The Keller Block 1456-1460 3rd Street/227 Santa Monica, California City Landmark Assessment and Evaluation Report

Evaluation Report Photographs Parcel Map Sanborn Maps

Prepared for: City of Santa Monica Planning Division

Prepared by: PCR Services Corporation Santa Monica, California

October 2008 The Keller Block

1452-1460 3rd Street/227 Broadway City of Santa Monica APN: 4291-016-012 City Landmark Assessment and Evaluation

BACKGROUND INFORMATION

Description of site or structure, note any major alterations and dates of alterations

The subject property, the Keller Block, is situated on the northwest corner of 3rd Street and Broadway between 3rd Street to the east, 2nd Street to the west, Santa Monica Boulevard to the north, and Broadway to the south. The three-story brick masonry commercial building is located on the Third Street Promenade in the Central Business District. The property encompasses Santa Monica Lot L Block 172, which is approximately 50 feet by 150 feet. The Keller Block has a rectangular footprint and occupies the entire lot.

The subject property has been identified and assessed under the City’ ongoing survey process on three previous occasions. The mixed-use commercial building was first identified and recorded as part of the 1985-1986 Phase I survey process.1 The subject property, commonly known as the Keller Block, was recommended eligible for the National Register as a contributor to the “Third Street District” and given a National Register of Historic Places (NRHP) status code of 3. The subject property was later reassessed during the City’s 1994 Historic Resources Inventory Update following the 1994 Northridge earthquake.2 It was recommended eligible for listing individually and as a contributor to the National Register of Historic Places (NRHP). At that time it was also recommended that the Third Street and the Central Business Districts be reorganized into one district. No visible earthquake damage to the building was apparent at the time of the survey. Alterations noted in the 1994 City of Santa Monica Historic Resources Update included sandblasted and re-pointed brickwork.

The subject property was assessed again as part of the Historic Resources Inventory Update for the City of Santa Monica, Central Business District and Third Street Promenade in 1996.3 Although the Keller Block had no apparent alterations since the previous survey, it was recommended the NRHP status code be lowered because the enlarged mortar joints “diminished the building’s integrity of design.” The Keller Block was still recommended eligible as a local landmark and as a contributor to the locally eligible Central Business District, but was no longer considered individually eligible for the National Register. The NRHP status code was downgraded from 3S to 5B per a Review Committee meeting, September 28, 1996.

1 Phase I: Santa Monica Historic Resources Inventory, 1983. 2 Historic Resources Inventory Update for the City of Santa Monica, September 30, 1995. 3 Historic Resources Inventory Update for the City of Santa Monica, Central Business District and Third Street Promenade, April 12, 1998.

The Keller Block City Landmark Assessment and Evaluation Report page 1

Constructed in 1893, the architecture of the three-story commercial Keller Block appears to be a regional interpretation of the Romanesque Revival style (Figure 1). Originally the Keller Block was a mixed-use building with commercial storefronts on the first floor and a hotel on the second and third floors. The rectangular building was constructed with brick masonry and had cast iron storefronts that are still extant. A parapet with a distinctive decorative cornice (altered) encircles the corner tower, the east elevation, and the south elevation. The east and south elevations have both square windows with rectangular brownstone ashlar lintels and sills, and arched windows that have raised brick masonry surrounds and rectangular brownstone ashlar sills. A brick string course divides the first floor from the second floor. Cast-iron pilasters, cornices and mullions, by the locally important Llewellyn Brothers Iron Works of , frame the first floor storefronts (Figure 2). The original windows have been replaced with plate glass.

The primary (south) elevation facing Broadway is asymmetrically divided into nine bays (Figure 3). The bays are divided by brick vertically-grooved pilasters that terminate at the top of the second floor windows. Each bay has a combination of paired or single arched windows, or rectangular paired or single windows (Figure 4).

The main entrance to the building is located near the center of the south elevation. The main entrance is recessed beneath a heavy, rough-cut brownstone archway. A second large archway is just east of the primary (Figure 5). The central bay has paired square windows, a corbelled brick cornice and a parapet with decorative brick arches. The third story of the western-most bay has a heavy, rough cut brownstone archway over three square windows and a decorative stringcourse dividing the ground floor from the second story (Figure 6). The primary (south) elevation has four cast-iron storefronts (original) with large-plate glass windows (altered).

The corner turret has four bays of narrow arched windows on the second and third floors above the corner storefront entrance at Broadway and 3rd Street (Figure 7). The turret has a high decorative parapet (altered) with false windows. On the corner storefront there is a decorative cast iron surround framing the commercial space.

The secondary (east) elevation facing 3rd Street has seven narrow arches that begin above the ground floor commercial spaces and rise to the decorative cornice above the third floor. On the first and second floors narrow single-sash windows are set into the arches. The decorative cornice terminates into a corbel table (altered). The ground floor is composed of storefronts with cast iron surrounds.

The rear (west) elevation is a flat brick surface without ornamentation (Figure 8). The windows have brick segmental arched window openings. There is a loading dock with a roll- up door on the lower southwestern portion of the rear façade (Figure 9).

Alterations

There are several building permits on record with the City of Santa Monica for the Keller Block. In 1942 a building permit on record (Building Permit No. 6229) describes minor alterations made to the building valued at $550. Alterations in the sum of $485 were

The Keller Block City Landmark Assessment and Evaluation Report page 2 completed in 1948 (Building Permit No. 5239). Major alterations valued at $3,000 were completed by contractor, Arthur Moroney, in 1951 (Building Permit No. 9044). The exterior brickwork on the building was sandblasted in 1956 by contractor, Tim Gilligan (Building Permit No. 1956). In 1966, the south and east parapets were cut down to one foot as requested by the owner, Mrs. Harry J. Miller, Freeman/Bay Development Co., Inc (Figure 10). The alterations in the sum of $2,500 were completed by designer N. . Olson and T. H. Kendall, and engineer Kevin Kelly.

In 1987, the exterior envelope (shell) of the building was restored and the interior was renovated for office/retail use. The restoration included re-pointing, sandblasting and parapet reconstruction. In addition, a three-story brick addition was constructed in the northwest corner of the building, turning the originally L-shaped building into a rectangular building. The addition altered the rear (west) elevation. During the restoration the building was under the ownership of Third Street Limited. The restoration was valued at $845,000 and completed by architect Frank Dimster and contractor International Consolidated Center, Inc.

A building permit for the construction of a telecommunications site was granted in 2001. The construction included four equipment cabinets over the roof pad, one four-foot high antenna and a fiberglass screen located on northeast corner of the east elevation designed to replicate the original parapet. The improvements were valued at $50,000 and completed by architect Bolend Jaworski and contractor Brookstone Telecom.

A 1927 photograph indicates the Keller Block was painted white (Figure 11). This explains why the building was later sandblasted to remove the white paint during the 1950s and again in the 1980s. Other alterations not noted in the building permits are the replacement of the storefront glass windows and entrance doors. The main entrance double doors (227 Broadway) have also been replaced. The original Keller Block sign on the west elevation cornice has been removed.

The Keller Block City Landmark Assessment and Evaluation Report page 3 SURVEY EVALUATION

Statement of Architectural Significance

The Keller Block is a good example of a regional interpretation of the Richardsonian Romanesque Revival style. The Romanesque Revival style originated in Chicago in the office of architect Henry Hobson Richardson who was one of the first American architects to study architecture at the École des Beaux Arts in Paris. Richardson’s interpretation of the Romanesque Revival style incorporated architectural elements from Spanish, Italian, and southern French Romanesque architecture. The style was popular in America during the late nineteenth century and later came to be called “Richardson Romanesque,” after its creator. The style is characterized by building materials of large, rock-faced masonry, and wide arches quarried from local stone. The style was used for public and commercial buildings as well as elaborate residences. Modest interpretations of the style were also executed in wood frame with weatherboard and/or shingle siding. The restrained architectural detailing was in stark contrast with the elaborate Victorian style of the time. Richardson’s innovative plans and functional design philosophy first employed in the Romanesque Revival idiom eventually resulted in the development of the Shingle Style in residential architecture around the turn of the twentieth century.

During the late 19th century, several Richardsonian Romanesque buildings were constructed in Los Angeles county, although few of them remain extant today. The Keller Block in Santa Monica and the Boyle Hotel (Cummings Block) in the Boyle Heights community of Los Angeles are two notable rare survivors. The primary character-defining features of the style are two or three stories, monumental rounded arches over the primary entrance, covered recessed entranceway and porch, squared stone (ashlar) masonry, and asymmetrical openings on the elevations that are functional expressions of the interior plan and spaces.

The Keller Block is a regional interpretation of the “Richardsonian” Romanesque Revival style that became popular during the 1890s in the United States. The Keller Block displays many character-defining features of the Romanesque Revival style such as the rounded tower, asymmetrical facades, ashlar brownstone sills and lintels, arched openings, deeply recessed entrance, and masonry materials (brick and brownstone). The Richardsonian Romanesque style was probably selected to express the wealth and high social standing of the owner, Henry W. Keller, as well as the economic strength and solidity of the burgeoning commercial district in Santa Monica.

In sum, the subject property is an excellent representative example of a regional interpretation of the Richardsonian Romanesque Revival style as applied to a commercial building. It appears that the Keller Block is one of the only, if not the last, surviving example of the Richardsonian Romanesque Revival style in the City of Santa Monica. The Queen Anne style Santa Monica Bank Building was another impressive three-story brick building constructed in the early 1890s at about the same time as the Keller Block at the southeast corner of Santa Monica Boulevard, but it has been demolished. An article in the on July 31, 1894 noted the Keller Block and the Santa Monica Bank Block were the

The Keller Block City Landmark Assessment and Evaluation Report page 4 “only three-story bricks in town (Santa Monica).”4 Also constructed in the 1890s was the Whitworth Block (1891), a two-story structure at 131 Broadway, which still exists although in a much altered condition. Although the exterior of the Keller Block has been altered by sandblasting, the shortening of the parapet and its later reconstruction in-kind, replacement of the storefront windows with plate glass, and interior renovations, the character-defining features of the Richardsonian Romanesque Revival style still survive in the brick masonry, functional plan, and asymmetrical window openings. The cast-iron elements of the storefronts also survive intact and are important rare examples in Santa Monica forged by the Llewellyn Brothers Iron Works of Los Angeles.

Statement of Historical Importance

Santa Monica. In 1875, the original townsite of Santa Monica was surveyed, including all the land extending from Colorado Street on the south to Montana on the north, and from 26th Street on the east to the Pacific Ocean on the west. Between 1893 and the 1920s, the community operated as a tourist attraction, visited mostly by wealthy patrons. Those areas located just outside of the incorporated city limits were semi-rural in setting and populated with scattered residences. Following the widespread acceptance of the automobile in the 1920s, Santa Monica experienced a significant building boom, with homes being constructed in the tracts north of Montana and east of Seventh Street for year-round residents.

The City’s commercial district was established between Wilshire and Colorado, at Second, Third, and Fourth Streets. Also in the 1920s, Santa Monica saw the arrival of large companies, such as Merle Norman Cosmetics and Douglas Aircraft. In the years immediately prior to America’s entry into World War II, Santa Monica’s development escalated as Douglas Aircraft received increasing numbers of government contracts. After the war, when Southern California was flooded with returning veterans and their families seeking homes, the demand for housing continued to be high in Santa Monica, and apartment construction in particular escalated.

Hotels. The first hotel built in Santa Monica was located in the Santa Monica Canyon, a popular camping area, during the 1870s.5 The next hotel was the Santa Monica Hotel, at the corner of Railroad (Colorado) and Ocean Avenue, which served as housing for workers who were constructing the Los Angeles and Independence Railroad from Santa Monica to Inyo County. The Railroad failed, and as a result so did the Santa Monica Hotel. Four years later, the owner of the former Santa Monica Hotel, J. W. Scott, constructed a massive new hotel, the Arcadia Hotel, near the site of the original Santa Monica Hotel at the corner of Ocean Avenue between Colorado and . It was a luxury hotel with 125-rooms and the latest amenities. The Arcadia Hotel, an all wood building, was not properly maintained and eventually was condemned and demolished in 1908. During the 1890’s many small- scale hotels were constructed, such as the Hotel Jackson in the Keller Block (1893), the Windemere across from the Los Angeles and Pacific Railway Depot, the Ocean View House (converted into apartments) on Ocean Avenue between Santa Monica Boulevard and Arizona

4 The Los Angeles Times, “Santa Monica,” July 31, 1894, p. 9. 5 Evening Outlook, “SM Hotels: Luxury Within Limits,” May 17, 1975, pgs. 11C-12C.

The Keller Block City Landmark Assessment and Evaluation Report page 5 Avenue, and the St. Mark’s Hotel (currently artist’s studios). The Miramar, a three-story Victorian house, was constructed at the corner of Ocean Avenue and Nevada () in 1889, but was converted into a hotel in 1921 by King C. Gillette. Later a six- story building was added in 1924. A hotel boom in Santa Monica began in the late 1920’s. The Carmel Hotel was built in 1922 (renovated), the Casa Del Mar was constructed in 1927, and the Georgian Hotel was constructed in 1933.

The Keller Block and Vicinity. Beginning in the 1880s, the City’s commercial district included 2nd Street from Utah (Broadway) to about a half block north. During the following decade, 3rd Street became the city’s principal commercial street. The architecture of 3rd Street was primarily small-scale (one-story) brick vernacular commercial buildings. By 1888, a hotel and theater were built at the northeast corner of 3rd Street and Broadway. Within the next five years, two of the City’s three most architecturally distinctive commercial buildings of the period were built on 3rd Street: the Keller Block (Carroll H. Brown, architect) which is still extant at the southwest corner of Broadway; the Bank of Santa Monica Building (demolished) at the southeast corner of Santa Monica Boulevard; and the Whitworth Block (altered) at 1460 2nd Street.6 Tax assessor information indicates the Keller Block was built in 1898. However, Sanborn maps indicate the approximate date of construction was 1892-1895 and an article in The Outlook, the local Santa Monica newspaper, indicates that the Keller building was constructed in 1892 at the cost of $25,000.7 The Keller Block was open to the public in 1893.8 An original building permit was not found.

Prior to the construction of the Keller Block, between 1892 and 1893, Sanborn maps show that there was a saloon with a dining room and kitchen on the lot. However, in 1891, the lot was vacant, indicating the saloon had been demolished for the construction of the Keller Block, which first appears on the 1895 Sanborn Map. An article in The Outlook on April 1, 1893 described the Keller Block (Figure 1) as “substantial brick, with iron and plate glass fronts on the ground floor, with all the best appliances for gas, water and such conveniences as are needed in a first-class building.”9 The construction of the Keller Block was funded by Henry W. Keller. On April 28, 1894, The Los Angeles Times reported Henry W. Keller purchased the 50 feet by 150 feet corner lot for $2,600.10

The Keller Block was originally built as a mixed-use commercial building with two ground- level stores facing 3rd Street, and four ground-level stores and the hotel entrance fronting Utah (Broadway) (Figure11). The Hotel Jackson (Figure 13) occupied the upper floors of the building in what was the largest commercial building of its time in Santa Monica.11 The main entrance to the Hotel Jackson was located on Utah Street, located between the drugstore and the newstand, providing access to the hotel on the upper floors. An article in the Los Angeles Times on May 3, 1893 described the Hotel Jackson as “a new brick structure, centrally located and newly and elegantly furnished, to which is added the latest appliances

6 Santa Monica Historical Resources Inventory 1985-1986, Final Report, pp. 28-29. 7 The Outlook, December 20, 1892. 8 The Outlook, “Keller Block: A Handsome Edifice of Metropolitan Proportions,” April 1, 1893, no. 13, p. 1. 9 Ibid. 10 The Los Angeles Times, “House and Lot,” April 28, 1894, p. 9. 11 The Outlook, “Keller Block: A Handsome Edifice of Metropolitan Proportions,” April 1, 1893, no. 13, p. 1.

The Keller Block City Landmark Assessment and Evaluation Report page 6 for comfort and convenience and a first class-table.”12 The room rates started at $2 a day. The first floor of the hotel (2nd floor of Keller Block) included 19 bedrooms, a reception hall, parlor, kitchen and pantries. The second floor of the hotel (3rd floor of Keller Block) included bedrooms and a bridal chamber. The storefronts on the first floor facing Broadway contained E.E. Baracks’ newsstand/tobacco shop, O.G. Tullis’ jewelry store, a vacant store and a rear barbershop. The storefronts on the first floor facing 3rd Street were J.B. Folsom Dry Goods and Clothes and a drugstore operated by W.T. Gillis. The Outlook described W.T. Gillis’ drugstore as:

The entrance is at the corner of two thoroughfares which the store faces. The main Third Street front consists of two immense plate-glass windows, while there is a still larger window next to the entrance on Utah Avenue. These windows and the glass doors expose the entire interior, which is as beautiful as any picture ever conjured from the busy brain of an artist…It is an establishment that is a noted ornament of the town and we are sure you will all join us in its praises.13

By 1899, the Clarendon Hotel (Figure 14) had replaced the Hotel Jackson.14 The 1902 Sanborn map also shows the change of hotel ownership. The proprietor of the Clarendon Hotel was James Orr. The 1902 Sanborn shows the stores on the ground floor included a grocery warehouse, a vacant store, the Santa Monica Transfer office, and a barber shop (north to south). The dining room and kitchen for the Clarendon Hotel was located on the second floor above the stores.

By 1909, the occupancy of the Keller Block changed again. A tailor was located in the former grocery warehouse. An express office was located in the formerly vacant store, and an office replaced the barber shop. There is no indication on the Sanborn maps if the upper floors were still being used as a hotel in 1909, but the 1907 and 1912 Santa Monica City Directories indicate the Hotel Clarendon was still in operation. The 1913-1914 Santa Monica Directory indicates the Hotel Clarendon changed its name to the Santa Monica Hotel. The last year the Santa Monica Hotel is listed in the Santa Monica Directory is April 1966. The next years show no businesses listed at 227 Broadway.

In 1976, the Keller Block was acquired by the city and later the upper floors were condemned.15 The real-estate development firm, McDade & Shindler, purchased the Keller Block in 1984 and intended to extensively renovate the building for retail and office use. In 1984, the Santa Monica Planning Commission approved change of use and remodeling plans for the Keller Block, which included the addition of restaurants and offices on the second and third floors.16 By April of 1986, the renovation plan for the Santa Monica Third Street Mall was unveiled.17 The blighted three-block outdoor shopping area was to be redeveloped into a European-style shopping plaza with cafés, theaters, shops and department stores. The Keller

12 The Los Angeles Times, “The Hotel Jackson,” May 3, 1983, p. 8. 13 The Outlook, February 4, 1893. 14 The ownership change was found in the 1899 Santa Monica City Directory. 15 Wolfe, Evelyn de, Los Angeles Times, “New Look: Twin Buildings Renovated,” April 29, 1984, p. F1. 16 Los Angeles Times, “Panel OKs Third Street Mall Plans,” November 8, 1984, p. WS5. 17 Los Angeles Times, “Plan Unveiled for $10-million Renovation of 3rd Street Mall,” April 20, 1986, p. WS1.

The Keller Block City Landmark Assessment and Evaluation Report page 7 Block was across the street from the Santa Monica Place Shopping Center, an enclosed two- block mall designed by Frank Gehry. By May of 1987, the restoration of the Keller Block was completed. The restoration of the Keller Block was seen as a major step towards the revitalization of the Santa Monica Third Street Mall. The $2 million restoration was lead by the investment group, Third Street Limited, and included exterior paint removal to expose the red brick, re-pointing, reconstruction of the parapet and the insertion of a new steel frame inside the structure.18

The Keller Block has been nominated twice, unsuccessfully, for City of Santa Monica landmark designation. The first nomination for historical designation was in October 1975, but the proposal was rejected.19 In December 1977, the Santa Monica Landmarks Commission voted 3 to 2 in favor of declaring the Keller Block as a landmark, however four votes in favor of landmark designation were required, and thus the designation was denied.20

Person(s) of Historical Importance

Henry Workman Keller, the developer of the Keller Block, was an influential figure in the development of Santa Monica and other Los Angeles communities. His financial investment in Santa Monica contributed to the development of the 3rd Street Commercial District. An article published in The Outlook regarding the Keller Block, stated he was “a young gentleman of means, who has shown his confidence in Santa Monica not only by the erection of this fine edifice, but in building several other handsome houses.” Keller’s father, Mathew Keller, was the one-time owner of the Rancho Malibu. Keller’s father, Matthew Keller, bought the land from Leon V. Prudhomme for 10 cents an acre ($1,400 total) in 1857 and later left the land to his son, Henry Keller, in 1881.21 After he was orphaned in childhood, Henry Keller managed his father’s Rancho Malibu cattle business at the age of 18. The $25,000 construction cost of the Keller Building may have been raised from the sale of the Malibu Rancho to Frederick Hastings Rindge in 1891. Frederick K. Rindge purchased the 14,000 acre ranch for $10 an acre from Henry Keller.22

Henry Keller was an active member of Santa Monica society and a fervent sportsman, dog breeder, president of the South Coast Land Company and the Bolsa Chica Land Company, the vice-president and general manager of the Riverside Portland Cement Company, and the director of the Automobile Club from 1908 to 1938.23 After he sold the ranch in 1891, he became active in many real estate ventures. In 1907, Henry W. Keller and his family moved from Santa Monica to Boyle and Fourth Street, into a Mission-Revival style house designed by C.H. Brown, the same architect as the Keller Block.24 He was also instrumental in

18 Moosbrugger, Ed, The Outlook, “Keller Block Restoration Completed: Renovation see as boom to SM mall,” May 1, 1987. 19 Morgenthaler, Anne, Evening Outlook, “SM's Mayfair Music Hall, Keller block: panel considers landmark status”, October 18, 1977, 13. 20 Morgenthaler, Anne, Evening Outlook, “Landmark: Keller block turned down by SM panel,” December 8, 1977, 23. 21 Rollins, Bill, Los Angeles Times, “Tile Home a Link to Malibu’s Past,” January 8, 1984, p. WS_A1. 22 MacDowell, Syl, Los Angeles Times, “The Forgotten Story of Malibu,” June 30, 1929, p. F 10. 23 Los Angeles Times, “Henry Keller, Pioneer, Civic Leader, Dies,” November 11, 1958, p. B1. 24 Los Angeles Times, “The Keller Home,” January 6, 1907, p. V24.

The Keller Block City Landmark Assessment and Evaluation Report page 8 bringing the first zoo and municipal golf course to Griffith Park as a member of the Los Angeles City Park Commission in 1915. Additionally, he served as the chairman to the committee that designed Los Angeles’ first traffic plan in 1920. Henry W. Keller died at the age of 89 on November 9, 1958, and his obituary in the Los Angeles Times honored him as a “pioneer and civic leader.”25

The architect of the Keller Block, Carroll H. Brown, was a significant local developer, builder, and architect in Santa Monica and Los Angeles during the 1890s and early twentieth century. He was born in 1863 in Illinois, moved to Los Angeles in the 1880s and practiced architecture in Los Angeles until his death on November 17, 1920.26 Based upon research of existing buildings attributed to Carroll H. Brown, it appears that he was highly skilled in the regional interpretation of the Richardsonian Romanesque Revival style. Two of his most notable Romanesque Revival style buildings in Los Angeles are the Stimson House at 2421 (Historic-Cultural Monument in the City of Los Angeles in 1979 No. 212) and the Stimson Block (1893), which once stood at the corner of Third and Spring Streets. The Stimson Block was demolished in 1963.27 The articulation of Romanesque Revival detailing in the Keller Block reveals the skill of Carroll H. Brown as a designer.

Carroll H. Brown designed many residences, commercial buildings, and institutional buildings around Southern California for prominent clients. Some of the residences he designed included the Louis Shiveley Residence on Hill Street between Ninth and Tenth Streets, the H.L. Macneil Residence on Sixth Street between Olive and Hill Streets, the Andrew Nichols Residence on Olive near Ninth Streets, the M.G. MeKoon Residence on the corner of Orange and Kipp Streets, and the George Patton Residence on Fort Street near Rock Street.28 He also designed residences for W. G. Whorton, Charles H. Ruddock, J.D. Hooker, J.W.A. Off, E.A. Miller, Dr. Norman Bridge, J.M. Elliott, W.T. Maurice, H.L. McNeil, Thomas A. Lewis, J. Winston, J.W. Hinton, James C. Keys, Judge John D. Cohrs, Dr. F.T. Dicknell, J. Boyd Francisco, and M.D. Chamberlin.29 Carroll H. Brown also designed schools, including the Alhambra School, Arizona Territorial Reform School, Puente High School, and a Long Beach school house. Large scale commercial buildings he designed are the Henne building (1897) at Spring and Third Streets, the Harper and Reynolds building on Main and Los Angeles Streets, the Griffith Block in Azusa, the California Yacht Club on Terminal Island, and rooms in the Wilcox Building for the California Club. He was also commissioned to design a monument of General Phillipes Banning in Wilmington and a granite retaining wall for A. E. Pomeroy on Charity Street above Fifth Street.

According to the National Register guidelines for evaluating historic properties, hotels may include guests of historical importance or prominence in the community; however, current research did not identify any guests who appeared to be historically significant or whose specific contributions to history can be identified or directly connected to this property. The residents of the subject property were employed in a variety of blue collar and white collar

25 Los Angeles Times, “Henry Keller, Pioneer, Civic Leader, Dies,” November 11, 1958, p. B1. 26 http://eng.archinform.net/arch/26237.htm, accessed September 18, 2008. 27 Whitney, Henry F, Biographical Dictionary of American Architects (Deceased), (Los Angeles, Hennessey & Ingalls, 1970), p. 80. 28 Los Angeles Times, “New Buildings,” October 20, 1885. 29 Los Angeles Times, “The Henne Building,” January 1, 1897, p. 38.

The Keller Block City Landmark Assessment and Evaluation Report page 9 occupations including electricians, waitresses, “capitalists”, bakers, and doctors (see appendix). Review of city directories to identify the occupants of the stores on the first floor of the Keller Block did not identify any tenants, businesses or restaurants of significant historical importance (see appendix).

Statement of other significance

No other evidence was discovered in current research of the property to indicate other significance.

Is the structure representative of a style in the City that is no longer prevalent?

The subject property located at 227 Broadway is a distinctive local example of the Richardsonian Romanesque Revival architectural style as applied to a commercial building by a notable regional (Santa Monica and Los Angeles) architect, Carroll H. Brown. After reviewing the City’s Historic Resources Inventory and having conducted a windshield survey of the area, it appears that the Keller Block is the oldest and last surviving example of a brick masonry Richardsonian Romanesque Revival commercial building in the Central Business District. Sandblasting to remove non-original exterior paint and renovations for adaptive reuse of the building have detracted to a degree from the integrity of the resource but also served to retain its most important character-defining features. As it stands today, the Keller Block has relatively good integrity for a rare late 19th century three-story masonry commercial building in Santa Monica, exhibiting high quality brickwork including segmental arches, decorative arches and corbelling as well as contrasting ashlar brownstone sills and cast-iron storefronts forged by the Llewellyn Brothers Iron Works of Los Angeles. Therefore, the Keller Block is an excellent representative of a style no longer prevalent in the city.

Does the structure contribute to a potential historic district?

The subject property has been previously identified in the City’s Historic Resources Inventory (1985-1986 Phase I, 1994 Update, and the 1998 Update) as being a contributor to the Central Business District and still remains a district contributor.

CONCLUSION

In summary, based on current research and the above assessment, the property located at 1452-1460 3rd Street/227 Broadway appears to meet several City of Santa Monica Landmark criteria. The property was evaluated according to statutory criteria as follows:

Landmark Criteria:

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

The property appears to satisfy this criterion. In applying the City’s significance criteria for individual recognition as a potential City of Santa Monica Landmark the subject property appears to possess sufficient historical importance and architectural

The Keller Block City Landmark Assessment and Evaluation Report page 10 merit to warrant such designation. The interior of the building has been extensively renovated. The fenestration has been replaced throughout; however, the cast-iron store fronts have been retained and the “in-kind” window replacements are compatible in design with the overall architectural character of the building. The Keller Block is a rare example of a large, architecturally distinctive, 1890s masonry multi-use commercial building in Santa Monica. The subject property retains the majority of its primary character defining features on the exterior including the mixed-use commercial plan and layout; the corner tower and turret; distinctive brickwork; arched openings; rectangular openings with contrasting stone lintels and sills; and cast-iron store fronts by the Llewelyn Ironworks of Los Angeles. Therefore, the property significantly manifests the City’s early commercial developmental history, and exemplifies the community’s important architectural heritage.

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

The resource does not appear to meet this criterion. The building lacks sufficient aesthetic or artistic interest or value necessary for designation.

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

The property does not appear to satisfy this criterion. Although the subject property is identified with Henry W. Keller who is important in the development and history of Santa Monica and Los Angeles and was the one time owner of the Rancho Malibu, the property’s association with Henry W. Keller does not meet the threshold of significance to satisfy this criterion.

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

The property appears to satisfy this criterion. The subject property is an excellent regional representation of the Richardsonian Romanesque Revival style. The Keller Block incorporates the massing, roof form, parapets, turret, brick and ashlar brownstone, and other signature trademarks of the idiom in its overall design. Because it is the oldest and last remaining example of this style as applied to commercial buildings within the general area between Wilshire Boulevard and Broadway located in the Central Business District in the original Santa Monica townsite, it is very important in illustrating the historic architectural context of that area.

The Keller Block City Landmark Assessment and Evaluation Report page 11 9.36.100(a)(5) It is a significant or a representative example of the work or product of a notable builder, designer or architect.

The subject property does appear eligible for local landmark designation under this criterion. Carroll H. Brown was a significant architect, who designed several regionally important buildings including the Keller Home in Boyle Heights, the Romanesque Revival Stimson House on South Figueroa, and the Romanesque Revival Stimson Block on Third and Spring Streets. Based on existing documentation and extant buildings designed by Carroll H. Brown, the Keller Block is a one of the last remaining examples of the large scale highly stylized buildings Brown designed. Therefore, the Keller Block is eligible under this criterion as a rare example of a notable architect’s work.

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

The property appears to satisfy this criterion. The Keller Block’s massing and proportions with its primary elevation facing south towards Broadway and a large turret on the corner of 3rd Street and Broadway is a notable feature of the Central Business District. As a result, the Keller Block is an established and familiar visual feature of the neighborhood.

The Keller Block City Landmark Assessment and Evaluation Report page 12 BIBLIOGRAPHY

The Daily Outlook.

Los Angeles Times.

California Historical Resource Status Codes.

Santa Monica Historical Resources Inventory 1985-86 Final Report.

Santa Monica Historical Resources Inventory Phase 3 Final Report.

Santa Monica Historic Resources Inventory Update, September 1995.

Online Property Information System-City of Santa Monica GIS.

The Santa Monica Community Books. (all editions).

Santa Monica Building and Safety Department. Building Permits.

The Santa Monica Blue Book. (all editions).

The City of Santa Monica Cross Reference Directory.

The Santa Monica City Directory.

National Park Service. National Register Bulletin: How to Apply the National Register Criteria for Evaluation. Washington DC: U.S. Dept. of the Interior, , Interagency Resources Division, 1990.

Sanborn Fire Insurance Maps, City of Santa Monica.

The Keller Block City Landmark Assessment and Evaluation Report page 13 SANTA MONICA DIRECTORY RESEARCH The Keller Block

1456-1460 3rd Street/227 Broadway Santa Monica, California

1899 - Keller Block (The Clarendon Hotel) NW Corner 3rd and Utah Ave. p. 20 - JM Orr proprietor, the Clarendon Hotel, Keller Block, p. 37 - Guyer, CN, DDS, Rm. 6, the Clarendon Hotel, p. 34 - Shelter, EC, stand in front of the Clarendon Hotel, p. 35 - Liljegren, Theo, office in alley rear of Clarendon Hotel, p. 44 - NH Hamilton, MD, Physician and surgeon, office room 7 and 8, Keller Block, p. 48 - Clarkson N. Guyer, DDS, dentist, rm. 6, p. 48 - Andrew, LT, electrician, HC, p. 50 - Devine, John, Drugs, H.C., p. 56 - Lindsey, CM, dentist, p. 68 - Moore Aron, capitalist, p. 71 - Reuter, Miss. Josie, waitress, H.C., p. 74 - Corner drugstore Devine pharmacy, John Devine, p. 21 - Telephone office located in drugstore of John Devine, Keller Block, Alice Buston, operator

1905 - Ansted, Grace, Miss Moodyes Bakery, R., p. 24 - Bayless, Thomas, W. Sunset Telephone, R., p. 26 - Taylor, A. Carpenter, p. 81 - Holland, Wm., Mgr., Sunset Telephone and Telegram Co. - Bellet, John, proprietor barber shop, 219 Utah Ave., R. Same - Cole, John H, Manager, Clarendon Hotel, p.33 - Freeman, E.G., Santa Monica Transfer, 221 Utah Ave, p. 41 - Hamilton, N.H., physician and surgeon, rms. 6-7 and 8, Clarendon Hotel, p. 46 - Mooser, E., Dry Goods, 3rd and Utah, p. 64 - Taylor, A. Carpenter, Clarendon Hotel, p. 81 - Volkan, M. H., druggist, r. 211 3rd (drugstore at 215 3rd), p. 85

1907 - 3rd and Utah, Clarendon Hotel - Hamilton, Dr. N.H. - Wells Fargo & Co. Agent, Miss Z. C. Winn, 223 Utah - Viney, H.P., Metre Inspector, rms at the Clarendon Hotel - Smalles Dry Goods Store, BNW Smalle, proprietor, 203 3rd - See and Palmer, 219 Utah - Santa Monica Transfer Co, Eg Freeman, Mgr, 221 Utah - M. Knight, GR, Clerk (Dales Bros), rms at Clarendon Hotel

The Keller Block City Landmark Assessment and Evaluation Report page 14 - McNeary, PS, Pool Room, 3rd and Utah - Martin, Frank, Driver for W.F. Express, rms at Clarendon Hotel - Heacock, HR, rms at Clarendon Hotel

1912 - 227 Utah - Clarendon Hotel, JH Proprietor for rms - Heacock, Howard, 227 Utah - Hamilton, Newell, H Physician - 219 Utah Moxley JW Barber - Santa Monica Transfer Co, John McKinley proprietor, pianos, freight, furniture and baggage moving - Santa Monica Supply Company, WH Wilson pres, EP Nittinger Sec

1913-14 3rd - 1456 Van Sant & Reynard Pianos Lazzaroni Geo gro Utah (Broadway) - 219 Moxley JW Barber - 221 Santa Monica Transfer Company - 223 Abbot WA Bazaar - 225-227 Hotel Santa Monica - 227 Santa Monica Hotel, Waterhouse Christ Science Practice

1915-1916 3rd - 1456 Vacant Maney CM gro Utah (Broadway) - 219 Moxley, JW Barber Williams Marion Book Blk - 221 Santa Monica Transfer Co - 223 Simpson ME Variety Store - 225 Kurland Max Tailor - 227 Santa Monica Hotel

1917 3rd - 1456 Plummer AR Mrs Furn - 1458 Minich HE gro Puccini and Lazzeroni Fruits Utah (Broadway) - 219 Moxley JW Barber - 221 Santa Monica Transfer Company Kennedy Mathilda Mrs Art Goods Taylor Ab Jr Kodak Supplies

The Keller Block City Landmark Assessment and Evaluation Report page 15 - 223 Vacant - 225 Kurland Max Tailor - 227 Santa Monica Hotel fur rms Collins JH

1918 3rd - 1456 Plumer AR Mrs Furn - 1458 Minich HE gro Puccini and Lazzeroni Fruits Utah (Broadway) - 219 Moxley JW Barber - 227 Santa Monica Hotel Furn Rms Skinner FD Miss Fur rms

1919-1920 3rd - 219 Moxley JW barber - 227 Santa Monica hotel fur rms Brennon SE Mrs fur rms

1921-22 3rd - 1456 Santa Monica Furniture Company Utah (Broadway) - 219 Moxley JW Barber - 221 American Red Cross Salvage Shop - 223 Bunker HW stove repr - 225 Hayes and Winxson Rest - 227 Santa Monica hotel furn rms

1923-24 3rd - 1456 Santa Monica Furniture Co Edbory Arvid Shoe Repair Miller and Prior Tailors Utah (Broadway) - 219 Moxley JW Barber - 221 Davenport WJ upholstery Davenport WJ gen reprs - Hindeder PC bicycle repr - 225 Wigle Murt Rest - Santa Monica Hotel Lewis EM Mrs furn rms Lewis JW private detective

The Keller Block City Landmark Assessment and Evaluation Report page 16 1925 3rd - 1456 Santa Monica Furn Co - 1458 American Show Renewing Co Utah (Broadway) - 219 Katow Tern Barber - 221 Hinderer PC - 225 Wigle Murt Restr - 227 Lewis Elsie M Mes furn rms Lewis JW Santa Monica Hotel

1927 3rd - 1456 American Shoe Renewing Co Bertholf and Sons Coml Photog - 1458 Broadway Toggery Men’s Furngs Utah (Broadway) - 219 Katow Tern Barber - 221 Prior Conway Tailor - 223 Hinderer PC Bicycles - 225 Wigle Murt Restr - 227 Santa Monica Hotel

1928 3rd - 1456 American Shoe Renewing Co Bertholf and sons Photo Finishing Edburg Bros Shoe Repair - 1458 Broadway Toggery men’s furnishings Utah (Broadway) - 219 Wigle Murt Rest - 221 Prior Conway Tailor - 223 Horwitz AH Trunks - 227 Santa Monica Hotel Warner DC

1930-31 3rd - 1456 American Shoe Renewing Co Bertholf Photo Finishing Edberg Bros Shoe Repair - 1458 Broadway Toggery men’s furnishings Utah (Broadway) - 219 Wigle Murt Restr

The Keller Block City Landmark Assessment and Evaluation Report page 17 - 221 Pmor CA Tailor - 223 Horowitz AH Trunks and cigars - 227 Santa Monica Hotel Waugh Ida Mrs.

1933 3rd - 1456 A Shoe Repr Edborg Bros Shoe Repr Greco Frank Barber Horowitz AH Cigars - 1458 Bloomfield Isidore Men’s Co Utah (Broadway) - 219 Wigle Murt R. - 221 Prior CA Tailor - 223 Vacant - 225 Kahn Saml Rugs - 227 Santa Monica Hotel Van Wrinkle CR

1936 3rd - 1456 American Show Renewing Co Greco Frank Barber Jones Henry Shoe Shine - 1458 Bloomfield Isidore Men’s clo Utah (Broadway) - 219 Horowitz AH Retr - 221 Prior CA Tailor - 223 Siegel SA Men’s clo - 225 Jack’s key and fixit shop - 227 Santa Monica Hotel Crooks IA Post JJ

1938 3rd - 1456 Edborg Bros Shoe Reprs – Greco frank barber - 1458 Bloomfield Isidore Men’s clo Utah (Broadway) - 221 Steadman EA Tailor - 223 Siegel SA Men’s clo - 225 Jack’s key and fixit shop - 227 Santa Monica Hotel Crooks IA Post JJ

The Keller Block City Landmark Assessment and Evaluation Report page 18 1940 3rd - 1456 American Shoe Renewing Co - 1456 ½ Fields Wallace Shoe Shiner Ruocco RJ Barber - 1458 Bloomfield Isidore Men’s clo Utah (Broadway) - 219 Horwitz Robt Restr - 221 Steadman EA Tailor - 223 Klein Louis Pawn – Broker - 225 Jack’s Key and Fixit Shop - 227 Santa Monica Hotel Crooks IA Post JA

1947-1948 3rd - 1456 Shapiro Mortons Shoe Repr - 1458 Snack Shop Restr - 1460 Bloomfield Isadore Men’s Furngs Utah (Broadway) - 219 Horwitz Robt restr - 221 Bway tailors - 223 Star Sulvy and Loan Co. - 225 Nelson VL Barber - 227 Santa Monica Hotel Morris Mary Mrs.

1952-53 3rd - 1456 Vickis Beauty Shop - 1458 Daniel’s Snack Bar Restr - 1460 Army and Navy men’s store men’s clo Utah (Broadway) - 219 Sunset Café Liquors - 221 Bway tailors - 223 Star Jwlry and Loan Co. - 225 Nelson VL Barber - 227 Santa Monica Hotel Morris Mary Mrs.

1954 3rd - 1456 Dutchson Keith Optom - 1458 Carl’s Snack Bar Restr - 1460 SM Army and Navy Store Men’s Clo

The Keller Block City Landmark Assessment and Evaluation Report page 19 Utah (Broadway) - 219 Sunset Café Liquors - 221 Broadway Tailors - 223 Broadway Jwlry and Loan Co Pawn Brokers - 225 Vacant - 227 Santa Monica Hotel

1958-59 3rd - 1456 Emily Rose Beauty Salon - 1458 Carl’s Restr - 1460 Army and Navy Store Utah (Broadway) - 219 Sunset Café and Cocktails - 221 Broadway Tailors - 223 Broadway Jwlry and Loan - 225 Mathews Barber Shop - 227 Santa Monica Hotel

1960-61 3rd - 1456 Emily Rose Beauty Salon - 1458 Chuck and Sue’s Restr - 1460 Santa Monica Army and Navy Store Utah (Broadway) - 219 Sunset Café - 221 Broadway Cleaners - 223 Broadway Loan - 225 Vacant - 227 Santa Monica Hotel

The Keller Block City Landmark Assessment and Evaluation Report page 20

PHOTOGRAPHS

MISCELLENOUS ATTACHMENTS

Tax Assessor Map

Sanborn Fire Insurance Map (1887)

Sanborn Fire Insurance Map (1891)

Sanborn Fire Insurance Map (1895)

Sanborn Fire Insurance Map (1902)

Sanborn Fire Insurance Map (1909)

Sanborn Fire Insurance Map (1918)

Sanborn Fire Insurance Map (1950)

Figure 1. The Keller Block, The Outlook, October 20, 1893

Figure 2. Detail, Llewelyn Ironworks of Los Angeles Maker’s Mark, Cast Iron Storefront, South Elevation of Keller Block, View North (PCR, 2008)

Figure 3. South Elevation, Keller Block, View Northwest, (PCR, 2008)

Figure 4. Window Details, Keller Block, South Elevation, View Northwest, (PCR, 2008)

Figure 5. Main Entrance on South Elevation, Keller Block,View Northwest (PCR, 2008)

Figure 6. West Corner of South Elevation, Keller Block, View Northeast (PCR, 2008)

Figure 7. Corner Tower on Keller Block, South and East Elevations, View Northwest (PCR, 2008)

Figure 8. Rear (West) Elevation, Keller Block, View East (PCR, 2008)

Figure 9. Addition, South (Rear) Elevation, View Northwest (PCR, 2008)

Figure 10. Corner Tower, North View (Adelbert Bartlett, Photographer; Carolyn Bartlett Farnham Collection)

Figure 11. South and East Elevations, Northwest View, August 1983 (Paul Gleye, Photographer)

Figure 12. South and East Elevations, Keller Block, West View, ca. 1902 (Santa Monica Library Photo Collection)

Figure 13. Hotel Jackson Advertisement, The Outlook, July 1, 1893

Figure 14. Corner of the dining room, Clarendon Hotel, ca. 1900, From the Santa Monica Library Photo Collection

MISCELLENOUS ATTACHMENTS

Tax Assessor Map

Sanborn Fire Insurance Map (1887)

Sanborn Fire Insurance Map (1891)

Sanborn Fire Insurance Map (1895)

Sanborn Fire Insurance Map (1902)

Sanborn Fire Insurance Map (1909)

Sanborn Fire Insurance Map (1918)

Sanborn Fire Insurance Map (1950)