l.rCTUftAI. 4A.C:101'£CT37;J.l.l 4:J . OESCRl,.,.ION ·o .. 'WORK "·~ I /,OD. I AloT·lll!< ~...-... ,11, .-o...... I ..,.. c:,-.... I _,., .. p ...... . ,J~-.,l J~..!'J· "3!00~· I NO, ~U"• I HD~JT'I ' ..Dit:J'CW•uc • Ci.,-,,. ••- o GwTI(-• C&tHtHo: t,i"'U Ho);r IP NOY. tH'PJIOVS.... c.."''· ...... ~,.,..t-,.u"4:;<>t, ____ --,r-..--~,~~L4J(:t:.....,- ...- ...- ...... ---+------:::------1-----, AooO•• ------·------·----- O,~.,.~TIH'fC: or ~v,..a.11U..C'.n _A.aT' . ~,s/~f~ t)C>,O YAI.V'A";!Q>j Building permit listing William Pereira & Associates as architect. Source: City of Ventura, Building Permit and Planning Office. PHASE 1 REPORT 250 S. Mills Road Historic Resource Assessrn.ent HISTORIC RESOURCES GROUP HPC - 80 29 EXHIBIT C: HISTORIC PHOTOGRAPHS Rendering of the Ventura Savings and Loan as it appeared in the Ventura Star Free Press, June 30th, 1964. Transparent concrete and glass pavilion shows engagement with plaza and community. PHASE 1 REPORT 250.s. Mills Road Historic Resource Assessm.ent HISTORIC RESOURCES GROUP HPC - 81 30 ·-~---- ~-·~~&$tl--~--,...... Photo of architect's rendering showing proposed three-building complex. Building at 250 S. Mills Road is the central pavilion shown here. The flanking office buildings on piloti were never built. Source: Oxnard Press Couder, June 30, 1964, (n.p.). PHASE 1 REPORT 250 S. Mills Road Historic Resource Assessnient HISTORIC RESOURCES GROUP HPC - 82 31 Interior of main level looking eastward. Bush-hammered concrete texture, waffle slab, and aluminum window systems are featured. Wood paneled teller volume is visible at right. Photo: Julius Shulman/©J. Paul Getty Trust. Getty Research Institute, Los Angeles (2004.R. l 0). PHASE 1 REPORT 250 S. Mills Road Historic Resource Assessm.ent HISTORIC RESOURCES GROUP HPC - 83 32 Interior of main level looking eastward toward wood-paneled teller kiosk volume. Geometric flooring in grey marble and white terrazzo. Photo: Julius Shulman/©J. Paul Getty Trust. Getty Research Institute, Los Angeles (2004.R. l 0). PHASE 1 REPORT 250.S. Mills Road Historic Resource Assessn1ent HISTORIC RESOURCES GROUP HPC - 84 33 Interior of main level looking southward shows floor-to-ceiling glass window system. Cantilevered wood paneled public desk raised above coved terrazzo floor. Corner window pillar detail is visible at right Photo: Julius Shulman/©J. Paul Getty Trust. Getty Research Institute, Los Angeles (2004.R. l 0). PHASE 1 REPORT 250 S. Mills Road Historic Resource Assessm.ent HISTORIC RESOURCES GROUP HPC - 85 34 Eastern portion of main level space looking northward. Glassed-in conference room space at left has been removed. Bush-hammered concrete and terrazzo staircase to below-grade level is seen at right. Photo: Julius Shulman/©}. Paul Getty Trust. Getty Research Institute, Los Angeles (2004.R.10). PHASE 1 REPORT 250 S. Mills Road Historic Resource Assessm.ent HISTORIC RESOURCES GROUP HPC - 86 35 Terrazzo risers and bush-hammered concrete hand railings above landscaped interior planter. Photo: Julius Shulman/©J. Paul Getty Trust. Getty Research Institute, Los Angeles (2004.R. l 0). PHASE 1 REPORT 250 S. Mills Road Historic Resource Assessm.ent HISTORIC RESOURCES GROUP HPC - 87 36 EXHIBIT D: CURRENT CONDITION PHOTOGRAPHS Primary fac;:ade (west fac;:adet S. Mills Road looking eastward. Photo: Historic Resources Group, April 2017. PHASE 1 REPORT 250 S. Mills Road Historic Resource Assessm.ent HISTORIC RESOURCES GROUP HPC - 88 37 PHASE 1 REPORT 250 S. Mills Road Historic Resource Assessm.ent HISTORIC RESOURCES GROUP HPC - 89 38 East elevation as viewed from parking lot. Stairs to plaza level flanked by staircases to below grade level. Cooling structure is visible at left. Photo: Historic Resources Group, April 20 I 7. PHASE 1 REPORT 250 S. Mills Road Historic Resource Assessm.ent HISTORIC RESOURCES GROUP HPC - 90 39 South elevation from plaza level. Caps for post-tensioned beams are visible. Wrought-iron fence has been added. Photo: Historic Resources Group, April 2017. PHASE 1 REPORT 250 S. Mills Road Historic Resource Assessm.ent HISTORIC RESOURCES GROUP HPC - 91 40 North elevation below grade shows folded plane stairway from plaza level and landscaped berm. Photo: Historic Resources Group, April 2017. PHASE t REPORT 250 S. Mills Road Historic Resource Assessm.ent HISTORIC RESOURCES GROUP HPC - 92 41 Plaza level on east side of building shows mature trees, tension wire detailing on stair railing and small square planters. Photo: Historic Resources Group, April 20 l 7. PHASE 1 REPORT 250 S. Mills Road Historic Resource Assessm.ent HISTORIC RESOURCES GROUP HPC - 93 42 Plaza looking northward shows tension wire detail on railings. Photo: Historic Resources Group, April 201 7. PHASE 1 REPORT 250 S. Mills Road Historic Resource Assessm.ent HISTORIC RESOURCES GROUP HPC - 94 43 Interior of main level space looking north. Photo: Historic Resources Group, April 2017. PHASE 1 REPORT 250 S. Mills Road Historic Resource Assessrn.ent HISTORIC RESOURCES GROUP HPC - 95 44 Interior looking toward north eastern comer of building featuring concrete column with small connector to beam and fixed pane window detail. Photo: Historic Resources Group, April 2017. PHASE 1 REPORT 250 S. Mills Road Historic Resource Assessm.ent HISTORIC RESOURCES GROUP HPC - 96 45 Interior looking northward. Teller kiosk volume at right. Modified public desk at center. Photo: Historic Resources Group, April 201 7. PHASE 1 REPORT 250 S. Mills Road Historic Resource Assessrn.ent HISTORIC RESOURCES GROUP HPC - 97 Detail of concrete waffle slab ceiling in main space. Photo: Historic Resources Group, April 2017. PHASE 1 REPORT 250 S. Mills Road Historic Resource Assessrn.ent HISTORIC RESOURCES GROUP HPC - 98 47 Interior looking westward shows concrete waffle slab ceiling with wooden trim strips. Photo: Historic Resources Group, April 20 l 7. PHASE 1 REPORT 250 S. Mills Road Historic Resource Assessm.ent HISTORIC RESOURCES GROUP HPC - 99 Interior stair from below-grade level shows concrete texture and smooth terrazzo risers. Photo: Historic Resources Group, April 201 7. PHASE 1 REPORT 250 S. Mills Road Historic Resource Assessm.ent HISTORIC RESOURCES GROUP HPC - 100 49 Below grade interior with cubicle system. Photo: Historic Resources Group, April 201 7. PHASE 1 REPORT 250 S. Mills Road Historic Resource Assessm.ent HISTORIC RESOURCES GROUP HPC - 101 Attachment B Correspondence from Carol Cintron Received May 8, 2018 HPC - 102 From: Carol Cintron Hello Mayor Andrews, I am an everyday citizen and small business owner in the City of Ventura. I have lived here for 14 years and had my place of business here for 6. I currently have a great concern and truthfully don't know how or where to begin to address the problem. The problem is the building that is located at 250 Mills Road. It is the vacant building which is the worst building in the entire city. It is obvious that it has been overrun by homeless, taggers and other nefarious types. This building is in unacceptable condition, poses a safety hazard and at minimum reflects badly on the condition of our city. I have no idea what the laws and regulations are that can and/or should be imposed in regards to forcing the owner to do something about its condition. I am asking your guidance as to where to begin addressing this issue via proper channels. Your assistance will be greatly appreciated. Best regards, Carol Cintron 291 Donner Ave. Ventura, CA 93003 805-212-0882 HPC - 103