Residential Property 142 Hollister Avenue Santa Monica, California Structure of Merit Evaluation
Evaluation Report City Directory Research Photographs Sanborn Maps
Prepared for: City of Santa Monica
Prepared by: PCR Services Corporation Santa Monica, California
October 27, 2008
142 Hollister Avenue City of Santa Monica City Landmark/Structure of Merit Assessment APN: 4288-016-038
BACKGROUND INFORMATION
Description of site, note any major alterations and dates of alterations
The property at 142 Hollister Avenue is situated along the south side of Hollister Avenue between Neilson Way and Barnard Way (Ocean Avenue). It is located on Block 2, Lot 4 of the Wadsworth and Hollister Tract in the City of Santa Monica, the same legal parcel as the Landmark Horatio West Court (140 Hollister Avenue). The portion of the property commonly known as 142 Hollister Avenue is comprised of a large primary residence at the front of the lot with a surface parking lot located to the rear.
The subject property has been previously identified and assessed under the City’s ongoing survey process on three occasions. The subject property was identified in 1983 during Phase 1 of the City’s Historic Resources Inventory as a contributor to a potential historic district (South Beach Historic District). The subject property was assessed again as part of the Historic Resources Inventory Update for the City of Santa Monica, South Beach Historic District in 2004. During the 2003 update the property was also determined eligible for listing as a contributor to a district that is eligible for local listing or designation (South Beach Historic District).
Constructed between 1902 and 1909, this two-story residence incorporates many features of the turn-of-the-century American Foursquare architectural style. The square-shaped residence has a hipped roof with a central dormer supported by colonettes on the primary (north) elevation. The roof has wide boxed eaves with exposed rafters. The residence is clad with clap-board siding and has single-pane double-hung wood frame windows. The front porch extends along the entire primary (north) elevation of the residence and has been fully enclosed. The residence is slightly set back from the street and is situated within a yard enclosed by a picket fence.
There are few building permits for this address and none with a date prior to 1936. According to a 1936 permit, a garage 18 feet by 24 feet was constructed. The cost of construction was $300. In 1944, a sun porch 4 feet by 11 feet was constructed. The cost of this work was estimated at $75. In 1964, the plumbing and fixtures were replaced and the rooms were divided, in order to convert the property into a rooming house. A 1965 building permit noted the residence had one apartment and five sleeping rooms. In 1973, the kitchen and bathroom were renovated and partitions were removed. The estimated costs of the renovations were $5,000. There are no permits on file with the City after 1973. However, the front porch on the primary (north) elevation was enclosed after the property was surveyed in 1983.
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SURVEY EVALUATION
Statement of Architectural Significance
Built between 1902 and 1909, this property was one of six residences built along the south side of Hollister Avenue. Common local residential styles during this period included two-story American Foursquares, Craftsman dwellings, and the occasional Dutch Colonial dwelling. The subject property is an example of the American Foursquare style. Typically, American Foursquares are two stories with a nearly square floor plan with a pyramidal or hipped roof. Properties in the style are usually constructed of brick, stucco, or wood clapboard with a central dormer and a three- or four-post front porch that extends the full width of the residence. American Foursquare homes were exceedingly popular during the late nineteenth and early 20th century for their simple aesthetic that provided considerable contrast to the earlier ornate styles of the Victorian era and for their economical cost and efficient use of space on often tight city lots.
The beach cottage residential property type was once common in Ocean Park. Several enclaves of beach cottages still exist, particularly in the South Beach area. However, the historic design, materials and workmanship of many of these residences have been compromised due to alterations. The subject property is a good example of a beach cottage, although the residence has been moderately altered including the enclosure of the front porch and the installation of jalousie windows along the first story of the primary (north) elevation, the addition of a balcony and two doors on the second story of the rear (south) elevation, and two non-original windows on the ground floor of the rear (south) elevation.
The subject property has been slightly modified over the years, yet it retains sufficient integrity to convey its architectural style and contribute to the neighborhood’s historical past and architectural heritage. The existing original features of 142 Hollister Avenue are typical of the American Foursquare style and include the property’s square proportions, hipped roof with exposed rafter tails, central hipped dormer, double hung sash windows, front porch (enclosed), and clap board siding.
Statement of Historical Importance
Ocean Park Area. The subject property is located in the City of Santa Monica’s Ocean Park area west of Neilson Way and east of Barnard Way (then Ocean Avenue), along the south side of Hollister Avenue. This area was originally referred to as South Santa Monica, but by the mid- 1890s had established its own local identity as Ocean Park. During this period, Ocean Park grew independently from the City of Santa Monica and was a community of approximately 200 cottages. Ocean Park’s growth was accelerated by the influx of newcomers from Midwestern states and a boom in home construction during this period. Abbot Kinney began development of Ocean Park as a beach and vacation resort in the early 1900s. The town of Ocean Park was incorporated in 1904 and was subsequently annexed into the City of Santa Monica in 1907. Neilson Way, originally a railroad right-of-way, was converted into a street in the 1930s. It was named for George A. Neilson, an Ocean Park resident who served as a City of Santa Monica commissioner in the 1930s and 1940s. Barnard Way (Ocean Avenue to the north) was originally called Speedway, but was later changed when the west end of the block was redesigned to its
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current configuration sometime after 1950.1
Wadsworth and Hollister Tract/Subject Property. Thomas Wadsworth and C.W. Hollister purchased the northern half of the Central Beach tract sometime around 1902 and developed it for residential use. They renamed their portion of land the Wadsworth and Hollister Tract. In 1902, Hollister announced that “after expiration of the leases of the parties now occupying the cottages along the front of their tract, the cottages will be torn down and sightly buildings erected in their place.2 The 1902 Sanborn map shows the location of these leased cottages, specifically along the south side of Hollister Avenue. By 1909, one- and two-story dwellings flanked both sides of Hollister and Wadsworth Avenues. The subject property was depicted in the 1909 Sanborn map as a two-story residence with a roof that cantilevered beyond the edge of the perimeter walls, which implies there was a full front porch spanning the entire façade. There was also a smaller secondary residence at the southern edge of the lot. The 1918 Sanborn map appears to be unchanged from the 1909 map. The adjacent lot to the east is vacant, but landscaped with a lawn and low-growing shrubs. The 1950 paste-up Sanborn map shows the subject property and its associated structures exactly as they looked in 1918, with the adjacent parcel to the east still vacant. By this time, two additional lots had been developed along the south side of Hollister Avenue, including Irving Gill’s Horatio Court at 140 Hollister Avenue.
Person(s) of Historical Importance
Records do not indicate the name of the original architect, builder, or owner associated with the subject property. City directory research over a 45-year period indicates that numerous tenants/owners have occupied the primary residence at 142 Hollister and the rear unit at 142½ Hollister. Historical research suggests that the occupants appear to have worked in many positions such as auto mechanic, painter, salesmen, architect and attorney. No evidence was found that linked the property to the productive life of a locally, statewide, or nationally known person.
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 American Foursquare was a relatively common architectural style in turn-of-the-century Santa Monica. In the Ocean Park area, a number of American Foursquare structures with varying degrees of historic integrity have been identified. Within the South Beach Historic District approximately ten residences reflect the American Foursquare style in their design and configuration, and most of these retain at least a moderate level of integrity. Better examples of the American Foursquare style within the district include properties at 153, 143, 139, 126, and 122 Wadsworth Avenue. Other examples of the American Foursquare style with a lesser degree of integrity include those properties at 149 Hart Avenue and 151 and 159 Fraser Avenue, as well as the subject property at 142 Hollister Avenue.
1 The 1950 (paste-up 1918) Sanborn map does not reflect the current street configuration. 2 The Daily Outlook, September 16, 1902.
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Increasing development pressures and the desire for higher density have resulted in the loss of many early beach cottages through alterations or replacement with new buildings. The property at 142 Hollister Avenue, despite some alterations, still retains the sense of scale, massing, setting, location, and materials of the larger beach cottages in the area. In addition, the property exhibits some original features typical of early 20th century Ocean Park neighborhood residences including its square proportions, hipped roof, front porch (now enclosed), sash windows, wood window casing, and wide eaves. The subject property represents a particular architectural style and property type (the American Foursquare beach house) in the City that is no longer prevalent, though is still relatively common in the South Beach neighborhood.
Does the structure contribute to a potential historic district?
The potential South Beach historic district has one of the largest concentrations of historic buildings in Ocean Park. The South Beach district consists of five short streets, between the beach area and the former railroad right-of-way, Neilson Way. Wadsworth, Hart, and Fraser Avenues, and to a lesser degree, the boundary streets Hollister Avenue and Ocean Park Boulevard, present a unified residential historic district. The potential district is significant for its association with the development of Ocean Park during the first decade of the 20th century.3
The subject property appears to contribute to the South Beach Historic District, a potential City of Santa Monica historic district. The property at 142 Hollister Avenue, despite some alterations, represents the early development of South Beach. The residence has retained its original location and exhibits numerous characteristics of the American Foursquare style. The property continues to reflect the area’s early development and is thus an important contributor to the significance of the potential South Beach Historic District.
CONCLUSION
In summary, based on the current assessment, the property at 142 Hollister Avenue appears to meet the threshold of significance for individual Structure of Merit designation in the City of Santa Monica. Furthermore, the property continues to appear eligible as a contributor to a potential City of Santa Monica historic district (South Beach Historic District).
Structure of Merit Criteria:
9.36.080(a) The structure has been identified in the City’s Historic Resources Inventory.
The subject property was previously identified in the City’s 1983 Historical Resources Inventory. At that time, a National Register of Historic Places status code of “5D’ (i.e. “5D1”) was assigned to the resource. The property was again identified as a contributor to a potential historic district, the South Beach Historic District, during the Historic Resources Survey Update for Ocean Park in 2004.
9.36.080(b) The structure is a minimum of 50 years of age and meets one of the following criteria:
The subject property was constructed between 1902 and 1909 and is roughly between 99 and
3 South Beach Historic District Historic Resources Inventory form (1983).
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106 year of age, clearly above the bare minimum 50-year criterion.
9.36.080(b)(1) The structure is a unique or rare example of an architectural design, detail or historical type.
The subject property represents a good example of an American Foursquare style residence with a good level of integrity. The original architectural features of the subject property include the property’s nearly square plan, hipped roof, central hipped dormer, double-hung sash windows, front porch (enclosed), and wood clap board siding. These design features are typical of the American Foursquare style residence. The subject property does not appear to be a rare example of an architectural design, detail, or historical type. As a result, the subject property does not appear to satisfy this criterion.
9.36.080(b)(2) The structure is representative of a style in the City that is no longer prevalent.
Although there are several American Foursquare residences in the South Beach Historic District, the style is uncommon in other parts of the City and therefore satisfies the above criterion.
9.36.080(b)(3) The structure contributes to a potential historic district.
The building has been identified as a contributor to a potential City of Santa Monica historic district, the South Beach Historic District.
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CITY DIRECTORY RESEARCH 142 and 142½ Hollister Avenue
Year Address Entry 1912 142 Hughes Wm F 1913-14 142 Hughes Wm F 142 ½ William S Florence Mrs 1915-16 142 Hill RM Miss 142 ½ Urwick W J 1917 142 Hill RM Reid Anna Mrs Rear Thomas Geo 1918 142 Hill Rosemond 1919-20 142 Hill RM Miss 1921-22 142 Schoemann SM 142 ½ Hubbard WH 1923-24 142 Westmoreland PW 142½ Golden Morris 1925 142 Cleveland Jennie Mrs 1927 142 Cleveland ET 1928 142 Cleveland ET 142 ½ Lorenz AD 1933 142 Reynolds EH 142 ½ Vacant 1936 142 Sorensen Soren 142 ½ Vacant 1938 142 Sorensen Soren 142 ½ Vacant 1940 142 Sorensen Soren 142 ½ La Forge Glenn 1947-48 142 Sorensen Soren 142 ½ Duffy EDW 1952-53 142 Sorensen Soren 142 ½ Duffy EDW 1954 142 Sorensen Soren 142 ½ Duffy EDW 1958-59 142 Sorensen Soren 142 ½ Duffy EDW 1960-61 142 Sorensen Soren 142 ½ Duffy EDW 142 ½ Vacant
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BIBLIOGRAPHY
City of Santa Monica. Existing Conditions Report, prepared by Historic Resources Group and PCR Services Corporation, 2000.
City of Santa Monica Building and Safety Department. Building Permits.
City of Santa Monica Building. Santa Monica Historic Resources Inventory (various years).
Gebhard, David and Robert Winter. Architecture in Los Angeles. Salt Lake City, Utah: Peregrine Smith Books, 1985.
H.M. Gousha Company. Aerial Atlas of Los Angeles County, Atlas # LA 315. Santa Ana: Aerial Map Industries, 1965.
Los Angeles County Tax Assessor.
McAlester, Virginia & Lee. A Field Guide to American Houses. New York: Alfred A. Knopf, 1990.
National Park Service. National Register Bulletin 15: How to Apply the National Register Criteria for Evaluation. Washington DC: U.S. Dept. of the Interior, National Park Service, Interagency Resources Division, 1990.
Newmark, Harris. Sixty Years in Southern California, 1853-1913. New York: Knickerbocker Press, 1916.
Polk. Polk’s Santa Monica City Directory. Los Angeles, 1911-1959.
Robinson, W.W. Santa Monica: A Calendar of Events in the Making of a City. California Title Insurance and Trust Company, 1959.
Sanborn Fire Insurance Maps, City of Santa Monica.
Storrs, Les. Santa Monica, Portrait of a City, 1875-1975. Santa Monica: Santa Monica Bank, 1874.
Ward, Elva. Building A City: Life in Santa Monica From 1872. A Social Studies Resource Reader for Third Grade. Santa Monica: Santa Monica Unified School District, 1962.
Warren, Charles S. ed. History of the Santa Monica Bay Region. Santa Monica: Cawston, 1934.
Warren, Charles S. ed. Santa Monica Blue Book. Santa Monica: Cawston, 1941.
Warren, Charles S. ed. Santa Monica Community Book. Santa Monica: Cawston, 1944
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PHOTOGRAPHS
North and east elevations, looking southwest
North and west elevations, looking southeast
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North elevation detail, looking south
South and east elevation (rear), looking northeast
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SANBORN MAPS
1902
SANBORN MAPS
1909
SANBORN MAPS
1918
SANBORN MAPS
1950