1314 Seventh Street, Santa Monica Historic Resource Assessment HISTORIC RESOURCES GROUP

10-A Attachment C

1 To: Steve Mizokami Senior Planner, City of Santa Monica From: Christine Lazzaretto; Molly Iker-Johnson; Stephanie Hodal Date: May 2, 2018 RE: 1314 Seventh Street

Executive Summary

We have evaluated the commercial building located at 1314 Seventh Street in the City of Santa Monica, California, for eligibility for local designation under the City of Santa Monica’s Landmarks and Historic Districts Ordinance. This report concludes that the commercial building at 1314 Seventh Street is eligible for listing as a City of Santa Monica Landmark under Criterion 1 for its association with Santa Monica’s telephone industry, under Criterion 2 for its aesthetic or artistic interest, and under Criterion 4 as a rare local example of a PWA Moderne commercial building. This conclusion is based on a review of previous survey findings for the area, the relevant historic contexts, and an analysis of the eligibility criteria and integrity thresholds for local designation. Research included review of building permits and historic maps; historic newspaper articles in the Los Angeles Times; and historic photographs housed at the Santa Monica Public Library. A site visit was conducted on April 3, 2018.

1314 Seventh Street. East (primary) façade, facing west, 2018.

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2 INTRODUCTION The six-story Associated Telephone Company building at 1314 Seventh Street was built in 1937. It was designed by structural engineer Maurice Sasso and built by Pozzo Construction Co., Ltd.

Previous Surveys and Evaluations The City of Santa Monica initiated Phase I of its first comprehensive historic resources survey in 1983 as part of an effort to draft its first historic preservation element for inclusion in the City of Santa Monica General Plan. During that effort, several potential historic districts were identified, including the “Telephone” District, a thematic district of three buildings constructed for the various telephone companies in Santa Monica. The Associated Telephone Company building was assigned a status code of 5D1, meaning “eligible for local listing only – contributor to district listed or eligible under local ordinance” in Phase III of the initial survey, completed by Leslie Heumann and Associates in 1994. The district and status code were reaffirmed in the 1995 Historic Resources Inventory Update, conducted by Parkinson Field Associates and Janet L. Tearnen. The building was re-evaluated in 2010 by ICF Jones & Stokes, which again found the “Telephone” thematic district eligible and gave the property a status code of 5D3, meaning “appears to be a contributor to a district that appears eligible for local listing or designation through survey evaluation.”1

In the 2017 Downtown Community Plan Survey Update, no thematic district was identified; however, the building was assigned a status code of 5S3, meaning “appears to be individually eligible for local listing/designation through survey evaluation.”2 The property is not listed in the California Historic Resources Inventory (HRI). 3

1 In 2003, in order to “simplify and clarify the identification, evaluation, and understanding of California’s historic resources…” the California Office of Historic Preservation updated the codes to reflect the application of California Register and local criterion, and the name was changed to California Historical Resources Status Codes. Source: California State Office of Historic Preservation, Department of Parks & Recreation, “Technical Assistance Bulletin #8, User’s Guide to the California Historical Resource Status Codes & Historic Resources Inventory Directory,” November 2004. Available online: http://ohp.parks.ca.gov/pages/1069/files/tab8.pdf. 2 Architectural Resources Group and Historic Resources Group, City of Santa Monica Citywide Historic Resources Inventory Update: Downtown Community Plan Area, prepared for the City of Santa Monica, April 10, 2017. 3 California Historical Resources Inventory, August 15, 2011.

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3 HISTORIC CONTEXT4 1314 Seventh Street is located at the eastern edge of Santa Monica’s Central Business District, roughly bounded by the east side of Lincoln Boulevard and buildings on the north side of Wilshire Boulevard from Seventh Street to Ocean Avenue. The Central Business District occupies the southern portion of Santa Monica’s original township, which was originally subdivided in 1875.

In the 1920s, Santa Monica’s population jumped from 15,000 to 37,000, the largest increase in the city’s history.5 Commercial activity increased apace, and buildings were constructed to accommodate Santa Monica’s new or expanding businesses and increased tourist activity. Commercial trends that began in the early 20th century continued in the 1920s, with the establishment of numerous prominent commercial buildings downtown, including the city’s first skyscrapers, along with the continued development of resort- and tourist-related resources. The downtown commercial core continued to expand along with the growing population. Following the commercial building boom of the 1920s, Santa Monica’s image as a small seaside resort town was transformed into a metropolitan shopping district. Two- and three-story commercial buildings lined downtown streets in the years leading up to World War II, many of which are still extant today.

In 1927, the United States entered a mild recession.6 Because it relied primarily on tourist traffic, Santa Monica was among the first to feel the effects of economic decline. As with financial institutions throughout the United States, almost immediately after the stock market crash in 1929, Santa Monica’s banks were compromised as anxious residents rushed to withdraw their money. Already weakened by the recession, previously solid institutions such as Bay Cities Guaranty Building and Loan Association and the Marine Bank in Ocean Park folded during the Depression. Across the city, businesses failed. Building projects in Santa Monica declined dramatically during the Depression. Where the city had projects valued at $3 million begun in 1929, projects started in 1933 were valued at less than $500,000. By 1932, there were 1,600 unemployed people in the city.7

Santa Monica was a distinctly non-industrial city until the 1930s. However, a transformation began in 1929, when Douglas Aircraft moved to the Santa Monica Airport.

4 Some information in this context was derived from Architectural Resources Group and Historic Resources Group, Historic Resources Inventory Update: Historic Context Statement, prepared for the City of Santa Monica, March 2018. 5 Dave Berman, “Founders’ Dreams Dashed – City Finds its Own Identity,” Santa Monica Evening Outlook, May 17, 1975, 5A. 6 David C. Wheelock, “Monetary Policy in the Great Depression: What the Fed Did, and Why,” Federal Reserve Bank of St. Louis Review 74, no. 2 (March 1992), 3-27. 7 Paula A. Scott, Santa Monica: A History on the Edge (San Francisco: Arcadia Publishing, 2004), 105.

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4 The demand for commercial aircraft and the success of Douglas’ planes resulted in dramatic growth of the company in the 1930s, and it became one of the largest employers in Santa Monica. The growing economic base at Douglas Aircraft created steady demand for housing, and Santa Monica effectively became a company town for the burgeoning aircraft industry. As a result, despite the Depression, building projects continued to proliferate in Santa Monica as new residential, commercial, and institutional buildings were constructed and new infrastructure improvements were completed to accommodate the growing population.

Associated Telephone Company The telephone industry was a key component of Santa Monica’s economic development beginning in the 19th century. As early as the 1890s, Santa Monica was home to two phone companies: Sunset Telephone and Home Telephone. By 1924, the two companies merged and reformed as the Santa Monica Bay Telephone Company.8 Two years later, the company, then the largest independent telephone company on the west coast, constructed a building on Marine Street in Ocean Park to house offices, switchboards, and operations for its 75-square-mile territory. 9 Its range included bay cities as far south as Palos Verdes and north to Topanga, as well as the west side of Los Angeles as far east as Westwood.10

In 1929, six telephone companies including the Santa Monica Bay Telephone Company merged under the name “Associated Telephone Company.”11 In 1937, the newly- consolidated companies decided to construct a headquarters and principal exchange facility at 1314 Seventh Street, designed by structural engineer Maurice Sasso.12 The 10,000-square-foot office and telephone equipment building was 3 stories tall, with a rooftop penthouse centered above the primary entrance. The building contained the principal telephone exchange facilities for the Bay District, with the toll and long-distance services located at 625 Arizona Avenue.13

By 1939, Associated Telephone was part of the New York-based General Telephone Corporation, one of the two largest telephone companies in the country.14 General

8 "Telephone Late 1800s," Santa Monica Evening Outlook, July 10, 1962. 9 "Telephone Block Plan Completed," Los Angeles Times, March 21, 1926. Maurice Sasso was credited as the designer of the new facility. 10 "New Home for Hello Girls," Los Angeles Times, November 23, 1926. 11 "Six Southland Phone Lines to Effect Merger," Los Angeles Times, June 25, 1929. 12 “New Santa Monica Telephone Exchange to Rise Soon,” Los Angeles Times, April 25, 1937. 13 “Santa Monica’s Building Activity Well Maintained,” Los Angeles Times, November 28, 1937. 14 Bell Telephone was the other.

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5 Telephone oversaw 20 companies operating in 17 states, and designated Santa Monica the headquarters for its companies west of the Mississippi River.15

Associated Telephone was General Telephone’s fastest-growing subsidiary in the post-war period. 16 By 1947, it had added communities in Orange, San Bernardino, and Santa Barbara Counties to its rapidly expanding network.17 The company quadrupled the value of its physical plants between 1945 and 195118 and hired A.C. Martin & Associates to design three new buildings in 1952, including a western district headquarters office at 6th Street and Arizona Avenue.19

In 1953, Associated Telephone was renamed General Telephone Company of California, conforming with General Telephone’s 12 subsidiary companies nationwide.20 Later that year, the company purchased 2.5 acres at the corner of Santa Monica Boulevard and 20th Street to serve as the site of a new executive and general headquarters building, designed by A. C. Martin & Associates. 21 The building at 1314 Seventh Street was retained for the company’s western division. In 1967, personnel working at 1314 Seventh Street were relocated to a new facility at 2224 Colorado Avenue.22

In 1970, some managers moved to a 12-story executive office addition at the Santa Monica Boulevard site.23 By this time, General Telephone of California was the largest independent (non-Bell) telephone system in the United States.24 In 1985, General Telephone announced that its corporate headquarters, then at 100 Wilshire Boulevard, would relocate to Thousand Oaks, citing rising commercial and residential real estate costs in the City.25

General Telephone continued to use the property at 1314 Seventh Street for telephone operations through the 1990s.26 After the company vacated 1314 Seventh Street, Verizon took over the space. In 2013, in partnership with the Boston-based Alcion Ventures,

15 "Santa Barbara Phone Unit Sold," Los Angeles Times, October 3, 1939. 16 "Chairman Outlines Prospects for General Telephone, Largest of Independent Group," Los Angeles Times, April 1, 1949. 17 "Associated Telephone Plans New Stock Issue," Los Angeles Times, August 23, 1947. 18 "Telephone Unit to Speed Program," Los Angeles Times, October 20, 1950. 19 "Associated Phone Strike End in Sight," Los Angeles Times, July 14, 1952. 20 "Associated Phone Company Changes Name to General," Los Angeles Times, January 1, 1953. 21 "Phone Company Buys New Site," Los Angeles Times, October 22, 1953. 22 “$12.4 Million Building Program Under Way,” Los Angeles Times, July 24, 1966. 23 "$12.4 Million Building Program Under Way," Los Angeles Times, July 24, 1966. 24 "The 10 Top Utility Corporations," Los Angeles Times, May 9, 1970. 25 "General Telephone Plans to Abandon Santa Monica Base," Los Angeles Times, January 15, 1985. 26 This information is derived from City of Santa Monica building permits.

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6 Pacshore Partners, a Los Angeles-based real estate investment firm, acquired the former Associated Telephone Company building. They converted the building into creative office space and put the building up for sale in 2016.27

Maurice Sasso Maurice Sasso (1890-1971) was born in 1890 in Terlizzi, Italy, and immigrated to the United States in 1913.28 Little is known about his life or career. He was an engineer for Union Oil Company in the early 1920s, a self-employed structural engineer in the 1930s and 1940s, and an engineer with the Southern California architectural firm of Orr, Strange, Inslee and Senefeld by 1960. He is listed as the designing engineer in the Los Angeles Times on four separate projects between 1926 and 1958, each for phone company clients. His known works include the Associated Telephone Company building, the Santa Monica Bay Telephone Exchange (1926, City of Santa Monica Landmark #119), an expansion of the General Telephone Building in Pomona (1957), and an expansion of the General Telephone building in Lakewood (1958).29

Pozzo Construction Company Pozzo Construction Company30 was founded as P.E. Pozzo & Sons in New York in 1880. There, the company began to build small post offices and train stations. In 1898, Pozzo Construction Company moved to Los Angeles. Pozzo’s son, Emilio, had received a degree in architecture and engineering from Cooper Union Institute before the family relocated. By 1913, Pozzo Construction had built 314 buildings in Los Angeles, including French Hospital and the Italian Hall (Garibaldi Hall). They worked with some of the area’s most famous architects, including A.C. Martin, William Pereira, Claude Beelman, Douglas Honnold, and Morgan, Walls & Clements on institutional, industrial, and commercial projects. Most of the major California Federal Savings & Loan banks were built by Pozzo Construction, as were the Lockheed corporate headquarters in Calabasas and several Los Angeles buildings, including the Braille Institute of America and St. Basil’s Roman Catholic Church. The company became a wholly-owned subsidiary of the Blount Brothers

27 Cathaleen Chen, “Pacshore Partners is shopping the SaMo Telephone Building for up to $60M,” The Real Deal, June 27, 2016. 28 Information about Maurice Sasso largely adapted from "Maurice A. Sasso," Ancestry.com. https://www.ancestry.com/family- tree/person/tree/87769432/person/34556089525/facts?_phsrc=uaq1&_phstart=successSource (accessed April 10, 2018). 29 City of Santa Monica building permit 9593, April 21, 1937; "Telephone Block Plan Completed," Los Angeles Times, March 21, 1926; "Expansion Program," Los Angeles Times, February 10, 1957; "Phone Building to Be Enlarged," Los Angeles Times, January 5, 1958. 30 Information about Pozzo Construction Company adapted from Evelyn De Wolfe, “Pozzo Firm Nearing 90th Year,” Los Angeles Times, December 20, 1987.

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7 Corporation of Montgomery, Alabama (itself a subsidiary of Blount Inc.) in 1986. Blount Inc. exited the construction industry in 1994, and Pozzo Construction Company was sold to the JDCA Construction Corporation, a subsidiary of JDC (America) Corporation, which dissolved in 1999.31

PWA Moderne Popular from the mid-1930s into the 1940s, the name “PWA Moderne” derived from the preponderance of buildings constructed in the style as part of government relief programs sponsored by the Public Works Administration (PWA) and the Works Progress Administration (WPA). Also called Depression or Classical Moderne, stylistically, PWA Moderne buildings are a stripped-down version of Streamline Moderne. The Streamline Moderne style emerged in the United States in the 1930s and is often considered to be a late branch of the Art Deco style. There was no style better suited to Los Angeles in the 1930s, which was at that time already defined by its love of the automobile and the optimism of progress inherent in a city growing at such a monumental rate. Where Art Deco was rich, brightly colored and highly ornamented, Streamline Moderne was sparse, stripped down and monochromatic. Rounded corners, horizontal bands and smooth surfaces give Streamline Moderne buildings the appearance of being smoothed and rounded by aerodynamic forces.

PWA Moderne structures reflect a greater use of conservative and classical elements and have a distinct monumental feel to them. Though comparatively rare, and in vogue for not much more than a decade, this style was influential because it embodied the integration of unlikely features unique to Los Angeles: changing patterns of land use, a popular response to early 20th century progress and technology; the birth of new industries; and a sense of fantasy fueled by Hollywood and the movie industry that propelled the city’s myths and legends. Streamline Moderne and PWA Moderne are associated with the area’s sustained prominence in automobile and early aerospace industry and culture.

Character-defining features of the PWA Moderne architectural style include:

 Simple massing and symmetrical composition  Rounded corners and curved surfaces  Flat or nearly flat roof  Exterior walls clad in smooth plaster

31 Blount Industries, “Quarterly Report Pursuant to Section 13 or 15(d) of the Securities Exchange Act of 1934,” Form 10- Q: Securities and Exchange Commission, January 16, 1996, http://investor.blount.com/mobile.view?c=72986&v=202&d=3&id=aHR0cDovL2FwaS50ZW5rd2l6YXJkLmNvbS9maWx pbmcueG1sP2lwYWdlPTI3ODU0OCZEU0VRPTAmU0VRPTAmU1FERVNDPVNFQ1RJT05fRU5USVJFJnN1YnNpZD01N w%3D%3D (accessed April 23, 2018), 4.

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8  Fluted piers or pilasters  Minimal ornamentation (usually zig-zag or Moderne detailing)  Steel sash casement or double-hung windows “punched” into walls, with no surrounds  Incorporation of relief sculpture, terrazzo flooring, or didactic murals

ARCHITECTURAL DESCRIPTION 1314 Seventh Street is located on the west side of Seventh Street, between Santa Monica Boulevard and Arizona Avenue, in downtown Santa Monica. The property is flanked to the south by the Santa Monica Public Library, to the west by a service alley, and to the north by low-rise commercial buildings. The property is occupied by the six-story Associated Telephone Building, set back from the sidewalk by planting beds with concrete curbs. A small surface parking lot occupies the north portion of the property.

The Associated Telephone Building was designed in the PWA Moderne style by structural engineer Maurice Sasso in 1937. It is of reinforced concrete construction with a roughly rectangular plan, simple massing, and symmetrical composition. It has a flat roof with a parapet, and a small, rectangular penthouse surrounded by a rooftop terrace at the southwest corner. Exterior walls are of painted concrete, with fluted piers and reeded spandrel panels on the east, south, and north façades. The piers and parapet terminate in cast friezes with a pattern of zigzags and waves. Fenestration consists primarily of horizontal groupings in each bay composed of two and three steel sash casement windows with fixed transom lights. The primary entrance is located at the center of the east (primary) façade and consists of a pair of fully-glazed metal doors with metal-framed sidelights below a two-story curtain wall, framed by curved piers and a stepped, projecting canopy with a reeded keystone. It is accessed by an exposed-aggregate concrete path. There are several secondary entrances on the west façade, consisting of pairs of partially- glazed paneled doors. Dining patios flank the primary entrance. There is a two-story addition on the south façade, with exterior walls clad in corrugated metal siding. There is an exterior stair at the west façade, enclosed with chain link fencing.

Alterations The Associated Telephone Company building has undergone several alterations since its original construction. In November 1937, an 820-square-foot car storage building was added to the site.32 In 1946, the building was enlarged to 6 stories.33 Three years later, the

32 City of Santa Monica building permit 667, November 15, 1937. 33 City of Santa Monica building permit B9839, March 11, 1946.

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9 recessed north side of the original building was infilled with a 14,400 square-foot addition, designed by Maurice Sasso.34 In 1955, a diesel room and garage was added to the site.35 A two-story addition designed by architectural firm Woodford & Bernard was made to the south side of the building in 1981.36 A 16-foot block wall was added to the site in 1995.37 In 2014, an exterior egress balcony and exterior stair, new window opening, and new doors at existing openings were added to the rear façade.38 The same year, the building was seismically reinforced, and new dining patios were added to the east façade.39 Interior renovations and tenant improvements were undertaken several times between 1964 and 2017.40 The primary entry doors were replaced and the surrounding fenestration was altered between 1957 and 2007.41

Character-defining Features Every historic building is unique, with its own identity and its own distinctive character. Character-defining features are those visual aspects and physical features or elements that give the building its character and help to convey its significance. Character-defining features can identify the building as an example of a specific building type, usually related to the building’s function; they can exemplify the use of specific materials or methods of construction or embody an historical period or architectural style; and they can convey the sense of time and place in buildings associated with significant events or people. A building’s character-defining features can include but are not limited to: setting and site; shape and massing; roof and related features, such as chimneys or skylights; projections, such as balconies or porches; recesses or voids, such as galleries or arcades; windows and doors and their openings; materials, with their distinguishing textures, finishes, colors and craftsmanship; and interior features, materials, finishes, spaces, and spatial relationships.

Character-defining features are those constructed during the property’s period of significance that contribute to the integrity of the property. In general, retaining character- defining features retains the integrity of an historic property, and therefore helps to retain the property’s eligibility as an historic resource. Significant impacts on an historic resource

34 City of Santa Monica building permit B8348, October 19, 1950. 35 City of Santa Monica building permit B17126, January 28, 1955. 36 City of Santa Monica building permit B53983, January 20, 1981; City of Santa Monica building permit B54218, April 7, 1981. 37 City of Santa Monica building permit B63647, September 20, 1995. 38 City of Santa Monica building permit 14CBP0166, February 28, 2014. 39 City of Santa Monica building permit 14CBP0738, August 25, 2014; City of Santa Monica building permit 14CBP0256, March 31, 2014. 40 City of Santa Monica building permits. 41 No building permit was found for this alteration; date range derived from historic photographs and Google StreetView imagery.

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10 result from major change to character-defining features, or from many incremental changes over time.

1314 Seventh Street retains character-defining features of its original design, including:

 Reinforced concrete construction  Roughly rectangular plan, simple massing, and symmetrical composition  Flat roof with a parapet  Exterior walls of painted concrete  Fluted piers and reeded spandrel panels  Cast friezes with a pattern of zigzags and waves.  Grouped steel sash casement windows with fixed transom lights  Stepped, projecting entrance canopy with a reeded keystone and rounded piers

EVALUATION CRITERIA Historic resources may be designated at the federal, state, and local levels. Current designations available in Santa Monica include: National Historic Landmarks, National Register of Historic Places, California Register of Historical Resources, California Registered Historical Landmarks, California Points of Historical Interest, and Santa Monica Landmarks, Structures of Merit, and Historic Districts. While some programs place emphasis on architectural character, all use basic criteria relating to a property’s place in important events or patterns of development, association with important personages, and architectural significance. This evaluation of 1314 Seventh Street is limited to the property’s eligibility for designation as a City of Santa Monica Landmark.

Santa Monica Landmark Designation Criteria The Santa Monica Landmarks and Historic Districts Ordinance includes criteria and procedures for designating City of Santa Monica Landmarks, Structures of Merit, and Historic Districts. Landmarks may include structures, natural features, or any type of improvement to a property that is found to have particular architectural or historical significance to the City.

The Landmarks Commission may approve the landmark designation of a structure, improvement, natural feature or an object if it finds that it meets one or more of the following criteria:

(1) It exemplifies, symbolizes, or manifests elements of the cultural, social, economic, political or architectural history of the City.

(2) It has aesthetic or artistic interest or value, or other noteworthy interest or value.

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11 (3) It is identified with historic personages or with important events in local, state or national history.

(4) It embodies distinguishing architectural characteristics valuable to a study of a period, style, method of construction, or the use of indigenous materials or craftsmanship, or is a unique or rare example of an architectural design, detail or historical type valuable to such a study.

(5) It is a significant or a representative example of the work or product of a notable builder, designer or architect.

(6) It has a unique location, a singular physical characteristic, or is an established and familiar visual feature of a neighborhood, community or the City.

Period of Significance The National Park Service defines the period of significance as “the length of time when a property was associated with important events, activities or persons, or attained the characteristics which qualify it for… listing” in national, state, or local registers. The period of significance usually begins with the date “when significant activities or events began giving the property its historic significance;” the period of significance can be “as brief as a single year… [or] span many years.” It is based on “specific events directly related to the significance of the property,” for example, the date of construction, years of ownership, or length of operation as a particular entity.42

For properties that significant for their association with historic trends, guidance from the National Park Service states that “the period of significance is the span of time when the property actively contributed to the trend.”43

Integrity Standard practice, based on guidance from the National Park Service, determines whether a property has retained “historic integrity.” Historic integrity is the ability of a property to convey its significance and is defined as the “authenticity of a property’s historic identity, evidenced by the survival of physical characteristics that existed during the property’s…historic period.”44

42 U.S. Department of the Interior, National Park Service., National Register Bulletin 16A: How to Complete the National Register Nomination Form. (Washington, DC: 1997), https://www.nps.gov/nr/publications/bulletins/nrb16a/ (accessed April 2018.) 43 National Register Bulletin 16A: How to Complete the National Register Registration Form. 44 U.S. Department of the Interior, National Register Bulletin 16A: How to Complete the National Register Registration Form (Washington, D.C.: National Park Service, 1997), 4.

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12 The National Register recognizes seven aspects or qualities that comprise integrity: location, design, setting, materials, workmanship, feeling, and association. These qualities are defined as follows:

Location is the place where the historic property was constructed or the place where the historic event took place.

Design is the combination of elements that create the form, plan, space, structure, and style of a property.

Setting is the physical environment of a historic property.

Materials are the physical elements that were combined or deposited during a particular period of time and in a particular pattern or configuration to form a historic property.

Workmanship is the physical evidence of the crafts of a particular culture or people during any given period in history or prehistory.

Feeling is a property’s expression of the aesthetic or historic sense of a particular period of time.

Association is the direct link between an important historic event or person and a historic property.45

45 U.S. Department of the Interior, National Park Service, National Register Bulletin 15: How to Apply the National Register Criteria for Evaluation, (Washington, D.C.: National Park Service, 1995).

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13 HISTORIC RESOURCES ASSESSMENT Evaluation for Local Landmark Designation 1314 Seventh Street appears eligible for designation as a City of Santa Monica Landmark under Criterion 1 for its association with Santa Monica’s telephone industry, under Criterion 2 for its aesthetic or artistic interest, and under Criterion 4 as a rare local example of PWA Moderne commercial architecture.

Criterion 1: It exemplifies, symbolizes, or manifests elements of the cultural, social, economic, political or architectural history of the City. The telephone industry played a significant role in Santa Monica’s economy from the late 19th century through 1985, when General Telephone, the City’s largest private employer, relocated its corporate headquarters from Santa Monica to Thousand Oaks.

In 1937, the Associated Telephone Company constructed its headquarters and principal exchange facility at 1314 Seventh Street, a PWA Moderne commercial building designed by structural engineer Maurice Sasso. The building contained the principal telephone exchange facilities for the Bay District. By 1939, Associated Telephone was part of the General Telephone Corporation, one of the two largest telephone companies in the country. General Telephone designated Associated Telephone’s building at 1314 Seventh Street the headquarters for its companies in the western United States.

Associated Telephone was General Telephone’s fastest-growing subsidiary in the post- World War II period. By the mid-1950s, the company’s executive and general headquarters moved to a newly-constructed facility at the corner of Santa Monica Boulevard and 20th Street. The building at 1314 Seventh Street was retained for the company’s western division until 1967, when personnel working at the former Associated Telephone building were relocated to a new facility at 2224 Colorado Avenue. Though General Telephone retained the 1314 Seventh Street for telephone equipment through the 1990s, its main operations had shifted elsewhere.

1314 Seventh Street is significant for its association with Santa Monica’s telephone industry. It symbolizes elements of the economic history of the City. Constructed by the Associated Telephone Company as their headquarters in 1937, the building was associated with the local telephone industry for approximately 30 years. 1314 Seventh Street is therefore eligible for listing as a City of Santa Monica Landmark under Criterion 1. The period of significance is from 1937, when the building was constructed, until 1967, when General Telephone personnel moved from the building.

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14 Criterion 2: It has aesthetic or artistic interest or value, or other noteworthy interest or value According to guidance from the National Park Service, “a property is eligible for its high artistic values if it so fully articulates a particular concept of design that it expresses an aesthetic ideal. A property is not eligible, however, if it does not express aesthetic ideals or design concepts more fully than other properties of its type.”46 1314 Seventh Street is a rare example of PWA Moderne architecture in Santa Monica, and embodies distinguishing architectural characteristics valuable to a study of the style. As such, it has aesthetic interest and value to the City of Santa Monica. Therefore, 1314 Seventh Street is eligible for listing as a City of Santa Monica Landmark under Criterion 2. The period of significance is from 1937, when the building was constructed, until 1946, when the three-story addition was made to the building.

Criterion 3: It is identified with historic personages or with important events in local, state or national history No evidence was found to suggest that 1314 Seventh Street was identified with a historic personage who made significant contributions to local, state, or national history. In addition, there is no evidence that an important event occurred at this property. Therefore, 1314 Seventh Street is not eligible under Criterion 3.

Criterion 4: It embodies distinguishing architectural characteristics valuable to a study of a period, style, method of construction, or the use of indigenous materials or craftsmanship, or is a unique or rare example of an architectural design, detail or historical type valuable to such a study 1314 Seventh Street was designed in the PWA Moderne style by structural engineer Maurice Sasso in 1937. It is a rare and prominent example of PWA Modern architecture in the city. It embodies distinguishing architectural characteristics valuable to a study of the PWA Moderne style, including fluted piers and reeded spandrel panels; cast friezes with a pattern of zigzags and waves; and a stepped, projecting entrance canopy with a reeded keystone and rounded piers. The 1946 three-story addition was designed by the building’s original designer, Maurice Sasso, in the same style as the original building. Later additions to the building are utilitarian or modest in design, and do not significantly alter the building’s ability to convey its original design. 1314 Seventh Street is a rare and prominent example of PWA Moderne architecture in the City of Santa Monica. Therefore, it is eligible for listing as a City of Santa Monica Landmark under Criterion 4. The period of

46 National Register Bulletin 15.

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15 significance is from 1937, when the building was constructed, until 1946, following completion of the three-story addition.47

Criterion 5: It is a significant or a representative example of the work or product of a notable builder, designer or architect 1314 Seventh Street is a good example of PWA Moderne commercial architecture. Though Maurice Sasso was a locally active structural engineer and occasional designer, he was not prolific, and does not appear to be a figure of generally recognized greatness in the field, whose work is distinguishable from others by its characteristic style and quality.48 The Associated Telephone Building was constructed by Pozzo Construction Company, which was established in Los Angeles in 1898. The company was a prolific local builder, specializing in architecturally significant institutional, industrial, and commercial buildings. However, the Associated Telephone Building has undergone several additions and alterations since its original construction, such that it no longer reflects the work of Pozzo Construction Company. Additionally, it is not the best example of Pozzo Construction Company’s work, which included St. Basil’s Catholic Church (A.C. Martin & Associates, 1969; Koreatown), the Braille Institute of America (William L. Pereira and Associates, 1975; Hollywood), and several major California Federal Savings & Loan banks. Therefore, it is not a significant or representative example of the work or product of a notable builder, designer, or architect, and is not eligible under Criterion 5.

Criterion 6: It has a unique location, a singular physical characteristic, or is an established and familiar visual feature of a neighborhood, community or the City 1314 Seventh Street is located in the City’s Downtown District, an urbanized area with a mix of retail, commercial, office, institutional, and residential buildings ranging from one to fourteen stories. Buildings in this area represent several periods of development in Santa Monica, and a range of architectural styles. The subject property was built in 1937 as a three-story commercial telephone building. It does not represent a unique location, it does not have a singular physical characteristic, and it is not a familiar visual feature in the community. Therefore, it is not eligible for listing as a City of Santa Monica Landmark under Criterion 6.

47 Subsequent additions are utilitarian in nature and are therefore not encompassed within the period of significance. 48 National Register Bulletin 15.

MEMO 1314 Seventh Street, Santa Monica Historic Resource Assessment HISTORIC RESOURCES GROUP

16 Evaluation of Integrity As discussed above, historic integrity is the ability of a property to convey its significance and is defined as the “authenticity of a property’s historic identity, evidenced by the survival of physical characteristics that existed during the property’s historic period.”49 The National Park Service defines seven aspects of integrity: location, design, setting, materials, workmanship, feeling, and association. Although the building has had some alterations over time, these alterations do not detract from the building’s ability to convey its historic significance:

 Location: The building remains on its original site and therefore retains integrity of location.

 Design: Although there have been additions to the building over time, the building retains significant character-defining features of its original design, including fluted piers and reeded spandrel panels; cast friezes with a pattern of zigzags and waves; and a stepped, projecting entrance canopy with a reeded keystone and rounded piers. The 1946 addition was designed by the building’s original designer, and constructed during the building’s association with the Associated Telephone Company (later General Telephone). Subsequent additions and alterations do not significantly alter the building’s ability to convey a strong sense of time and place, and therefore do not detract from the property’s ability to convey its significance as a rare and prominent example of PWA Moderne commercial building in Santa Monica. It therefore retains integrity of design.

 Setting: 1314 Seventh Street is located in an area that was originally developed with one- and two-story single-family residences and low-rise commercial buildings. Today, those uses have been supplanted by large institutional, commercial, and multi-family residential buildings and surface parking lots, altering the character of the neighborhood. Therefore, the building does not retain integrity of setting.

 Materials: Although it has undergone some alteration, the building retains a majority of the original materials and therefore retains integrity of materials.

 Workmanship: The building retains integrity of design and materials, and thus retains the physical evidence of period construction techniques. It therefore retains integrity of workmanship.

49 National Register Bulletin 16A.

MEMO 1314 Seventh Street, Santa Monica Historic Resource Assessment HISTORIC RESOURCES GROUP

17  Feeling: The building retains integrity of location, design, materials, and workmanship, and thus retains the significant physical features that convey its historic character as a 1937 PWA Moderne commercial building. It therefore retains integrity of feeling.

 Association: The building retains integrity of location, design, materials, workmanship, and feeling, and thus continues to convey its historic association with Santa Monica’s commercial development between the wars. The property therefore retains integrity of association.

CONCLUSION The PWA Moderne commercial building at 1314 Seventh Street was designed by structural engineer Maurice Sasso and constructed by Pozzo Construction Company in 1937. Though several additions and alterations were made to the building over time, it continues to convey its historic significance as the former headquarters of the Associated Telephone Company. Because it is strongly associated with commercial development in Santa Monica between the wars, and because it is an excellent local example of PWA Moderne commercial architecture, the Associated Telephone Company building at 1314 Seventh Street is eligible for designation as a City of Santa Monica Landmark under Criteria 1, 2, and 4.

MEMO 1314 Seventh Street, Santa Monica Historic Resource Assessment HISTORIC RESOURCES GROUP

18 BIBLIOGRAPHY "$12.4 Million Building Program Under Way." Los Angeles Times, July 24, 1966.

Architectural Resources Group and Historic Resources Group, City of Santa Monica Citywide Historic Resources Inventory Update: Downtown Community Plan Area, prepared for the City of Santa Monica, April 10, 2017.

Architectural Resources Group and Historic Resources Group. Draft Historic Resources Inventory Update: Historic Context Statement. Prepared for the City of Santa Monica. March 2018.

"Associated Phone Company Changes Name to General." Los Angeles Times, January 1, 1953.

"Associated Phone Strike End in Sight." Los Angeles Times, July 14, 1952.

"Associated Telephone Plans New Stock Issue." Los Angeles Times, August 23, 1947.

Berman, Dave. “Founders’ Dreams Dashed – City Finds its Own Identity.” Santa Monica Evening Outlook, May 17, 1975.

Blount Industries. “Quarterly Report Pursuant to Section 13 or 15(d) of the Securities Exchange Act of 1934.” Form 10-Q: Securities and Exchange Commission. January 16, 1996. http://investor.blount.com/mobile.view?c=72986&v=202&d=3&id=aHR0cDovL2Fw aS50ZW5rd2l6YXJkLmNvbS9maWxpbmcueG1sP2lwYWdlPTI3ODU0OCZEU0VRP TAmU0VRPTAmU1FERVNDPVNFQ1RJT05fRU5USVJFJnN1YnNpZD01Nw%3D%3 D. Accessed April 23, 2018.

California Historical Resources Inventory. August 15, 2011.

California State Office of Historic Preservation, Department of Parks & Recreation. “Technical Assistance Bulletin #8, User’s Guide to the California Historical Resource Status Codes & Historic Resources Inventory Directory.” November 2004.

"Chairman Outlines Prospects for General Telephone, Largest of Independent Group." Los Angeles Times, April 1, 1949.

Chen, Cathaleen. “Pacshore Partners is shopping the SaMo Telephone Building for up to $60M.” The Real Deal, June 27, 2016.

City of Santa Monica building permits.

MEMO 1314 Seventh Street, Santa Monica Historic Resource Assessment HISTORIC RESOURCES GROUP

19 City of Santa Monica. Historic Resources Inventory, Phase III. Final Report. Prepared by Leslie Heumann and Associates, 1994.

City of Santa Monica. “Santa Monica Citywide Historic Resources Inventory Update Final Report.” Prepared by ICF Jones & Stokes, November 2010.

De Wolfe, Evelyn. “Pozzo Firm Nearing 90th Year.” Los Angeles Times, December 20, 1987.

"Expansion Program." Los Angeles Times, February 10, 1957.

"General Telephone Plans to Abandon Santa Monica Base." Los Angeles Times, January 15, 1985.,

ICF Jones & Stokes. “Final Report: Appendix C: Santa Monica Citywide Survey Historic Resources.”

"Lowering of New Ceiling Unique Construction Feat." Los Angeles Times, October 18, 1948.

"Maurice A. Sasso." Ancestry.com. https://www.ancestry.com/family- tree/person/tree/87769432/person/34556089525/facts?_phsrc=uaq1&_phstart=suc cessSource. Accessed April 10, 2018.

"New Home for Hello Girls." Los Angeles Times, November 23, 1926.

"New Santa Monica Telephone Exchange to Rise Soon." Los Angeles Times, April 25, 1937.

"Phone Building to Be Enlarged." Los Angeles Times, January 5, 1958.

"Phone Company Buys New Site." Los Angeles Times, October 22, 1953.

"Phone Group Re-elects Chief for Ninth Term." Los Angeles Times, June 25, 1943.

"Phone Plea Approved." Los Angeles Times, July 31, 1935.

Sanborn Fire Insurance Company map of Santa Monica. 1950.

"Santa Barbara Phone Unit Sold." Los Angeles Times, October 3, 1939.

"Santa Monica’s Building Activity Well Maintained." Los Angeles Times, November 28, 1937.

MEMO 1314 Seventh Street, Santa Monica Historic Resource Assessment HISTORIC RESOURCES GROUP

20 Scott, Paula A. Santa Monica: A History on the Edge. San Francisco: Arcadia Publishing, 2004.

"Six Southland Phone Lines to Effect Merger." Los Angeles Times, June 25, 1929.

"Telephone Block Plan Completed." Los Angeles Times, March 21, 1926.

"Telephone Building Calls for $181,000." Los Angeles Times, May 9, 1937.

"Telephone Company Building Program Set." Los Angeles Times, November 21, 1954.

"Telephone Late 1800s." Santa Monica Evening Outlook, July 10, 1962.

"Telephone Men Will Meet Today." Los Angeles Times, June 17, 1940.

"Telephone Unit to Speed Program." Los Angeles Times, October 20, 1950.

"The 10 Top Utility Corporations." Los Angeles Times, May 10, 1970.

U.S. Department of the Interior. National Park Service, National Register Bulletin 15: How to Apply the National Register Criteria for Evaluation. Washington, D.C.: National Park Service, 1995.

U.S. Department of the Interior. National Register Bulletin 16A: How to Complete the National Register Registration Form. Washington, D.C.: National Park Service, 1997.

Wheelock, David C. “Monetary Policy in the Great Depression: What the Fed Did, and Why.” Federal Reserve Bank of St. Louis Review 74, no. 2 (March 1992). 3-27.

MEMO 1314 Seventh Street, Santa Monica Historic Resource Assessment HISTORIC RESOURCES GROUP

21 PERMIT HISTORY

DATE OWNER ARCHITECT CONTRACTOR DESCRIPTION OF WORK

1937.4.21 Associated Maurice Sasso, Pozzo Telephone equipment and office building. 3 Telephone Consulting Engineer Construction Co., stories + penthouse. Reinforced concrete Company, Ltd. Ltd. construction.

1937.11.15 Associated Maurice Sasso, Pozzo Const. Co. Car storage, 820sf Telephone Co. Structural Engineer Ltd.

1946.3.11 Assoc. Tele. Maurice Sasso, Haddock Enlarge existing building to 6 stories. Co., Ltd. Engineer Engineers, Ltd.

1950.10.19 Associated Maurice Sasso Beyer & Enlarge existing building with 14,400sf addition Telephone Co, Abrahamson to north side of building. Ltd.

1955.1.28 General Maurice Sasso Diesel Room & Garage Telephone (Structural Engineer) Company of California

1964.9.17 General Maurice Sasso, Beyer & Remodel floors 1-6 So. Portion of Bldg. Remove Telephone Co. Struct’l Engineer Abrahamson non-bearing Part Susp Ceiling. Install air of Calif. conditioning system. Rivise lighting new glass fiber acoustical tiles. Painting. [sic]

1965.10.15 General Maurice Sasso Long Beach Neon Inside wall sign Telephone

1966.5.26 General John J. Ardolino, Parr Contracting Construct 22 lin. ft. vaughn wall penthouse. Telephone Engineer Remove vaughn walls as per drawing page 4 (3rd fl). [sic]

1967.12.13 General James Mount Parr Contracting Remove partitions and suspended ceilings in S.E. Telephone Co. corner of 2nd & 3rd floors

1971.8.13 General Renkow Corp. Remove existing cooling tower + pump, build Telephone Co. new platform and install new cooling tower + pump.

1978.11.7 General Woodford & Bernards Bros. Inc. Emergency generator building alterations & under Telephone Co. Bernard, Arch ground fuel tank. Located at southwest corner of existing building.

MEMO 1314 Seventh Street, Santa Monica Historic Resource Assessment HISTORIC RESOURCES GROUP

22 DATE OWNER ARCHITECT CONTRACTOR DESCRIPTION OF WORK

1981.1.20 General Woodford & Carl W. Johnson Addition to telephone equipment building. Two- Telephone of Bernard Co. story addition to house parking and telephone Calif. equipment to south side of existing building

1981.4.7 General Woodford + Carl W. Johnson First floor addition to telephone equipment Telephone of Bernard, Architects Co. building. New cable vault and parking. Calif.

1982.2.10 Gen Telephone Woodford & Carl W. Johnson New interior partitions & ceiling patching Bernard Co.

1985.10.10 General Son & Francis Parr Contracting Interior renovation of offices w/in existing bldg. 1, Telephone Co. Architects Co. 4, 5, 6th flr’s

1994.1.4 GTE California Kenneth S. Wing + TBS E&T Interior alterations – tenant improvements + roof Associates Constructors mntd str. platforms for mech. units.

1994.10.30 GTE JTC Architects E&T Constructors Toilet rooms upgrade to handicapt/disabled access first floor. [sic]

1994.11.10 GTE Cal. JTC Architects E&T Constructors T.I. on 3rd floor. Change walls, ceilings.

1995.9.20 GTE California, William Teide + Petroleum 16’ block wall I Assoc Contractor

1995.1.31 GTE JTC Architects E&T Constructors Relocate walls, relocate recpticals under floor. Phase II remainder of 5th floor. [sic]

1996.11.21 GTE Telephone JTC Architects E&T Constructors Installation of dock lift on pit slab Operations

2001.1.3 Verizon Carnana + Albert Gutierrez Replace existing 1000 kw gen – set with a new Associates A.C. Engr 1500 kw gen set

2013.3.18 Industry Ltd. Sami El Bayer [sic] TBD Convert to Spec (Vanilla) Suites for future tenants. Modify the mechanical, plumbing and electrical system including the separation of systems for Spec (Vanilla) Suites for Future Tenants.

2013.12.27 Alcion PS Santa Steve Lesko Demolition and build out of interior tenant office Monica Owner space in (E) office building with associated ceiling, LLC electrical, plumbing, millwork, and finishes. No structural elements of the building will be altered. No site work. No parking modifications.

MEMO 1314 Seventh Street, Santa Monica Historic Resource Assessment HISTORIC RESOURCES GROUP

23 DATE OWNER ARCHITECT CONTRACTOR DESCRIPTION OF WORK

2014.2.28 Pacshore Rios Clementi Hale City Constructors, Voluntary alteration of existing non-conforming Partners Studios Inc. exterior exit in a fully sprinklered existing building for improved safety and to provide access to extent technically feasible per CBC 3411.6. Alteration is not mandatory per the CBC since the overall scope does not exceed 50% of the valuation of the existing building. Building is listed under status code 5D-3 under the historic resources inventory. Exterior exit consists of exterior egress balcony and exterior stair. New window opening and new doors at existing openings on west façade. No additional floor area and no change to either occupancy or existing restrooms.

2014.3.31 Philip Orosco, David Montalba, Ben Lunsky, Change of use to A2 and Tenant Improvements Alcion PS Santa AIA, Montalba Sarlan Builders for new 3,917 SF ground floor restaurant within Monica Owner Architects, Inc. existing office building and 831 SF of new patio LLC space. Project includes new kitchen, new interior dining area, and new patio. Restrooms and exterior storefront are existing to remain.

2014.5.20 7th Street Wine Oonagh Ryan Sarlan Builders Tenant improvements for 1534SF cafe & retail LP, Architect and 554SF exterior dining patio. Change of use from office to restaurant – CUP application #13- CUP011. No offsite work under this building permit.

2014.6.27 Alcion PS Santa Steve Lesko Environmental Demolition and build out of non-structural Monica Owner Contracting Corp. interior tenant office space in an existing office LLC building including; walls, ceilings, electrical, plumbing, millwork and finishes. Structural engineering not required.

2014.8.25 Industry Ltd Sami El Bayar City Constructors, Seismic reinforcement of existing 6 story concrete Inc. building

2015.6.26 Pacshore Rios Clementi Hale Replacement of proposed east ramp with stairway Partners Studios enclosure. Relocation of proposed west ramp.

2015.8.24 Industry Ltd. Sami El Bayer [sic] TBD Roof top lighting improvement

2015.10.9 Philip Orosco, Montalba Architects Ben Lunsky, Secured storage + office in basement (4) Alcion PS Santa Sarlan Builders partitions for (E) 1st flr tenant Monica Inc.

MEMO 1314 Seventh Street, Santa Monica Historic Resource Assessment HISTORIC RESOURCES GROUP

24 DATE OWNER ARCHITECT CONTRACTOR DESCRIPTION OF WORK

2016.6.19 Parkshore C+P Architects Tenant improvements, removal of select non-load Partners bearing walls, install power for desks.

2017.12.14 DivcoWest Tenant improvement work +/- 6,484 sq. ft. of the total floor area. New wall, power, ceiling, lighting and finishes. Approx 900 sf affected.

MEMO 1314 Seventh Street, Santa Monica Historic Resource Assessment HISTORIC RESOURCES GROUP

25 SITE MAP

MEMO 1314 Seventh Street, Santa Monica Historic Resource Assessment HISTORIC RESOURCES GROUP

26 SANBORN MAP, 1950

MEMO 1314 Seventh Street, Santa Monica Historic Resource Assessment HISTORIC RESOURCES GROUP

27 HISTORIC PHOTOGRAPHS

Associated Telephone Building, 1937. Source: Santa Monica History Museum.

Picketers outside the Associated Telephone Company Building, 1952. Source: USC Digital Library, Los Angeles Examiner Photograph Collection.

MEMO 1314 Seventh Street, Santa Monica Historic Resource Assessment HISTORIC RESOURCES GROUP

Associated Telephone Building, 1957. Source: Santa Monica History Museum.

MEMO 1314 Seventh Street, Santa Monica Historic Resource Assessment HISTORIC RESOURCES GROUP

29 EXISTING CONDITIONS PHOTOGRAPHS

East (primary) façade, facing west.

Addition to south façade, facing west.

MEMO 1314 Seventh Street, Santa Monica Historic Resource Assessment HISTORIC RESOURCES GROUP

South façade, facing northeast.

West façade, facing northeast.

MEMO 1314 Seventh Street, Santa Monica Historic Resource Assessment HISTORIC RESOURCES GROUP

North façade, facing southwest.

North and east façades, facing southwest.

MEMO 1314 Seventh Street, Santa Monica Historic Resource Assessment HISTORIC RESOURCES GROUP

Detail of fluted pilasters and spandrels and zigzag cornice, east (primary) façade.

Detail of primary entrance, east (primary) facade.

MEMO 1314 Seventh Street, Santa Monica Historic Resource Assessment HISTORIC RESOURCES GROUP