Los Angeles City Planning Department

2103 S. COLBY RESIDENCE 2103-2107 S. Colby Avenue CHC-2016-373-HCM ENV-2016-374-CE

Agenda packet includes

1. Final Staff Recommendation Report

2. Categorical Exemption

3. Under Consideration Staff Recommendation Report

4. Nomination

5. Letter from Property Owner

6. Draft Assessment Provided by Consultant for Property Owner

Please click on each document to be directly taken to the corresponding page of the PDF. Los Angeles Department of City Planning RECOMMENDATION REPORT

CULTURAL HERITAGE COMMISSION CASE NO.: CHC-2016-373-HCM ENV-2016-374-CE

HEARING DATE: April 21, 2016 Location: 2103 -2107 S. Colby Avenue TIME: 9:00 AM Council District: 11 PLACE : City Hall, Room 1010 Community Plan Area: West Los Angeles 200 N. Spring Street Area Planning Commission: West Los Angeles Los Angeles, CA 90012 Neighborhood Council: West Los Angeles EXPIRATION DATE: May 3, 2016 Legal Description: TR 6238, Lot 1 and 2

PROJECT: Historic-Cultural Monument Application for the 2103 S. COLBY AVENUE RESIDENCE

REQUEST: Declare the property a Historic-Cultural Monument

OWNER(S): Kathryn and Robert Nakamura 32502 Campo Dr. Temecula, CA 92592

APPLICANT: Stephen Woodward 2735 Westwood Blvd. Los Angeles, CA 90064

PREPARER: Margarita Jerabek, Ph.D., PCR Services 201 Santa Monica Blvd. Ste. 500 Santa Monica, CA 90401

RECOMMENDATION That the Cultural Heritage Commission:

1. Declare the subject property a Historic-Cultural Monument per Los Angeles Administrative Code Chapter 9, Division 22, Article 1, Section 22.171.7.

2. Adopt the staff report and findings.

VINCENT P. BERTONI, AICP Director of PlanningN1907

[SIGNED ORIGINAL IN FILE] [SIGNED ORIGINAL IN FILE]

Ken Bernstein, AICP, Manager Lambert M. Giessinger, Preservation Architect Office of Historic Resources Office of Historic Resources

[SIGNED ORIGINAL IN FILE]

Shannon Ryan, City Planning Associate Office of Historic Resources

Attachments: Historic-Cultural Monument Application CHC-2016-373-HCM 2103 S. Colby Avenue Residence Page 2 of 4

FINDINGS

 The 2103 S. Colby Residence reflects “the broad cultural, economic, or social history of the nation, State or community” as an example of early residential development associated with pre-consolidation Sawtelle and represents the earliest pattern of development in the area.

 The 2103 S. Colby Residence "embodies the distinguishing characteristics of an architectural-type specimen, inherently valuable for study of a period, style or method of construction” as an example of a Folk Victorian residence.

CRITERIA

The criterion is the Cultural Heritage Ordinance which defines a historical or cultural monument as any site (including significant trees or other plant life located thereon) building or structure of particular historic or cultural significance to the City of Los Angeles, such as historic structures or sites in which the broad cultural, economic, or social history of the nation, State or community is reflected or exemplified, or which are identified with historic personages or with important events in the main currents of national, State or local history or which embody the distinguishing characteristics of an architectural type specimen, inherently valuable for a study of a period style or method of construction, or a notable work of a master builder, designer or architect whose individual genius influenced his age.

SUMMARY

The 2103 S. Colby Residence is a Folk Victorian house located in the portion of West Los Angeles that was originally the City of Sawtelle. Directly adjacent to the National Home for Disabled Volunteer Soldiers, also known as the Old Soldier’s Home (now the Veteran’s Administration Hospital) the City of Sawtelle benefitted from its proximity to the campus that drew many tourists and locals to the area. The City also had an agricultural industry and was easily accessible via an interurban rail line on Santa Monica Boulevard that connected it to Santa Monica, Beverly Hills, and Hollywood. As residential development expanded in Sawtelle in the 1910s, less intensive agricultural uses such as nurseries and vegetable farms became popular. These businesses attracted many Japanese immigrants and Japanese-Americans to the area and became a point of entry for the Japanese-American community. By the 1920s, a large Japanese commercial district was established on Sawtelle Boulevard and today it is still known as Little Osaka.

The 2103 S. Colby Residence is one of few intact houses that remains from the period of pre- consolidated Sawtelle (1896-1922), which was annexed to Los Angeles in 1922. The house sits on the north portion of a large double lot on the southwest corner of Colby and Mississippi Avenues. Noble H. Snyder bought the lots in 1906 from Robert F. Jones and R.E. Gillis of the Pacific Land Company. Research conducted by the applicant suggests that Snyder may have also been the builder of the house and that the house contains such craftsmanship and wood work because Snyder was a carpenter.

Likely built around 1906 based on when Snyder purchased the lots (though the County Assessor’s Office dates the construction to 1908), the house is remarkably intact from the exterior and reflects the period of its original development. The house is one and a half stories

CHC-2016-373-HCM 2103 S. Colby Avenue Residence Page 3 of 4

in height with a rectangular plan and a front facing gable roof with gable porch. It is clad in clapboard siding and has diamond cut shingles in the attic portion of the gable. Other decorative elements include exposed rafter tails, S-curve wooden brackets, ornamented bargeboards, and fixed picture windows with diamond patterned leaded transoms. Small alterations have been made to a few windows and the rear porch has been enclosed. The condition of the interior is unknown and was not made available to tour.

The survey of the West Los Angeles Community Plan Area for SurveyLA, the citywide historic resources survey, found the subject property eligible for listing in the National Register of Historic Places, the California Register of Historical Places, and eligible for designation as a Los Angeles Historic-Cultural Monument under the context of Pre-Consolidation Communities of Los Angeles, 1850-1932. The house is an excellent and intact example of early residential development associated with pre-consolidation Sawtelle that represents the earliest pattern of development in the area.

DISCUSSION

The 2103 S. Colby Residence successfully meets two criteria of the Cultural Heritage Ordinance. The property “reflects the broad cultural, economic, or social history of the nation, State or community” as an example of early residential development associated with pre- consolidation Sawtelle. Built circa 1906, it is one of the few extant and intact houses built when Sawtelle was its own city (1896-1922) and it represents the earliest pattern of development in the area.

The 2103 S. Colby Residence also "embodies the distinguishing characteristics of an architectural-type specimen, inherently valuable for study of a period, style or method of construction” as an example of a Folk Victorian residence. Remarkably intact, given its age, the house retains many character-defining features of the Folk Victorian style. These include the decorative millwork in the brackets and bargeboards, the gabled roof and gabled front porch, the clapboard siding and diamond shingle detailing, and decorative leaded glass windows.

CALIFORNIA ENVIRONMENTAL QUALITY ACT (“CEQA”) FINDINGS

State of California CEQA Guidelines, Article 19, Section 15308, Class 8 “consists of actions taken by regulatory agencies, as authorized by state or local ordinance, to assure the maintenance, restoration, enhancement, or protection of the environment where the regulatory process involves procedures for protection of the environment.”

State of California CEQA Guidelines Article 19, Section 15331, Class 31 “consists of projects limited to maintenance, repair, stabilization, rehabilitation, restoration, preservation, conservation or reconstruction of historical resources in a manner consistent with the Secretary of the Interior’s Standards for the Treatment of Historic Properties with Guidelines for Preserving, Rehabilitating, Restoring, and Reconstructing Historic buildings.”

The designation of the 2103 S. Colby Residence as a Historic-Cultural Monument in accordance with Chapter 9, Article 1, of The City of Los Angeles Administrative Code (“LAAC”) will ensure that future construction activities involving the subject property are regulated in accordance with Section 22.171.14 of the LAAC. The purpose of the designation is to prevent significant impacts to a Historic-Cultural Monument through the application of the standards set forth in the LAAC.

CHC-2016-373-HCM 2103 S. Colby Avenue Residence Page 4 of 4

Without the regulation imposed by way of the pending designation, the historic significance and integrity of the subject property could be lost through incompatible alterations and new construction and the demolition of an irreplaceable historic site/open space. The Secretary of the Interior’s Standards for Rehabilitation are expressly incorporated into the LAAC and provide standards concerning the historically appropriate construction activities which will ensure the continued preservation of the subject property.

The use of Categorical Exemption Class 8 in connection with the proposed designation is consistent with the goals of maintaining, restoring, enhancing, and protecting the environment through the imposition of regulations designed to prevent the degradation of Historic-Cultural Monuments.

The use of Categorical Exemption Class 31 in connection with the proposed designation is consistent with the goals relating to the preservation, rehabilitation, restoration and reconstruction of historic buildings and sites in a manner consistent with the Secretary of the Interior’s Standards for the Treatment of Historic Properties.

Categorical Exemption ENV-2016-374-CE was prepared on April 4, 2016.

BACKGROUND

On February 18, 2016 the Cultural Heritage Commission voted to take the property under consideration. On March 24, a subcommittee of the Commission consisting of Commissioners Milofsky and Scrafano visited the property, accompanied by a staff member from the Office of Historic Resources.

COUNTY CLERK'S USE CITY OF LOS ANGELES CITY CLERK'S USE OFFICE OF THE CITY CLERK 200 NORTH SPRING STREET, ROOM 360 LOS ANGELES, CALIFORNIA 90012 CALIFORNIA ENVIRONMENTAL QUALITY ACT NOTICE OF EXEMPTION (California Environmental Quality Act Section 15062)

Filing of this form is optional. If filed, the form shall be filed with the County Clerk, 12400 E. Imperial Highway, Norwalk, CA 90650, pursuant to Public Resources Code Section 21152 (b). Pursuant to Public Resources Code Section 21167 (d), the filing of this notice starts a 35-day statute of limitations on court challenges to the approval of the project. Failure to file this notice with the County Clerk results in the statute of limitations beinQ extended to 180 days. LEAD CITY AGENCY ICOUNCIL DISTRICT City of Los Angeles Department of City Planning 11 PROJECT TITLE LOG REFERENCE 2103 S. Colby Residence ENV-2016-37 4-CE CHC-2016-373-HCM PROJECT LOCATION 2103 - 2107 S. Colby Avenue DESCRIPTION OF NATURE, PURPOSE, AND BENEFICIARIES OF PROJECT: Designation of the 2103 S. Colby Residence as a Historic-Cultural Monument. NAME OF PERSON OR AGENCY CARRYING OUT PROJECT, IF OTHER THAN LEAD CITY AGENCY:

CONTACT PERSON AREA CODE !TELEPHONE NUMBER I EXT. Shannon Ryan 213 978-1192 EXEMPT STATUS: (Check One)

STATE CEQA GUIDELINES CITY CEQA GUIDELINES

MINISTERIAL Sec. 15268 Art. II, Sec. 2b

DECLARED EMERGENCY Sec. 15269 Art. II, Sec. 2a (1)

EMERGENCY PROJECT Sec. 15269 (b) & (c) Art. II, Sec. 2a (2) & (3)

x CATEGORICAL EXEMPTION Sec. 15300 et seq. Art. Ill, Sec. 1

Class --~~31 Category (City CEQA Guidelines)

OTHER (See Public Resources Code Sec. 21080 (b) and set forth state and City guideline provision. JUSTIFICATION FOR PROJECT EXEMPTION: Article 19, Section 15308, Class 8 of the State's Guidelines applies to where project's consists of "actions taken by regulatory agencies, as authorized by state or local ordinance, to assure the maintenance, restoration, enhancement, or protection of the environment where the regulatory process involves procedures for protection of the environment." Class 31 applies ''to maintenance, repair, stabilization, rehabilitation, restoration, preservation, or reconstruction of historical resources in a manner consistent with the Secretary of Interior's Standards for the Treatment of Historic Buildings." Designation of the 2103 S. Colby Residence as a Historic-Cultural Monument will assure the protection of the environment by the enactment of project review reQulations based on the Secretary of Interior's Standards to maintain and preserve the historic site. IF FILED BY APPLICANT, ATTACH CERTIFIED DOCUMENT ISSUED BY THE CITY PLANNING DEPARTMENT STATING THAT THE DEPARTMENT HAS FOUND THE PROJECT TO BE EXEMPT.

SIGNATUR~---- , 'TITLE DATE -~/ I \.,...... -'-"' City Planninq Associate April 4, 2016 FEE: IRECEIPT NO. 'REC'D. BY DATE

DISTRIBUTION: (1) County Clerk, (2) City Clerk, (3) Agency Record

IF FILED BY THE APPLICANT:

NAME (PRINTED) SIGNATURE

DATE

Los Angeles Department of City Planning RECOMMENDATION REPORT

CULTURAL HERITAGE COMMISSION CASE NO.: CHC-2016-373-HCM ENV-2016-374-CE

HEARING DATE: February 18, 2016 Location: 2103 -2107 S. Colby Avenue TIME: 10:00 AM Council District: 11 PLACE: City Hall, Room 1010 Community Plan Area: West Los Angeles 200 N. Spring Street Area Planning Commission: West Los Angeles Los Angeles, CA Neighborhood Council: West Los Angeles 90012 Legal Description: TR 6238, Lot 1 and 2

PROJECT: Historic-Cultural Monument Application for the 2103 S. COLBY AVENUE RESIDENCE

REQUEST: Declare the property a Historic-Cultural Monument

OWNER(S): Kathryn and Robert Nakamura 32502 Campo Dr. Temecula, CA 92592

APPLICANT: Stephen Woodward 2735 Westwood Blvd. Los Angeles, CA 90064

PREPARER: Margarita Jerabek, Ph.D., PCR Services 201 Santa Monica Blvd. Ste. 500 Santa Monica, CA 90401

RECOMMENDATION That the Cultural Heritage Commission:

1. Take the property under consideration as a Historic-Cultural Monument per Los Angeles Administrative Code Chapter 9, Division 22, Article 1, Section 22.171.10 because the application and accompanying photo documentation suggest the submittal warrants further investigation.

2. Adopt the report findings.

VINCENT P. BERTONI, AICP Director of PlanningN1907

[SIGNED ORIGINAL IN FILE] [SIGNED ORIGINAL IN FILE]

Ken Bernstein, AICP, Manager Lambert M. Giessinger, Preservation Architect Office of Historic Resources Office of Historic Resources

[SIGNED ORIGINAL IN FILE]

Shannon Ryan, City Planning Associate Office of Historic Resources

Attachments: Historic-Cultural Monument Application

CHC-2016-373-HCM 2103 S. Colby Avenue Residence Page 2 of 3

SUMMARY

Likely built around 1906 based on when Snyder purchased the lots (though the County Assessor’s Office dates the construction to 1908), the house is remarkably intact and reflects the period of its original development. The house is one and a half stories in height with a rectangular plan and a front facing gable roof with gable porch. It is clad in clapboard siding and has diamond cut shingles in the attic portion of the gable. Other decorative elements include exposed rafter tails, S-curve wooden brackets, ornamented bargeboards, and fixed picture windows with diamond patterned leaded transoms. Small alterations have been made to a few windows and the rear porch was enclosed.

The survey of the West Los Angeles Community Plan Area for SurveyLA, the citywide historic resources survey, SurveyLA, found the subject property eligible for listing in the National Register of Historic Places, the California Register of Historical Places, and eligible for designation as a Los Angeles Historic-Cultural Monument under the context of Pre- Consolidation Communities of Los Angeles, 1850-1932. The house is an excellent and intact example of early residential development associated with pre-consolidation Sawtelle that represents the earliest pattern of development in the area.

CRITERIA

CHC-2016-373-HCM 2103 S. Colby Avenue Residence Page 3 of 3

or method of construction, or a notable work of a master builder, designer or architect whose individual genius influenced his age.

FINDINGS

Based on the facts set forth in the summary and application, the Commission determines that the application is complete and that the property may be significant enough to warrant further investigation as a potential Historic-Cultural Monument.

CITY OF LOS ANl.lElb Ofht1; 11fH1storic R(:')C•l.ltl:!~ t 11l1ural Hc11tagt' Co1111111,s1or1 HISTORIC-CULTURAL MONUMENT NOMINATION FORM

1. PROPERTY IDENTIFICATION

Proposed Monument Name: 2103 S. Colby Avenue Residence Current address

Other Associated Names:

Street Address: 2103 South Colby Avenue 1 Zip: 90025 Council District: 11

Range of Addresses on Property: Community Name: West Los Angeles I Assessor Parcel Number: 4260-006-001 Tract: 6238 Block: None Lot: 1 and 2

lderitification cont'd:

Proposed Monument • j Site/Open Space Natural Property Type: Building Structure Object Feature 1 Describe any additional resources located on the property to be included Jn the nomination, here: Located on a double lot, Ithe land; cape consists of mature trees, grass la~n. and informal landscaping. --

2. CONSTRUCTION HISTORY & CURRENT STATUS

IYear built 1908 Factual 'e Estimated Threatened? Deterioration ---4 Architect/Designer. Unknown Contractor: Unknown

Original Use: Single-Family Residence Present Use: Single-Family Residence 1 I 1s the Proposed Monument on its Original Site? e Yes No (explain in section 7) Unknown (explain in section 7)

3. STYLE & MATERIALS

Architectural Style: Folk Victorian Stories: 1.5 I Plan Shape: Rectangular

FEATURE PRIMARY SECONDARY

CONSTRUCTION Type: Wood Type: Select

CLADDING Material: Wood clapboards Material: Wood shingles I Type: Gable, front Type: Select ROOF Material: Rolled asphalt Material: Select

Type: Double-hung Type: Fixed WINDOWS Material: Wood Material: Wood

ENTRY Style: Centered Style: Select

DOOR Type: Select Type: Select CITY OF LOS ANG ELES Office of Historic Resources/Cultural Heritage Commission HI~ l ORIL ·' l JL TU ,1 L MutJUMENT NOMINATION FORM

4. ALTERATION HISTORY

List date and write a brief description of any major alterations or additions. This section may also be completed on a separate document. _ Include copies of permits in the nomination packet. M~ ke sure to list any m2jor_alterations for whi£h t!.iere are no permi~ as well.

Window on the northwest fa~ade has been replaced with aluminum louvered windows - - Front porch steps replaced - Re-roofed with asphalt shingles - --- JMetal security screen door over primary entrance - -- ·- Rear porch that was later enclosed ·- ·-

~ -

5. EXISTING HISTORIC RESOURCE IDENTIFICATION (if known)

Listed in the National Register of Historic Places

Listed in the California Register of Historical Resources

Formally determined eligible for the National and/or California Registers

Contributing feature Located in an Historic Preservation Overlay Zone (HPOZ) Non-contributing feature

Survey Name(s): . SurveylA assigned the property a Determined eligible for national, state. or local landmark status by an historic resources survey(s) CHR Status Code of 3S, 3CS and SS3 in 2012

Other historical or cultural resource designations:

6. APPLICABLE HISTORIC-CULTURAL MONUMENT CRITERIA

rThe proposed monument exemplifies the following Cultural Heritage Ordinance Criteria (Section 22.171.7):

../ Reflects the broad cultural, economic, or social history of the nation, state, or community

Is identified w ith historic personages or with important events in the main currents of n<1tional, state, or !oca! history

Embodies the distinguising characteristics of an architectural-type specimen, inherently valuable for study of a period, style, or method of construction

A notable work of a master builder, designer, or architect whose individual genius influenced his or her age CITY OF LOS ANGELES Office of Historic Resources/Cultural Heritage Commission

,I I - h 1- v JM ENT NOMINATION FORM

1. WRITIEN STATEMENTS This section allows you to discuss at length the significance of the proposed monument and why it should be designated an Historic-Cultural Monument. Type your response on separate documents and attech them to this form.

A. Proposed Monument Description - Describe the proposed monument's physical characteristics and relationship to its surrounding environment. Expand on sections 2 and 3 with a more detailed descrip tion of the site. Expand on section 4 and discuss the construction/alteration history in detail if that is necessary to explain the proposed monument's current form. Identify and describe any character defining elements, structures, interior spaces, or landscape features.

B. Statement of Significance - Address the proposed monument's historic, cultural, and/or architec tural significance by discussing how it satisfies the HCM criteria you selected in Section 6. You must support your argument with substantial evidence and analysis. The Statement of Significance is your main argument for designation so it is important to substantiate any claims you make with supporting documentation and research.

8. CONTACT INFORMATION

Applicant

I Name: Stephen Woodward __ ~mpany: StreetAddress: 2735 Westwood Bou levard I City: Los Angeles rState : CA Zip: 90064 r Phone Number: 424-293-8044 I Email: [email protected] I

Property Owner Is the owner in support of the nomination? Yes No • Unknown

Name: Robert and Kethryn Nakamura --T Company:

Street Address: 32502 Campo Drive City: Temecula State: CA

Zip: 92592 Phone Number: Unknown I Email: Unknown

Nomination Preparer/Applicant's Representative

Name: Margarita Jerabek, Ph.D. I Company: PCR Services

Street Address: 201 Santa Monica Boulevard, Ste 500 : City: Santa Monica State: CA

Zip: 90401 Phone Number: 310-451-4488 ext 1112 I Email: [email protected] CITY OF LOS ANGELES Office o ( Historic Resources/Cultural Heritage Commbsion HISTORIC-CULTURAL MONUMENT NOMINATION FORM

9. SUBMITTAL

When you have completed preparing your nomination, compile all materfals in the order specified below. Although the entire packet must not exceed 100 pages, you may send additional material on a CD or flash drive.

APPLICATION CHECKLIST

1. /Nomination Form 5. v Copies of Primary/Secondary Documentation

2. / written Statements A and B 6. v Coples of Building Permits for Major Alterations (Include first constru ctiop. perm f t~ ) - 3. .,/' Bibliography tl llf'\l. ..,... .. """"' 7. ._...... Additional, Contemporary Photos 4. v/ Two Primary Photos of Exterior/Main Facade (8x10, the main photo of the proposed monument. Also 8. ..,/Historical Photos - n 01'\.C.. -f.dv~.A email a dlgitial copy of the main photo to: [email protected]) 9. _,- 'Zimas Parcel Report for all Nominated Parcels (Including map) 10.RELEASE

Please read each statement and check the corresponding bo>

Mail your Historic-Cultural Monument Submittal to the Office of Historic Resources.

Office of Historic Resources Department of City Planning 200 N. Spring Street, Room 620 Los Angeles, CA 90012

Phone: 213-978-1200 Website: preservation.lacity.org Los Angeles Historic-Cultural Monument Application 2103 S. Colby Avenue Residence

A. Present Physical Description of the Site and Structure

The rectangular-plan single-family residence located at 2103 S. Colby Avenue is a sited on iln approximately 13,90H square foot parcel comprised of two lots. Oriented towards Colby Avenue, the subject residence is an example of the Folk Victorian architectural style. Popular in Southern California between 1885 and 1905, the Folk Victorian style is defined by the addition of Victorian decorative detailing to simple folk house forms. The rise of the industrial revolution and growth of the railroad system made it easier and more affordable to add mass-produced architectural trim to simple homes. Buildings in the Folk Victorian style typically have rectangular or L-shaped plans, and are often one or two stories in height with gabled roofs and shallow overhanging boxed eaves. Polk Victorian buildings typically have clapboard siding, sometimes with fish-scale shingles to accent gable ends, as well as narrowly proportioned double-hung windows. Applied ornamentation is often rendered with cut-out patterns, d1illed holes, and thin, layered wood with sharp edges, and porches commonly feature turned wood posts, spindle work, and decorative millwork.

The subject residence exhibits several if the character-defining features of the Folk Victorian style. including:

• Rectangular one and two-story plan • Gable front with gable porch • Siding: clapboard, shingle and shaped shingle • Polygonal donner on Mississippi Avenue fa~ade • Carved roof brackets • Original decorative windows on front and Mississippi Avenue fa~ade • Carved wooden applied ornament such as: a variety of brackets, slender bargeboard

The one-and-a-half story residence has a rectangular footprint. The wood-frame construction rests on a concrete block foundation, and has a medium-pitch gable roof clad in asphalt shingles (replacement). The northwest portion of the roof includes brick a chimney and a polygonal dormer with shed a roof. The roof has slightly overhanging eaves with exposed rafters, decorative wooden brackets, and a slender bargeboard decorated with applied scroll woodwork. The ornamental brackets on the main gable of the front fa~ade have an s-curve with three pieces of wood joined together to make the bracket. The simpler brackets on the main gable and porch of the rear or southwest fa9ade are a comprised of a single piece of wood with an s-curve pattern. The majority of the residence is sheathed in clapboard siding. The gable on the front fa~ade is emphasized with diamond-cut wooden shingles. The dormer on the northwest fa~ade is decorated with square shingles, except for the row of pointed-cut shingles.

The entrance to the building is emphasized by the central porch suppo1ted by rectangular columns and decorated with simple capitals. The gable roof of the porch mimfcs the pitch of the main portion of the building. The porch gable is covered in clapboards with a wooden slatted vent, echoing the placement of the wooden casement window in the gable of the facade. The porch steps and metal railing are likely to be later additions. The entry door appears to be a wooden door with a single large glass pane taking up the top half off the door. A full analysis of the entry door was not possible because the survey was taken from the public right of way. In front of the entry door is a metal security screen door which is a later addition. On either side of the entry door are wood framed, roughly square stationary windows with lead mullion detailing creating a diamond pattern in the top quarter of the window. A simple wood pergola extends from both the south and north sides 9f the porch, creating the appearance of a porch that spans the entire fa9ade.

On the northwest fa ~ade, which faces Mississippi Avenue, there is a bay window located on the rear portion of this fayade. The bay window is made up of two double-hung windows flanking a single stationary window with a wooden frame, all of which appear to be original. On the north portion of the northwest fa~ade is a stationary window with a diamond pattern identical to the ones on the

1 Los Angeles Historic-Cultural Monument Application 2103 S. Colby Avenue Residence front fa~ade, which is original To the south of the bay window is an aluminum frame louvered windows (replacement) inserted into the original wooden window frame, retaining the character of the windows from the public view. On the roof of the southeast fa~ade is a polygonal dormer with a shed roof that extends past the walls. The dormer includes a stationary wood-framed window and decorative shingling. Also on this fa~ade is a small brick chimney that breaks through the line of the roof.

The southeast fa~ade of the builcling faces the interior of the lot. This fa~ade is relatively simple compared to the facades that face the street. It includes three double hung windows, two larger ones flanking a smaller one in the center, all of these windows retain their original window frames, and appear to be original, however visual confirmation is limited.

On the rear fa~ade, the addition is positioned asymmetrically on the facade; it has a gable roof covered with asphalt shingles. The gable of the addition appears to be contemporary. However, it cannot be cliscerned from a pedestrian survey if the additional flat sloping roof attached to this addition is original as well. The portion of the rear addjtion appears from the street to be a porch that was later enclosed with wood siding. A rear door is not visible from the public right of way. The main gable on the rear fa~ade has a metal awning that shades a wood-framed window, or possibly a wood-framed vent. These uncertainties about the details of the rear fa~ade couJd be resolved with an on-site survey of the property.

The survey was undertaken from the public-right-of-way and therefore the interior was not accessible.

The residence occupies the center portion of the northern half of the property; the southern half of the property is occupied by mature trees, grass lawn, and informal landscaping. On the primary fa~ade, under the pergolas, are several large shrubs. Along the northwest fa~ade, a few feet from the foundation are several large shrubs. On the southern portion of the lot are several large, mature trees. The most notable tree on the property is a mature Plumeria on the west side of the house. The backyard is surrounded by a wooden fence, constructed at an unknown date. Thorough and opening in this fence, access to the driveway is provided. Behind the residence is at least one outbuilding that was not visible from the public right of way, however it can be seen in aerial photography. This current outbuilding is located in the same location as the outbuildings on the 1924 Sanborn map of the property, so they could potentially be the same structure.

Alterations

The porch steps have been replaced at and unknown date, which constitute the most significant alteration to the exterior. Additionally the asphalt roof has almost certainly been replaced, and a window on the northwest fa~ade has been replaced with aluminum louvered windows. It also appears there is a rear porch that was later enclosed at an unknown date. Currently, the building sits on a concrete block foundation. The foundation may be original. but is likely that it is not.

Integrity Analysis

In summary, the overall appearance of the 2103 Colby Avenue indicates that the property retains integrity of in terms of location, design, materials, workmanship and feeling. The following is the evaluation of integrity of the single-family residence located at 2103 Colby Avenue:

2 Los Angeles Historic-Cultural Monument Application 2103 S. Colby Avenue Residence

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

There is no indication that the Residence at 2103 Colby Avenue has been moved from its original location, and therefore retains the integrity of location.

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

2103 Colby Avenue was originally constructed for as a single-family residence and remained so as indicated by the 1924 Sanborn map. The property is still being used as single family residence today, The home maintains the elements of the Folk Victorian style and scale of a working class residence from the early twentieth century. Additionally, the building exhibits the use of a hierarchy of features on the different facades to place the most ornate and expensive features of the street facing facades while allocating the more economical features to the rear and southwest fa~ades . Therefore, the residence retains integrity of design.

Setting: Setting is the physical environment of an historic property, constituting topographic features, vegetation, manmade features, and relationships between buildings or open space.

The residence remains in its original location on its original lot It appears to also have the same relationship to the Jot because the ·south half of the property remains vacant of improvements as it did in the 1924 Sanborn map. While the neighborhood in which the property resides has grown significantly since its construction in the early twentieth century, the property does retain its immediate setting.

Materials: 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 on historic property.

It appears that many original materials are still e.xtant on the Folk Victorian residence and in good condition. The majority of the windows appear to be the original. The clapboard and wooden shingle siding appear to be mostly original, or early additions to the property. The only substantial alteration to the property is the replacement of the front porch steps. However, the character-defining wooden ornamental features and wooden structure remain. Therefore, the residence retains integrity of materials.

Workmanship: Workmanship is the physical evidence of the crafts of a particular culture, people, or artisan during any given period in history of pre-history.

The residence exhibits some of the characteristic workmanship of a vernacular Folk Victorian style residence, such as the o·rnamental wooden bracket, decorated bargeboard, and patterned shingle siding. The significance of these remaining features is accentuated by the fact that the original owner of the lot, Noble Snyder, may have been a carpenter, and that a later resident, John Latz, was known to be a carpenter. Considering these residents' skills. it is possible that some of these remaining wooden features were added by or both of them. The subject residence does retain integrity of workmanship.

3 Los Angeles Historic-Cultural Monument Application 2103 S. Colby Avenue Residence

Feeling: Feeling is a property's expression of the aesthetic or historical sense of a particular period of time.

The residence retains tl'le majority of its aesthetic and historical feeling, due to the remaining character-defining features. These features distinguish the property, providing the Folk Victorian aesthetic that demonstrates the feeling of an early twentieth century residence.

Association: Association is the direct link between on important historic event or person ond an historic property.

No association with a historic event or person could be established for the property.

B. Statement of Significance

The Folk Victorian style residence at 2103 Colby Avenue was constructed sometime prior to 1924, likely around 1906, and is a significant local monument. The Los Angeles County Assessor lists the construction date as 1908. It is one of the only intact single-family homes remaining in West Los Angeles from the period before the City of Sawtelle was annexed to Los Angeles in 1922.1 The property is eligible for designation as a Historic-Cultural Monument under the following criteria:

• It reflects or exemplifies the broad cultural, political. economic, or social history of the nation, State, or City (community) • It embodies certain distinguishing architectural characteristics of an architectural-type specimen. inherently valuable for a study of a period style or method of construction.

The modest size of the residence, its vernacular Folk Victorian style architecture, and its working class occupants indicate that the property is representative of the economic and cultural growth of Sawtelle in the early twentieth century.

Located within the West Los Angeles Community Plan Area, in 2012 SurveyLA the subject property was found potentially individually eligible National, State and Local Level as an "excellent and intact example of early residential development associated with pre-consolidation Sawtelle," noting that it "represents the earliest pattern of development in the area." In this survey, SurveyLA indicated that SurveyLA defined the property with the code 3S showing that the property "appears eligible for National Register as an individual property through survey evaluation" and also assigned the property a 3CS indicating the property also "appears eligible for California Register as an individual property through survey evaluation." Lastly, the property was assigned a SS3 because it "appears to be individually eligible for local listing or designation through survey evaluation."

Historical Significance

The Development ofSawtelle (1896-1918)

21 OJ r.olhy Avenue emhorlies the demogr::iphic ch:rnges in the S::iwtelle neighhorhood during thP. nineteenth and twentieth century. Sawtelle began in 1896 as a working-class community developed by Anglo-American settlers in the nineteenth century and evolved into a primarily Japanese American community in the t1.oventieth century.

1 Survey LA: West Los Angeles Community Plan Area, 15. 4 tos Angeles Historic-Cultural Monument Application 2103 S. Colby Avenue Residence

In the nineteenth century Sawtelle was an agricultural community that developed simultaneously with the Pacific Branch of the National Home for Disabled Volunteer Soldiers established in 1888.2 The area attracted working class men and women, primarily of Europ.ean ancestry, seeking reasonable rents and property prices while the Old Soldiers' Home (now Veterans Administration) brought hundreds of Civil War veterans and their families to Sawtelle. Some soldiers settled in the area, purchasing land and building houses. Those with modest occupations found work in Sawtelle or could commute by train to other parts of Los Angeles. As early as 1896, an interurban railroad was built that connected Sawtelle to neighborhoods to the east and west.3

In 1908, Luther Ingersoll described the impact of the growth of the Old Soldiers' Home on Sawtelle: "As the nearest business point a portion of large sums annually distributed as pensions is spent among its business houses, and the traffic and trade of the veterans and their friends has formed a solid basis for the prosperity of the town."q The growth created by the Soldiers' Home also attracted many first generation Japanese immigrantS to Sawtelle in the early twentieth century. Many of these immigrants made their livelihoods through gardening, horticulture and small-scale farming, fulfilling the need for labor in the large gardens of the Soldiers' Home and the residential landscapes of newly built communities such as Beverly Hills and Brentwood.s

When Sawtelle was incorporated into Los Angeles in 1922, the city had already begun to evolve into what is today known as 'Little Osaka.' Japanese immigrants could not own property in this neighborhood; nonetheless, they established small businesses and community organizations.6 The internment of lapanese Americans during World War II halted the community's growth. However, after World War II and the end of internment, many Japanese Americans returned to the neighborhood with resettlement in 1945 and rebuilt the dynamic community in Sawtelle. 7

Site History

2103 Colby Avenue is situated on land that was originally part of the Rancho San Vicente y Santa Monica in the early nineteenth century, during the era when Mexico controlled California and doled out land grants to select citizens.8 By 1901, more than fifty years after California was annexed by the United States, this land was owned by Robert F. Jones and R.E. Gillis of the Pacific Land Company. The property was subdivided into the 'Pacific Farms' tract (included in the Attachments).

In 1906, Lot 1 and Lot 2 of Block 39 were sold to Noble H. Snyder, these lots were located at what was then 8th Street (now Colby Avenue) and Kansas Avenue (now Mississippi Avenue). Current research suggests that the residence currently on the property was built for Snyder, and that Snyder himself may have even been the builder. Snyder, who was a carpenter according to the 1920 United States Census, chose to construct a wood framed house clad in wood shingles, ornamented with wooden brackets and features. The prominence of wood in the buildings construction could have been alluding to his passion for his profession, and possibly indicating his direct involvement in its construction.

The names of the streets surrounding the Colby Avenue property have changed several times. In the 1901 Tract map the intersection is designated 8th (now Colby) and Kansas (now Mississippi). 8tl1 z Arcl1ives.gov/publicatio11s/prologue/2004/spring/soldiers-home.html 3 Survey LA, 6. ~ Ingersoll, Ingersoll's Centucv liistocy. 348. s Colleen Patricia Horn, Sawtelle Reexomjned: A Preseryqtjon Stucf.y for a Historic Ca/iforajq lavantown, 27. 6 Jack Fujimoto, Sawtelle: West Los An9eles's laaantown, (Arcadia Publishing, 2007). 7 Horn, Sawtelle Reexamined. 34-38. 8 Luther A Ingersoll, J11gerso/l's Centuzy History. Santa Monica Bay Cities, (Los Angeles: L.A. Ingersoll, 1908), 345. 5 Los Angeles Historic-CuJtural Monument Application 2103 S. Colby Avenue Residence street eventually became known as 108Ch, Gettysburg, and finally Colby Avenue by the late 1920s. Kansas changed to Mississippi Avenue sometime before the 1924 Sanborn Fire Insurance Map was published. The earliest mapped representation of the house is in the 1924 Sanborn maps ofSawfelle. Located on the corner of the lot located at Mississippi Ave and what was then 108th Avenue, the map depicts a single family home that is rectangular in shape with an annex on the rear, as well as a secondary building located on the west corner of the property along Mississippi Avenue. This property is the largest lot on the block at the time of the 1924 Sanborn map. Prior to 1924 the area was not included on the Sanborn maps implying that the area was not dense enough to require recordation. The Sanborn Fire Insurance maps are included in the attachments.

Occupancy and Ownership History

The Santa Monica City Directories, Los Angles City Directories, and United States Census Records were consulted to establish the occupancy and ownership history of 2103 Colby Avenue. Research indicates that the families that owned and resided on the property were the Woodruff family for at least twenty years (ca. 1926 - ca. 194 7) and the Nakamura family for over sixty years (1950 - present). Tables of the directory and ownership history are on the following page.

Noble H. Snyder, a carpenter, bought the property where 2103 S. Colby Avenue now sits in 1906. In 1912 the property was sold to Christian Eggert Between 1913 and 1915 the house was sold to Phin B. Sturgeon, then to John Lanz, a carpenter, and then to Elizabeth Lanz, the wife of John Lanz in 1915. The property was sold to Jessie Woodruff in 1926.

During the 1930s and 1940s Woodruff lived at 2103 S. Colby Avenue as the as head of household with her four adult children, Della, Levi, Raymond and Herbert. Directories from the period indicate her children each held working-class occupations as a chauffeur, gardener and golf caddy. The 1930 census lists both Levi and Herbert as caddies. These service professions reflect the family's working class status and are representative of demographics of the working-class Sawtelle neighborhood in the early twentieth century. Sawtelle was centrally located between two more affluent cities, Santa Monica to the west and Beverly Hills to the east, golf courses and country clubs were established in West Los Angeles beginning in the 1920s.9

In addition to the working class background of the early twentieth century, 2103 Colby Avenue is located a few blocks from Little Osaka, a Japanese American community and business district that is an important part of the identity of this part of Sawtelle. Despite this proximity the Assessor's maps for the subject tract of Colby Avenue indicate there were no owners with Japanese surnames until 1947. However, in 1950, the Colby residence was purchased by Kenzo and Emiko (nee Hamada) Nakamura. Research suggests that both Nakamuras were born in the United States and that Kenzo Nakamura had been a fa rm laborer. Kathryn Nakamura, attended nearby University High School.

9 lbid, 8. 6 Los Angeles Historic-C::ultural Monument Application 2103 S. Colby Avenue Residence

Directory Research

Year Occupant 1920* John Lanz, Emma J. Lanz (3103 Gettysburg) 1921 John Lanz (3103 Gettysburg) 1928 Jessie M Woodruff & Herbert, Levi, and Rav 1930* Jessie Woodruff, Levi, Della, Raymond & Herbert 1940* Jessie Woodruff, Della and Levi 1947 Jessie M Woodruff. Della and Levi F *This data from United States Census Records all others from City Directories

Ownership History

Year Owner 1906 Noble H. Snyder 1912 Christian Ee:e:ert 1913 Christian Ee:e:ert 1915 Phin 8. Sturgeon, John Lanz, Emma J. Lanz 1920** lohn Lanz, Emma I. Lanz 1926 Jessie M. Woodruff 1930** Jessie Woodruff 1940** Jessie Woodruff 1950 Kenzo Nakamura and Emiko Nakamura Robert Nakamura and Kathryn Nakamura (current 1971 owners) **This data from United States Census Records all others from Assessors Records

7 Los Angeles Historic-Cultural Monument Application 2103 S. Colby Avenue Residence

C. Bibliography

Fujimoto, Jack. Sawtelle: West Los Angeles's.fapantown. Charleston, SC: Arcadia Publishing, 2007.

Horn, Colleen Patricia. "Sawtelle Reexamined: A Preservation Study for a Historic Cali fornia )apantown." MA thesis, University of Southern California 2013. ProQuest (UMI 1546727).

Ingersoll, Luther A. Ingersoll's Century History, Santa Monica Bay Cities, Los Angeles: L.A. lngerso11, 1908. http://ftp.rootsweb.com/pub

McAlester, Virginia and Lee. A Field Guide to American Houses. New York: Alfred A. Knopf, 1996.

"Veterans Affairs National Home for Disabled Volunteer Soldiers: Pacific Branch, Los Angeles, California." National Park Service, US Department of the Interior. Nps.gov / nr/traveljveterans_affairs/Pacific _Branch.html

Plante, Trevor K. "Geneology Notes: The National Home for Disabled Volunteer Soldiers." Prologue 36, no. 1 (2004). Archives.gov /pu bl ications/ prologue/ 2 004/spring/ sold iers-ho me. h tm1

Sapphos Environmental, Inc. "Historic Resources Survey Report: West Los Angeles Communi ty Plan Area." Los Angeles: Survey LA, City of Los Angeles, Department of City Planning, Office of Historic Resources, 2012.

8 Los Angeles Historic-Cultural Monument Application 2103 S. Colby Avenue Residence

D. Attachments

Current Photographs

Pacific Farms Tract Map

1912 Sanborn Map

1924 Sanborn Map

1948 Sanborn Map

Tract Number 6238 Map

1920 Census Record

1930 Census Record

Zimas Parcel Report

9 Los Angeles Historic-Cultural Monument Application 2103 S. Colby Avenue Residence Current Photographs

Aerial View of 2103 Colby (Google Maps)

10 Los Angeles Historic-Cultural Monument Application 2103 S. Colby Avenue Residence Current Photographs

2103 S. Colby, View West (PCR 2014)

2103 S. Colby, View Northwest (PCR 2014)

11 Los Angeles Historic-Cultura l Monument Application 2103 S. Colby Avenue Residence Current Photographs

2103 S. Colby, Primary Elevation, View West (PCR 2014)

12 Los Angeles Historic-Cultural Monument Application 2103 S. Colby Avenue Residence Current Photographs

2103 S. Colby, Primary Elevation, View Northwest (PCR 2014)

13 Los Angeles Historic-Cultural Monument Application 2103 S. Colby Avenue Residence Current Photographs

2103 S. Colby, Primary Elevation, View West (PCR 2014)

14 Los Angeles Historic-Cultural Monument Application 2103 S. Colby Avenue Residence Current Photographs

2103 S. Colby, Primary Elevation, View West (PCR 2014)

15 Los Angeles Historic-Cultural Monument Application 2103 S. Colby Avenue Residence Current Photographs

2103 S. Colby, Detail of Gable on Primary Elevation, View West {PCR 2014)

16 Los Angeles Historic-Cultural Monument Application 2103 S. Colby Avenue Residence Current Photographs

2103 S. Colby, Detail of Bargeboard on Primary Elevation, View West (PCR 2014)

17 Los Angeles Historic-Cultural Monument Application 2103 S. Colby Avenue Residence Current Photographs

2103 S. Colby, Detail of Bargeboard and Porch Supports on Pri mary Elevation, View West (PCR 2014)

18 Los Angeles Historic-Cultural Monument Application 2103 S. Colby Avenue Residence Current Photographs

2103 S. Colby, Detail of Window Underneath Porch on Primary Elevation, View West (PCR' 2014)

19 Los Angeles Historic-Cultural Monument Application 2103 S. Colby Avenue Residence Current Photographs

2103 S. Colby, Primary and Secondary (North) Elevations, View Southwest (PCR 2014)

20 Los Angeles Historic-Cultural Monument Application 2103 S. Colby Avenue Residence Current Photographs

2103 S. Colby, Detail of Dormer on Secondary (North) Elevations, View Southwest (PCR 2014)

21 Los Angeles Historic-Cultural Monument Application 2103 S. Colby Avenue Residence Current Photographs

2103 S. Colby, Secondary (North) Elevation, View South (PCR 2014)

22 Los Angeles Historic-Cu ltural Monument Application 2103 S. Colby Avenue Residence Current Photographs

2103 S. Colby, Secondary (North) Elevation, View South (PCR 2014)

23 Los Angeles Historic-Cultural Monument Application 2103 S. Colby Avenue Residence Current Photographs

2103 S. Colby, Window Detail on Secondary (North) Elevation, View South {PCR 2014)

24 Los Angeles Historic-Cultural Monument Application 2103 S. Colby Avenue Residence Current Photographs

•

2103 S. Colby, Detail of Bay Window on Secondary (North) Elevation, View South (PCR 2014)

25 Los Angeles Historic-Cultural Monument Application 2103 S. Colby Avenue Residence Current Photographs

2103 S. Colby, Secondary (South) Elevation, View West (PCR 2014)

26 Los Angeles Historic-Cultural Monument Application 2103 S. Colby Avenue Residence Current Photographs

2103 S. Colby, Secondary (South) Elevation, View West (PCR 2014)

27 Los Angeles Historic-Cultural Monument Application 2103 S. Colby Avenue Residence Current Photographs

2103 S. Colby, Rear Elevation, View Southeast (PCR 2014)

28 Los Angeles Historic-Cultural Monument Application 2103 S. Colby Avenue Residence Current Photographs

2103 S. Colby, Detail of Gable on Rear Elevation, View Southeast (PCR 2014)

29 I • J ,.

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City of Los Angeles Department of City Planning

8/5/2014 PARCEL PROFILE REPORT PROPERTY ADDRESSES Address/Legal Information 2103 S COLBY AVE PIN Number 123B149 58 LoVParcel Area {Calculated) 6,695.0 {sq ft) ZIP CODES Thomas Brothers Grid PAGE 632 - GRID A6 90025 Assessor Parcel No. (APN) 4260006001 Tract TR 6238 RECENT ACTIVITY Map Reference MB 67-45 None Block None Lot CASE NUMBERS Arb (Lot Cut Reference) None CPC-2013-621-ZC-GPA-SP Map Sheet 123B149 CPC-2005-8252-CA Jurisdictional Information CPC-1 2192 Community Plan Area West Los Angeles ORD-120413 Area Planning Commission West Los Angeles ENV-2013-622-EIR Neighborhood Council West Los Angeles ENV-2005-8253-ND Council District CD 11 - Mike Bonin ND-82-251-ZC Census Tract# 2677.00 LADBS District Office West Los Angeles Planning and Zoning Information Special Notes None Zoning R2-1 Zoning Information {ZI) None General Plan Land Use Low Medium I Residential General Plan Footnote(s) Yes Hillside Area {Zoning Code) No Baseline Hillside Ordinance No Baseline Mansionization Ordinance No Specific Plan Area West Los Angeles Transportation Improvement and Mitigation Special Land Use I Zoning None Design Review Board No Historic Preservation Review No Historic Preservation Overlay Zone None Other Historic Designations None Other Historic Survey Information None Mills Act Contract None POD - Pedestrian Oriented Districts None CDO - Community Design Overlay None NSO - Neighborhood Stabilization Overlay No Streetscape No Sign District No Adaptive Reuse Incentive Area None CRA - Community Redevelopment Agency None Central City Parking No Downtown Parking No Building Line None 500 Ft School Zone No 500 Ft Park Zone No

This report is subject to the terms and conditions os set forth on the website. For more details, please refer to the terms ond conditions at zimas.lacity.org (•) - APN Area is provided •as is' from the Los Angeles County's Public Works, Flood Control, Benefit Assessment.

zimas.lacity.org cityplanning.lacity.org Assessor l!lformatlon Assessor Parcel No. (APN) 4260006001 APN Area (Co. Public Works)' 0.168 (ac) Use Code 0100 - Single Residence Assessed Land Val. $46,377 Assessed Improvement Val. $9,774 Last Owner Change 07/12/07 Last Sale Amount $0 Tax Rate Area 67 Deed Ref No. (City Clerk) 597 2267702-03 1657972 1657971 Building 1 Year Built 1908 Building Class D4B Number of Units Number of Bedrooms 4 Number of Bathrooms 1 Building Square Footage 1,265.0 (sq ft) Building 2 No data for building 2 Building 3 No data for building 3 Building 4 No data for building 4 Building 5 No data for building 5 Additional Information Airport Hazard None Coastal Zone None farmland Area Not Mapped Very High Fire Hazard Severity Zone No Fire District No. 1 No flood Zone None Watercourse No Hazardous Waste I Border Zone Properties No Methane Hazard Site None High Wind Velocity Areas No Special Grading Area. (BOE Basic Grid Map A- No 13372) Oil Wells None Seismic Hazards Active Fault Near-Source Zone Nearest Fault (Distance in km) 1.08294234489215 Nearest Fault (Name) Santa Monica Fault Reglon Transverse Ranges and Los Angeles Basin Fault Type B Slip Rate (mm/year) 1.00000000 Slip Geometry Left lateral - Reverse - Oblique Slip Type Moderately I Poorly Constrained Down Dip Width (km) 13.00000000 Rupture Top 0.00000000 Rupture Bottom 13.00000000 Dip Angle (degrees) -75.00000000 Maximum Magnitude 6.60000000 Alquist-Priolo Fault Zone No Landslide No Liquefaction No

This report Is subject to the terms and conditions as set forth on the website. For more details. please refer to the tenns and conditions at limas.lactty.org (•) - APN Area ls provided ·as Is' from the Los Angeles County's Public Worlls. Flood Control. Benefit Assessment.

zimas.lacity.org cityplanning. lacity .org Tsunami Inundation Zone No Economic Development Areas Business Improvement District None Renewal Community No Revitalization Zone None State Enterprise Zone None State Enterprise Zone Adjacency No Targeted Neighborhood Initiative None Public Safety Police Information Bureau West Division I Station West Los Angeles Reporting District 882 Fire Information Division 3 Batallion 9 District I Fire Station 59 Red Flag Restricted Parki ng No

This report is subject to the terms and conditions as set forth on the website. For more details, please refer to the terms and conditions at zimas.lacity.org (") - APN Area is provided •as is' from the Los Angeles County's Public Works, Flood Control, Benefit Assessment.

zimas.lacity.org cityplanning. la city .org CASE SU MMARIES Note: Information for case summaries is retrieved from the Planning Department's Plan Case Tracking System (PCTS) database Case Number: CPC-2013-621-ZC-GPA-SP Required Action(s): SP-SPECIFIC PLAN (INCLUDING AMENDMENTS) GPA-GENERAL PLAN AMENDMENT ZC-ZONE CHANGE Project Descriptions(s): ZONE CHANGE AND PLAN AMENDMENT FOR THE IMPLEMENTATION OF THE EXPOSITION CORRIDOR TRANSIT NEIGHBORHOOD PLAN. Case Number: CPC-2005-8252-CA Required Aclion(s): CA-CODE AMENDMENT Project Descriptions(s): AN ORDINANCE ESTABLISHING PERMANENT REGULATIONS IMPLEMENTING THE MELLO ACT IN THE COASTAL ZONE. Case Number. ENV-2013-622-EIR Required Aclion(s): EIR-ENVIRONMENTAL IMPACT REPORT Project Oescriplions(s): ZONE CHANGE AND PLAN AMENDMENT FOR THE IMPLEMENTATION OF THE EXPOSITION CORRIDOR TRANSIT NEIGHBORHOOD PLAN. Case Number: ENV-2005-8253-ND Required Action(s): ND-NEGATIVE DECLARATION Project Descriptions(s): AN ORDINANCE ESTABLISHING PERMANENT REGULATIONS IMPLEMENTING THE MELLO ACT IN THE COASTAL ZONE. Case Number: ND-82-251-ZC Required Action(s): ZC-ZONE CHANGE Project Descrfptions(s): Data Not Available

DATA NOT AVAILABLE CPC-12192 ORD-120413

This report 1s subject to the terms ano condmons as set forth on ine weos1te. For more ae1a1ls, please re1er lO tne terms ano conditions at z1mas.1ac1ty.org (") - APN Area is provided ·as is" from the Los Angeles County's Public Works, Flood Control, Benefil Assessment.

zimas.lacity.org cityplanning.lacity.org City of Los Angeles Department of City Planning

Address: 2103 S COLBY AVE Tract: TR 6238 Zoning: R2-1 APN: 4260006001 Block: None General Plan: Low Medium I Residential PIN#: 123B149 58 Lot: 1 Arb: None

Streets Copyright (c) Thomas Brothers Maps, Inc.

West Los Angeles Individual Resources - August 2012

Address: 2103 S COLBY AVE Name: Year built: 1908 Architectural style: Craftsman

Context 1:

Context: Pre-Consolidation Communities of Los Angeles, 18S0-1932 Sub context: No Sub-context Theme: Sawtelle, 18S0-1922 Sub theme: Important Events in Sawtelle History, 18S0·1922 Property type: Residential Property sub type: No Sub-Type Criteria: A/1/1 Status code: 3S;3CS;SS3 Reason: Excellent and intact example of early residential development associated with pre-consolidation Sawtelle. Represents the earliest pattern of development in the area.

Address: 1S37 S CORINTH AVE Name: Year built: 1913 Architectural style: Mediterranean Revival; Spanish Colonial Revival

Context 1:

Context: Pre-Consolidation Communities of Los Angeles, 18S0-1932 Sub context: No Sub-context Theme: Sawtelle, 18S0· 1922 Sub theme: Important Events in Sawtelle History, lBS0-1922 Property type: Residential Property sub type: No Sub-Type Criteria: A/1/1 Status code: 3S;3CS;SS3 Reason: Excellent and intact example of a 1910s apartment house associated with pre-consolidation Sawtelle. Represents the earliest pattern of development in the area.

Page lOof 43 Cop)'risht C 2011 To: The Commissioners of the LA Cultural Heritage Commission From: Robert Nakamura for himself and Kathryn Nakamura RE: Hearing on CHC‐2016‐373‐HCM April 11, 2016

Introduction: Thank you for this opportunity to express how a decision to designate our family home a Historic‐Cultural Monument (HCM) would affect us. This personal statement seems to be the only opportunity to discuss the human of designation. The process seems to be primarily focused on achieving the assumed of designation through determination of technical classification and assessment issues. costs benefits The Commission is deciding whether our family home is what we contend to be “an aging house, adapted by its owners to meet their needs over time” or as the applicants assert, a “Historic‐Cultural Monument” providing a unique object for study and embodying broad trends of the past. Our consultant’s report will address the many technical defects of the applicant’s claims including the listing of the adjacent vacant lot not mentioned in the historical survey as part of application and site description, exaggerating the house’s uniqueness and using a loose and varying definition of the community whose that it is supposedthe to alleged trends This letter is about the human costs we will pay in losing even partial control and embody. use of a property that has been ours for generations, and the human concerns of other similarly situated Sawtelle residents who are watching what is happening to us. It is useful to remember that Nikkei Sawtelle is a vital and stable community because people have adapted what they had to their changing needs. We are fearful that decisions based on a limited understanding of Sawtelle will hamper the ability to adapt structures‐‐ said to embody the past—to present and future needs.

Briefly, our points—explained below—are (1) The Nakamura house stands in its present form because Kenzo Nakamura, our father, put in nearly four decades of work – repairing, modifying, and maintaining it‐‐ to keep it useable for his family. (2) Designation would make it more difficult if not impossible to meet our family’s present needs by imposing restrictions, delays and costs beyond our capacity to pay. The property has been home to two generations of Nakamuras, and we had planned to have two more generations live on the site in the near future. (3) The designation process in our case has raised concerns in the Sawtelle community, which is a “hot spot” for sites with historic potential, about what might happen to them in the future.

The Nakamura House: The applicants, and the commission staff report, describe the Colby house as an unchanged structure. They apparently believe that the structure should be understood solely as the static effort of anonymous craftsmen working at around 1906. Our perspective is quite different and it is based on experience rather than documentary research, academic analysis and driving by. From our personal knowledge, the house has stood because it was kept standing since 1950 by our father until his passing. It is not the sole product of a early raftsman working in a short time to put it together. Rather it stands in its present form because th Nakamura worked on it for nearly four decadesn He 20was extraordinarily adept at many things. He used the skills he developed as a Century c carpenter in the Tule Lake Relocation Camp where our family was incarcerated Kenzo . because they were Japanese‐Americans. Both of these things are relevant to our reaction to designation efforts.The nomination application misunderstands and misinterprets the significance of the house.

A decision to designate will convert a structure that my father worked to keep habitable for his family to an HCM, a reputedly public resource that can only be modified with City permission. To us, the designation process seems wrong for three reasons. First, the house is not the sole product of a craftsman rather it also reflects the many more decades of work by my father. In 1950, he bought an old house in poor condition located in Sawtelle because that was what we could 1906 ; afford and it was where Japanese‐Americans could buy. From 1950 to the late 1980s, he worked to keep the house standing by repairing things as they fell apart, rebuilding the front porch, enclosing the back porch, fixing and replacing the foundation, replacing windows, building a kitchen, finishing the upstairs to provide additional bedrooms, and maintaining all of it. Many of these things now look old because he did them over a long period of time, and the condition of the house has declined since his passing. Two, his motivation was a practical he needed it for use by his family. The idea that the labor he put into the house would be appropriated to bolster a case for reducing its usefulness to his children would one: likely have angered him.

Three, the idea that the house was occupied by Japanese‐Americans‐‐ thereby embodying the community’s history‐‐ should become a justification for reducing control over it by the Japanese‐American family who actually occupied it seems a perverse homage. then

The Human Cost of Designation.Designation would restrict our use of a property that has been ours since 1950. It was my parent's first and only house purchased a few years after they moved to Los Angeles on being released from the internment camp at Tule Lake, where I was born. As noted above, my father used his many skills to keep the house intact. In that house, they raised their children and lived out their years.The site has now been home to two generations of Nakamuras (my sister will shortly retire there), and we are planning to adapt it for two more generations: my son, his wife, and our expected grandchild. Designation would make adapting the property for our evolving needs more difficult and expensive as historic preservation imperatives will put what are often high transaction and financial costs on what we can do. Designation would also affect the value of what I have regarded as our “safety net” in retirement, if we live long enough to run out of money, we would be able to sell a portionof the property to help make ends meet. Designation also means subjecting us to uncertainties in the future. While we have been told that City staff can help owners of designated sites to use their properties within the rules and regulations, my own studies of environmental regulation in the Superfund Program has described official behavior based on the same laws as ranging from “accommodating and helpful” to “by the book adversarial,” depending on who is deciding and the circumstances facing them at any given moment. Our findings, along with work in other areas of regulation, indicate that such variability 1 in regulatory behavior is common. I know that the transaction costs of producing agreements to act can be high. I was a consultant to the US GAO on their transaction cost study of Superfund.

Larger Community Concerns.There are uncertainties in a broader sense that have been raised by the application to designate our house an HCM. There is concern in the Sawtelle community that what is happening to us might happen to many other home and business owners. I have been invited to talk about our case to the Sawtelle Japantown Association meeting at the WLA Buddhist Temple on April 19 . I have also agreed to write an article for the Nikkei Digest, a publication of the th Japanese American National Museum, about my experiences and its implications for other Japantowns. Letters have been sent to Councilmember Bonin in support of our opposition to designation by Sawtelle Japantown historian and community leader Jack Fujimoto, other Sawtelle residents familiar with our house, and by Bill Lockyer, a former statewide official and legislator.

Sawtelle is a “hot spot” of designation There are reasons for Sawtelle residents to be concerned. Almost half of all sites listed in Survey LA’s West Los Angeles report are located in the relatively small Sawtelle portion (around 39 of 80). potential. And more than a quarter of all WLA sites (20+) are located within the six or so block area that is often referred to as Sawtelle Japantown or what the City calls “Little Osaka.” Owners of all these residences and small businesses are only one HCM application away from being in my position.

Differences between Sawtelle Residents and Professional of Historic. Many Sawtelle residents have been surprised and puzzled that our house, like many of the other properties on the Survey LA list, could be considered a Historic‐ perceptions Cultural Monument. Many are familiar with our family house, and to them it looks like any other old house. Jack Fujimoto along with other church and community leaders expressed surprise. I realize that popular conceptions of what should be considered historical are not considered in this designation process, which is focused on technical issues and professional, academic definitions of historic. That said, Sawtelle residents think of as historic should not be wholly irrelevant to

what

See particularly the discussion of the prosecutorial and accomodationist approaches to applying the same law by regulators. Thomas Church and Robert Nakamura, 1 Cleaning Up the Mess: Strategies for Implementing (Brookings Institution Press, 1993); Robert Nakamura and Thomas Church, Taming Regulation (Brookings Institution Press, 2003). Superfund decision. The value that the surrounding (an intended set of beneficiaries) sees in designation is a function of what they think should be the If the designation process is to have a benefit in the form of community community awareness of their past, it should consider what Sawtelle residents think is significant to their own history in addition to the technical criteria and applicant preserved. assertions about the value of a site in making decisions. While professional criteria are important, popular conceptions of the actual residents and the greater communityshould not be routinely ignored as they have been in this case and as they might wellbe in future Sawtelle cases.

A process used by others. Sawtelle residents are concerned because applicants who might drag them into this process vary in their motivations from altruistic to self‐ serving. Applicant’s motivations are not considered in decisions. Judging from listening to the Commission discussion of our case, applicants are taken at their word that they are citizens interested in preservation. The Colby case involves the improbable story of a “retired woodworker” from the neighborhood (he lives two miles away) filing an application supported by a long and expensive consulting report. He said he was applying because he liked the decorations on our house. There is no mention of who paid for the applicant’s report. Serious applications require expensive expertise to make their case. While well intentioned, the process has been abused by those with narrow NIMBY concerns or simply the desire to foreclose or constrain more community wide discussion over landuse (see below).

Sawtelle’s often lack the knowledge and money necessary to oppose . Many of the listed Sawtelle sites belong to homeownerswho are elderly or to small businessmen. The expenses of disputing designation are beyond what residents many can afford. Indeed, the process itself is complicated, technical and beyond the designation ability of ordinary citizens to comprehend. I’ve been a social scientist for more than 40 years and it took me weeks to develop my incomplete, present understanding of the process. Many of the owners of the 39 sites in Sawtelle don’t understand the process or have the money to make their case. Had my late mother received the notification sent to me, she would have been in the same position and would have been at a loss on how to respond within the two months allotted. This has important implications for the quality of commission decision making. Commissioners decide based on weighing competing expert arguments, and so will be less informed when adversaries are unevenly matched.

Present practices may result in a patchwork process that displaces collective . Most recognize that there are good reasons for designating some sites in accordance with an overall vision of what should be preserved. What actually decisionshappens may be quite different. Designation practices are prone to producing patchwork of sites that are little more than an artifact of self‐interested applicants gaming the system, unequal financial resources, and a process that focus on the a abstract benefits of designation without fully considering costs to the designee. Important big questions of land use and the future of Sawtelle deserve to be es discussed by the community and should not foreclosed hemmed in by a

be or designation process that focuses primarily on the abstracted historical of particular buildings. attributes

In the small area of Sawtelle with its many potential sites, applicants are especially free to cherry‐pick places to achieve their own goals. For any of these sites, broad designation criteria can be used by hired experts to construct a technical case for designation. We think that is what has happened to us and others in Sawtelle fear it may happen to them.

We appreciate this opportunity to expand the Commission's understanding of what is at stake for us in this forced designation. We do not support this because it will hurt our family's ability to follow our father's lead in continuing to adapt our home for 66 years to our family's changing needs. Without the constraints of designation, we will soon have a chance to make it the Nakamura family home for at least two more generations. George Taylor Louden AIA GTL | HA Historical Architecture & Preservation 6330 Green Valley Circle # 3301 Culver City CA 90230

Mobile 310.874.8783 e: taylor@historical architect.com Ca license no. C-24087

HISTORICAL ASSESSMENT TECHNICAL MEMO

14 April 2016 DRAFT

Project: Nakamura House, 2103 South Colby Avenue Los Angeles CA: Designation and Preservation

Subject: Review of existing structure: Previous historical assessments of the subject property indicate disagreements between qualified historical consultants as to the relative importance and historical significance of this individual residential structure.

INTRODUCTION/ PRESENTATION

Good afternoon, members of the CHC. My name is G. Taylor Louden, AIA. I am a historical architect and preservation advocate. For over eight years I served the City of Los Angeles pro bono as a former board chair and two- term Board architect of the MMN Historic Preservation Overlay Zone. Twice a month we evaluated issues of preservation, appropriate design and compatibility of new construction within historic districts.

With regard to 2103 South Colby Avenue, Los Angeles:

I was engaged by the Nakamura family to assist in the evaluation of the possible designation of their property. They have owned the residence constructed in c.1906-1908 since 1950.

They recognize not only the provenance of their property, but also the responsibilities and difficulty of maintaining it. At issue is how this application for designation as a Historic-Cultural Monument, produced and submitted without any request for their input, would affect their ability to improve their home and site.

GeorgeGeorgeGeorge TaylorTaylorTaylor LoudenLoudenLouden AIA Architect GTL | HA Historical Architecture & Preservation

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Of concern is the validity of this nomination application. We found inconsistent application of criteria for designation, conveyance of inaccurate information about the integrity and material details of this altered structure, and use of broad criterion that are unrelated to this specific structure. Unaddressed are the potential for implications to the greater local Japanese-American community of how or what to landmark this family homestead, and why.

The merit for designation before you is based on an association with a broadly defined criteria. The application does not make a valid case for designation of the structure on its own merits. This application applies inconsistent criteria for designation, with speculative assertions for significance. Our Assessment and Technical Report with a detailed Photo-documentation study will clarify and demonstrate these issues. As examples: If the Nakamura residence is designated, this would set a poor precedent for preservation policy: Inconsistency of review and underestimating the work performed outside what was considered a period of significance (1896-1922, per the City HCM Nomination recommendation summary, and 1850-1932 per the Survey LA assessment referenced by the PCR Services report.)

Lack of integrity present in the building to justify a designation, with speculative and incorrect assumptions of construction that are beyond the original significant era: "the house is remarkably intact and reflects the period of its original development." -Page 2 of 3 City HCM recommendation summary It should be noted that the majority of the major alterations and modifications occurred after the 1950 date when the Nakamura family purchased the property

An apparent “spot-designation” attempt, possibly in response to identification within the Survey LA report;

Accepting the nomination proposal as written appears to suggest that every vernacular building identified locally would have eligibility to be nominated for landmark HCM status (those built from 1850 through 1932, per definition in Survey LA as a significant example of Pre- consolidation communities in Los Angeles). Such a broad and wide net does not serve preservation standards for reviews elsewhere as precedent. GeorgeGeorgeGeorge TaylorTaylorTaylor LoudenLoudenLouden AIA Architect GTL | HA Historical Architecture & Preservation

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We have evaluated this structure in greater detail recently, and do not concur with the assessment by PCR Services. We assert that the residence does not merit designation as a significant, unaltered structure nor does it represent a significant example of vernacular style or "Folk-Victorian" architectural style and craftsmanship.

The Nakamura family’s long ownership reflects their understanding of the property’s importance as a family homeplace. This has been their family’s long-time home, spanning four generations. Their interests and goals are preservation of this property for their personal family occupancy that they wish to continue. For them, the significance is more than an association with a broad and vaguely defined historical importance. They dispute the claim that the structure rises to the high standard of structures "...which embody the distinguishing characteristics of an architectural type specimen, inherently valuable for a study of a period style or method of construction, or a notable work of a master builder, designer or architect whose individual genius influenced his age." -Page 3 of 3 City HCM recommendation summary Thus, while this structure is of exceptional significance to the Nakamura family, it is of marginal or no landmark significance as an example of vernacular design.

1 TECHNICAL ASSESSMENT

An ability of the existing structure to convey its integrity of materials, setting, and associations with adequately demonstrated levels of significance appears to be lacking. The cumulative effect of alterations made over time to both site and structure demonstrates two points; a lack of sufficient integrity remaining in order to quality for HCM eligibility, and the evident fact of a place that has experienced a continuum of change over time.

GeorgeGeorgeGeorge TaylorTaylorTaylor LoudenLoudenLouden AIA Architect GTL | HA Historical Architecture & Preservation

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We assert the more accurate and correct designation of the Nakamura residence would be as the family homeplace evolving over time, and not arrested in its development at an artificial stopping point. The time frame used for establishing the significant era criteria ends at least 18 and 28 years before the Nakamura family began their own modifications of the property for their continued use.

One of several notable aspects of the nomination is a lack of consistency in review. Relatively minor and reversible alterations to the structure are ignored. Many alterations are incorrectly assessed. Following are material examples, design and nomenclature descriptions and analysis.

An apparent focus on academic principles of review of context significance shows a greater emphasis on more distant, original history (1850-1932) or of the structure itself as representative of the Sawtelle community (1908-1922) than the family history and development of changes (1950 - present date.)

Notes on the nomination analysis of modifications: The residence is described as having no “substantial” design modifications. Our opinion based on a more detailed investigation of construction and detailing would lead us to disagree.

Quoting from the HCM Nomination Form by PCR Services, item # 4 "Alteration History"

The HCM nomination states the following five "major alterations or additions": "Window on the northwest façade has been replaced with aluminum louvered windows Front porch steps replaced Re-roofed with asphalt shingles Metal security screen door over primary entrance Rear porch that was later enclosed"

The HCM Application by PCR Services lists the following Alterations on page 2:

Alterations The porch steps have been replaced at and unknown date, which constitute the most significant alteration to the exterior. Additionally the asphalt roof has almost certainly been replaced, and a GeorgeGeorgeGeorge TaylorTaylorTaylor LoudenLoudenLouden AIA Architect GTL | HA Historical Architecture & Preservation

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window on the northwest façade has been replaced with aluminum louvered windows. It also appears there is a rear porch that was later enclosed at an unknown date. Currently, the building sits on a concrete block foundation. The foundation may be original, but is likely that it is not.

A more complete review shows there are at least the following additional "major" modifications present, and requiring consideration in any analysis of integrity:

1> Trellis element added to front porch, which itself is non-original construction given its detail and execution. 2> Porch steps, railings, & posts 3> Replacement of the original foundation at every façade with concrete brick masonry units, 4" x 16" modular size (3-5/8" x 1'-3-5/8" actual) 4> Roof soffit rafters and applied trim board 5> Replaced windows, south and west façade. 6> Roof fascia 7> Enclosure of the rear porch with extension of deck on west-facing façade. 8> Projecting sunshade, west façade 9> Chimney, west façade 10> Metal security door at the previously enclosed and modified rear porch 11> Property perimeter fencing and parking area entrance fence and gate, north façade

If this design is as “rare” as the nomination asserts, wouldn’t many other properties that are definable as or identified as eligible HCM's (even with reversible alterations) also be rare? With such a broad net for definition as an era spanning from 1850-1932, a large number of examples remain from that era. This would indicate a high standard for intact integrity is required to justify including a structure that is representative within that era.

A statement in the PCR report awkwardly claims the structure is "one of the only" remaining, failing to specify whether the structure is unique or part of a small surviving group. More importantly, no context survey of remaining similar-era structures appears to have been developed to support or justify this assertion. "...is a significant local monument. The Los Angeles County Assessor lists the construction date as 1908. It is one of the only intact single-family homes remaining in West Los Angeles from the period before the City of Sawtelle was annexed to Los Angeles in 1922.1 The GeorgeGeorgeGeorge TaylorTaylorTaylor LoudenLoudenLouden AIA Architect GTL | HA Historical Architecture & Preservation

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property is eligible for designation as a Historic-Cultural Monument under the following criteria: • It reflects or exemplifies the broad cultural, political, economic, or social history of the nation, State, or City (community) • It embodies certain distinguishing architectural characteristics of an architectural-type specimen, inherently valuable for a study of a period style or method of construction.

Page 3

2 REVIEW OF APPLICATION

If the nomination has merit, especially in the discussion of its supposed “rarity”, the approach more consistent with preservation policy would be to deny this application. Assessments in this nomination rely on incorrect observations and identifications of modifications actually made over time to the buildings and site. Quoting from item 6 of the HCM Nomination form: The proposed monument exemplifies the following Cultural Heritage Ordinance Criteria (Section 22.171.7): (two of four items on this list are checked:) >Reflects the broad cultural, economic, or social history of the nation, state, or community >Embodies the distinguising (sic) characteristics of an architectural-type specimen, inherently valuable for study of a period, style, or method of construction

We can refine these criteria used for suggesting landmark status to two issues: >An extraordinarily "broad" definition that would apply to a multiple properties, and >An "inherently valuable" specimen embodying distinguishing character. The first definition is widely applicable throughout the nation; the second wildly optimistic and overreaching for application in this instance. Dilution of meaning and precedent is of concern for such a designation as this.

Quoting from the HCM Application by PCR Services, fronted by their Application dated 9-30-2015: "the Folk Victorian style is defined by the addition of Victorian decorative detailing to simple folk house forms." This structure retains a very limited number of examples to satisfy the definition of the property’s expression of the Victorian aesthetic, nor does it have adequate remaining integrity of original design or historical examples dating to a particular period. Our assessment is that this statement GeorgeGeorgeGeorge TaylorTaylorTaylor LoudenLoudenLouden AIA Architect GTL | HA Historical Architecture & Preservation

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may accurately apply only generally, but to effectively two limited examples of scroll work applied to the front façade barge boards, fishscale shingles used at the front gable, and two instances of leaded glass windows.

The residence occupies the center portion of the northern half of the property The property is referenced many times in the Application and City records as a double lot- numbers 1 and 2- of the block as defined by Zoning information. This statement mischaracterizes the property as a single lot. In fact, readily available City and assessor records identify two legal lots that are not tied to each other.

To the south of the bay window is an aluminum frame louvered windows (replacement) inserted into the original wooden window frame, retaining the character of the windows from the public view. It is difficult to justify, or to understand how an obvious non-contributing aluminum window replacing an original wood window would retain the original character because it is inserted (as most window replacements are) into the existing window frame.

These uncertainties about the details of the rear façade could be resolved with an on-site survey of the property. This Assessment and Technical Report has the benefit of full access to the property, but not as of this date the structure interior. This statement quoted above is accurate, but the PCR assessment assumed the knowledge gained from a more detailed access would not affect a preliminary recommendation for landmark eligibility based on limited information.

Behind the residence is at least one outbuilding that was not visible from the public right of way, however it can be seen in aerial photography. This current outbuilding is located in the same location as the outbuildings on the 1924 Sanborn map of the property, so they could potentially be the same structure. The April 1928 Sanborn map shows a one-story accessory structure setback approximately the same distance from the southern lot of the property which has remained vacant. There is no extant "outbuilding" structure as speculated here from an incorrect interpretation of an aerial photograph. If modifications with consequent irreversible loss of integrity, or an irreversible loss of contextual integrity are considered at either a local or area scale, neither the site nor structure would qualify for eligibility as an HCM.

In summary, the overall appearance of the 2103 Colby Avenue indicates that the property retains GeorgeGeorgeGeorge TaylorTaylorTaylor LoudenLoudenLouden AIA Architect GTL | HA Historical Architecture & Preservation

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integrity of in terms of location, design, materials, workmanship and feeling. The following is the evaluation of integrity of the single-family residence located at 2103 Colby Avenue:

Additionally, the building exhibits the use of a hierarchy of features on the different facades to place the most ornate and expensive features of the street facing facades while allocating the more economical features to the rear and southwest façades. Therefore, the residence retains integrity of design. (page 3)

This simplification of the characteristics of the property with reference to hierarchical features common to most structures does not imply an "integrity of design." The misunderstanding of integrity applied to a structure that has been enlarged and modified multiple times leads to a diminution of an accurate reading of the term "integrity" in definition.

The only substantial alteration to the property is the replacement of the front porch steps. However, the character-defining wooden ornamental features and wooden structure remain. Therefore, the residence retains integrity of materials.

Workmanship: Workmanship is the physical evidence of the crafts of a particular culture, people, or artisan during any given period in history of pre-history. The residence exhibits some of the characteristic workmanship of a vernacular Folk Victorian style residence, such as the ornamental wooden bracket, decorated bargeboard, and patterned shingle siding. The significance of these remaining features is accentuated by the fact that the original owner of the lot, Noble Snyder, may have been a carpenter, and that a later resident, john Latz, was known to be a carpenter. Considering these residents' skills, it is possible that some of these remaining wooden features were added by or both of them. The subject residence does retain integrity of workmanship. (page 3)

Again, speculation has been made that underestimates impacts of later and serial modifications to the structure. A further extrapolation presuming the both the skills and involvement of early owners of the property and the limited details present that exhibit the design characteristics of a "Folk Victorian" style is a stretch at best. In a short period available for research, Mr. Noble Snyder appears only as one member of an interested party on litigation over availability of irrigation water rights in Stanislaus County.

In the Application it is stated that the property is located in an HPOZ. This information per the City's ZIMAS site, states only that historic preservation review is required. Presumably considered as a contributor, the structure would have at least a Planning purview of proposed work. It is the GeorgeGeorgeGeorge TaylorTaylorTaylor LoudenLoudenLouden AIA Architect GTL | HA Historical Architecture & Preservation

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recommendation of this report that given the very low level of integrity remaining, following multiple alterations and modifications occurring after the period of significance (occurring post- 1950,) protection of the structure as an HCM is not warranted. Conflating broad categories for recommending designation for this residence structure is not warranted here. Further, it does no service to properties that have greater rarity, significantly greater integrity, and significance of association and are "inherently valuable for a study of a period style...."

If designation were based on an association with the significance criterion used, setting such a precedent for designation could force the City to evaluate untold numbers of potentially eligible buildings, solely because of their associations with broadly defined criteria. To designate every example would diminish vernacular structures that conform to higher levels of national and California criteria for designation. Asterisks are inevitable when criteria are not uniformly applied.

3 CONCLUSION OF ASSESSMENT

What is an appropriate vision for preservation and development in LA? How does one judge the preservation and continued maintenance of all potentially eligible buildings? What criteria should be used to justifiably elevate the best example of the style, as stated in the criteria for review? And how does a dramatic change in neighborhood scale and character resulting from the evolving neighborhood affect designations, considering the alterations to existing context? To insist on designation here would be inconsistent with the review standards and policy that the city has previously employed elsewhere. Equally, it would set a benchmark that would not serve the city well in the future, for either preservation or new development.

As a historical architect and reviewer, I recommend that the CHC deny the nomination until a more accurate analysis of the conditions and integrity of the structure is reviewed, based on a prudent and consistent analysis of accurate field condition assessments and accepted designation criteria. In our analysis this structure is not worthy of preservation as an "intact" example of the Folk Victorian style, as it lacks sufficient integrity to serve as an structure that is "inherently valuable for a study of a period style...."

GeorgeGeorgeGeorge TaylorTaylorTaylor LoudenLoudenLouden AIA Architect GTL | HA Historical Architecture & Preservation

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Thank you.

4 TECHNICAL ASSESSMENT PHOTOGRAPHS Reference the Appendix to this document

5 Summary c.v. of G. Taylor Louden AIA, author of this Historic Resource Assessment & Technical Memorandum George Taylor Louden AIA

Architect and Historical Consultant

Culver City, California e: [email protected] mobile: 310 874 8783

EDUCATION Columbia University, Master of Architecture, 1980 Teaching Assistant, Historical Preservation Program, 1978-1980

University of Virginia, Bachelor of Science in Architecture, 1976 Polytechnic of Central London, Diploma Program, 1975

REGISTRATIONS Licensed Architect in California 1992 (license C-24087) and New York 1982

Independent Historical Architectural Consulting Practice, GTL | MHA, Los Angeles, CA Principal, Sole Practitioner, Project Manager and Historic Preservation Specialist, 2004 to present

CONSTRUCTION PROJECTS El Pueblo Historic Monument LA Plaza de Cultura (1883 & 1888), LA County Department of Public Works, 2004-2010 Will Rogers State Historic Park, Ranch House Rehabilitation and Restoration; 2002-2006 Will Rogers State Historic Park, Guest House Restoration and Interpretive Center remodel, 2008 Will Rogers State Historic Park, Jim’s Barn Restoration; 2006-2007 John Marshall High School, (1930), façade repair assessment and Rehabilitation Approach, LAUSD, 2013 "le Trianon" Serrano Avenue Chateauesque 28 unit apartment building, rehabilitation and restoration, 2014-2015 "The Ellington" Hobart Avenue Art Deco 31 unit apartment building, rehabilitation and restoration, 2014 Fountain Avenue Mid Century Modern 18 unit apartment building, rehabilitation and restoration, 2013-2014 Rouse Building (1895 & 1924) Adaptive Reuse/ Barbara and Art Culver Center of the Arts, UC Riverside 2006-2010 Wadsworth Chapel / All Faiths Chapel (1900) Department of Veterans Affairs, West Los Angeles, 2002-2009 GeorgeGeorgeGeorge TaylorTaylorTaylor LoudenLoudenLouden AIA Architect GTL | HA Historical Architecture & Preservation

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“Almidor House” (1926-27) rehabilitation private residence, Woodland Hills, CA, 2004-2006 Chamber of Commerce Building (1929,) rehabilitation & restoration; Pioneer Village, Bakersfield, 2007 218 South Alta Vista residence, additions and alternations in Miracle Mile North HPOZ, Los Angeles, 2013-2016 101 South Alta Vista residence, additions and alternations in Miracle Mile North HPOZ, Los Angeles, 2015-2016 Los Angeles County Hospital, Patient's Building adaptive reuse, County of Los Angeles, 2013-2014 El Pueblo / LA Plaza de Cultura, museum interior modifications, LA County Department of Public Works, 2015-> Veterans Administration West Los Angeles Bob Hope Memorial Chapel, Construction Documents, 2015-> Rustic Canyon Rec Center/ Uplifter's Clubhouse (1923), Rehabilitation & Restoration, 2014-> “Almidor House” rehabilitation, 1926-27 private residence, fine arts restoration, Woodland Hills, CA, 2005-2006

DESIGN / BUILD CONSTRUCTION PROJECTS “Artemesia” Residence (1913,) rehabilitation, compatible construction, fine arts conservation, Hollywood, 2012 Will Rogers State Historic Park, Jim’s Barn Restoration; construction and finishing work, 2006-2007 “Almidor House” (1926-27) rehabilitation, private residence, fine arts restoration, Woodland Hills, CA, 2005-2006

HISTORICAL ASSESSMENT REPORTS AND DOCUMENTATION PROJECTS Hawthorne Grammar School (1928,) historical assessment and memorandum report, City of Beverly Hills, 2012 Town of Amboy Historic Structure Report, Route 66/ Mojave Desert, CA; National Park Service, 2007-2009 Veterans Administration San Francisco Medical Center, Vivarium project, Section 106 Review Report, 2010 Will Rogers State Historic Park, Equestrian Facilities Master Plan document, 2010-2012 Mapleton Building, 1954, historical assessment and memorandum report, City of Beverly Hills, 2012 Veterans Administration San Diego Medical Center, Garage project, Section 106 Review Request, 2013 SolarMax Adaptive Reuse assessment and project documentation for FMC Plant No. 2, Riverside CA, 2013 Former William Morris Agency building, 1954, 150 el Camino historical assessment report, City of Beverly Hills, 2013 Former William Morris Agency building, 1968, 151 el Camino historical assessment report, City of Beverly Hills, 2013 North Camden Residence, historical assessment report, City of Beverly Hills, 2013 Lexington Avenue Residence, historical assessment report, City of Beverly Hills, 2013 North Camden Residence, historical assessment report, City of Beverly Hills, 2013 Burton Way, Multi family Residence (Paul Williams) historical assessment report, City of Beverly Hills, 2013 Grand Avenue Residence historic assessment memo, City of South Pasadena, 2014 8665 Wilshire Boulevard office building historical assessment report, City of Beverly Hills, 2014 Veterans Administration West Los Angeles Bob Hope Memorial Chapel, Section 106 Review Request, 2015-> EKCO Manufacturing Facility, Whittier CA; Historic Assessment Report, 2015 Rustic Canyon Rec Center/ Uplifter's Clubhouse (1923), Preservation Master Plan / Historical Society, 2014-> Imperial Hardware Store, Assessment Report, Adaptive reuse and façade rehabilitation, Riverside CA 2015->

HISTORICALLY REFERENTIAL DESIGN, CONTEMPORARY CONSTRUCTION PROJECTS Richard Neutra's Hailey House, 1961, rehabilitation: research and design detailing, Los Angeles, 2013-2014 501 N Cahuenga, design of a compatible addition to a 1953 John Lautner addition to a 1924 residence; 2014 Durant Drive residential condominium, proposed compatible design, Beverly Hills, 2009-2011 Le Trianon, 1928 Historical Cultural Monument, master rehabilitation construction plan, Los Angeles, 2013-2014 292 South La Cienega, Preservation master plan, restoration and rehabilitation, City of Beverly Hills, 2013-2014 First Responder’s Fire Station House, Amboy California, compatible design in eligible district, 2009-2010 Montecito Country Mart, 1960’s thematic shopping center rehabilitation, JR Rosenfield, Santa Barbara, 2010 West Adams Specific Plan District, new 12-unit apartment structure design, Los Angeles, 2013 GeorgeGeorgeGeorge TaylorTaylorTaylor LoudenLoudenLouden AIA Architect GTL | HA Historical Architecture & Preservation

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Weisman Development, design consultant for multiple condominium projects, West Los Angeles, 2008-2011 Interpretive 1924 façade reconstruction design, HCM/Mills Act Property, Whitley Heights, Los Angeles, 2013 Entitlements study for proposed multifamily building development, Hawthorne Avenue, Los Angeles, 2014 Fountain Avenue mid-century modern apartment building, rehabilitation and alteration, 2013-2014 8665 Wilshire Boulevard, historical design recommendations and restoration, City of Beverly Hills, 2014 Barron Residence Compound, Bellagio Drive, Paul Williams residential remodel, Beverly Hills CA, 2014->

EXPERT WITNESS TESTIMONY, HISTORICAL PROJECTS 717 Schumacher Drive, Carthay Circle HPOZ, Residential reconstruction/poria, research and design detailing, Los Angeles, 2011-2012 Alpine Drive Assessment Report, Beverly Hills, 2014-2015

In association with: Fields Devereaux Architects & Engineers (now Harley Ellis Devereaux,) Los Angeles, CA Associate, Senior Project Architect, Project Manager and Historic Preservation Specialist, 1999-2004 Doheny Memorial Library, 1927, Voluntary Seismic Upgrade, University of Southern California Old Administration Building Restoration, 1903, Los Angeles County/USC Medical Center, Los Angeles Will Rogers State Historic Park, Ranch House Preservation and Mitigation, 1927-1935, Pacific Palisades CA

In association with: Hardy Holzman Pfeiffer Associates, Los Angeles, CA Project Architect and Historic Preservation Specialist, 1997-1999 Griffith Observatory, 1933, Historic Structure Report and Schematic Design, Los Angeles, 1997-1999 King Street Railroad Station, 1905, Rehabilitation and Design Development, Seattle WA 1998-1999 Encina Hall, Stanford University, 1891, Restoration and Rehabilitation, Palo Alto, CA, 1997-1999

In association with: Peter Marino + Associates, Architects, New York, NY Project Architect, Designer, and Construction Manager, 1990-1994 Barneys New York Retail Stores, Beverly Hills, Manhattan, Westport, Manhasset, 1991-1994 Whittle Corporate Headquarters, Knoxville Tennessee, 1990-1991

In association with: Mitchell/Giurgola Associates Architects (now MGA Architects,) New York, NY Construction Project Architect, Designer, Draftsman, 1985-1990 IBM, Customer Executive Education Center, Palisades, NY, 1986-1989 300 Atlantic Street, new commercial office building, Stamford CT, 1985-1988

In association with: James Stewart Polshek and Partners (now Ennead Architects,) New York, NY Historic Project Survey Team Leader, Assistant Project Architect, Designer, Draftsman, 1981-1982, 1990 Carnegie Hall, 1891-2, Rehabilitation, Manhattan, New York, 1981-1982 United States Customs House, Rehabilitation,1899-1907, Manhattan, New York, 1981-1982 New York Bar Association, Rehabilitation,1905, Manhattan, New York, 1982

In association with: Architectural Resources Group, Pasadena CA Historic Project Assistant Project Architect, 2006-2007 GeorgeGeorgeGeorge TaylorTaylorTaylor LoudenLoudenLouden AIA Architect GTL | HA Historical Architecture & Preservation

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Robinson Astrophysics Laboratory, Caltech, 1935-37, Rehabilitation, Pasadena CA

PROFESSIONAL MEMBERSHIPS American Institute of Architects; National Trust for Historic Preservation; California Preservation Foundation; Los Angeles Conservancy; The Association for Preservation Technology International; Institute of Classical Architecture & Art; DSW Volunteer, State of California EMA, Safety Assessment Program; Partial list of Preservation Offices, City of Los Angeles Planning Department; Approved Historical Consultant, City of Beverly Hills Professional Business License, City of South Pasadena Board Chair and two-term Architect representative for the City of Los Angeles Planning Department, Miracle Mile North Historic Preservation Overlay Zone Design Review Board

RECOGNITIONS Certificate of Recognition, City of Los Angeles, commended individually for dedicated service in historic preservation efforts of the community, 2010. Preservation Design Award, LA Conservancy 2001 (Doheny Library) Preservation Design Award, LA Conservancy 2004 (Old Administration Building) National Trust for Historic Preservation, Stanford University Projects Recognition 2001 (Encina Hall) Historic Preservation Award, The Old Riverside Foundation for Historic Preservation, 2010 (Rouse/ Culver Center)

PROFESSIONAL ACTIVITIES / LECTURES / WORKSHOPS / SEMINARS / WEBINARS California Preservation Foundation, member of Board of Trustees, 2015-present California Preservation Foundation, Education Committee member, 2009-present; California Preservation Foundation, Annual Conference Programs Committee member, 2008 (Napa), 2009 (Palm Springs), 2011 (Santa Monica), 2012 (Oakland), 2013 (Orange County), 2014 (Monterey); 2015 (San Diego); 2016 (San Francisco)

Study Tour Presenter, Will Rogers Ranch Restoration Project, California Preservation Foundation Conference, 2007; Moderator/Presenter, “Historic District Infill Design”, California Preservation Foundation Conference, 2008; Moderator/Presenter, “Historic District Infill Design”, “Construction Administration for Historical Structures”, and “Amboy California Historic Structure Report”, California Preservation Foundation Conference, 2009; Moderator/Presenter, “Historical View of Sustainable Design”, California Preservation Foundation Conference, 2010; Study Tour Presenter, Will Rogers Ranch Restoration Project, California Preservation Foundation Conference, 2011; Presenter, “Preservation Design Roundtable”, California Preservation Foundation Conference, 2011; Moderator and Presenter, “Preservation Design Roundtable”, California Preservation Foundation Conference, 2012; Moderator and Presenter, “Preservation Design Roundtable”, California Preservation Foundation Conference, 2013; GeorgeGeorgeGeorge TaylorTaylorTaylor LoudenLoudenLouden AIA Architect GTL | HA Historical Architecture & Preservation

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Moderator and Presenter, “Preservation Design Roundtable”, California Preservation Foundation Conference, 2014; Moderator and Presenter, “Preservation Design Roundtable”, California Preservation Foundation Conference, 2015; Moderator and Presenter, “Preservation Design Roundtable”, California Preservation Foundation Conference, 2016;

Speaker, AIA/Los Angeles Dwell Design conference, Historical Preservation Zones and Sustainable design, 2009;

Speaker, California Preservation Foundation Workshop, Secretary of the Interior’s Standards, Ventura 2008; Speaker, California Preservation Foundation Workshop, Secretary of the Interior’s Standards, San Francisco 2008; Speaker, California Preservation Foundation Workshop, Historical / Sustainable Design Practice, Riverside 2010; Speaker, California Preservation Foundation Workshop, “Secretary of the Interior’s Standards: A Facilities Management Perspective,” Pasadena, 2012; Speaker, California Preservation Foundation Workshop, “Preservation Construction: LA Plaza de Cultura,” Los Angeles 2015;

Speaker, California Preservation Foundation Webinar, “Why Save Historical Windows,” 2012; Speaker, California Preservation Foundation Webinar, “Preservation Design Practice,” 2013; Speaker, California Preservation Foundation Webinar, “What Style is it and Why” 2013; Speaker, California Preservation Foundation Webinar, “Process of Historical Design Agency Review” 2014;

Guest Lecturer: USC Historic Preservation Summer Program, 2003; Guest Lecturer: Los Angeles Planning Department / HPOZ Basic Training Educational Seminar series, 2005, 2006; Guest Lecturer: Los Angeles Planning Department / HPOZ Annual Conference Seminar, 2012; Guest Lecturer: Santa Barbara County Historic Landmarks Advisory Commission, 2004;

Design jury member, Los Angeles Conservancy Preservation Design Awards, 2006; Design jury member, Temple University School of Architecture, Philadelphia PA, Historical Design Studio, 2008; Design jury member, FIDM, Los Angeles CA, Historical Design Studio, 2008; Design jury member, University of Southern California, Los Angeles CA, Fourth Year Design Studio, 2010;

Ad Hoc Architectural Committee, Restoration of 1900 All Saint’s By the Sea Episcopal Church, Santa Barbara, 2012-. Buildings and Grounds Committee Member, All Saints Episcopal Church, Beverly Hills, CA, 2013-.

GeorgeGeorgeGeorge TaylorTaylorTaylor LoudenLoudenLouden AIA Architect GTL | HA Historical Architecture & Preservation

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End of Record Assessment & Technical Memo Issue date DRAFT 14 April 2016

George Taylor Louden AIA Historical Architect Historical Architecture Consultant George Taylor Louden AIA GTL | HA Historical Architecture & Preservation 6330 Green Valley Circle # 3301 Culver City CA 90230

Mobile 310.874.8783 e: taylor@historical architect.com Ca license no. C-24087

HISTORICAL ASSESSMENT RECORD MEMO

14 April 2016 ISSUE DRAFT

Project: Nakamura House, 2103 South Colby Avenue Los Angeles CA: Designation and Preservation

Subject: Review of existing structure:

APPENDIX / PHOTODOCUMENTATION

2103 South Colby Avenue Residence, aerial view, c. 2016: Google Maps GTL|HA research and site documentation recordation / April 2016

GeorgeGeorgeGeorge TaylorTaylorTaylor LoudenLoudenLouden AIA Architect GTL | HA Historical Architecture & Preservation

Nakamura House, 2103 South Colby Avenue Los Angeles CA: Designation and Preservation Historical Resource Assessment &Technical Memo: APPENDIX: Photo documentation / DRAFT Issue Date 14 April 2016/ Page 2/15

2103 South Colby Avenue Residence, context view from northeast. GTL|HA research and site documentation recordation / April 2016

2103 South Colby Avenue Residence, context view from north, rear yard vertical board fence enclosure. GTL|HA research and site documentation recordation / April 2016 GeorgeGeorgeGeorge TaylorTaylorTaylor LoudenLoudenLouden AIA Architect GTL | HA Historical Architecture & Preservation

2103 South Colby Avenue Residence, driveway gate and northwest corner view of house with offset gable. GTL|HA research and site documentation recordation / April 2016

2103 South Colby Avenue Residence, context view of east façade. GTL|HA research and site documentation recordation / April 2016 GeorgeGeorgeGeorge TaylorTaylorTaylor LoudenLoudenLouden AIA Architect GTL | HA Historical Architecture & Preservation

2103 South Colby Avenue Residence, east façade overview. Note different roof pitches of house and porch, added trellis, later foundation, steps, railings, lattice & windows. GTL|HA research and site documentation recordation / April 2016

2103 South Colby Avenue Residence, detail view of east façade Note roof pitch of house is 8-in-12 and the roof pitch of porch is approximately 5.5-in-12. Note the use of brackets on house roof eaves are not repeated on the porch, the fascia detailing of the two roofs are different, and the casing detailing of the porch gable louvre is distinctly different from the rest of the fenestration detailing used on the house. GTL|HA research and site documentation recordation / April 2016 GeorgeGeorgeGeorge TaylorTaylorTaylor LoudenLoudenLouden AIA Architect GTL | HA Historical Architecture & Preservation

South termination, main roof bargeboard. North termination, main roof board with upturn.

Porch and trellis, each with their own style of detailing and sheathing; inconsistent with main roof detailing. 2103 South Colby Avenue Residence, details of east façade showing differing conditions of roof detailing. GTL|HA research and site documentation recordation / April 2016

GeorgeGeorgeGeorge TaylorTaylorTaylor LoudenLoudenLouden AIA Architect GTL | HA Historical Architecture & Preservation

2103 South Colby Avenue Residence, south façade details (Vegetation prohibiting overall view) Note siding, soffit, fascia, replaced edge trim and soffit board; externally placed water supply, waste and vent plumbing lines. Note the rafter tails termination with a radial notch may have originally supported a half-round gutter, non-extant. GTL|HA research and site documentation recordation / April 2016

2103 South Colby Avenue Residence, south façade details Note siding, replaced foundation and corner trim and soffit board; typical fenestration trim (of main house) Siding dimension is 3/4" by 4-5/8" exposed weatherboard. GTL|HA research and site documentation recordation / April 2016 GeorgeGeorgeGeorge TaylorTaylorTaylor LoudenLoudenLouden AIA Architect GTL | HA Historical Architecture & Preservation

2103 South Colby Avenue Residence, south west façade detail; later modification and enclosure of rear porch Note siding, replaced edge trim and sheet metal covering added to enclosed porch at a non-original window. For comparison, note the eastern window on the south façade at right. The casing trim is original, the window altered. GTL|HA research and site documentation recordation / April 2016

2103 South Colby Avenue Residence, west (rear) façade detail view of later enclosure of porch. All construction visible is non-original construction dating after 1950, excepting the gable roof above at south. GTL|HA research and site documentation recordation / April 2016 GeorgeGeorgeGeorge TaylorTaylorTaylor LoudenLoudenLouden AIA Architect GTL | HA Historical Architecture & Preservation

2103 South Colby Avenue Residence, (rear) façade overall view. Note the unequal bracket spacing and layout. GTL|HA research and site documentation recordation / April 2016

2103 South Colby Avenue Residence, comparative view of west gable (left,) with east gable (right.) Noted that the soffit brackets are not an exact match, the modifications to the exposed sheathing, detailing of the later window trim, and the later modifications of awnings/hood trim at the west window. GTL|HA research and site documentation recordation / April 2016 GeorgeGeorgeGeorge TaylorTaylorTaylor LoudenLoudenLouden AIA Architect GTL | HA Historical Architecture & Preservation

2103 South Colby Avenue Residence, northwest corner façade, at window level (left) and the roof level (right.) Note the different bracket profile at the porch roof, inconsistent with the primary roof brackets; the added windows at the later porch enclosure inconsistent with the fenestration casing detail elsewhere on house; the vertical board siding at the later porch enclosure and the different corner board detailing. GTL|HA research and site documentation recordation / April 2016

2103 South Colby Avenue Residence, (rear) façade view of northwest corner façade, at foundation level. Note the later concrete brick and failing foundations, non-original door and security door, and failed siding at west facade with modified windows and trim. GTL|HA research and site documentation recordation / April 2016 GeorgeGeorgeGeorge TaylorTaylorTaylor LoudenLoudenLouden AIA Architect GTL | HA Historical Architecture & Preservation

2103 South Colby Avenue Residence, (rear) façade view. Note the added sunshade with fiberglass cover, modified window with enclosing unmatched siding, and altered soffit detail. Note absence of wall insulation. GTL|HA research and site documentation recordation / April 2016

2103 South Colby Avenue Residence, north façade overall view. Note the half-octagonal projecting bay window, with unmatched shed roof; dense vegetation and property line wire fencing supported on wood posts. GTL|HA research and site documentation recordation / April 2016 GeorgeGeorgeGeorge TaylorTaylorTaylor LoudenLoudenLouden AIA Architect GTL | HA Historical Architecture & Preservation

2103 South Colby Avenue Residence, north façade detail views. Note the projected bay window detail with atypical trim detailing suggesting reconstruction; the bay window is non aligned with the attic level bay window. GTL|HA research and site documentation recordation / April 2016

2103 South Colby Avenue Residence, north façade detail views. Note the projected bay window detail with sawtooth shingle trim detailing at left. Comparatively review the (presumed) original fishscale shingle detailing at the primary east façade gable, at right. A lack of consistent detail and overall design integrity is noted, particularly at the window detailing of trim and casing and the irregular flashing detail of the projected bay. GTL|HA research and site documentation recordation / April 2016 GeorgeGeorgeGeorge TaylorTaylorTaylor LoudenLoudenLouden AIA Architect GTL | HA Historical Architecture & Preservation

2103 South Colby Avenue Residence, Primary (east) façade detail views. Note the irregular and inconsistent detailing of the porch (a presumed later addition) especially where it intersects the original façade immediately above a window (presumed original) with a leaded glass transom. Note the differing bargeboard details at the main residence roof, center, and the porch roof at right. GTL|HA research and site documentation recordation / April 2016

2103 South Colby Avenue Residence (Primary (east) façade detail views. Note the door and security screen door and the porch ceiling. There is limited evidence to suggest that any of this detailing is original, or significant. GTL|HA research and site documentation recordation / April 2016

GeorgeGeorgeGeorge TaylorTaylorTaylor LoudenLoudenLouden AIA Architect GTL | HA Historical Architecture & Preservation

2103 South Colby Avenue Residence, site context view from north showing vertical board fencing. Note the RV within the site. GTL|HA research and site documentation recordation / April 2016

2103 South Colby Avenue Residence, site context view. Truck bed camper and RV, parked on site. Note the structure behind is on adjacent property. GTL|HA research and site documentation recordation / April 2016

GeorgeGeorgeGeorge TaylorTaylorTaylor LoudenLoudenLouden AIA Architect GTL | HA Historical Architecture & Preservation

2103 South Colby Avenue Residence, site context view of stored vehicles. Vehicle 1 on property (unknown model small delivery van; Vehicle 2 (Volkswagen); Vehicle 3 (Honda.) GTL|HA research and site documentation recordation / April 2016

2103 South Colby Avenue Residence, site context view, Greenhouse. Note this is the only structure on site that could be (marginally) identified as an accessory structure. This is an unpermitted lightwood wood framed structure, installed by the present owners c 1950, and not considered to have possessed significance. GTL|HA research and site documentation recordation / April 2016 GeorgeGeorgeGeorge TaylorTaylorTaylor LoudenLoudenLouden AIA Architect GTL | HA Historical Architecture & Preservation

2103 South Colby Avenue Residence, site detail view, greenhouse. Note there was no evidence of a foundation. GTL|HA research and site documentation recordation / April 2016

End of Record Memo Photo-documentation Issue date DRAFT 14 April 2016

George Taylor Louden AIA Historical Architect Historical Architecture Consultant