M E M O R A N D U M

PLANNING AND COMMUNITY DEVELOPMENT DEPARTMENT CITY OF SANTA MONICA PLANNING DIVISION

DATE: January 14, 2008

TO: The Honorable Landmarks Commission

FROM: Planning Staff

SUBJECT: 3030 Nebraska Avenue, LC-07LM-011 Public Hearing to Consider a Landmark Designation Application

PROPERTY OWNER: Nebraska Studios, LLC APPLICANT: City of Santa Monica Landmarks Commission

INTRODUCTION & BACKGROUND

On November 12, 2007 an application was filed to designate the commercial structure at 3030 Nebraska Avenue as a City Landmark. A Landmark Assessment Report (Attachment A) has been prepared for the property by the City’s historic resources consultant, PCR Services Corporation.

The property at 3030 Nebraska Avenue is located on the southwest corner of Nebraska Avenue and Berkeley Street, within the Town of Santa Monica tract. The subject property is a one and two-story former industrial building with a third floor penthouse. The building currently houses offices, studio spaces, and several classrooms. The subject property is within the Nebraska Avenue industrial area comprised of a mix of offices, studios, and light manufacturing uses. The Southern California Institute of Architecture (SCI-Arc) was founded in 1972 and previously occupied the subject property for 20 years.

Historic Resources Inventory Status

The subject property is located in the area surveyed during Phase 3 of the Santa Monica Historic Resources Inventory (1990-1993). The subject property was not identified as a contributor to a four-building grouping within the potential Nebraska Avenue Industrial District. The four architecturally unified one-story industrial buildings were constructed in 1946, characterized by brick construction with prominent mortar lines, raised piers, and Late Moderne detailing. The subject property, constructed five years later, in 1951, is a vernacular utilitarian industrial building.

PUBLIC NOTIFICATION

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Notice of the public hearing was provided as follows: Pursuant to SMMC Section 9.36.120, notice of the public hearing was mailed to all owners and residential and commercial tenants of property within a 300-foot radius of the project and was published in the Santa Monica Daily Press at least ten consecutive calendar days prior to the hearing. A copy of the notice is included as Attachment C.

ANALYSIS

Property Information

The parcel upon which the subject property and adjacent buildings were constructed between Nebraska Avenue and Olympic Boulevard was largely unimproved prior to 1946, when several vernacular industrial buildings were erected in the newly subdivided property. The subject 9,600 square-foot building was constructed in 1951, by owner/contractor John F. Drescher, based on City of Santa Monica building permit records. No architect was listed for the property. A year later, in 1952, owner/contractor Drescher constructed a recessed third-story penthouse atop the building’s second-story mezzanine portion designed by architect Otto Beyerle.

The subject building is rectangular in plan and of steel frame construction with concrete walls and stucco sheathing, and consists of a large one-story interior space with a mezzanine and penthouse. The building is capped by a corrugated aluminum and steel east-facing saw tooth roof with clerestory windows over the one-story portion, and a flat roof with the added flat-roofed penthouse which crowns the building’s two-story portion. The building’s fenestration primarily consists of steel-framed fixed and casement windows. However, the original ground floor windows of the north-facing elevation have been replaced with vinyl sliders. Further, the building’s primary Nebraska Avenue entrance area has been altered with a projecting concrete surround with wood-framed and glazed double doors.

According to City directory research, the subject property’s initial tenant was the American Gyro Corporation. From 1958 to 1961, the William Brand Wire and Cable Corporation leased the building. SCI-Arc occupied the building from 1972 to 1992.

Following SCI-Arc’s occupancy in 1972, the interior space was altered with a scaffolding system including floors, walls, and ceilings, creating approximately 75 workspaces. In addition, a student-designed structure was constructed inside the building that provided approximately 40 additional workspaces. The interior space was further altered and now contains a mix of segregated offices and studios in its large one-story space, and offices and classrooms in its second story mezzanine and penthouse.

As noted above, the vernacular utilitarian building has been altered since its initial construction during its years as the founding location of SCI-Arc and, since the school’s departure, by subsequent tenants who have reconfigured the building’s interior spaces, its ground floor windows, and its Nebraska Avenue entrance.

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Historical Associations

Santa Monica

The significance of the subject property at 3030 Nebraska Avenue was evaluated against two potential associated historic contexts: The property’s association with the world- renowned SCI-Arc as the architecture school’s original Santa Monica location from its founding in 1972 through 1992; and its identification with SCI-Arc founder and respected educator Ray Kappe, whose tenure as school director from 1972 to 1987 corresponds with SCI-Arc’s emergence as one of the nation’s premier architecture schools. These historic contexts are based on research more fully detailed in Attachment A.

SCI-Arc was founded in 1972 in Santa Monica by Ray Kappe as the school’s director, following his departure from Cal Poly Pomona as the chairman of the Architecture Department. A description of SCI-Arc’s history states that the school was a radical departure to the conventional system of architectural education. The school initially consisted of a faculty most of whom followed Kappe from Cal Poly, Pomona, committed to an alternative to the more rigid, hierarchical structure encountered at other institutions, establishing SCI-Arc as a mechanism for invention, exploration, and criticism.

A 1976 Times article described SCI-Arc as “…a learning environment featuring diverse teaching styles, a minimum of academic restraints, a maximum of student responsibility, a togetherness among students and faculty seldom found outside the home, and a sense of excitement seldom found anywhere.” In the same year, the undergraduate and graduate programs received initial accreditation by the National Architectural Accreditation Board (NAAB), and full accreditation by NAAB for professional degrees of both Bachelor’s and Master’s of Architecture was achieved in 1980.

SCI-Arc received numerous awards and commendations, including the subsequent work of many of its alumni. The AIA California Chapter recognized the school’s students and faculty with an Honor Award for the interior renovation of the subject building. In 1991, SCI-Arc was selected as one of two architecture schools to represent the at the 5th Biennale of Architecture in Venice, Italy; in 1994, the school was rated 13 out of 20 top Master’s of Architecture programs in the country by US News & World Report. In 2005, former SCI-Arc founding faculty member was awarded the Pritzker Prize for lifetime achievement in architecture. Mayne is the second Los-Angeles based architect to win the highest honor awarded to a living architect.

Twenty years after its founding at the subject Santa Monica property, SCI-Arc relocated to another large industrial building near Marina del Rey, due to a substantial increase in the lease rents of the subject property and associated school buildings. SCI-Arc moved a second time in 2000 to its current location at the former Santa Fe Freight Depot in downtown Los Angeles.

- 3 - Since its founding in Santa Monica in 1972, SCI-Arc as an academic institution has achieved worldwide prominence and acclaim; its educational innovations have continued to influence architectural schools locally, nationally, and internationally.

Person of Historic Importance

Ray Kappe, FAIA, is the founder of SCI-Arc in Santa Monica and served as the school’s director from 1972 to 1987. Kappe is an internationally recognized and published architect/educator who has practiced architecture in Los Angeles since 1953. His work is considered to be an extension of the early Southern California master architects such as Rudolph Schindler and Richard Neutra, and has had wide publication locally, nationally, and internationally.

As an educator, Kappe lead SCI-Arc’s faculty, staff, and students with an unconventional architectural education system “promoting freedom of thought, opposing ideas, questioning, invention and concern for urban problems.” During his tenure as Director of SCI-Arc, Kappe received numerous distinguished awards for recognition of his work as a designer and an educator, and his work has had wide publication locally, nationally, and internationally. In 1976, the school was granted accreditation, and the AIA California Chapter also awarded Ray Kappe with an Excellence in Education Award and its students and faculty with and Honor Award for an innovative interior renovation at the subject property. The same year a retrospective of Kappe’s residential work was published in “GA Houses 1.” In 1987, Kappe received the Neutra Award for Professional Excellence. He also received the Topaz Medallion, the highest award for excellence in architecture education in the United States presented by the AIA and the Association of Collegiate Schools of Architecture.

Other distinguished awards include the Maybeck Award in 1995 for outstanding architectural design, Gold Medal from the AIA/Los Angeles Chapter in 1996, Lifetime Achievement Award from the AIA/CC in 2003, in “Recognition of his lifetime of selfless contribution of time and energy to the professional growth of young people, dedication to the AIA and the betterment of the profession.” In 2006, Kappe received the President’s Lifetime Achievement in Education Award at the National AIA Convention in Los Angeles, recognizing his education achievements.

According to designation criteria, Kappe can be considered a historic personage in Santa Monica as a result of his association with SCI-Arc in its original location. The subject building is the location most commonly associated with Kappe’s productive life as an architect and as an educator and is reflective of the time period when he achieved significance.

Landmarks Ordinance/Findings

The Landmarks Ordinance requires the Commission to review the building’s eligibility as a landmark based on the six criteria discussed below. The Commission may designate a property as a Landmark if it meets one or more of these criteria.

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Based on the research and evaluation of the commercial structure at 3030 Nebraska Avenue, staff concludes that the commercial structure meets two of the six designation criteria and is eligible for City Landmark designation. The following draft findings are made to support these conclusions:

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

The vernacular industrial building that became the initial home of SCI-Arc upon the school’s founding in 1972 through its departure in 1992 symbolizes SCI-Arc’s importance to the cultural history of Santa Monica. While at this location, SCI-Arc evolved from an experimental school to become one of America’s best architectural academies based on a unique learning environment, a non-hierarchical structure, and a minimum of academic constraints, receiving numerous distinguished awards and identified with notable architects and educators. The subject property has had a substantial, positive impact on Santa Monica’s reputation as an incubator for innovation, excellence in architecture and education. Therefore, the subject property is eligible under this criterion.

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

As a vernacular, utilitarian industrial building, the subject property does not articulate a particular or noteworthy concept of design sufficient enough to express and aesthetic ideal beyond that represented by other properties of the same type and style located in the City. Therefore, the subject property does not meet this criterion.

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

The subject property is associated with Ray Kappe, a historic personage who has been widely recognized for his contributions to important events in local, state, and national history as the founder of SCI-Arc and its Director from 1972 through 1987. These years correspond to the time period when SCI-Arc was located in Santa Monica and is reflective of the time period when he achieved significance, recognition and acclaim as an architect and educator. The subject property best represents his historic contributions to architectural education and to the City of Santa Monica. Therefore, the subject property is eligible under this criterion.

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

The subject property is a common example of a vernacular, utilitarian industrial building constructed in 1951 as represented by surrounding industrial development

- 5 - in the immediate area. The original ground floor fenestration and entrance area of the building’s primary (north) elevation have been modified in recent years such that it no longer exemplifies the type and style of industrial building typical of the 1950s. In addition, the building’s modified interior spaces during SCI-Arc’s occupancy have since been reconfigured and no longer reflect the innovative, award-winning renovation of the building by students and faculty during its early years of occupancy. Therefore, the subject property fails to meet this criterion.

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

There was no architect associated with the design of the subject property, according to building permit records. Architect Otto Beyerle designed the nondescript penthouse addition constructed one year later. Owner John F. Drescher was identified as the building’s contractor. There is no information suggesting that either Beyerle or Drescher were considered notable members of their respective professions. Therefore, the subject property does not appear to meet this criterion.

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

The subject property is located on a street consisting primarily of industrial, office, and studio spaces, and is not especially prominent. Therefore, the subject property does not appear to meet this criterion.

CONCLUSION AND RECOMMENDATION

As the founding location of SCI-Arc for twenty years, from it’s inception in 1972 to 1992, the subject property at 3030 Nebraska Avenue symbolizes the school’s importance to the cultural history of Santa Monica. It is also identified with SCI-Arc founder and respected educator Ray Kappe as a historic personage associated with the history of this academic institution, and whose contributions to architecture and education are reflected at the subject property in the City of Santa Monica. Therefore, the commercial structure at 3030 Nebraska Avenue is eligible for City Landmark designation.

The subject building itself does not appear to be architecturally significant, it is a common example of a vernacular industrial building of the 1950’s and does not appear to convey the property’s cultural history and association with an historic personage. Further, its exterior and interior have been altered by subsequent tenants and does not express an aesthetic ideal relative to other similar industrial buildings located in the City.

Based on this evaluation, the consultant’s report suggests that the building’s significance is not based on its architecture or design, rather by its cultural significance and historic personage associated with Santa Monica, and recommends that should the Landmarks Commission decide in favor of designating the subject property as a City Landmark, it could be memorialized as part of the public record under the guidelines of a Historical American

- 6 - Buildings Survey (HABS) photo documentation report, and an interpretive kiosk could be constructed on the Nebraska Avenue sidewalk fronting the site that explains the site’s history and significance and its association with Ray Kappe and others.

However, as the Commission is aware, should a determination be made that the property meets one or more of the Landmark designation criteria set forth in SMMC 9.36.100 and the property is formally designated as a City Landmark, any proposed alteration, restoration, removal, in whole or in part, or demolition, in whole or in part, of or to a designated City landmark would first require review and approval of a Certificate of Appropriateness application by the Landmarks Commission or when applicable, Landmarks Commission Secretary.

Based on the foregoing, staff recommends that the Landmarks Commission designate the commercial structure at 3030 Nebraska Avenue as a City Landmark and the parcel commonly known as 3030-3060 Nebraska Avenue (Santa Monica Lot 2 of Block 199) as a Landmark Parcel based on the draft findings contained herein.

Pursuant to SMMC 9.36.180, the Landmarks Commission’s determination regarding this application may be appealed to the City Council if the appeal is filed with the City Planning Division within ten (10) consecutive days commencing from the date that the decision is made by the Landmarks Commission.

Attachments:

A. PCR Services Corporation Landmark Assessment Report (December 2007) B. Public Hearing Notice C. Aerial photo of site

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