Communication from Public
Name: Jim Childs, ADHOC Date Submitted: 07/29/2021 07:47 AM Council File No: 19-1603-S1 Comments for Public Posting: Adams Boulevard is a significant city scenic highway and contains many historic resources. This project at 806 W. Adams treats Adams Boulevard as a side yard, with reduced setbacks. I'm have sent under separate cover via e mail a visual study of the numerous significant Adams Boulevard sites. The LACouncilComment.com does not allow for a visual of this size. The determination letter evaluates whether a state scenic highway is affected. In its clever misuse of a CEQA regulation, they assert a claim we never made yet omit evaluation of impacts on the officially designated City Scenic Highway. That this project TREATS Adams Boulevard as a SIDE YARD, wallowing reduced setbacks, was never evaluated by the City because there was no environmental review. Clearly the case has been made that this is an exception to the exemption and the CE should be rescinded and environmental review commence. The case is replete with facts showing unusual circumstances and illustrating damaging effects; to understand the impacts of seven towering four story buildings in this fragile site requires environmental review. There has been none. The project will not enhance the built environment in the surrounding neighborhood nor perform a function nor provide a service that is beneficial to the community, city or region nor can the calculation that the project will “increase the supply of off-street parking by 259 spaces” be tallied as a benefit when it is adding approximately 800-1000 new tenants, most of whom have cars. No less an authority that USC’s Director of Planning found: “…the Project is likely to accommodate upwards of 800 students. The Project includes 259 on-site parking spaces. We believe the majority of students living in this project would own cars, based on our experience with students living in off-campus student housing. The cars not parked on-site would need to park in the adjacent neighborhood, materially impacting an already-congested street parking scenario.” Letter from Brian League, USC Executive Director, Planning and Land Use, January 10, 2019, to Henry Chu A categorical exemption should not be the level of review for this project.
Communication from Public
Name: Ed Conery, Adams Severance Coalition Date Submitted: 07/29/2021 08:06 AM Council File No: 19-1603-S1 Comments for Public Posting: The Adams Severance coalition is an unincorporated association of stakeholders that have come together to voice the community concerns about the negative impacts of this project. The record shows that what the built form encourages here is a student housing facility that will be incompatible with its surroundings and disrupt the quality of life for the residents and stakeholders. 2. The project will not contribute to the revitalization goals of the plan. 3. The project will not contribute to a desirable residential environment, neighborhood stability, and will adversely impact the neighboring environment. 4. The project will not provide units with adequate living area and avoid excessively dense development. 5. The project will not provide adequate parking. We support a development on this site that meets the goals of the community plan and redevelopment plan. We submit the comments by Brian League, Executive Director, Land Use and Planning, USC to add to the substantial evidence in the record of the impacts of this off campus student housing development on the University Park community. We support the Redevelopment Plan goals to make provisions for housing as is required to satisfy the needs and desires of the various age, income and ethnic groups of the community, maximizing the opportunity for individual choice. The current plan creates an off campus student housing enclave that will negatively impact this very diverse and historic neighborhood.
Communication from Public
Name: Mitzi March Mogul Date Submitted: 07/29/2021 09:37 AM Council File No: 19-1603-S1 Comments for Public Posting: Attached is my letter noting the negative impacts of this development on a historic area. As Preservation expert Jim Childs noted in his letter of January 4, 2019 to AZA Henry Chu, regarding the Auto Club map: “What is not revealed on the map (see letter) however are the various underlying historic districts including Overlay Zones, of both local & federal Historic Districts. Immediately to the north, just across Adams Blvd., from the proposed project is the UNIVERSITY PARK HISTORIC PRESERVATION OVERLAY ZONE established in 2000. Within the UNIVERSITY PARK H.P.O.Z. and directly across Adams are two National Register Historic Districts: the ST. JAMES PARK NATIONAL REGISTER HISTORIC DISTRICT (1991) and the CHESTER PLACE NATIONAL REGISTER HISTORIC DISTRICT (eligible 1986). Less than two blocks to the west and just across Hoover Street is the NORTH UNIVERSITY PARK SPECIFIC PLAN (1981) which, coincidently, also has two National Register Historic Districts. The most eastern one, the NORTH UNIVERSITY PARK NATIONAL REGISTER HISTORIC DISTRICT (2005) occupies the south-side of West Adams Blvd. from Hoover St. to Magnolia and south from Adams Blvd. to 28th Street along the west-side of Hoover St. To the south and at the rear of the subject property is the USC FRATERNITY/SORORITY ROW DISTRICT (eligible). As part of their administrative authority the LA/CRA was required to complete Historic-Cultural Resource Assessment Surveys to determine the condition of those resources and their potential for certification as a historic-cultural resource either individually or collectively. Such a survey was completed by LA/CRA for their Hoover Project Area known now as the University Park-Exposition Park Project Area in 2006.” What is clear from the extensive information is that this mini-campus of six dormitory buildings and a four story recreation building are in the heart of an historic area and to which this development will be totally incompatible. MITZI MARCH MOGUL HISTORIC PRESERVATION CONSULTANT 1725 Wellington Road Los Angeles, CA 90019 323/734-9980 [email protected]
July 29, 2021
Re: 806 West Adams, ZA-2018-2453-CU-DB-SPR, ENV-2018-2454-CE-1A Appeal of the CE to City Council West Adams Heritage Association (WAHA) Related Case DIR-2020-4338-RDP, ZA-2018-2453-CU-DB-SPR 806 W. Adams Boulevard and 2810 S. Severance
Via email
Los Angeles City Council and Planning & Land Use Management Committee 200 N. Spring Street Los Angeles, CA 90012
Re: CF 19-1603-S1
Honorable Members of the City Council PLUM Committee Marqueece Harris-Dawson, Chair Bob Blumenfield, Vice-Chair Members Gilbert A. Cedillo, Mark Ridley-Thomas, John S. Lee
Dear Commissioners:
I have been asked by the West Adams Heritage Association (WAHA), the North University Park Community Association (NUPCA) and the Adams Severance Coalition (ASC) to address the issues regarding the project located at 806 W. Adams Boulevard and 2610 Severance Street. I am a Historic Preservation Consultant with more than 30 years in practice in Los Angeles.
The project has apparently been erroneously approved without understanding the impacts the project will have on the many historic resources surrounding the project location.
Two buildings have already been demolished in anticipation of approval of the project; one building remains, as well as a parking lot, both of which are part of the project site. Although the property is not located within an HPOZ and neither the remaining building nor the parking lot are designated historic in any way, does not minimize the impact of the project as currently proposed on adjacent historic properties.
In the CPC Decision Site Plan Review Findings, #7, Pages 5-6 it is stated: The project is not within a Historic Preservation Overlay Zone. The subject property is comprised of four lots at 758 – 832 West Adams Boulevard and 2610 South Severance Street. The project site is currently occupied by a two-story plaster building used by the University of Southern California as an office, childcare, and classroom facility, as well as a surface parking lot and ornamental trees and landscaping. The project site previously contained a separate two-story office, childcare, and classroom facility that was demolished in 2017 as a separate action that is not part of the currently proposed project. The existing building was constructed in 1971. None of the existing structures on the project site are designated as historic cultural monuments and the project site is not located within a Historic Preservation Overlay Zone.
While the above description of the actual site is accurate, it fails to mention the proximity of a number of significant historic properties within close range and which would be substantially damaged in terms of their context, ambiance, environment (ie shade/shadow) and in some cases, quality of life.
When a project directly involves a listed historic property, certain regulations apply because of direct impact. In this case, even though the parcels for construction do not involve historic resources, those parcels are located in an area that is rich in historic resources. The secondary impacts to those resources have been completely ignored in examining the project. The City documents as well as the Historic Resources Report do not even acknowledge that these other historic properties exist. The City only looked at the parcels intended for construction, however they do not exist in a vacuum. A 4-story contemporary building looming over a 2-story historic building is a major impact. Issues of traffic, noise, and other human-induced actions and effects will alter the quality of life for those occupying the historic structures as well as the way that others will experience the historic resources.
One of the reasons that we (Society) have developed mechanisms for preserving, restoring, and maintaining properties which have been determined to have historic value is that we recognize that these properties enhance our built environment and contribute to our understanding of history and our appreciation of outstanding design. Part of protecting them is controlling the nearby environment, be it natural or man-made. The point is not to prevent, only to control.
Ordinances and regulations have been instituted over the years without regard to whether or not they are in conflict with each other, producing only the “law of unintended consequences.” All indications are that both the City and the developer are taking advantage of this confusion in order to push the project through. For instance, stating that replacing a parking lot with a structure has no impact is wrong on its face: a parking lot is open space which affords views as well as minimizing encroachment. Clearly, there are impacts; whether they are significant cannot be determined without an acknowledgement and evaluation.
Page one of the Letter of Determination dated November 20, 2019 states: …that based on the whole of the administrative record, the Project is exempt from CEQA pursuant to CEQA Guidelines, Section 15332, and there is no substantial evidence demonstrating that an exception to a categorical exemption pursuant to CEQA Guidelines, Section 15300.2 applies;
As stated previously, there is significant and substantial evidence that the project as currently proposed would negatively affect historic resources. Just because those resources are not located on the project site does not mean that they are not impacted. The above statement has clearly been made by someone not versed in the guiding principles of historic preservation or the procedures and criteria for evaluation.
Under Site Plan Review Findings, the CPC Decision, #10, Page 10, states: The project includes outdoor residential amenity spaces at the podium and building roof levels. The podium-level amenity space would include landscaping, gathering areas, paseos, outdoor cooking areas, and an outdoor swimming pool. Building roofs contain additional private amenity spaces that would include landscaping and outdoor lounge and cooking areas. The revised project locates accessible rooftop amenities away from the perimeter of the building to minimize impacts on neighboring properties.
Far from minimizing impacts on the surrounding neighborhood, this project would dramatically increase negative impacts. The balconies, rooftop decks, outdoor lounge and cooking (barbeque) area, and outdoor swimming pool represent cumulative impacts of noise and unwanted odors. Locating these areas away from the perimeter of the building will not contain sound or odor; sound reverberates and carries, and odor rises and drifts through the air.
The same section further states: The abundant landscaping will soften the appearance of the development, thus allowing the new design to blend in well with surrounding uses.
The comment about landscaping softening the building’s appearance is a tacit admission that the building has a hard, unpleasant design and needs softening. Indeed, the design apparently does not blend in well with the surrounding area—it is attempting to use landscaping as a disguise.
The second driveway will be off of Severance Street where there will be one lane for vehicles to enter and another lane to exit.
Funneling all of that traffic on Severance Street would be disastrous for the residents of Severance Street, which is narrow and contains many historic structures. It is obvious that everyone has failed to observe current traffic patterns and anticipated traffic and brushed aside its cumulative impacts.
There is no question that there are secondary (AKA indirect) impacts of the project on adjacent and neighboring historic resources (which include the Kerkhoff Residence, Ezra Stimson House, Mount St. Mary’s Doheny Campus/Chester Place Historic District, St.Vincent DePaul Church, Fraternity/Sorority Row, and many private residences on Severance and Scarff Streets).
It is not my intent to present arguments in order to prevent all development in that location, only to impress upon the City the need to fully assess the potential impacts on the community. As it stands, the decision seems to have been made without all the facts being examined and is therefore substandard. Regardless of whether or not it is the case, the appearance of the City favoring the developer is a slap in the face of the citizens.
There are many types of impacts, none of which have been evaluated with regard to this project. It is imperative that a full CEQA review be done to address the impacts on the surrounding historic resources and make the necessary changes to the proposed project so that it is compatible with its neighbors. It is my hope that a proper CEQA evaluation be done. Only then can the project proceed in a manner appropriate to its location.
Sincerely, Mitzi March Mogul Mitzi March Mogul
Cc Sherilyn Correa ([email protected]) CD9, Gerald Gubatan CD1 ([email protected]), [email protected] CD3
CURRICULUM VITAE
Mitzi March Mogul 1725 Wellington Road (323) 734-9980 Los Angeles, CA 90019 Email: [email protected]
RELEVANT EXPERIENCE:
Continuing Historic Preservation Consultant Advise on restoration, including paint, lighting, conservation techniques, CEQA regulations, tax credits, adaptive re-use, research, reports. Projects include Dominguez-Wilshire Building, Max Factor Building, Genesee Apartments, Mel’s Drive-In, Hermosa Beach Community Center, Café Club Fais Do-Do, Desmond’s Building, The Boat Recording Studio, Sonic Automotive, Flower Drive Historic District, Versailles Apartments, Alvarado Terrace Park, Four Star Theater, Alexandria Hotel Addition; numerous private residences and Historic-Cultural Monument nominations and Mills Act submissions, including West Boulevard Bridge, Kite Coffee Shop, Heritage Square Museum, Alexandria Hotel Addition, Chateau Chaumont Apartments, numerous private residences, etc.
1997 Regional Arts Council Facilitator, Los Angeles Cultural Affairs Dept. Responsible for promoting Councils, recruitment of Council members, reports on process, procedure, management, and recommendations, etc.
1991-1996 Writer, regular feature column, Collector Magazine
1991-1999 Preservation Editor, L.A. Architect Monthly column and feature stories
1990-95 Regular contributor, Urban Explorer Magazine
1995-97 Historian, Tanzmann Associates Project historian for the Community Redevelopment Agency Normandie 4321 Historic Preservation Education Program
1993 Prince of Wales’ Foundation for Architecture Organized the visit of Prince Charles on behalf of the Royal Household and represented the Prince of Wales’ Institute and Foundation
1990-91 Consultant, Los Angeles Historic Theatre Foundation Advise and coordinate membership campaign, fundraising and marketing
1991 Consultant, Maestro Foundation Advised on development and membership
1989-90 Instructor, American College for Applied Arts Historic Preservation: Designed curriculum and taught courses
1988--90 Director of Development, Heritage Square Museum Responsible for pres/public relations; program development and implementation; fundraising and marketing; commercial use; staff management
1987-88 Administrator, West Adams Heritage Association Handled all inquiries and correspondence; advised Board of Directors on Preservation Issues, assisted in coordinating activities of the organization; edited and produced monthly newsletter
1984-87 Administrative Assistant, Los Angeles Conservancy
Lectures and Tours
Wilshire Boulevard Centennial Walking Tour series Northridge Arts Council (tour) Friends of Hollyhock House (lecture) Frank Lloyd Wright Home & Studio Foundation (lecture/tour) Rudolph M. Schindler house tour Berkeley School Alumni (lecture) National Charity League (tour) WPA Art & Architecture (tour/lecture) for Society of Architectural Historians Workman Temple Homestead International Delegates to World Congress (tour) International Interior Design Association (lecture) Charles Rennie Mackintosh Society (lecture/tour) American Institute of Architects (tour) International Association of Assessing Officers, L.A. Chapter (lecture) Instituto Italiano Di Cultura (panel discussion on Art Deco) Windsor Square Hancock Park Historical Society ((lecture) National Trust for Historic Preservation (tour, L.A. conference) Los Angeles Pierce College (lecture) Price Tower Museum (lecture) Philbrook Museum, Tulsa OK (lecture) AIA, Eastern Oklahoma chapter (lecture) Cooper-Hewitt Museum (lecture) Fresno Art Museum (lecture) Palace of the Legion of Honor, San Francisco (lecture) Museum of Latin American Art (lecture) Antiquarian Society of California (lecture) Curator, “Having a Wonderful Time: The History of Los Angeles Through Postcards” Curator, “Well Done: The Story of Cookbooks and Commerce” exhibit at Heritage Square Museum Curator, “Paving the Way” exhibit at Heritage Square Museum
Affiliations, Honors, Publications, Appearances:
Martin E. Weil Award for Historic Preservation President, Los Angeles Historic Theatre Foundation Vice-President, Board of Directors, Heritage Square Museum President Emeritus, Art Deco Society of Los Angeles Miracle Mile Design Guidelines Committee Member, West Adams Heritage Association Preservation Committee Chair, Lafayette Square Historic Preservation Overlay Zone Board Co-chair, West Hollywood Centennial Celebration Committee, 1995 President, Board of Directors, Art Deco Society of Los Angeles, 1991-2006 Facilitator, International Coalition of Art Deco Societies, 1999-2001 Education Committee, Los Angeles Chamber Orchestra Board of Directors, L.A. Architect Board of Directors, West Hollywood Urban Conservation League Historic Resources Committee, American Institute of Architects, L.A. Chapter Board of Directors, Hollywood Media District BID Member, Mayor’s Advisory Committee on the Arts Member, Victorian Society in America Organizer, Fourth World Congress on Art Deco, Los Angeles (1995-97) Featured Speaker, 2nd World Congress on Art Deco, Perth Australia (1993) Featured Speaker, World Congress on Art Deco III, Brighton, England (1995) Speaker, 5th World Congress on Art Deco, Napier, New Zealand (1999) Key Speaker, Sixth World Congress on Art Deco, Tulsa Oklahoma (2001) Graduate, with honors, Victorian Society Alumni Summer School, Glasgow, Scotland “The Search for Art Deco in London,” 1987 “Footnotes,” Los Angeles Conservancy Hollywood Be Thy Name, 1988, Art Deco Society of Los Angeles Santa Monica’s Art Deco Architecture, 1988, Art Deco Society of Los Angeles West Hollywood’s Period Revival Architecture, 1991, Art Deco Society of Los Angeles The Bungalows, 1991 monograph “The Craftsman Bungalow in Australia and New Zealand,” 1995, American Bungalow Magazine Your Neighborhood--A Very Special Place, 1996 monograph Lafayette Square Historic Homes, 2000 monograph Historic Hotels of America, KCET TV “Sightings, w/ Mary Lou Gelbhard,” Australian Broadcasting Commission Doug McIntyre Show, KTZN Radio, Los Angeles Larry Mantle Show, KPPC Radio, Los Angeles “Life & Times,” KCET TV NBC Today Show “Interior Motives,” Discovery Channel Visiting with Huell Howser, KCET TV 1997 Women in Leadership Award, West Hollywood Chamber of Commerce & West Hollywood Women’s Advisory Council Los Angeles Conservancy Preservation Award 2000 for Dominguez Wilshire Building “Tulsa Times,” OETA Public Television “L.A. Commons” (Cable Access) Helga Sitkin Show, American Radio Network Chef Jaime Show, KABC Radio Featured Speaker, 12th World Congress on Art Deco, Napier, Havana, Cuba (2013) Featured Speaker, 15th World Congress on Art Deco, Buenos Aires, Argentina (2019)
Attachment: Auto Club Map showing historic buildings; additional information from Jim Childs
Figure 1 Auto Club Map with historic properties
“What is not revealed on the map however are the various underlying historic districts including Overlay Zones, of both local & federal Historic Districts. Immediately to the north, just across Adams Blvd., from the proposed project is the UNIVERSITY PARK HISTORIC PRESERVATION OVERLAY ZONE established in 2000. Within the UNIVERSITY PARK H.P.O.Z. and directly across Adams are two National Register Historic Districts: the ST. JAMES PARK NATIONAL REGISTER HISTORIC DISTRICT (1991) and the CHESTER PLACE NATIONAL REGISTER HISTORIC DISTRICT (eligible 1986).
Less than two blocks to the west and just across Hoover Street is the NORTH UNIVERSITY PARK SPECIFIC PLAN (1981) which, coincidently, also has two National Register Historic Districts. The most eastern one, the NORTH UNIVERSITY PARK NATIONAL REGISTER HISTORIC DISTRICT (2005) occupies the south-side of West Adams Blvd. from Hoover St. to Magnolia and south from Adams Blvd. to 28th Street along the west-side of Hoover St.
To the south and at the rear of the subject property is the USC FRATERNITY/SORORITY ROW DISTRICT (eligible). As part of their administrative authority the LA/CRA was required to complete Historic- Cultural Resource Assessment Surveys to determine the condition of those resources and their potential for certification as a historic-cultural resource either individually or collectively. Such a survey was completed by LA/CRA for their Hoover Project Area known now as the University Park- Exposition Park Project Area in 2006.” 1
1 Letter from Jim Childs, ADHOC, January 4, 2019 to Henry Chu Communication from Public
Name: Jordan Sisson Date Submitted: 07/30/2021 11:11 AM Council File No: 19-1603-S1 Comments for Public Posting: On behalf of SEIU Local 721 (“Local 721”), this Office respectfully provides the following comments to the City of Los Angeles (“City”) Area Planning Commission (“APC”) regarding the above-referenced development, including 102 residential units (only seven affordable) (“Project”) located within the Exposition/University Park (or Hoover) Redevelopment Plan (“Redevelopment Plan”).1 For the reasons discussed below, the requested Redevelopment Plan Project Compliance Review (“RDP”) appears to violate both the Los Angeles Municipal Code (“LAMC” or “Code”) and the California Environmental Quality Act (“CEQA”). In short, more affordable housing is needed.
April 6, 2021
VIA EMAIL:
South Los Angeles Area Planning Commission c/o Etta Armstrong, Commission Executive Assistant I City of Los Angeles [email protected]
RE: ITEM 5 OF SOUTH LOS ANGLES APC HEARING SCHEDULED APRIL 6, 2021; 806 W. ADAMS PROJECT (DCP CASE NO. DIR-2020-4338)
Dear Area Planning Commissioners:
On behalf of SEIU Local 721 (“Local 721”), this Office respectfully provides the following comments to the City of Los Angeles (“City”) Area Planning Commission (“APC”) regarding the above-referenced development, including 102 residential units (only seven affordable) (“Project”) located within the Exposition/University Park (or Hoover) Redevelopment Plan (“Redevelopment Plan”).1 For the reasons discussed below, the requested Redevelopment Plan Project Compliance Review (“RDP”) appears to violate both the Los Angeles Municipal Code (“LAMC” or “Code”) and the California Environmental Quality Act (“CEQA”). In short, more affordable housing is needed.
First, the City improperly segregated the RDP approval from the Project’s other approvals. Here, the City is considering the Project’s RDA after it already approved the Project’s Density Bonus, Conditional Use Permit, and Site Plan (i.e., DCP Case No. ZA-2018-2453).2 However, this violates the Code, which requires that “all relevant approvals are reviewed concurrently” and decided by the same decisionmaker. (LAMC § 12.36-B; see also City Charter § 564.) Additionally, as discussed below, the Project is inconsistent with various regulations, findings, and other provisions unique to the Redevelopment Plan and RDA approval—which constitutes a land use inconsistency and impact. These impacts have been underestimated by the City segregating the RDA approval from the other Project approvals, which violates CEQA’s bar against project-piecemealing.
Second, the Project relies on base zoning inconsistent with the Redevelopment Plan. Here, staff claims that the Project has a base zoning of 83 units (i.e., one unit per 1,500-SF of site area) under the Code per the Site’s Community Plan land use designation (i.e., Low Medium II Residential) and underlying zoning (i.e., RD1.5).3 However, the Site has a base zoning of approximately 69 (i.e., 24 units per acre) under Section 1304 of the Redevelopment Plan. For RDAs, the Code makes clear that Redevelopment Plan regulations “shall supersede” other conflicting City ordinances unless the Redevelopment Plan regulation “specifically provided otherwise” (LAMC § 11.5.14). Section 1304 does not specifically provide an alternative base zoning calculation to artificially inflate a Site’s base units. This is a substantial inconsistency with Redevelopment Plan standards and runs counter to the Code-required findings. (See LAMC § 11.5.14-D.5(d)(1).) So too, this amounts to a land use conflict/inconsistency that must be identified under CEQA.4
1 Hoover Redevelopment Plan. 2 CPC (10/10/19) Staff Report, pp. 2, A-1, A-7, F-2 – F-3. 3 South LA APC (4/6/2021) Staff Report, pp. A-2. 4 City (2006) CEQA Threshold Guide, pp. 23, H.1-1 - H.1-4.
Third, the City distorts the costs/benefits of the Project’s affordable units authorized by the RDA. Here, staff claims the RDA is merely authoring a 2.47 percent density increase (or two workforce units) to match the Site’s base zoning under the Code.5 This, however, relies on improper segmentation of the Project approvals (i.e., approving Density Bonus separate from RDA) and ignores the Site’s base zoning under Section 1304 of the Redevelopment Plan (i.e., 69 base units). Collectively, this distorts the affordability percentages offered -- here, seven affordable units provided in the 102-unit Project. Under staff’s approach, the developer receives merely a 22.5 percent density bonus (i.e., 19 units above 89 base).6 Under a Redevelopment Plan-compliant approach, the developer receives a far larger 48 percent density bonus (i.e., 33 units above 69 base), which exceeds the 35 percent cap on Density Bonus projects (see LAMC § 12.22-A.25(c)(1)). This distortion must be corrected if the RDA-findings are to be supported by substantial evidence (see below).
Fourth, the City lacks substantial evidence to make the Redevelopment Plan § 1306 findings. Here, staff claims the Project is allowed to exceed Redevelopment Plans base density because Section 1306 authorizes density bonuses.7 However, density bonuses under Section 1306 are designed to provide the City flexibility to provide well-planned housing to all socioeconomic groups. The City’s findings, however, do not show the analytical route the City used to justify the RDA density bonus. For example, the City fails to recognize that the Project seeks 33 units above base density under the Redevelopment Plan—not 19 units. The City cannot arbitrarily assume that seven affordable units in exchange for a 19-unit bonus (under a different Code scheme) are equally adequate for a 33-unit bonus under the Redevelopment Plan subject to different findings and goals. So too, while the record is replete with evidence the area is saturated by student-serving housing, it is silent about the area's affordable housing stock. Absent this information, the City has no basis for determining whether (a) the 33-unit bonus will create/further imbalance of the area’s affordable- market housing stock or that (b) more than the seven affordable units is necessary to offset any said imbalance. These false assumptions and data gaps do not constitute substantial evidence.
Fifth, the City fails to show the Project does not conflict with Redevelopment Plan § 1232. Here, the Site lies within Redevelopment Plan’s Expanded Project Area 2 (see § 1100(5)).8 Under the Redevelopment Plan, at least 15 percent of all new or rehabilitated dwelling units developed by public or private entities “shall” be affordable with no less than 40 percent of said 15 percent being available at very low-income levels (§ 1232). However, the record is entirely silent about the current balance of affordable/market housing in the Expanded Project Area 2. As such, the City has no basis for determining whether (a) the area is on track to meet § 1232 housing goals or if (b) the Project will delay this goal by underproducing sufficient affordable units. So too, this must be addressed if the City wants to show the Project does not conflict with the Redevelopment Plan.
In closing, the Project appears inconsistent with numerous regulations, findings, standards, and provisions of the Redevelopment Plan—which is contrary to Code-required findings (see e.g., LAMC § 11.5.14-D.5(d) subds., (1) & (2)). These inconsistencies come at the expense of more affordable housing at the Site. Thus, Local 721 respectfully urges APC to reject the RDA until the issues discussed above are address. Thank you in advance for your time and consideration.
Sincerely,
______Jordan R. Sisson Attorney for Local 721
5 South LA APC (4/6/2021) Staff Report, pp. 1, 2, A-1, A-5, A-8. 6 CPC (11/20/19) Letter of Determination, p. F-3. 7 DCP (1/28/21) Director’s Letter of Determination, p. 8-10. 8 See also Redevelopment Plan Map.
Communication from Public
Name: Maria Patino Gutierrez Date Submitted: 07/30/2021 11:35 AM Council File No: 19-1603-S1 Comments for Public Posting: The United Neighbors in Defense Against Displacement (UNIDAD) write this letter to highlight our concerns with the proposed development at 806 W Adams Blvd. UNIDAD has been a force in the community for over a decade, advocating for equitable development that supports the community’s needs. The residents of this community have thus developed eleven equitable development principles that we believe embody the types of developments that should be prioritized in South Los Angeles. UNIDAD believes that the proposed development at 806 W Adams Blvd which consists of 102 units and only 7 affordable units does not meet the needs of long-standing community members. The project is clearly intended for students. All around the neighborhood, we see projects that market themselves with amenities for students, and in this case, the developer plans to include a clubhouse for residents with amenities specifically serving a student population. Luxury student housing should not be the priority. Date: April 19th, 2021
To: Rafael Fontes, Planning Assistant [email protected]
Case No: DIR-2020-4338-RDP-1A CEQA No:ENV-2018-2454-CE
To Whom It May Concern:
This letter is to address the proposed development located at project site: 806 W Adams Blvd. Los Angeles, CA 90007.
The United Neighbors in Defense Against Displacement (UNIDAD) write this letter to highlight our concerns with the proposed development at 806 W Adams Blvd. UNIDAD has been a force in the community for over a decade, advocating for equitable development that supports the community’s needs. The residents of this community have thus developed eleven equitable development principles that we believe embody the types of developments that should be prioritized in South Los Angeles. The equitable development principles are highlighted below.
Equitable Development Principles:
Land use planning and development should benefit low-income and communities of color by:
1. Investing in people first. The land should support human development and economic equity; 2. Stabilizing and strengthening communities of color and not directly causing or leading to the displacement of residents from their homes or communities; 3. Providing tangible economic benefits for local residents, including housing for low-income households, jobs with family-supporting wages, targeted hiring for local and disadvantaged residents and the opportunity to build equity and wealth among low-income individuals and communities; 4. Supporting housing as a human right through the preservation and creation of an ample supply of housing affordable for all residents, including low-income and homeless members of the community; 5. Strengthening the health and well-being of residents through accessibility to parks and open space, health care services, walkable and bike able streets; 6. Capturing land value for community benefit that has been increased due to public infrastructure investments and zoning decisions; 7. Preserving the culture and values of the local people; 8. Supporting the rights of tenants; 9. Ending the criminalization of people of color, the homeless, low-income tenants and other members of our community; 10. Institutionalizing the genuine participation of low-income communities’ in
United Neighbors in Defense Against Displacement (UNIDAD) 11. decision-making, policy implementation and monitoring; 12. Advancing the people’s control of the land, including through democratic community-based institutions, such as community land trusts and cooperatives.
UNIDAD believes that the proposed development at 806 W Adams Blvd which consists of 102 units and only 7 affordable units does not meet the needs of long-standing community members. The project is clearly intended for students. All around the neighborhood, we see projects that market themselves with amenities for students, and in this case, the developer plans to include a clubhouse for residents with amenities specifically serving a student population. Luxury student housing should not be the priority for new construction in this neighborhood. We encourage the South Los Angeles Planning Commission as well as the City Planning Commission to consider the existing motion presented by Councilmember Marqueece Harris-Dawson regarding an assessment and expansion of the Neighborhood Stabilization Overlay Zone Council File: 20-1265 in which this project falls within the boundaries of. The motion, which will receive a report back from planning staff in the next months, aims to address the issue of overconcentration of student housing in an area where more housing is needed for community residents who wish to raise a family and be long-standing tenants. Approving this project as planning staff is doing research on the impacts of student housing in this exact community, is an irresponsible and wrong decision.
The community neighboring this development has been greatly impacted by new developments that have not accounted for their needs, the needs of those who have made South Los Angeles their home for many years. Current developments should work to lift up, not erase, the voices of those currently living here. We thank you for the opportunity to engage regarding this proposed project, and we ask that you take our concerns into consideration.
Sincerely,
The United Neighbors in Defense Against Displacement (UNIDAD) Coalition
Submitted by: Maria Patiño Gutierrez [email protected]
United Neighbors in Defense Against Displacement (UNIDAD) Communication from Public
Name: Sarah Bottjer Date Submitted: 07/30/2021 09:14 PM Council File No: 19-1603-S1 Comments for Public Posting: 806 W Adams Blvd, Champion project I am writing to express my concern about the development at 806 W West Adams Blvd. I live at 2125 Bonsallo Ave, approximately one block north of the site. My home is a Los Angeles Cultural Historic Monument (No. 561, the Allen House). This development is located within a remarkable historic neighborhood north of USC, including landmark historic properties on Adams Blvd and Severance Street, in addition to many others. It is also adjacent to the University Park Historic Overlay Zone (HPOZ). The rendering of the proposed project shows clearly that its design is completely out of character with the neighborhood. In addition, it is clear that the density of housing is in line with student housing and not at all with townhomes; this is not family housing. There is a lack of adequate parking, and the presence of what is essentially a student dormitory will also be accompanied by consequent problems of noise from parties and other social events. A high density of students using scooters, skateboards and bicycles (including motorized skateboards and scooters) will endanger the safety of children at the USC Childcare Center on Severance Street. Despite these several issues, the city issued a categorical exemption, which is completely inappropriate. The design of this project is not compatible with the character of the neighborhood, it is unattractive in any context (the design in general is standard dormitory). It is at odds with several plans for the neighborhood, including the Neighborhood Stabilization Ordinance (NSO) and the Redevelopment Plan. It also fails to provide adequate housing for a diverse population and adequate parking. Although Figueroa has many commercial businesses, Adams Blvd west of Figueroa has a completely different character which this development would seriously degrade. In summary, the project is incompatible with the neighborhood in terms of all issues that could be considered. I strongly object to moving forward with a project that will be deleterious to my neighborhood. Sincerely, Sarah Bottjer 2125 Bonsallo Ave. Los Angeles 90007 806 W Adams Blvd, Champion project
I am writing to express my concern about the development at 806 W West Adams Blvd. I live at 2125 Bonsallo Ave, approximately one block north of the site. My home is a Los Angeles Cultural Historic Monument (No. 561, the Allen House). This development is located within a remarkable historic neighborhood north of USC, including landmark historic properties on Adams Blvd and Severance Street, in addition to many others. It is also adjacent to the University Park Historic Overlay Zone (HPOZ). The rendering of the proposed project shows clearly that its design is completely out of character with the neighborhood. In addition, it is clear that the density of housing is in line with student housing and not at all with townhomes; this is not family housing. There is a lack of adequate parking, and the presence of what is essentially a student dormitory will also be accompanied by consequent problems of noise from parties and other social events. A high density of students using scooters, skateboards and bicycles (including motorized skateboards and scooters) will endanger the safety of children at the USC Childcare Center on Severance Street. Despite these several issues, the city issued a categorical exemption, which is completely inappropriate.
The design of this project is not compatible with the character of the neighborhood, it is unattractive in any context (the design in general is standard dormitory). It is at odds with several plans for the neighborhood, including the Neighborhood Stabilization Ordinance (NSO) and the Redevelopment Plan. It also fails to provide adequate housing for a diverse population and adequate parking. Although Figueroa has many commercial businesses, Adams Blvd west of Figueroa has a completely different character which this development would seriously degrade. In summary, the project is incompatible with the neighborhood in terms of all issues that could be considered. I strongly object to moving forward with a project that will be deleterious to my neighborhood.
Sincerely, Sarah Bottjer 2125 Bonsallo Ave. Los Angeles 90007
Communication from Public
Name: David Bottjer Date Submitted: 07/31/2021 11:48 AM Council File No: 19-1603-S1 Comments for Public Posting: 806 W Adams Blvd To Whom It May Concern: I am writing to express my opposition to current plans for the proposed development at 806 West Adams Blvd. I am in favor of new development, new housing, increased density, that does not overwhelm the already existing neighborhood functionality as a historic neighborhood that has a large USC student resident population, with hard-to-find street parking. Overall, the proposed project as envisioned is too big for the lot it is on, and lacks the necessary parking needed for it’s residents. The proposed plan needs to be amended so that there is adequate underground parking for the new residents, with a reduced size and greater set-back from Adams than is currently planned. A bit of context. I live at 2125 Bonsallo Ave, approximately one block north of the site. My home is a Los Angeles Historic Cultural Monument (No. 561, the Allen House). This development is located within a remarkable historic neighborhood north of USC, including landmark historic properties on Adams Blvd and Severance Street, in addition to many others. It is also adjacent to the University Park Historic Overlay Zone (HPOZ). More specifically, the rendering of the proposed project shows clearly that its design is completely out of character with the neighborhood. In addition, it is clear that the density of housing is in line with student housing and not at all with townhomes; this is not family housing. As already noted, there is a lack of adequate parking, and the presence of what is essentially a student dormitory will also be accompanied by consequent problems of noise from parties and other social events. A high density of students using scooters, skateboards and bicycles (including motorized skateboards and scooters) will endanger the safety of children at the USC Childcare Center on Severance Street. Despite these several issues, the city issued a categorical exemption, which is completely inappropriate. The design of this project is not compatible with the character of the neighborhood, and in general is standard dormitory. It is at odds with several plans for the neighborhood, including the Neighborhood Stabilization Ordinance (NSO) and the Redevelopment Plan. It also fails to provide adequate housing for a diverse population. Although Figueroa has many commercial businesses, Adams Blvd west of Figueroa has a completely different character which this development would seriously degrade. In summary, the project is development would seriously degrade. In summary, the project is incompatible with the neighborhood in terms of all issues that could be considered. I strongly object to moving forward with a project that will be deleterious to my neighborhood. Sincerely, David Bottjer 2125 Bonsallo Ave. Los Angeles 90007 Communication from Public
Name: Jim and Janice Robinson Date Submitted: 08/01/2021 05:32 PM Council File No: 19-1603-S1 Comments for Public Posting: HONORABLE COMMITTEE MEMBERS: FOR 31 YEARS WE HAVE LIVED COMFORTABLY A SHORT BLOCK NORTH OF THIS BUILDING SITE, AND WE’RE GREATLY CONCERNED ABOUT THE POTENTIAL FOR NOISE FROM THIS PROJECT’S ROOFTOP “AMENITY SPACES.” THEIR UNIQUE NATURE AND NEGATIVE POTENTIAL MAKE A CATEGORICAL EXEMPTION INAPPROPRIATE. WE’RE ASKING YOU TO GRANT A FULL ENVIRONMENTAL REVIEW. ROOFTOP PARTY DECKS, FOUR STORIES HIGH, ARE NOT COMPATIBLE WITH OUR NEIGHBORHOOD’S 2-STORY HOMES. IN FACT, THERE IS NO PRECEDENT FOR THEM. AS CITY PLANNERS STATED ON PAGE F-9 OF THEIR FINDINGS, “THERE ARE NO ROOFTOP AMENITIES SIMILAR TO THE SUBJECT PROPERTY.” THE PLANNING COMMISSION HAS ATTEMPTED TO MITIGATE NOISE BY RESTRICTING THE HOURS OF USE OF THESE ROOFTOP SPACES: FROM 7:00 A.M. TO 10:00 P.M., SUNDAY THROUGH THURSDAY, AND 7 A.M. TO 12.00 MIDNIGHT FRIDAY AND SATURDAY.” ARE THEY KIDDING? IMAGINE THE PROSPECT OF A STUDENT PARTY – NOT IN A BACKYARD OR INDOORS, BUT FOUR STORIES IN THE AIR – LASTING UNTIL 10 P.M. OR MIDNIGHT. NOW IMAGINE UP TO SEVEN OF THESE PARTIES OCCURRING AT THE SAME TIME! IT WOULD BE ESPECIALLY DEVASTATING FOR THE PROJECT’S IMMEDIATE NEIGHBORS TO THE NORTH, DIRECTLY ACROSS ADAMS BOULEVARD, WHERE MORE THAN 100 SUBSIDIZED APARTMENTS RUN BY THE RETIREMENT HOUSING FOUNDATION WOULD DIRECTLY FACE THE PROJECT’S “CLUBHOUSE”. PAGE 13 OF THE PROJECT’S ENVIRONMENTAL REPORT NOTES: “A CATEGORICAL EXEMPTION SHALL NOT BE USED FOR AN ACTIVITY WHERE THERE IS A REASONABLE POSSIBILITY THAT THE ACTIVITY WILL HAVE A SIGNIFICANT EFFECT ON THE ENVIRONMENT DUE TO UNUSUAL CIRCUMSTANCES.” THIS PROJECT’S PARTY DECKS ARE BEYOND UNUSUAL – THEY ARE UNIQUE TO THE NEIGHBORHOOD – AND THEIR EFFECT WOULD BE DETRIMENTAL TO THOUSANDS OF RESIDENTS. THERE IS NOTHING “CATEGORICAL: ABOUT THEM. WHAT’S IS NOTHING “CATEGORICAL: ABOUT THEM. WHAT’S NEEDED IS A FULL REVIEW. THANK YOU. JIM AND JANICE ROBINSON 27 ST. JAMES PARK LOS ANGELES, CA 90007 Communication from Public
Name: Historic Resources Group Date Submitted: 08/02/2021 12:22 PM Council File No: 19-1603-S1 Comments for Public Posting: Please see attached response letter for the project at 806 W. Adams Boulevard. Thank you. 1
July 28, 2021 Via Email
Los Angeles City Council c/o Office of the City Clerk City Hall, Room 395 200 N. Spring Street Los Angeles, CA 90012 Email: [email protected]
RE: 806 W. Adams Boulevard - Council File No. 19-1603-S1
Honorable Members of the City Council:
Historic Resources Group prepared historic resource assessment reports for the 102-unit housing development project (“Project”) located at 806 W. Adams Boulevard. In 2018, we prepared a Phase I Historical Resources Assessment Report1 to evaluate potential historical resources on the Project Site; in 2020, we prepared a Phase II report to evaluate potential impacts to historical resources in the Project vicinity.2 This letter is in response to the comment letter from Mitzi March Mogul dated April 15, 2021 (“Comment Letter”).
The Comment Letter asserts that historical resources in the Project vicinity were not considered and that no analysis of potential indirect impacts to historical resources in the surrounding area has been provided. However, the 2020 Phase II Historic Resources Assessment Report acknowledges that “the Project Site is situated in the South Los Angeles [Community Plan Area], an area with a high concentration of historical resources.” The report identifies that there are three historic districts and fourteen individual properties (both contributors to the districts and individually eligible or designated resources) within proximity to the Project Site:
• Chester Place Historic District • St. James Park Historic District • University Park Historic Preservation Overlay Zone • 17 Chester Place • Brown-Gorsline House (2626 S. Portland Street) • Chabad House (2713 Severance Street)
1 Historic Resources Group, “806 W. Adams Boulevard: Phase I Historical Resources Assessment,” June 14, 2018. 2 Historic Resources Group, “806 W. Adams Boulevard: Phase II Historical Resources Assessment,” January 14, 2020.
HISTORIC RESOURCES GROUP 12 S. Fair Oaks Avenue, Suite 200, Pasadena, CA 91105-3816 Telephone 626 793 2400, Facsimile 626 793 2401 www.historicresourcesgroup.com WEST\295446721.1 2
• Chalet Apartments (2375 Scarff Street) • Duffill Residence (854 West Adams Boulevard) • Ezra T. Stimpson and William M. Garland House (839 West Adams Boulevard) • Frederick W. Flint Residence (20 St. James Park West) • John L. Garner Residence (745 West Adams Boulevard) • Kerckhoff House (734 West Adams Boulevard) • Mary P. Knight Residence (22 St. James Park West) • Severance Street Apartments (2630 Severance Street) • Shankland House (715 W. 28th Street) • Los Angeles Child Guidance Clinic (746 West Adams Boulevard) • Waters-Shaw Family Residence (2700 Severance Street) The Phase II report fully evaluated potential impacts as defined in the California Environmental Quality Act (CEQA) to the identified historical resources in the Project vicinity. Under CEQA, a significant impact to a historical resource occurs where there is a “substantial adverse change in the significance” of that resource.3 CEQA defines a “substantial adverse change in the significance of an historical resource” to mean “physical demolition, destruction, relocation or alteration of the resource or its immediate surroundings such that the significance of the resource is materially impaired.”4 A project causes a “material impairment” to a resource when it “[d]emolishes or materially alters in an adverse manner those physical characteristics of an historical resource that convey its historical significance and that justify” its listing as a resource.5
The Phase II report found that the Project is physically self-contained within a site that does not contain any historical resources, and therefore the Project would not result in any direct substantial adverse changes in the significance of any historical resources. Additionally, although there would be a change to the setting of adjacent historical resources, the Project would not result in a substantial adverse change to the nearby historic districts or any individual historic properties such that they would no longer be able to convey their significance, in accordance with the standard for assessing significant impacts to historic resources under CEQA. Therefore, the Project would not result in significant direct or indirect adverse impacts to any offsite historical resources. This conclusion is supported by substantial evidence in the Phase II report and record.
The Comment Letter does not provide any information about particular historical resources that is not already acknowledged in the Phase II report. Instead, the Comment
3 Cal. Pub. Res. Code, § 21084.1; CEQA Guidelines, § 15064.5, subd. (b). 4 CEQA Guidelines, § 15064.5, subd. (b)(1). 5 CEQA Guidelines, § 15064.5, subd. (b)(2).
HISTORIC RESOURCES GROUP 12 S. Fair Oaks Avenue, Suite 200, Pasadena, CA 91105-3816 Telephone 626 793 2400, Facsimile 626 793 2401 www.historicresourcesgroup.com WEST\295446721.1 3
Letter asserts in a conclusory manner, unsupported by substantial evidence, that the Project would result in impacts to historical resources from noise, odors, and traffic. The Comment Letter provides no facts demonstrating that such impacts would occur and no analysis supporting these conclusory assertions. Moreover, noise, odor, and traffic impacts are not impacts to historical resources under CEQA, which looks only at whether a project would result in a substantial adverse change in the significance of a historical resource by demolishing or otherwise materially altering it. The Comment Letter references cumulative impacts as well, but it does not make any effort to identify what type of cumulative impacts would be created, what related projects coupled with the Project would cause such cumulative impacts, what those cumulative impacts would be, and how those cumulative impacts would result in a substantial adverse change in the significance of any historic resource. The Comment Letter also includes vague references to “regulations” related to historical resources but provides no citation to these regulations or any information regarding their requirements.
Accordingly, the Comment Letter provides no factual basis in support of its conclusions and does not support with substantial evidence the Commenter’s claim that the Project would have a significant impact on historical resources as defined by CEQA. Further, the Comment Letter completely ignores the Phase II analysis prepared for the Project, which analyzes potential Project impacts on nearby historical resources and finds, based on substantial evidence, that those impacts would be less than significant under the applicable CEQA standard. The Phase I and Phase II reports contain substantial evidence fully supporting the City’s conclusion that the Project would have less than significant direct and indirect impacts on historical resources.
Thank you for the opportunity to submit this analysis.
Sincerely,
Christine Lazzaretto Managing Principal
HISTORIC RESOURCES GROUP 12 S. Fair Oaks Avenue, Suite 200, Pasadena, CA 91105-3816 Telephone 626 793 2400, Facsimile 626 793 2401 www.historicresourcesgroup.com WEST\295446721.1 Communication from Public
Name: David R. Raposa Date Submitted: 08/02/2021 01:57 PM Council File No: 19-1603-S1 Comments for Public Posting: July 29, 2021 Honorable Members of the Los Angeles City Council, and the City Council Planning and Land Use Management Committee RE Council File: 19-1603-S1 ENV-2018-2454-CE, DIR-2020-4338-RDP 806 West Adams Boulevard (758-832 West Adams Blvd.), Los Angeles CA 90007 I have been a resident, business owner and property owner in the West Adams District for 35 years. I am the owner and broker of City Living Realty, a local residential real estate company. This project is overly dense, disrespects the streetscape of Adams Boulevard (a Scenic Highway), and is clearly NOT a development designed for faculty and staff, despite claims to the contrary. It is clear that the proposed Project at 806 West Adams Boulevard is not eligible for a Categorical Exemption from CEQA under Class 32 nor other categories, for many reasons including that it does not meeting the Redevelopment Plan guidelines for a density bonus, so there is a land use conflict. As a part of my business in the sales of historic area properties, representing both buyers and sellers, I have significant experience with USC-related faculty purchases of homes in the area. I also have experience with both faculty/staff and student housing projects in the area. Some years ago, I represented the University of Southern California in the sales of units in its faculty/staff condominium housing project. More recently I have worked with student housing providers on their acquisitions of properties in the campus area. It seems disingenuous and misleading for this Applicant to claim that the intended primary occupancy is for USC employees and faculty. Based on my knowledge and experience, the demographic of USC employees/staff and faculty is certainly not the primary market for five-bedroom units, rental or condo. This claim of USC faculty/staff housing would be more believable if the units were spacious, two-bedroom-plus-den or three-bedroom units, with substantial living/dining/kitchen areas befitting occupancy by a professional single/couple or a typical family. But what this development proposes are five-bedroom units with much smaller than normal kitchen/living/dining spaces, and that is exactly what student housing developers in this area build to maximize rental streams, with rents often calculated at a per bedroom or even per bed rental rate. The Project Description states: “the Project would introduce a modern and attractive multi-family residential development that would blend seamlessly into an established development that would blend seamlessly into an established neighborhood.” But this is NOT remotely true. The architectural style and massing of this project, almost lot line to lot line, with minimal setbacks, is very bulky and thus the design is NOT sympathetic to the pattern of development along Adams Boulevard. The fact that the project as designed declares Severance as the “front yard” (e.g., with the required 15-foot setback) and Adams Boulevard as its “side yard” (e.g., with a 7-foot setback) means that it does not “blend seamlessly” with properties along Adams. Adams Boulevard is a designated “Scenic Highway.” It is the namesake for the Historic West Adams area. Its development pattern included wide setbacks from the street and architecturally distinctive properties. Even in 2018, nearly 120 years later, most properties still respect the setback. Adams Boulevard is not a “side yard” street. This stretch of Adams Boulevard, from Figueroa to Hoover, comprises one of the most concentrated areas of significant landmark properties in the entire City. These properties include the impressive Auto Club building and St. Vincent de Paul Church at Adams and Figueroa, multiple original Adams Boulevard estates adaptively reused and under excellent stewardship by Mount St. Mary’s University, Chester Place including the Doheny mansion and other mansions comprising the main campus of Mount St. Mary’s University, the Kerckhoff mansion owned by USC and adaptively reused as offices, the Stimson/Bilicke mansion adaptively used as affordable housing and recently restored, the Christian Science Church adaptively reused as a meditation center, and the historic Casa de Rosas compound at the SE corner of Hoover and Adams scheduled for reuse as housing for veterans and their families. All of these buildings add to the presence and importance of Adams Boulevard while managing to respect setbacks and to maintain reasonable density. Additional housing is critical for Los Angeles. Clearly new projects are to be going to be more dense than their predecessors. But projects should be respectful of their surroundings and be sympathetic to the other existing properties. Unfortunately, this project as currently planned seems disrespectful to Adams Boulevard and its neighboring properties, seems overbuilt for its lot, and seems to be seeking support by falsely describing its target market and thus its purpose. David Raposa Owner/Broker, City Living Realty City Living Realty 2316 1/2 S. Union Avenue, Suite 2 Los Angeles, California 90007 (213) 747-1337 office; (323) 730-0432 FAX; (323) 573-4202 cell [email protected] www.CityLivingRealty.com Specializing in Historic and Architectural Homes
July 29, 2021
Honorable Members of the Los Angeles City Council Members of the Los Angeles City Council Planning and Land Use Management Committee 200 N. Spring Street Los Angeles, CA 90012
RE Council File: 19-1603-S1 ENV-2018-2454-CE, DIR-2020-4338-RDP 806 West Adams Boulevard (758-832 West Adams Blvd.), Los Angeles CA 90007
Dear Honorable Council Members,
I have been a resident, business owner and property owner in the West Adams District for 35 years. I am the owner and broker of City Living Realty, a local residential real estate company. I am opposed to this plan as it has been presented. It is overly dense, disrespects the streetscape of Adams Boulevard (a Scenic Highway), and is clearly NOT a development designed for faculty and staff, despite claims to the contrary.
In light of the proposed density and massing, which will have impacts relative to the streetscape of a city-designated Scenic Highway, on traffic, and potentially on noise, it is clear that the proposed Project at 806 West Adams Boulevard is not eligible for a Categorical Exemption from CEQA under Class 32 nor other categories.
It also does not meeting the Redevelopment Plan guidelines for a density bonus, and therefore (since there is a land use conflict) it also doesn’t qualify for a Categorical Exemption.
As a part of my business in the sales of historic area properties, representing both buyers and sellers, I have significant experience with USC-related faculty purchases of homes in the area. I also have experience with both faculty/staff and student housing projects in the area. Some years ago, I represented the University of Southern California in the sales of units in its faculty/staff condominium housing project. More recently I have worked with student housing providers on their acquisitions of properties in the campus area. Also, I have served for over 17 years on the University Park HPOZ Board which provides design review on the north side of Adams Boulevard and for the residential and commercial neighborhoods north to Washington Boulevard.
1
I have previously made most of these same comments on this project, but they bear repeating.
It seems disingenuous and misleading for this Applicant to claim that the intended primary occupancy is for USC employees and faculty. Based on my knowledge and experience, the demographic of USC employees/staff and faculty is certainly not the primary market for five- bedroom units, rental or condo. This claim of USC faculty/staff housing would be more believable if the units were spacious, two-bedroom-plus-den or three-bedroom units, with substantial living/dining/kitchen areas befitting occupancy by a professional single/couple or a typical family.
But what this development proposes are five-bedroom units with much smaller than normal kitchen/living/dining spaces, and that is exactly what student housing developers in this area build to maximize rental streams, with rents often calculated at a per bedroom or even per bed rental rate.
Importantly, the design of the project is very inappropriate for Adams Boulevard, which was developed as an attractive residential streetscape and remains an important boulevard for the neighborhood. The proposed visible parking structure/podium at ground level and covering the entire site is unattractive and unfriendly, with perhaps an intentional “keep local pedestrians away from me” feel. At a minimum, fully below ground parking should be required along Adams and Severence.
The Project Description states: “the Project would introduce a modern and attractive multi-family residential development that would blend seamlessly into an established neighborhood.” But this is NOT remotely true. The architectural style and massing of this project, almost lot line to lot line, with minimal setbacks, is very bulky and thus the design is NOT sympathetic to the pattern of development along Adams Boulevard. The fact that the project as designed declares Severance as the “front yard” (e.g., with the required 15-foot setback) and Adams Boulevard as its “side yard” (e.g., with a 7-foot setback) means that it does not “blend seamlessly” with properties along Adams. Indeed, it relegates Adams Boulevard to a minimal setback, garage in your face, side yard.
The “Open Space” plan purporting to show open space/green space actually shows almost no open space and very little setback landscape area, most importantly along the most significant frontage of Adams Boulevard. This is an excessively dense, intensive and intrusive development. Please study the “Second Level Landscape Plan” which shows rows of very large multistory buildings with narrow corridors between them, with minimal planted areas. And as mentioned above, the Plan indicates only a seven foot planted setback area from the Adams Boulevard sidewalk.
Adams Boulevard is a designated “Scenic Highway.” It is the namesake for the Historic West Adams area. Its development pattern included wide setbacks from the street and architecturally distinctive properties. Even in 2018, nearly 120 years later, most properties still respect the setback. Adams Boulevard is not a “side yard” street.
2
This stretch of Adams Boulevard, from Figueroa to Hoover, comprises one of the most concentrated areas of significant landmark properties in the entire City of Los Angeles. These properties include the impressive Auto Club building and St. Vincent de Paul Church at Adams and Figueroa, multiple original Adams Boulevard estates adaptively reused and under excellent stewardship by Mount St. Mary’s University, Chester Place including the Doheny mansion and other mansions comprising the main campus of Mount St. Mary’s University, the Kerckhoff mansion owned by USC and adaptively reused as offices, the Stimson/Bilicke mansion adaptively used as affordable housing and recently restored, the Christian Science Church adaptively reused as a meditation center, and the historic Casa de Rosas compound at the SE corner of Hoover and Adams scheduled for reuse as housing for veterans and their families.
All of these buildings add to the presence and importance of Adams Boulevard while managing to respect setbacks and to maintain reasonable density.
Additional housing is critical for Los Angeles. Clearly new projects are to be going to be more dense than their predecessors. But projects should be respectful of their surroundings and be sympathetic to the other existing properties.
Unfortunately, this project as currently planned seems disrespectful to Adams Boulevard and its neighboring properties, seems overbuilt for its lot, and seems to be seeking support by falsely describing its target market and thus its purpose. It is clearly targeting student rentals given the emphasis on five bedrooms per unit. If this is a student housing development, then be honest about it and in addition to a critical review of the proposed density, open space and setbacks please also analyze whether this project appropriately meets requirements for student housing in the area, and not give the project support based on its claim to provide needed housing for Los Angeles families and USC faculty and staff.
Please reject the CEQA clearance of a Categorical Exemption for this Project, and please reject the Project until it is significantly rethought and redesigned.
Thank you for your consideration.
David Raposa Owner/Broker, City Living Realty DRE No. 00905218 323-573-4202 mobile/direct
3
Communication from Public
Name: Adams Severance Coalition Date Submitted: 08/02/2021 02:01 PM Council File No: 19-1603-S1 Comments for Public Posting: There is substantial evidence in the record that demonstrate this should not be exempt from environmental review. Please see the comments from the University Park HPOZ Board and the National Register eligible CRA approved Fraternity Sorority Row historic district. Communication from Public
Name: University Park HPOZ Board Date Submitted: 01/25/2020 03:39 PM Council File No: 19-1603 Comments for Public Posting: The entire University Park Area is a fragile historic environment that includes numerous historic buildings and historic districts. The University Park HPOZ, created in 2000, is directly across the site in question. Any development at 806 West Adams will impact the Zone in its character, compatibility and traffic. You cannot visually separate one side of the street from the other in terms of impacts to aesthetics, population and land use, and traffic. Further Adams Boulevard deserves special consideration as a scenic highway. The design of the project is inappropriate for Adams Boulevard which was developed as an attractive residential streetscape and remains an important boulevard for the neighborhood. The project will have a demonstrable significant effect on the environment and does not qualify for a Class 32 exemption. A categorical exemption is not the appropriate level of environmental review for a project that is highly discretionary, is in a historically sensitive environment, is located on a City scenic highway, and fails to meet the objectives of the community plan and redevelopment plan.
Communication from Public
Name: The Fraternity Sorority Row Historic District Date Submitted: 01/25/2020 03:56 PM Council File No: 19-1603 Comments for Public Posting: The Fraternity Sorority Historic District was surveyed and certified by the Community Redevelopment Agency in their Hoover University Exposition Park updated Historic Resources survey, on 28th Street and Severance Street just south of the proposed 99 unit 5 bedroom student housing project at 806 West Adams. Clearly the project will effect the Fraternity Sorority Row Historic District in traffic, aesthetics, noise, visual character, and the entire manner in which the historic District in feeling, association and location. As the impacts can be demonstrated, a CE should not be applied. he details of the district are attached. State of California The Resources Agency Primary # DEPARTMENT OF PARKS AND RECREATION HRI # PRIMARY RECORD Trinomial NRHP Status Code 3CS Other Listings Review Code Reviewer Date
Page 1 of 18 *Resource Name or #: USC Fraternity/Sorority Row District P1. Other Identifier: West 28th Street *P2. Location: Not for Publication Unrestricted *a. County Los Angeles and (P2c, P2e, and P2b or P2d. Attach a Location Map as necessary.) *b. USGS 7.5' Quad Date T ; R ; of of Sec ; B.M. c. Address West 28th Street City Los Angeles Zip 90007 d. UTM: Zone , mE/ mN e. Other Locational Data:
*P3a. Description: The potential USC Fraternity/Sorority Row District consists of USC-affiliated fraternity and sorority houses situated on the north and south sides of West 28th Street between South Figueroa and South Hoover Streets three blocks north of the USC campus. District contributors include 15 residences constructed between 1895 and 1962, and three residences erected since 1962, for a total of 18 contributing buildings. There are also 13 non-contributing buildings located within the district that reflect severely compromised levels of integrity or were constructed since 1962 (and do not exhibit “exceptional” importance). Architecturally, the district is notable for its wide range of residential styles including Neoclassical, Tudor Revival, Colonial Revival, French Eclectic, and vernacular Modern. Since the 1920s, West 28th Street’s original single-family residential dwellings have either been converted to accommodate fraternity or sorority communal living, or demolished and replaced with new fraternal residences. Today, West 28th Street continues to serve as the location of the majority of USC’s fraternity and sorority houses and the center of Greek letter social life for the USC campus. Over the decades, there has been no non-residential infill along West 28th Street although Sanborn maps confirm that at least seven dwellings have been demolished and the parcels left vacant or used for surface parking since 1950. *P3b. Resource Attributes: HP3. Multiple family property *P4. Resources Present: Building Structure Object Site District Element of District Other (Isolates, etc.) P5b. Description of Photo: th P5a. West 28 St. looking northeast/November 2005
*P6. Date Constructed/Age and Source: Historic Prehistoric Both 1925-1973, building permits
*P7. Owner and Address: Various
*P8. Recorded by: Peter Moruzzi Architectural Historian 2935 Angus Street Los Angeles, CA 90039
*P9. Date Recorded: February 2007
*P10.Survey Type: California Register Nomination
*P11. Report Citation: City of Los Angeles, Community Redevelopment Agency. “Historic Resources Survey Update: Exposition/University Park Redevelopment Area,” prepared by PCR Services Corp., April 2006.
*Attachments: NONE Location Map Continuation Sheet Building, Structure, and Object Record Archaeological Record District Record Linear Feature Record Milling Station Record Rock Art Record Artifact Record Photograph Record Other (List): Location Map
DPR 523A (1/95) *Required information State of California The Resources Agency Primary # DEPARTMENT OF PARKS AND RECREATION HRI # DISTRICT RECORD Trinomial
Page 2 of 18 *CHRC Status Code 3CS *Resource Name or # (Assigned by recorder) USC Fraternity/Sorority Row District D1. Historic Name: Fraternity Row D2. Common Name: Same *D3. Detailed Description (Discuss overall coherence of the district, its setting, visual characteristics, and minor features. List all elements of district.):
The potential USC Fraternity/Sorority Row District consists of USC-affiliated fraternity and sorority houses situated on the north and south sides of West 28th Street between South Figueroa and South Hoover streets three blocks north of the USC campus. District contributors include 15 residences constructed between 1895 and 1962, and three residences erected since 1962, for a total of 18 contributing buildings. There are also 13 non-contributing buildings located within the district.
Based upon OHP guidelines, a 45-year threshold was utilized in identifying district contributors. Forty-five years is a general estimate of the time needed to develop historical perspective and to evaluate significance. Those properties within the potential district that were of post-1962 construction (under 45 years of age) were not documented in the current survey unless they exhibited “exceptional” importance. Additionally, to qualify as a district contributor, a property must possess integrity, which is the ability of a property to convey its significance. The seven factors that define integrity are location, design, setting, materials, workmanship, feeling and association. To retain historic integrity a property will always possess several, and usually most, of these seven aspects. (Continued on page 3)
*D4. Boundary Description (Describe limits of district and attach map showing boundary and district elements.):
The boundaries of the USC Fraternity/Sorority Row District are South Figueroa Street on the east, South Hoover Street on the west, and the rear parcel lines of the properties located on West 28th Street.
*D5. Boundary Justification:
West 28th Street between South Figueroa and South Hoover streets has been the primary location for fraternity and sorority residences associated with USC since approximately 1925. Although fraternal residences have been and are currently located on other streets in the vicinity of the USC campus, West 28th Street remains the historic residential and social center for the university’s Greek letter organizations. Only residential properties are located within the district’s boundaries. District non-contributors are fraternities or sororities (and several former fraternity houses) that exhibit significantly compromised levels of physical integrity or are less than 45 years of age and do not appear to be of exceptional significance.
D6. Significance: Theme Residential Development Area: West 28th Street (USC’s Fraternity/Sorority Row) Period of Significance: 1925-1973 Applicable Criteria: N/A
In the City of Los Angeles, West 28th Street between South Hoover and South Figueroa Streets has been the geographic locus of the University of Southern California’s (USC’s) Greek letter social and residential community since the mid-1920s. Due to its high concentration of fraternity and sorority houses, this portion of West 28th Street has long been known as Fraternity Row. As such, West 28th Street between South Hoover and South Figueroa Streets appears eligible for listing in the California Register under Criterion 1 as the “USC Fraternity/Sorority Row District” for its historic residential and social association with the University of Southern California’s Greek letter community during the period 1925-1973. (Continued on page 3)
*D7. References (Give full citations including the names and addresses of any informants, where possible.): (See page 12)
*D8. Evaluator: Peter Moruzzi Date: February 2007 Affiliation and Address: Moruzzi Historic Resources Consulting, 2935 Angus St., Los Angeles, CA 90039
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D3 Detailed Description (Continued)
Contributors to the USC Fraternity/Sorority District include all fraternity and sorority residential properties located on West 28th Street between South Figueroa and South Hoover streets constructed prior to 1962 that exhibit a high degree of integrity of location, design, setting, workmanship, materials, feeling and association. Additionally, three properties that are less than 45 years of age are included as district contributors for exhibiting exceptional architectural significance. These three properties are:
929 West 28th Street. Constructed in 1966. John Rex, architect. An excellent example of the Colonial Revival architectural style as applied to a sorority house by one of Southern California’s master architects.
639 West 28th Street. Constructed in 1969. W. Frazier Overpeck Associates, architects. An excellent example of Colonial Revival style design, highly reminiscent of Mt. Vernon.
667 West 28th Street. Constructed in 1973. Paul R. Williams, architect. This Colonial Revival style residence is highly reflective of Williams’ mastery of revival style architecture and was one of the last projects that he completed prior to his retirement.
Among non-contributing properties to the district are six pre-1962 residences that have experienced significant alterations to primary elevations with a resulting loss of integrity of design, materials, and workmanship such that the architect’s original design intent has been substantially compromised (624, 625, 653, 801, 938, and 1005 West 28th Street). It should be noted that were any of these six residences to be rehabilitated or restored to a level of physical integrity consistent with the district’s contributing properties, a future reassessment of the district might result in that property’s inclusion as a district contributor.
District Contributors: 631 West 28th Street APN: 5123-015-406 639 West 28th Street APN: 5123-015-403 642 West 28th Street APN: 5123-014-403 643 West 28th Street APN: 5123-015-402 660 West 28th Street (identified as 666 West 28th Street by tax assessor) APN: 5123-013-410 667 West 28th Street APN: 5123-016-406 668 West 28th Street APN: 5123-013-409 700 West 28th Street APN: 5123-013-408 715 West 28th Street APN: 7465-017-006 728 West 28th Street APN: 5123-013-404 737 West 28th Street APN: 5123-016-401 742 West 28th Street APN: 5123-013-403 813 West 28th Street APN: 5123-003-407 814 West 28th Street APN: 5123-004-416 833 West 28th Street APN: 5123-003-409 834 West 28th Street APN: 5123-004-402 928 West 28th Street APN: 5123-004-404 929 West 28th Street APN: 5123-002-411 (Continued on page 4)
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D3 Detailed Description (Continued)
District Non-Contributors: 624 West 28th Street 625 West 28th Street 653 West 28th Street 707 West 28th Street 716 West 28th Street 720 West 28th Street 729 West 28th Street 801 West 28th Street 907 West 28th Street 914 West 28th Street 920 West 28th Street 938 West 28th Street 1005 West 28th Street
Unifying characteristics of West 28th Street include residences centered on lots with deep setbacks from the street, concrete sidewalks with landscaped medians, and some remaining mature trees from the early twentieth century. Within the district, all of the properties between South Figueroa Street and University Avenue have rear alleys for accessing automobile parking garages or carports situated at the rear of the dwellings. District properties located west of University Avenue to South Hoover Street have driveways for rear parking access.
Architecturally, West 28th Street is notable for its wide range of residential styles including Neoclassical, Tudor Revival, Colonial Revival, French Eclectic, and vernacular Modern. Of particular note, neoclassical and revival styles have continued to retain their popularity as applied to some of the new fraternity and sorority houses that have been constructed on West 28th Street since 1950, a period when Modern-influenced architecture dominated multi-family housing in the Los Angeles region. This may be due to the on-going attractiveness of ‘traditional’ architecture to USC’s Greek letter organizations as well as a reflection of West 28th Street’s early days as the location of numerous dignified revival style homes.
Since the 1920s, many of West 28th Streets’ original dwellings have been expanded to accommodate increased fraternity/sorority membership, or demolished and replaced with new fraternal residences. Today, West 28th Street continues to serve as the location of the majority of USC’s fraternity and sorority houses and the center of Greek social life for the USC campus. Over the decades, there has been no non-residential infill along West 28th Street although Sanborn maps confirm that at least seven dwellings have been demolished and left vacant or used for surface parking since 1950.
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D6 Significance (Continued)
As the center of fraternity and sorority social life for USC students, the 1925-1973 time period encompasses the expansion and maturation of Greek letter chapters at USC on West 28th Street’s Fraternity Row. Additionally, the inclusion of three contributing dwellings erected between 1962 and 1973 (less than 45 years) is due to the association of two master architects with Greek letter houses (John Rex with 929, and Paul R. Williams with 667 W. 28th St.), and one house that epitomizes the Colonial Revival architectural style (639 W. 28th St.). While the individual contributors within the district’s boundaries exhibit varying levels of architectural merit, each contributing dwelling strongly expresses its historic, cultural, and social association with USC’s Greek letter community. Further, each contributor exhibits a sufficient level of historic and physical integrity to qualify under the California Register.
In terms of district integrity, 18 of 31 (58%) of the properties situated within the district’s boundaries appear to be contributors. The remainder are fraternities or sororities whose physical integrity has been significantly compromised or are less than 45 years of age and do not appear to be of exceptional significance.
Today, as the last intact grouping of USC fraternity and sorority houses located on a single street, the USC Fraternity/Sorority Row District expresses the cohesion of USC-affiliated Greek life there since the mid-1920s.
University District1
The University District area in which the potential USC Fraternity/Sorority District is located is near the southern edge of the original boundary of the pueblo of Los Angeles that was established in 1781. Until the latter part of the nineteenth century, what was to become known as the University District was used exclusively for grazing and agriculture. Developed as a series of suburban neighborhoods, portions of the area were subdivided for residential and commercial use beginning in the late 1880s. Spurred by the extension of local horse-drawn streetcar routes from downtown Los Angeles, significant suburban communities created after that time included the University District, which today includes the University of Southern California (USC), Exposition Park, the neighborhoods of North University Park and exclusive subdivisions such as Saint James Park and Chester Place. The horse-drawn streetcar lines were quickly subsumed into the Los Angeles Transit Lines and Pacific Electric Railway system and upgraded to electric routes, further spurring development southward in the first decade of the twentieth century. By 1910, only small sections of the area were still used agriculturally as most of the land had been subdivided into residential tracts.
The economic development of the University District was heavily dependent on evolving transportation systems as well as on the growth of USC and, later, the emergence of Exposition Park as a cultural magnet for the Los Angeles region.
As a result of the strong desire for home ownership by residents of the Los Angeles region, the single family home was the predominant building type of residential development in the University District, although house type, size, site characteristics, and architectural style varied from neighborhood to neighborhood.
(Continued on page 6)
1 Excerpted from “Historic Context Statement: The South Los Angeles Subregional Planning Area of the City of Los Angeles,” revised October 1, 1990. Prepared by Historic Resources Group for the Los Angeles Conservancy.
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D3 Significance (Continued)
Great numbers of Craftsman and Colonial Revival style bungalows were constructed during the first two decades of the twentieth century in the University District, particularly west and south of USC and Exposition Park. These dwellings complemented already existing examples of Queen Anne style and turn-of-the-twentieth-century cottages located in the area. Later, Mission Revival, Renaissance Revival, and Spanish Colonial Revival style houses were also constructed. Subdivisions in the north part of the University District, where the potential Fraternity/Sorority Row district is located, were often promoted with larger and more lavish residences intended for wealthy middle class families.
The first wave of concentrated residential development in eastern West Adams and the University District consisted largely of Los Angeles businessmen and their families who wished to move out of the central city but needed to remain within easy commuting distance of downtown. The streetcar systems that traversed Pico, Washington, and Jefferson streets made this kind of suburban settlement possible. Men of means who had achieved a certain wealth and stature in Los Angeles constructed large residences in the area from 1890 into the 1910s, including West 28th Street, which would become known as Fraternity Row starting in the late 1920s.
University of Southern California and Surrounding Neighborhoods
The University of Southern California was the primary institution of higher learning in the area from its founding in 1879-80. Organized as a private, non-denominational institution by a group of Los Angeles businessmen led by Judge J.P. Widney, the University was sited on 56 lots between Jefferson and Exposition Boulevards and was endowed by the sale of additional lots donated by ex-Governor John G. Downey, Ozro W. Childs, and Isaias W. Hellman. All three were prominent businessmen involved in real estate speculation and the organization of early streetcar lines.
Following the Second World War, USC continued to expand, eventually occupying the majority of property between Jefferson and Exposition Boulevards west of Figueroa Street to Vermont Avenue. With the University’s expansion and accumulation of parcels along Jefferson Boulevard, the historically commercial street became less so. In contrast, Figueroa Street and Vermont Avenue within the vicinity of the University grew increasingly commercial with businesses dedicated to serving the growing USC-affiliated population during this period.
Despite USC’s growth, the post-World War II transformation of the University District from one of the city’s most desirable residential neighborhoods to one of its most neglected has many origins. As early as the 1930s, the “dated” housing stock of the University District no longer held its previous appeal, as Victorian, Craftsman, and many revival style residences were increasingly perceived as unfashionable. Additionally, the regional trend of the middle and upper classes in preferring residential areas farther away from downtown, such as Hancock Park and the Westside, signaled the inexorable decline of the University District in these years. Following World War II, the intrusion of the Harbor Freeway (State Highway 110) east of the area and the Santa Monica Freeway (Interstate 10) to the north led to the University District’s de facto isolation from much of Los Angeles. With its isolation and subsequent association with South Los Angeles, the perception of the University District as a desirable residential community continued to lessen. Further, demographic changes and increased population pressures led to the replacement of large numbers of single-family residences with multi-family dwellings and student housing in the neighborhoods surrounding USC.
(Continued on page 7)
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D6 Significance (Continued)
West 28th Street and Bankers Row
Starting in the early 1890s as Los Angeles’ fashionable neighborhoods moved south of downtown’s Bunker Hill along Figueroa Street, enclaves of stately mansions on large lots appeared on West Adams Boulevard, Chester Place, St. James Park, and West 28th Street, the latter between South Figueroa and South Hoover streets. According to a 1949 Los Angeles Times article noting West 28th Street’s history, between the 1890s and the late 1910s, “when West 28th Street was known as Bankers Row, it was practically surrounded by homes of bank presidents and board chairmen. It symbolized the ‘carriage trade.’”1
One of the earliest of the grand dwellings to be constructed along West 28th Street was the Burkhard Residence that was erected on the southeast corner of West 28th and Hoover streets in 1893 (and demolished in 1949 for the current fraternity house). Herman J. Burkhard had made his fortune in the pork packing business in Oregon and had relocated with his family to Los Angeles in 1890. Once in the area, Burkhard became a successful real estate speculator with properties in Santa Monica, downtown Los Angeles, and the two blocks adjacent to his residence on West 28th Street. Burkhard was also the founder/president of Los Angeles’ Occidental Life Insurance Company.
Soon, a considerable number of bank presidents were living on West 28th Street, including Arthur J. Waters of Citizens National Bank (933 W. 28th St.), James Calhoun Drake of Los Angeles Trust & Savings Bank (928 W. 28th St.), John Mackay Elliott of First National Bank (914 W. 28th St.), and Joseph F. Sartori of Security Trust & Savings Bank (725 W. 28th St.). Another notable family residing along West 28th Street during this time period was that of mining entrepreneur and real estate investor John S. Brockman and his wife Sarah Brockman who occupied a substantial dwelling erected in 1896 on a large corner lot (814 W. 28th St., extant but modified). Prior to her death in 1912, Sarah Brockman had purchased the majority of the adjacent parcels south of the Brockman residence facing West 30th Street and improved several of them with single-family dwellings.
Another real estate entrepreneur, O.T. Johnson, and his wife Victoria Johnson, resided in a large dwelling on a corner parcel with the address 1005 West 28th Street starting in the first decade of the twentieth century. Following the death of Mr. Johnson, his widow Victoria continued to occupy the dwelling until 1950, when she sold it to the Phi Delta Theta fraternity for $50,000. Of the remaining residences erected at the turn-of-the-twentieth-century along West 28th Street, the neoclassical style James Shankland Residence designed by renowned architect Sumner Hunt is among the most impressive (715 W. 28th St., now Alpha Rho Chi fraternity house).
Sanborn maps indicate that all but a few parcels located along Bankers Row had been improved with large dwellings by 1907. All but one were two stories in height, with several boasting three-story towers. Nearly all shared deep setbacks with residences situated near the center of spacious lots along the wide, tree-lined street. While most featured rear stables in 1907, a few already had automobile garages indicating the considerable wealth and status of the neighborhood. Architecturally, the dwellings displayed an eclectic mix of styles including neoclassical, Tudor Revival, and American Colonial Revival. Remarkably, by the early 1920s, West 28th Streets reputation as one of Los Angeles’ most prestigious neighborhoods had not only peaked but was in steep decline.
(Continued on page 8)
1 Los Angeles Times, “Stately Home of 90s Given to Wreckers,” December 15, 1949, p.A1.
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D6 Significance (Continued)
Consistent with the western migration of Los Angeles’ moneyed class to residential enclaves such as Windsor Square, Hancock Park, Beverly Hills, and parts of Santa Monica during the 1920s, the University District in general, and West 28th Street, in particular, was supplanted in the same way that Bunker Hill had been succeeded by South Figueroa Street and the University District a generation earlier. No longer considered to be the highly fashionable and prestigious address that it had once been, the mansions of West 28th Street were rapidly purchased by USC’s fraternal community starting in the mid-1920s. By 1949, a Los Angeles Times article noted that only two dwellings remained single-family residences on West 28th Street, the homes of Mrs. J.P. Chandler (715 W. 28th St., now Alpha Rho Chi fraternity house) and Mrs. N.W. Myrick (667 W. 28th St., demolished).1 All of the other residences had been either converted into fraternity or sorority houses, or replaced with new fraternity houses, for a total of 35 Greek letter dwellings located on West 28th Street by 1949.
Origins of Greek Letter Fraternities and Sororities in the United States2
The Phi Beta Kappa Society, founded on December 5, 1776 at the College of William and Mary (Williamsburg, Virginia), is generally recognized to be the first Greek-letter student secret society in North America. The society arose as a forum to discuss topics not covered in the regimented classical education of universities of the era—lending the name literary fraternity to its type. In addition to its secrecy and selection of a Greek name, it also introduced a code of high ideals, secret rituals and handclasps, membership badges, and oaths that characterized later Greek letter societies. With few exceptions the names of fraternities and sororities consist of two or three Greek letters. For this reason, fraternities and sororities are known collectively as the Greek System, and its members are known as Greeks.
Sigma Phi became the first "national" fraternity when it opened the first satellite chapter, at Hamilton College, in 1831. This spawned Samuel Eells' founding of Alpha Delta Phi in 1832. Chapters soon opened on more campuses, spawning more rivals. Beta Theta Pi was founded at Miami University in Oxford, Ohio in August 1839. Unlike its predecessors, however, it made expansion one of its key principles. Zeta Psi was founded in 1847 at New York University and similarly pursued expansion: it was the first bicoastal fraternity (indeed, the first fraternity west of the Mississippi River) with its chapter at the University of California, Berkeley in 1870. Phi Delta Theta (1848) and Sigma Chi (1855), founded at Miami University like Beta Theta Phi, emulated its focus on establishing new chapters. These three constitute the Miami Triad. Although growth was stunted by the American Civil War, the system underwent phenomenal growth in the late 19th and early 20th centuries. All societies founded after the Civil War follow the Miami Triad structure.
Women's organizations also formed contemporaneously: the Adelphian Society was established in 1851 at Wesleyan College in Macon, Georgia, and I.C. Sorosis in 1867 at Monmouth College, Monmouth, Illinois. However, they did not take their Greek names (Alpha Delta Pi and Pi Beta Phi) until much later, so Kappa Alpha Theta (January 1870) and Kappa Kappa Gamma (October 1870) are the first women's Greek letter societies. The term "sorority" was not popularized until later in the 19th century, so most were founded as "women's fraternities" or "fraternities for women." The first national to adopt the word "sorority" was Gamma Phi Beta, established in 1874 at Syracuse University in Syracuse, New York. (Continued on page 9)
1 Los Angeles Times, “Stately Home of 90s Given to Wreckers,” December 15, 1949, p.A1. 2 Excerpted from “Fraternities and Sororities,” Wikipedia’s online encyclopedia. http://en.wikipedia.org/wiki/Fraternities_and_sororities
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D6 Significance (Continued)
There are various types of fraternities: social, service, professional, and honorary fraternities. Most of these fraternities were originally founded on dedication to principles such as community service, sound learning, and leadership qualities, though some have become purely "social". Uniquely among most campus organizations, members of social fraternities and sororities often live together in a large house or apartment complex, as is evident in the houses of USC’s Fraternity Row. This serves two purposes. First, it emphasizes the bonds the members share as "brothers" or "sisters". Second, the house serves as a central location for the events and administration of the fraternity. Because of the unique nature of this setup, the individual organizations themselves at their respective schools are known as "houses". Professional, academic or honorary societies rarely maintain a permanent housing location, and some may be barred from doing so by their national organization.
As at USC and other college campuses, such a fraternity or sorority house can usually be identified by large Greek letters on the front of the house, advertising the name of the group. Depending on the size of the house, there may be anywhere from three to twenty bedrooms or more. The larger houses generally have a large meeting room and/or dining room, commercial kitchen and study room. There is usually a lounge of some sort, access to which is often restricted to fully initiated members. Fraternities and sororities will also often maintain a chapter room, to which only initiates may ever be admitted and even whose existence may be kept secret. The walls of the house may be decorated with pictures of past house events, awards and trophies, decorative (or historic) paddles, or composites of members from past years.
USC’s Greek Letter Organizations and Fraternity Row
According to the 1899 edition of USC’s annual yearbook, “El Rodeo,” the first appearance of a national Greek letter organization on the campus of the University of Southern California appears to be in 1889, when the Sigma Chi fraternity established its chapter at the university. Six years later, in 1895, the Alpha Chi Omega fraternity was established at USC. Authors Manuel P. Servin and Iris Higbie Wilson in their book “Southern California and its University: a History of USC: 1880-1964,” claim that it wasn’t until the 1920s, however, that a sizeable number of national fraternities and sororities made their appearance on the campus.1 During the decade, 14 national fraternities and seven sororities, including three men’s and one women’s Jewish houses, were established at USC. Due to the rapid growth of the university’s Greek community, a need for off-campus accommodations became a necessity.
West 28th Street has been known as ‘Fraternity Row’ since the 1920s when fraternities and sororities affiliated with the nearby USC campus began systematically occupying many of the stately single-family residences flanking the tree-lined thoroughfare. The street’s convenient location only three blocks north of the USC campus was one of the factors in the selection of West 28th Street as the primary location for fraternity/sorority houses during this period. More importantly, due to the rapid departure of the neighborhood’s wealthy families during this period, a substantial number of sizeable turn-of-the-twentieth-century residences on large parcels were becoming available for conversion into fraternity and sorority houses for USC’s growing number of Greek letter organizations.
(Continued on page 10)
1 Servin, Manuel P. and Iris Higbie Wilson, “Southern California and its University: a History of USC, 1880-1964,” Los Angeles: Ward Ritchie Press, 1969. P.117.
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D6 Significance (Continued)
USC’s “El Rodeo” yearbook chronicles the expansion of Greek houses north of campus starting in 1925. In that year, five fraternities and five sororities were listed as having West 28th Street addresses.1 Additionally, building permits, newspaper articles, and published USC histories suggest that 1925 was the year that Greek letter houses first appeared on West 28th Street. The 1925 “El Rodeo” yearbook also lists the other Greek letters residences located north of the USC campus including three on Ellendale Place and five on West 30th Street. While fraternity and sorority houses would continue to appear outside of West 28th Street, Sanborn maps and other research confirms that West 28th Street has remained the center of USC’s Greek letter community since the 1920s.
Complementing West 28th Street’s role as the residential locus of USC’s Greek letter community is the importance of Fraternity Row as the historic center of USC’s social scene. In addition to annual coverage of West 28th Street’s social activities in “El Rodeo,” researchers such as Servin and Wilson have identified Fraternity Row as USC’s social center. They note “the outstanding dances and balls [that] were given by the Greek houses. Outside of the houses there was little campus social life for the non-Greeks – the vast majority of the student body. Not only were the important social events geared to the fraternity and sorority students, but also the intramural sports and the other extra-curricular activities.”2 From 1940 into the 1960s, articles published in the Los Angeles Times have described the enormous rallies and street bonfires that were illegally lit prior to each year’s Big Game between USC and UCLA on Fraternity Row. Other long-running Fraternity Row social functions such as Homecoming Week, where fraternity and sorority houses are festooned with decorations and host numerous parties, continue to the present day.
As relates to the Greek letter affiliations of individual fraternity or sorority houses, there has been considerable turnover of properties on Fraternity Row over the decades. In fact, along West 28th Street a majority of fraternities and sororities have changed Greek letter affiliations numerous times since the 1920s. A typical example is 700 West 28th Street, which was listed in the 1925 “El Rodeo” yearbook as the Phi Alpha fraternity house, becoming the Kappa Alpha fraternity house in the 1950s, and today is the dwelling for the Sigma Phi Epsilon fraternity. Not only have chapter houses changed hands through time, but a large number of the original grand residences that were converted into fraternities and sororities have been substantially altered, enlarged, or replaced with new houses, primarily since World War II. Of these alterations, many have not been sympathetic to the architects’ original design intentions with the result that much important historic fabric has been lost over the years.
Architecturally, the evolution of fraternity and sorority house design has mirrored that of design trends throughout the United States since the Second World War. Specifically, between 1945 and 1965, the influence of the International Style of architecture has been expressed in the renovation or construction of many new fraternity houses on West 28th Street. Additionally, a surprising number of prominent Southern California-based architects have designed new fraternity and sorority houses on West 28th Street since 1950. These architects include Albert C. Martin & Associates (700 W. 28th St., 1955), William Cody (630 W. 28th St., 1957, demolished), John Rex (929 W. 28th St., 1966), and Paul R. Williams (667 W. 28th St., 1973). Notably, Rex and Williams rejected the formerly dominant 1950s-era Modern architectural idiom of Martin and Cody in favor of the revival architectural styles then regaining popularity as applied to residential design in the United States in the late 1960s and 1970s. (Continued on page 11)
1 West 28th Street addresses: 625 (Delta Phi Delta fraternity), 639 (Delta Gamma sorority), 642 (Zeta Kappa Epsilon fraternity), 647 (Pi Beta Phi sorority), 653 (Kappa Alpha Theta sorority), 668 (Alpha Gamma Delta sorority), 700 (Phi Alpha fraternity), 710 (Alpha Chi Omega sorority), 920 (Delta Chi fraternity), and 928 (Kappa Sigma fraternity). 2 Ibid. pp.117-118.
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D6 Significance (Continued)
Concurrent with the return to Revival style residential architecture in the late 1960s in the Greek letter community, so too were there momentous social pressures arising from the countercultural movement of the era that led to the diminution of fraternities and sororities on college campuses throughout the country. A multi-part Los Angeles Times series on college life by Art Seidenbaum in 1969 titled “USC: Up from Apathy,” noted, “Fraternities and sororities are dying on most campuses because group identity has lost status.” Seidenbaum concluded, “The Row represents a dwindling minority – some one percent of the USC students – and it’s the most self-enclosed institution of them all.” The impact on West 28th Street’s Fraternity Row was the decline and, in a few cases, disappearance of some of USC’s Greek chapters during this period. It wasn’t until the mid-1980s that a noticeable rebound in fraternity and sorority membership occurred to justify the refurbishment, expansion, or construction of new fraternity houses on West 28th Street that happened in the 1990s to the present day. While West 28th Street’s Fraternity Row no longer contains all of the Greek houses it had in 1949, the street continues to be the center of USC’s Greek letter community as it has since 1925.
USC Fraternity/Sorority Row District
Based upon the foregoing context statement, a USC Fraternity/Sorority Row District appears eligible for listing in the California Register at the local level of significance under Criterion 1. Specifically, the potential USC Fraternity/Sorority Row District is highly reflective of the historic residential and social association of West 28th Street with the University of Southern California and its Greek letter community during the period 1925-1973. As the center of fraternity and sorority social life for USC students, this time period encompasses the rapid expansion and maturation of fraternity and sorority chapters at USC on what became known as Fraternity Row. While the individual residences within the district’s boundaries exhibit varying levels of architectural merit, each contributing dwelling strongly expresses its historic, cultural, and social association with USC’s Greek letter community.
Today, the USC Fraternity/Sorority Row District on West 28th Street remains the last intact grouping of fraternity and sorority houses located on a single street in the USC area, and fully expresses the cohesion of USC-affiliated Greek life there since the mid-1920s. Additionally, the district’s contributors retain a high degree of integrity of design, materials, and workmanship, particularly on their primary elevations. Further, the district continues to retain its historic location, setting, association and feeling as the residential and social center of USC’s Greek letter community.
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D7 References
Blumenson, John. Identifying American Architecture. New York: W.W. Norton and Company, 1989.
Brode, A.J., History of the University Section, Los Angeles. Historic Society of Southern California Publications, 1922.
Carley, Rachel. The Visual Dictionary of American Domestic Architecture. New York: Henry Holt and Company, 1994.
City of Los Angeles, Community Redevelopment Agency. Cultural Resource Documentation Report: Expanded Hoover Redevelopment Area, prepared by Johnson Heumann Research Associates, August, 1985.
City of Los Angeles, Community Redevelopment Agency. Existing Conditions Report, prepared by Historic Resources Group, 1986.
City of Los Angeles, Planning Department. Building Permits.
Gebhard, David and Robert Winter. Architecture in Los Angeles. Salt Lake City, Utah: Peregrine Smith Books, 1985.
Gebhard, David and Robert Winter. An Architectural Guidebook to Los Angeles. Layton, Utah: Gibbs Smith Publisher, 2003.
George, Laura Voisin. History of 28th Street “The Row.” Unpublished research, 2004.
Gleye, Paul. The Architecture in Los Angeles. Los Angeles: Rosebud Books, 1981.
Gowans, Alan. The Comfortable House: North American Suburban Architecture 1890-1930. Cambridge: The MIT Press, 1986.
Holmes, Robert. The University of Southern California. Louisville, Kentucky: Harmony House, 1987.
Los Angeles Conservancy. Historic Context Statement: The South Los Angeles Subregional Planning Area of the City of Los Angeles, prepared by Historic Resources Group, revised October 1, 1990.
Los Angeles County Tax Assessor.
(Continued on page 13)
DPR 523L (1/95) *Required information State of California The Resources Agency Primary # DEPARTMENT OF PARKS AND RECREATION HRI # CONTINUATION SHEET Trinomial
Page 13 of 18_ *Resource Name or # (Assigned by recorder) USC Fraternity/Sorority Row District *Recorded by: Peter Moruzzi ___ *Date February 2007 Continuation Update
D7 References (Continued)
Los Angeles Public Library, California Index.
Los Angeles Public Library, Image Archive.
Los Angeles Daily Journal, “Building Permits,” May 22, 1896.
Los Angeles Times, “Real Estate Transaction 1 – No Title,” September 27, 1895, p.11.
Los Angeles Times, “Building Permits,” May 22, 1896, p.9.
Los Angeles Times, “Flotsam and Jetsam,” February 12, 1897, p.10.
Los Angeles Times, “Real Estate Transaction 1 – No Title,” May 19, 1899, p.15.
Los Angeles Times, “Doings of Builders and Architects,” March 23, 1902, p.A1.
Los Angeles Times, “Reunions in Graduation Week Plans,” June 14, 1925, p.B2.
Los Angeles Times, “Sorority Remodels Chapter House,” July 9, 1939, p.E3.
Los Angeles Times, “Billies Pulled on Students,” November 9, 1940, p.A1.
Los Angeles Times, “Troy Depicts Horrible Fate for Joe Bruin,” November 19, 1946, p.7.
Los Angeles Times, “Stately Home of 90s Given to Wreckers,” December 15, 1949, p.A1.
Los Angeles Times, “Cornerstone to Be Set for SC Fraternity,” February 5, 1950, p.E1.
Los Angeles Times, “SC Fraternity Purchases Turn-of-Century Mansion,” October 11, 1950, p.A6.
Los Angeles Times, “Kappa Alpha Chapter House at SC Readied,” February 27, 1955, p.E12.
Los Angeles Times, “Fraternity Dwelling Being Readied at SC,” December 8, 1957, p.F1.
(Continued on page 14)
DPR 523L (1/95) *Required information State of California The Resources Agency Primary # DEPARTMENT OF PARKS AND RECREATION HRI # CONTINUATION SHEET Trinomial
Page 14 of 18_ *Resource Name or # (Assigned by recorder) USC Fraternity/Sorority Row District *Recorded by: Peter Moruzzi ___ *Date February 2007 Continuation Update
D7 References (Continued)
Los Angeles Times, “Pi Kappa Alpha Plan USC Chapter House,” February 17, 1963, p.14.
Los Angeles Times, “USC: Up From Apathy,” May 25, 1969, p.M9.
Los Angeles Times, “Tri Deltas of USC Will Mark 50th Anniversary,” April 25, 1971, p.SF_A7.
McAlester, Virginia & Lee. A Field Guide to American Houses. New York: Alfred A. Knopf, 1990.
McWilliams, Carey. Southern California: An Island on the Land. Salt Lake City, UT: Peregrine Smith Books, 1946, Revised 1988.
Meyers, Laura. History of the Brockman House. Unpublished research, 2004.
Office of State Historic Preservation. California Historic Resources Inventory, Survey Workbook (excerpts). State of California: Sacramento, 1986.
Office of State Historic Preservation. Historic Properties Directory. Sacramento: State of California, 2005.
Parker, Patricia L. “National Register Bulletin, Guidelines for Local Surveys: A Basis for Preservation Planning.” Washington, DC: U.S. Government Printing Office, 1997.
Reynolds, John H. The Trojan Gallery: A Pictorial History of the University of Southern California. Los Angeles: University of Southern California, 1980.
Sanborn Fire Insurance Maps, City of Los Angeles.
Servin, Manuel P. and Iris Higbie Wilson. Southern California and Its University; a History of USC: 1880-1964. Los Angeles: Ward Ritchie Press, 1969.
Starr, Kevin. Inventing the Dream: California Through the Progressive Era. New York: Oxford University Press, 1985.
(Continued on page 15)
DPR 523L (1/95) *Required information State of California The Resources Agency Primary # DEPARTMENT OF PARKS AND RECREATION HRI # CONTINUATION SHEET Trinomial
Page 15 of 18_ *Resource Name or # (Assigned by recorder) USC Fraternity/Sorority Row District *Recorded by: Peter Moruzzi ___ *Date February 2007 Continuation Update
D7 References (Continued)
United States Department of the Interior. “How to Apply the National Register Criteria for Evaluation, National Register Bulletin,” Washington, DC: National Park Service, rev, 1997.
United States Department of the Interior. “How to Complete the National Register Registration Form, National Register Bulletin,” Washington, DC: National Park Service, rev, 1997.
University of Southern California. Cardinal and Gold. Los Angeles: General Alumni Association, 1939.
University of Southern California. El Rodeo yearbooks. Los Angeles: University of Southern California, various years.
University of Southern California website. http://www.usc.edu/about/history/
Whiffen, Marcus. American Architecture Since 1780. Cambridge, Massachusetts: The MIT Press, 1992.
DPR 523L (1/95) *Required information State of California The Resources Agency Primary # DEPARTMENT OF PARKS AND RECREATION HRI# LOCATION MAP Trinomial
Page 16 of 18 *Resource Name or # (Assigned by recorder) USC Fraternity/Sorority District *Map Name: USC Fraternity/Sorority District *Scale: 1 inch = 50 feet *Date of map: 1950
DPR 523J (1/95) *Required information State of California The Resources Agency Primary # DEPARTMENT OF PARKS AND RECREATION HRI# LOCATION MAP Trinomial
Page 17 of 18 *Resource Name or # (Assigned by recorder) USC Fraternity/Sorority District *Map Name: USC Fraternity/Sorority District *Scale: 1 inch = 50 feet *Date of map: 1950
DPR 523J (1/95) *Required information State of California The Resources Agency Primary # DEPARTMENT OF PARKS AND RECREATION HRI# LOCATION MAP Trinomial
Page 18 of 18 *Resource Name or # (Assigned by recorder) USC Fraternity/Sorority District *Map Name: USC Fraternity/Sorority District *Scale: 1 inch = 50 feet *Date of map: 1950
DPR 523J (1/95) *Required information State of California The Resources Agency Primary # DEPARTMENT OF PARKS AND RECREATION HRI # PRIMARY RECORD Trinomial NRHP Status Code 3CD Other Listings Review Code Reviewer Date
Page 1 of 1 *Resource Name or #: 631 West 28th Street P1. Other Identifier: Tau Kappa Epsilon *P2. Location: Not for Publication Unrestricted *a. County Los Angeles and (P2c, P2e, and P2b or P2d. Attach a Location Map as necessary.) *b. USGS 7.5' Quad Date T ; R ; of of Sec ; B.M. c. Address 631 West 28th Street City Los Angeles Zip 90007 d. UTM: Zone , mE/ mN e. Other Locational Data: APN: 5123-015-406
*P3a. Description: This two-story, vernacular Modern fraternity house is L-shaped in plan and capped by a flat roof with deep overhanging eaves. Stucco sheathes the exteriors. Bands of wood-framed and metal-framed fixed and casement windows punctuate the primary (south) elevation. A full-height patterned concrete screen covered with ivy provides shade to south-facing windows on the west end of the primary facade. Concrete steps lead to the center entrance, which is sheltered by a perforated roof supported by steel posts. Red brick planters containing clipped hedges border the south elevation. A freestanding wooden platform with wood railings occupies the parcel's southwest corner near the sidewalk. The property appears to be in original condition with few visible alterations.
*P3b. Resource Attributes: HP3. Multiple family property *P4. Resources Present: Building Structure Object Site District Element of District Other (Isolates, etc.)
P5a. P5b. Description of Photo: South elevation, looking northeast/July 2005
*P6. Date Constructed/Age and Source: Historic Prehistoric Both Circa 1950
*P7. Owner and Address: Scorpion Benefit Corp.
*P8. Recorded by: Peter Moruzzi Architectural Historian 2935 Angus Street Los Angeles, CA 90039
*P9. Date Recorded: February 2007
*P10.Survey Type: California Register Nomination
*P11. Report Citation: City of Los Angeles, Community Redevelopment Agency. “Historic Resources Survey Update: Exposition/University Park Redevelopment Area,” prepared by PCR Services Corp., April 2006.
*Attachments: NONE Location Map Continuation Sheet Building, Structure, and Object Record Archaeological Record District Record Linear Feature Record Milling Station Record Rock Art Record Artifact Record Photograph Record Other (List):
DPR 523A (1/95) *Required information State of California The Resources Agency Primary # DEPARTMENT OF PARKS AND RECREATION HRI # PRIMARY RECORD Trinomial NRHP Status Code 3CD Other Listings Review Code Reviewer Date
Page 1 of 1 *Resource Name or #: 667 West 28th Street P1. Other Identifier: Pi Beta Phi *P2. Location: Not for Publication Unrestricted *a. County Los Angeles and (P2c, P2e, and P2b or P2d. Attach a Location Map as necessary.) *b. USGS 7.5' Quad Date T ; R ; of of Sec ; B.M. c. Address 667 West 28th Street City Los Angeles Zip 90007 d. UTM: Zone , mE/ mN e. Other Locational Data: APN: 5123-016-406
*P3a. Description: This three-story Colonial Revival style residence constructed in 1973 for the Pi Beta Phi sorority features a flat roof with shallow overhanging eaves. Exteriors are finished in smooth stucco. Distinguishing features include a third floor balustraded balcony, pedimented entry, multi-paned double hung sash vinyl windows (many with flanking shutters), and slightly recessed first story wings. Brick steps lead to the raised front entry porch, which is enclosed by balustrades. A grassy front yard contains a pair of Magnolia trees that flank the concrete entry path. Other than the vinyl windows within original openings, the building appears to have experienced few alterations since the 1970s.
*P3b. Resource Attributes: HP3. Multiple family property *P4. Resources Present: Building Structure Object Site District Element of District Other (Isolates, etc.)
P5a. P5b. Description of Photo: South elevation, looking north/July 2005
*P6. Date Constructed/Age and Source: Historic Prehistoric Both 1973, Building permits
*P7. Owner and Address: Private
*P8. Recorded by: Peter Moruzzi Architectural Historian 2935 Angus Street Los Angeles, CA 90039
*P9. Date Recorded: February 2007
*P10.Survey Type: California Register Nomination *P11. Report Citation: City of Los Angeles, Community Redevelopment Agency. “Historic Resources Survey Update: Exposition/University Park Redevelopment Area,” prepared by PCR Services Corp., April 2006.
*Attachments: NONE Location Map Continuation Sheet Building, Structure, and Object Record Archaeological Record District Record Linear Feature Record Milling Station Record Rock Art Record Artifact Record Photograph Record Other (List):
DPR 523A (1/95) *Required information State of California The Resources Agency Primary # DEPARTMENT OF PARKS AND RECREATION HRI # PRIMARY RECORD Trinomial NRHP Status Code 3CD Other Listings Review Code Reviewer Date
Page 1 of 1 *Resource Name or #: 668 West 28th Street P1. Other Identifier: Kappa Alpha Psi *P2. Location: Not for Publication Unrestricted *a. County Los Angeles and (P2c, P2e, and P2b or P2d. Attach a Location Map as necessary.) *b. USGS 7.5' Quad Date T ; R ; of of Sec ; B.M. c. Address 668 West 28th Street City Los Angeles Zip 90007 d. UTM: Zone , mE/ mN e. Other Locational Data: APN: 5123-013-409
*P3a. Description: This two-story Regency-inspired Kappa Alpha Psi fraternity house was originally constructed in 1906, but has since experienced exterior alterations in the 1930s, 1950s and 1960s. Capped by a low-pitched, side- gabled roof with shallow overhanging eaves, the symmetrical building is rectangular in plan and sheathed in stucco with red brick accents. Distinguishing features include a raised two-story semicircular portico with pipe columns and stylized capitals, pedimented entry, multi-paned double hung sash, molded lintels and pilasters. A broad grassy lawn bisected by a concrete path fronts the residence. Other than wood shutters that were removed in recent years, the dwelling does not appear to have experienced major exterior alterations.
*P3b. Resource Attributes: HP3. Multiple family property *P4. Resources Present: Building Structure Object Site District Element of District Other (Isolates, etc.)
P5a. P5b. Description of Photo: North elevation, looking south/July 2005
*P6. Date Constructed/Age and Source: Historic Prehistoric Both 1906, 1921, 1934, Building permits
*P7. Owner and Address: Private
*P8. Recorded by: Peter Moruzzi Architectural Historian 2935 Angus Street Los Angeles, CA 90039
*P9. Date Recorded: February 2007
*P10.Survey Type: California Register Nomination *P11. Report Citation: City of Los Angeles, Community Redevelopment Agency. “Historic Resources Survey Update: Exposition/University Park Redevelopment Area,” prepared by PCR Services Corp., April 2006.
*Attachments: NONE Location Map Continuation Sheet Building, Structure, and Object Record Archaeological Record District Record Linear Feature Record Milling Station Record Rock Art Record Artifact Record Photograph Record Other (List):
DPR 523A (1/95) *Required information State of California The Resources Agency Primary # DEPARTMENT OF PARKS AND RECREATION HRI # PRIMARY RECORD Trinomial NRHP Status Code 3CD Other Listings Review Code Reviewer Date
Page 1 of 1 *Resource Name or #: 700 West 28th Street P1. Other Identifier: Sigma Alpha Epsilon *P2. Location: Not for Publication Unrestricted *a. County Los Angeles and (P2c, P2e, and P2b or P2d. Attach a Location Map as necessary.) *b. USGS 7.5' Quad Date T ; R ; of of Sec ; B.M. c. Address 700 West 28th Street City Los Angeles Zip 90007 d. UTM: Zone , mE/ mN e. Other Locational Data: APN: 5123-013-408
*P3a. Description: This one- and two-story fraternity house is strongly influenced by the International Style of architecture. L- shaped in plan, the building is capped by a flat roof without overhangs. On the west end of the primary (north) elevation a large, rectangular, two-story volume sheathed in stucco is slightly cantilevered over the first story, which is covered in brick veneer. A pebble-encrusted concrete path leads to the recessed entry porch and double-door entrance. East of the entrance, five bays containing glazed entrance doors, fixed windows and transoms are arranged in a band across the north facade. A low red brick wall forms an enclosed open patio fronting this door/window grouping. The building, designed by A.C. Martin & Associates, appears original with few apparent visible alterations.
*P3b. Resource Attributes: HP3. Multiple family property *P4. Resources Present: Building Structure Object Site District Element of District Other (Isolates, etc.)
P5a. P5b. Description of Photo: North elevation, looking south/July 2005
*P6. Date Constructed/Age and Source: Historic Prehistoric Both 1954, Building permits
*P7. Owner and Address: Sigma Phi Epsilon House
*P8. Recorded by: Peter Moruzzi Architectural Historian 2935 Angus Street Los Angeles, CA 90039
*P9. Date Recorded: February 2007
*P10.Survey Type: California Register Nomination
*P11. Report Citation: City of Los Angeles, Community Redevelopment Agency. “Historic Resources Survey Update: Exposition/University Park Redevelopment Area,” prepared by PCR Services Corp., April 2006.
*Attachments: NONE Location Map Continuation Sheet Building, Structure, and Object Record Archaeological Record District Record Linear Feature Record Milling Station Record Rock Art Record Artifact Record Photograph Record Other (List):
DPR 523A (1/95) *Required information State of California The Resources Agency Primary # DEPARTMENT OF PARKS AND RECREATION HRI # PRIMARY RECORD Trinomial NRHP Status Code 3CB/5S1 Other Listings Review Code Reviewer Date
Page 1 of 1 *Resource Name or #: 715 West 28th Street P1. Other Identifier: Alpha Rho Chi *P2. Location: Not for Publication Unrestricted *a. County Los Angeles and (P2c, P2e, and P2b or P2d. Attach a Location Map as necessary.) *b. USGS 7.5' Quad Date T ; R ; of of Sec ; B.M. c. Address 715 West 28th Street City Los Angeles Zip 90007 d. UTM: Zone , mE/ mN e. Other Locational Data: APN: 7465-017-006
*P3a. Description: This two-story wood frame American Foursquare style Alpha Rho Chi fraternity house is capped by a pyramidal roof with shallow boxed eaves that is punctuated by a large center dormer decorated with dentils and Corinthian pilasters. Symmetrical in massing with prominent neoclassical elements, the house is sheathed in narrow clapboard siding with a brick foundation. Concrete steps lead to a dramatic front (south) entry portico featuring two pairs of fluted Ionic columns supporting a shallow balconette with full entablature. A similar portico centers the secondary east elevation. The glazed wooden entrance is flanked by sidelights. On the second story, pairs of one-over-one double hung sash are capped by molded lintels with carved brackets. Decorative round arched elements containing plaster floral patterns in relief top three of the molded lintels on the primary elevation. The property is landscaped with grassy lawns, flowering shrubs and mature trees. Few exterior modifications are visible from the public right-of-way. *P3b. Resource Attributes: HP3. Multiple family property *P4. Resources Present: Building Structure Object Site District Element of District Other (Isolates, etc.)
P5b. Description of Photo: P5a. North elevation, looking south/July 2005
*P6. Date Constructed/Age and Source: Historic Prehistoric Both 1906, Building permits
*P7. Owner and Address: Private
*P8. Recorded by: Peter Moruzzi Architectural Historian 2935 Angus Street Los Angeles, CA 90039
*P9. Date Recorded: February 2007
*P10.Survey Type: California Register Nomination *P11. Report Citation: City of Los Angeles, Community Redevelopment Agency. “Historic Resources Survey Update: Exposition/University Park Redevelopment Area,” prepared by PCR Services Corp., April 2006.
*Attachments: NONE Location Map Continuation Sheet Building, Structure, and Object Record Archaeological Record District Record Linear Feature Record Milling Station Record Rock Art Record Artifact Record Photograph Record Other (List):
DPR 523A (1/95) *Required information State of California The Resources Agency Primary # DEPARTMENT OF PARKS AND RECREATION HRI # PRIMARY RECORD Trinomial NRHP Status Code 3CD Other Listings Review Code Reviewer Date
Page 1 of 1 *Resource Name or #: 643 West 28th Street P1. Other Identifier: Alpha Phi *P2. Location: Not for Publication Unrestricted *a. County Los Angeles and (P2c, P2e, and P2b or P2d. Attach a Location Map as necessary.) *b. USGS 7.5' Quad Date T ; R ; of of Sec ; B.M. c. Address 643 West 28th Street City Los Angeles Zip 90007 d. UTM: Zone , mE/ mN e. Other Locational Data: APN: 5123-015-402
*P3a. Description: Although the Alpha Phi sorority house was originally constructed in 1909, it has experienced numerous alterations in attaining its current Regency-inspired architectural style. Clad on its primary (south) elevation with brick veneer, the three-story residence is capped by a combination flat and hipped roof. Distinguishing features include a two-story portico with pipe columns, paneled main entry door with transom flanked by sidelights, and two-over-two double hung sash windows with wooden shutters. A mature Magnolia tree embellishes the front yard. The residence appears to have experienced few alterations since the 1980s.
*P3b. Resource Attributes: HP3. Multiple family property *P4. Resources Present: Building Structure Object Site District Element of District Other (Isolates, etc.)
P5a. P5b. Description of Photo: South elevation, looking north/July 2005
*P6. Date Constructed/Age and Source: Historic Prehistoric Both 1909, 1942, 1980s Building permits
*P7. Owner and Address: Private
*P8. Recorded by: Peter Moruzzi Architectural Historian 2935 Angus Street Los Angeles, CA 90039
*P9. Date Recorded: February 2007
*P10.Survey Type: California Register Nomination *P11. Report Citation: City of Los Angeles, Community Redevelopment Agency. “Historic Resources Survey Update: Exposition/University Park Redevelopment Area,” prepared by PCR Services Corp., April 2006.
*Attachments: NONE Location Map Continuation Sheet Building, Structure, and Object Record Archaeological Record District Record Linear Feature Record Milling Station Record Rock Art Record Artifact Record Photograph Record Other (List):
DPR 523A (1/95) *Required information State of California The Resources Agency Primary # DEPARTMENT OF PARKS AND RECREATION HRI # PRIMARY RECORD Trinomial NRHP Status Code 3CD Other Listings Review Code Reviewer Date
Page 1 of 1 *Resource Name or #: 666 West 28th Street P1. Other Identifier: Sigma Nu *P2. Location: Not for Publication Unrestricted *a. County Los Angeles and (P2c, P2e, and P2b or P2d. Attach a Location Map as necessary.) *b. USGS 7.5' Quad Date T ; R ; of of Sec ; B.M. c. Address 666 West 28th Street City Los Angeles Zip 90007 d. UTM: Zone , mE/ mN e. Other Locational Data: APN: 5123-013-410
*P3a. Description: This two-story fraternity house is vaguely Colonial Revival in inspiration and is capped by a side-gabled roof. Exteriors are sheathed in stucco. The asymmetrical, north-facing building is rectangular in plan with a section of the first floor of its primary elevation recessed beneath the second story. Projecting support beams intersect with full-height squared columns that support the deep roof overhang west of a through-the- roof front-gabled dormer. Fenestration consists of multipane vinyl sash and sliders. The recessed entrance features an applied triangular pediment and sidelights. East of the entrance, spandrels of horizontal boards define the three bays. The building appears to be in good condition with few alterations.
*P3b. Resource Attributes: HP3. Multiple family property *P4. Resources Present: Building Structure Object Site District Element of District Other (Isolates, etc.)
P5a. P5b. Description of Photo: North elevation, looking southeast/July 2005
*P6. Date Constructed/Age and Source: Historic Prehistoric Both 1956
*P7. Owner and Address: Epsilon Omicron of Sigma
*P8. Recorded by: Peter Moruzzi Architectural Historian 2935 Angus Street Los Angeles, CA 90039
*P9. Date Recorded: February 2007
*P10.Survey Type: California Register Nomination
*P11. Report Citation: City of Los Angeles, Community Redevelopment Agency. “Historic Resources Survey Update: Exposition/University Park Redevelopment Area,” prepared by PCR Services Corp., April 2006.
*Attachments: NONE Location Map Continuation Sheet Building, Structure, and Object Record Archaeological Record District Record Linear Feature Record Milling Station Record Rock Art Record Artifact Record Photograph Record Other (List):
DPR 523A (1/95) *Required information State of California The Resources Agency Primary # DEPARTMENT OF PARKS AND RECREATION HRI # PRIMARY RECORD Trinomial NRHP Status Code 3CD Other Listings Review Code Reviewer Date
Page 1 of 1 *Resource Name or #: 639 West 28th Street P1. Other Identifier: Delta Gamma *P2. Location: Not for Publication Unrestricted *a. County Los Angeles and (P2c, P2e, and P2b or P2d. Attach a Location Map as necessary.) *b. USGS 7.5' Quad Date T ; R ; of of Sec ; B.M. c. Address 639 West 28th Street City Los Angeles Zip 90007 d. UTM: Zone , mE/ mN e. Other Locational Data: APN: 5123-015-403
*P3a. Description: This two and one-half story Colonial Revival style Delta Gamma sorority house is capped by a side-gabled roof punctuated by a row of gabled dormers. Red brick veneer clads the symmetrical building’s primary (south) elevation. Fenestration consists primarily of eight-over-eight double hung sash flanked by wooden shutters. A colossal full-height Tuscan colonnade dominates the façade. A red brick entry path leads to the raised porch area, which is centered by a broken pediment entry featuring a large paneled wooden door topped by a segmental arched window flanked by sidelights. Brick planters containing low shrubs and mature trees parallel the sidewalk fronting the building. Security grilles appear to be the only visible alterations. In correcting previous surveys, the building’s date of construction is 1969, designed by the architectural firm of W. Frazier Overpeck Associates.
*P3b. Resource Attributes: HP3. Multiple family property *P4. Resources Present: Building Structure Object Site District Element of District Other (Isolates, etc.)
P5a. P5b. Description of Photo: South elevation, looking north/July 2005
*P6. Date Constructed/Age and Source: Historic Prehistoric Both 1969, Building permits
*P7. Owner and Address: Private
*P8. Recorded by: Peter Moruzzi Architectural Historian 2935 Angus Street Los Angeles, CA 90039
*P9. Date Recorded: February 2007
*P10.Survey Type: California Register Nomination
*P11. Report Citation: City of Los Angeles, Community Redevelopment Agency. “Historic Resources Survey Update: Exposition/University Park Redevelopment Area,” prepared by PCR Services Corp., April 2006.
*Attachments: NONE Location Map Continuation Sheet Building, Structure, and Object Record Archaeological Record District Record Linear Feature Record Milling Station Record Rock Art Record
DPR 523A (1/95) *Required information State of California The Resources Agency Primary # DEPARTMENT OF PARKS AND RECREATION HRI # PRIMARY RECORD Trinomial NRHP Status Code 3CD Other Listings Review Code Reviewer Date
Page 1 of 1 *Resource Name or #: 642 West 28th Street P1. Other Identifier: Phi Kappa Psi *P2. Location: Not for Publication Unrestricted *a. County Los Angeles and (P2c, P2e, and P2b or P2d. Attach a Location Map as necessary.) *b. USGS 7.5' Quad Date T ; R ; of of Sec ; B.M. c. Address 642 West 28th Street City Los Angeles Zip 90007 d. UTM: Zone , mE/ mN e. Other Locational Data: APN: 5123-014-403
*P3a. Description: This two-story Phi Kappa Psi fraternity house is highly reflective of the International Style of architecture in its flat roof, cubic massing, window bands, slender steel support posts, pipe railings, and exterior stucco finish. Brick cladding adds a traditional note to the composition, as does the prominent exterior brick chimney that centers the recessed entry porch and second story balcony. Floor to ceiling windows dominate the primary (north) ground floor area east of the entrance and the second story balcony area flanking the chimney. A broad grass lawn and low shrubs front the building, which is approached via a concrete path. It appears that a number of the original steel framed windows have been replaced. Otherwise, the building appears in good condition with few visible alterations.
*P3b. Resource Attributes: HP3. Multiple family property *P4. Resources Present: Building Structure Object Site District Element of District Other (Isolates, etc.)
P5a. P5b. Description of Photo: East and north elevations, looking southwest/July 2005
*P6. Date Constructed/Age and Source: Historic Prehistoric Both 1948, Building permits
*P7. Owner and Address: Private
*P8. Recorded by: Peter Moruzzi Architectural Historian 2935 Angus Street Los Angeles, CA 90039
*P9. Date Recorded: February 2007
*P10.Survey Type: California Register Nomination *P11. Report Citation: City of Los Angeles, Community Redevelopment Agency. “Historic Resources Survey Update: Exposition/University Park Redevelopment Area,” prepared by PCR Services Corp., April 2006.
*Attachments: NONE Location Map Continuation Sheet Building, Structure, and Object Record Archaeological Record District Record Linear Feature Record Milling Station Record Rock Art Record Artifact Record Photograph Record Other (List):
DPR 523A (1/95) *Required information State of California The Resources Agency Primary # DEPARTMENT OF PARKS AND RECREATION HRI # PRIMARY RECORD Trinomial NRHP Status Code 3CD Other Listings Review Code Reviewer Date
Page 1 of 1 *Resource Name or #: 728 West 28th Street P1. Other Identifier: Theta Xi *P2. Location: Not for Publication Unrestricted *a. County Los Angeles and (P2c, P2e, and P2b or P2d. Attach a Location Map as necessary.) *b. USGS 7.5' Quad Date T ; R ; of of Sec ; B.M. c. Address 728 West 28th Street City Los Angeles Zip 90007 d. UTM: Zone , mE/ mN e. Other Locational Data: APN: 5123-013-404
*P3a. Description: Capped by a flat roof, this two-story vernacular Modern fraternity house is of wood-framed concrete block construction and divided into five bays. Rectangular in plan, the north-facing building features floor-to- ceiling plate glass, sliding glass doors, and clerestory windows. A second story walkway supported by projecting wooden beams is enclosed by a wooden balustrade. The exterior staircase is disguised by ground floor board-and-batten siding and a projecting second story balcony sheathed in stucco. The building appears to be in good condition with few alterations.
*P3b. Resource Attributes: HP3. Multiple family property *P4. Resources Present: Building Structure Object Site District Element of District Other (Isolates, etc.)
P5b. Description of Photo: P5a. North elevation, looking southwest/July 2005
*P6. Date Constructed/Age and Source: Historic Prehistoric Both Circa 1954
*P7. Owner and Address: Alpha Nu Association of Theta Xi Corp.
*P8. Recorded by: Peter Moruzzi Architectural Historian 2935 Angus Street Los Angeles, CA 90039
*P9. Date Recorded: February 2007
*P10.Survey Type: California Register Nomination
*P11. Report Citation: City of Los Angeles, Community Redevelopment Agency. “Historic Resources Survey Update: Exposition/University Park Redevelopment Area,” prepared by PCR Services Corp., April 2006.
*Attachments: NONE Location Map Continuation Sheet Building, Structure, and Object Record Archaeological Record District Record Linear Feature Record Milling Station Record Rock Art Record Artifact Record Photograph Record Other (List):
DPR 523A (1/95) *Required information State of California The Resources Agency Primary # DEPARTMENT OF PARKS AND RECREATION HRI # PRIMARY RECORD Trinomial NRHP Status Code 3CD Other Listings Review Code Reviewer Date
Page 1 of 1 *Resource Name or #: 737 West 28th Street P1. Other Identifier: Gamma Phi Beta *P2. Location: Not for Publication Unrestricted *a. County Los Angeles and (P2c, P2e, and P2b or P2d. Attach a Location Map as necessary.) *b. USGS 7.5' Quad Date T ; R ; of of Sec ; B.M. c. Address 737 West 28th Street City Los Angeles Zip 90007 d. UTM: Zone , mE/ mN e. Other Locational Data: APN: 5123-016-401
*P3a. Description: Inspired by the American Colonial Revival style, this two-story sorority house is centered by a hipped roof bordered by a flat roof with parapet. Red brick sheathes the building's exteriors. Roof elements include round-arched dormers on the hipped roof portion and a X-patterned wooden railing on the parapet. The symmetrical facade of the south-facing building features three bays with fixed and sash tripartite window groupings on first and second floors separated by wood panel spandrels. Narrow wood shutters decorate the facade's windows and center entrance opening. The deeply recessed entrance area features a multipane entry door with transom with the porch illuminated by a hanging wrought iron lantern. A pair of small sash windows punctuates the facade above the recessed entrance. The primary elevation appears to have been altered during the 1950s based upon the design of the fenestration and spandrels.
*P3b. Resource Attributes: HP3. Multiple family property *P4. Resources Present: Building Structure Object Site District Element of District Other (Isolates, etc.)
P5a. P5b. Description of Photo: South elevation, looking north/July 2005
*P6. Date Constructed/Age and Source: Historic Prehistoric Both 1936
*P7. Owner and Address: Beta Alpha of Gamma Phi Beta
*P8. Recorded by: Peter Moruzzi Architectural Historian 2935 Angus Street Los Angeles, CA 90039
*P9. Date Recorded: February 2007
*P10.Survey Type: California Register Nomination
*P11. Report Citation: City of Los Angeles, Community Redevelopment Agency. “Historic Resources Survey Update: Exposition/University Park Redevelopment Area,” prepared by PCR Services Corp., April 2006.
*Attachments: NONE Location Map Continuation Sheet Building, Structure, and Object Record Archaeological Record District Record Linear Feature Record Milling Station Record Rock Art Record Artifact Record Photograph Record Other (List):
DPR 523A (1/95) *Required information State of California The Resources Agency Primary # DEPARTMENT OF PARKS AND RECREATION HRI # PRIMARY RECORD Trinomial NRHP Status Code 3CD Other Listings Review Code Reviewer Date
Page 1 of 1 *Resource Name or #: 742 West 28th Street P1. Other Identifier: Zeta Beta Tau *P2. Location: Not for Publication Unrestricted *a. County Los Angeles and (P2c, P2e, and P2b or P2d. Attach a Location Map as necessary.) *b. USGS 7.5' Quad Date T ; R ; of of Sec ; B.M. c. Address 742 West 28th Street City Los Angeles Zip 90007 d. UTM: Zone , mE/ mN e. Other Locational Data: APN: 5123-013-403
*P3a. Description: This two-story fraternity house is vaguely Colonial Revival in inspiration and is capped by a side-gabled roof. Exteriors are sheathed in stucco and brick veneer. The asymmetrical, north-facing building features steel-framed, multipane casement windows flanked by wooden shutters. The deeply recessed entrance is located near the west end of the primary (north) elevation. Red brick steps lead to the entrance area, which contains a glazed and paneled front door, transom, and sidelights. The building appears to be original with few visible modifications since its remodeling, which tax assessor records indicate occurred in 1938.
*P3b. Resource Attributes: HP3. Multiple family property *P4. Resources Present: Building Structure Object Site District Element of District Other (Isolates, etc.)
P5b. Description of Photo: P5a. North elevation, looking south/July 2005
*P6. Date Constructed/Age and Source: Historic Prehistoric Both 1903, 1938
*P7. Owner and Address: Pi Kappa Phi Properties, Inc.
*P8. Recorded by: Peter Moruzzi Architectural Historian 2935 Angus Street Los Angeles, CA 90039
*P9. Date Recorded: February 2007
*P10.Survey Type: California Register Nomination
*P11. Report Citation: City of Los Angeles, Community Redevelopment Agency. “Historic Resources Survey Update: Exposition/University Park Redevelopment Area,” prepared by PCR Services Corp., April 2006.
*Attachments: NONE Location Map Continuation Sheet Building, Structure, and Object Record Archaeological Record District Record Linear Feature Record Milling Station Record Rock Art Record Artifact Record Photograph Record Other (List):
DPR 523A (1/95) *Required information State of California The Resources Agency Primary # DEPARTMENT OF PARKS AND RECREATION HRI # PRIMARY RECORD Trinomial NRHP Status Code 3CD Other Listings Review Code Reviewer Date
Page 1 of 1 *Resource Name or #: 813 West 28th Street P1. Other Identifier: Alpha Chi Omega *P2. Location: Not for Publication Unrestricted *a. County Los Angeles and (P2c, P2e, and P2b or P2d. Attach a Location Map as necessary.) *b. USGS 7.5' Quad Date T ; R ; of of Sec ; B.M. c. Address 813 West 28th Street City Los Angeles Zip 90007 d. UTM: Zone , mE/ mN e. Other Locational Data: APN: 5123-003-407
*P3a. Description: Constructed for the Alpha Chi Omega sorority this two-story Colonial Revival style residence is capped by a medium pitched hipped roof with shallow boxed eaves and a prominent front-facing gable. Stucco sheathes the exteriors. Second story windows on the primary (south) elevation are wood framed, six-over-six double hung sash with flanking wood shutters. In contrast, multi-pane ground floor windows are non-original vinyl installed within existing openings. The building’s massing is primarily symmetrical except for the addition located on the dwelling’s east end. A colonnaded front entry porch projects from the front gable, which features pilasters, an entablature, and cornice returns centered by a decorative round framed by plaster garlands. Within the porch area, sidelights border the paneled wood entrance. A grassy lawn, low shrubs, and a pair of mature trees enclosed by a brick perimeter wall distinguish the property’s front yard. Other than the vinyl windows, the property appears relatively unaltered as viewed from the public right-of-way. *P3b. Resource Attributes: HP3. Multiple family property *P4. Resources Present: Building Structure Object Site District Element of District Other (Isolates, etc.)
P5b. Description of Photo: P5a. South elevation, looking northeast/July 2005
*P6. Date Constructed/Age and Source: Historic Prehistoric Both 1941, Building permits
*P7. Owner and Address: Private
*P8. Recorded by: Peter Moruzzi Architectural Historian 2935 Angus Street Los Angeles, CA 90039
*P9. Date Recorded: February 2007
*P10.Survey Type: California Register Nomination *P11. Report Citation: City of Los Angeles, Community Redevelopment Agency. “Historic Resources Survey Update: Exposition/University Park Redevelopment Area,” prepared by PCR Services Corp., April 2006.
*Attachments: NONE Location Map Continuation Sheet Building, Structure, and Object Record Archaeological Record District Record Linear Feature Record Milling Station Record Rock Art Record Artifact Record Photograph Record Other (List):
DPR 523A (1/95) *Required information State of California The Resources Agency Primary # DEPARTMENT OF PARKS AND RECREATION HRI # PRIMARY RECORD Trinomial NRHP Status Code 3CD Other Listings Review Code Reviewer Date
Page 1 of 1 *Resource Name or #: 814 West 28th Street P1. Other Identifier: Alpha Delta Pi *P2. Location: Not for Publication Unrestricted *a. County Los Angeles and (P2c, P2e, and P2b or P2d. Attach a Location Map as necessary.) *b. USGS 7.5' Quad Date T ; R ; of of Sec ; B.M. c. Address 814 West 28th Street City Los Angeles Zip 90007 d. UTM: Zone , mE/ mN e. Other Locational Data: APN: 5123-004-416
*P3a. Description: Situated on a large parcel, this two-story Colonial Revival residence was originally constructed in 1896 prior to its conversion into a fraternity house in 1931 and, later, its occupancy by the Alpha Delta Pi sorority. Capped by a hipped roof with boxed eaves and sheathed primarily in rough textured stucco, the dwelling is somewhat minimal traditional in its postwar styling and lack of decorative flourishes. Distinguishing features include a full-height portico supported by two pairs of square wood columns, a red brick front entry porch floor, a recessed entry, and a stringcourse. Alterations visible from the public right-of-way include the application of rough textured stucco, metal security grilles, a second story balcony, and a first story addition on the building’s west elevation. A large grassy lawn surrounds much of the house.
*P3b. Resource Attributes: HP3. Multiple family property *P4. Resources Present: Building Structure Object Site District Element of District Other (Isolates, etc.)
P5a. P5b. Description of Photo: North elevation, looking south/July 2005
*P6. Date Constructed/Age and Source: Historic Prehistoric Both 1896, 1931, 1940, Building permits
*P7. Owner and Address: Private
*P8. Recorded by: Peter Moruzzi Architectural Historian 2935 Angus Street Los Angeles, CA 90039
*P9. Date Recorded: February 2007
*P10.Survey Type: California Register Nomination *P11. Report Citation: City of Los Angeles, Community Redevelopment Agency. “Historic Resources Survey Update: Exposition/University Park Redevelopment Area,” prepared by PCR Services Corp., April 2006.
*Attachments: NONE Location Map Continuation Sheet Building, Structure, and Object Record Archaeological Record District Record Linear Feature Record Milling Station Record Rock Art Record Artifact Record Photograph Record Other (List):
DPR 523A (1/95) *Required information State of California The Resources Agency Primary # DEPARTMENT OF PARKS AND RECREATION HRI # PRIMARY RECORD Trinomial NRHP Status Code 3CB/5S3 Other Listings Review Code Reviewer Date
Page 1 of 1 *Resource Name or #: 833 West 28th Street P1. Other Identifier: Sigma Alpha Epsilon *P2. Location: Not for Publication Unrestricted *a. County Los Angeles and (P2c, P2e, and P2b or P2d. Attach a Location Map as necessary.) *b. USGS 7.5' Quad Date T ; R ; of of Sec ; B.M. c. Address 833 West 28th Street City Los Angeles Zip 90007 d. UTM: Zone , mE/ mN e. Other Locational Data: APN: 5123-003-409
*P3a. Description: This two-and-one-half story Tudor Revival style residence is the campus home of the Sigma Alpha Epsilon fraternity. A cross-gabled roof crowns the south-facing half-timbered building with its exteriors clad in stucco and brick. Consistent with the Tudor Revival style, the dwelling features bargeboards, brackets, multi-paned casement and double-hung sash windows, and brick chimneys. A curved concrete path leads to the raised entrance patio and a large paneled wooden entrance flanked by sidelights. Clipped hedges, a grassy lawn, and mature trees distinguish the property’s front yard area. Visible alterations include the loss of the top portion of the exterior brick chimney and the addition of a wooden walkway near the roof's ridgeline. Building permits note that the residence was converted for use as a fraternity in 1939.
*P3b. Resource Attributes: HP3. Multiple family property *P4. Resources Present: Building Structure Object Site District Element of District Other (Isolates, etc.)
P5a. P5b. Description of Photo: South elevation, looking northeast/July 2005
*P6. Date Constructed/Age and Source: Historic Prehistoric Both 1907, Building permits
*P7. Owner and Address: Private
*P8. Recorded by: Peter Moruzzi Architectural Historian 2935 Angus Street Los Angeles, CA 90039
*P9. Date Recorded: February 2007
*P10.Survey Type: California Register Nomination *P11. Report Citation: City of Los Angeles, Community Redevelopment Agency. “Historic Resources Survey Update: Exposition/University Park Redevelopment Area,” prepared by PCR Services Corp., April 2006.
*Attachments: NONE Location Map Continuation Sheet Building, Structure, and Object Record Archaeological Record District Record Linear Feature Record Milling Station Record Rock Art Record Artifact Record Photograph Record Other (List):
DPR 523A (1/95) *Required information State of California The Resources Agency Primary # DEPARTMENT OF PARKS AND RECREATION HRI # PRIMARY RECORD Trinomial NRHP Status Code 3CD Other Listings Review Code Reviewer Date
Page 1 of 1 *Resource Name or #: 834 West 28th Street P1. Other Identifier: Delta Delta Delta *P2. Location: Not for Publication Unrestricted *a. County Los Angeles and (P2c, P2e, and P2b or P2d. Attach a Location Map as necessary.) *b. USGS 7.5' Quad Date T ; R ; of of Sec ; B.M. c. Address 834 West 28th Street City Los Angeles Zip 90007 d. UTM: Zone , mE/ mN e. Other Locational Data: APN: 5123-004-402
*P3a. Description: Crowned by a steeply pitched hipped roof with shallow eaves, this two-story French Revival style dwelling is the campus home of the Delta Delta Delta sorority. Smooth stucco sheathes exterior surfaces of the north-facing residence. Fenestration consists of multi-paned second story windows flanked by shutters and ground floor French doors with keystoned surrounds. Distinguishing features include dormers, a finial, dentils, and a belt course. The recessed front porch features a wood-framed entry with stained and leaded glass. Clipped hedges, a grassy lawn, and towering mature Canary Island date palms characterize the property’s front yard. Few alterations are visible on the dwelling’s primary façade.
*P3b. Resource Attributes: HP3. Multiple family property *P4. Resources Present: Building Structure Object Site District Element of District Other (Isolates, etc.)
P5a. P5b. Description of Photo: North elevation, looking southwest/July 2005
*P6. Date Constructed/Age and Source: Historic Prehistoric Both Circa 1905, Building permits
*P7. Owner and Address: Private
*P8. Recorded by: Peter Moruzzi Architectural Historian 2935 Angus Street Los Angeles, CA 90039
*P9. Date Recorded: February 2007
*P10.Survey Type: California Register Nomination *P11. Report Citation: City of Los Angeles, Community Redevelopment Agency. “Historic Resources Survey Update: Exposition/University Park Redevelopment Area,” prepared by PCR Services Corp., April 2006.
*Attachments: NONE Location Map Continuation Sheet Building, Structure, and Object Record Archaeological Record District Record Linear Feature Record Milling Station Record Rock Art Record Artifact Record Photograph Record Other (List):
DPR 523A (1/95) *Required information State of California The Resources Agency Primary # DEPARTMENT OF PARKS AND RECREATION HRI # PRIMARY RECORD Trinomial NRHP Status Code 3CD Other Listings Review Code Reviewer Date
Page 1 of 1 *Resource Name or #: 928 West 28th Street P1. Other Identifier: Kappa Sigma *P2. Location: Not for Publication Unrestricted *a. County Los Angeles and (P2c, P2e, and P2b or P2d. Attach a Location Map as necessary.) *b. USGS 7.5' Quad Date T ; R ; of of Sec ; B.M. c. Address 928 West 28th Street City Los Angeles Zip 90007 d. UTM: Zone , mE/ mN e. Other Locational Data: APN: 5123-004-404
*P3a. Description: This two-story fraternity house is vaguely French Eclectic in style and is capped by a steeply-pitched hipped roof. Stucco sheathes the building's exteriors. Roof elements of the north-facing building, which is rectangular in plan, include overhanging eaves with exposed rafters and round arched through-the-roof dormers. Fenestration consists primarily of multipane, steel-framed casement windows. Between two projecting wings, the building's second story north elevation is recessed to create a large open balcony area enclosed by a wooden balustrade. Directly below, the recessed entry porch features a paneled front door flanked by sidelights. A canted bay with hipped roof punctuates the ground floor facade east of the entrance. A red brick wall facing the sidewalk creates an open patio area that fronts the residence. The building does not appear to have been substantially modified since alterations dating from the 1940s.
*P3b. Resource Attributes: HP3. Multiple family property *P4. Resources Present: Building Structure Object Site District Element of District Other (Isolates, etc.)
P5a. P5b. Description of Photo: North elevation, looking southwest/July 2005
*P6. Date Constructed/Age and Source: Historic Prehistoric Both 1939
*P7. Owner and Address: Kappa Sigma Building Association
*P8. Recorded by: Peter Moruzzi Architectural Historian 2935 Angus Street Los Angeles, CA 90039
*P9. Date Recorded: February 2007
*P10.Survey Type: California Register Nomination
*P11. Report Citation: City of Los Angeles, Community Redevelopment Agency. “Historic Resources Survey Update: Exposition/University Park Redevelopment Area,” prepared by PCR Services Corp., April 2006.
*Attachments: NONE Location Map Continuation Sheet Building, Structure, and Object Record Archaeological Record District Record Linear Feature Record Milling Station Record Rock Art Record Artifact Record Photograph Record Other (List):
DPR 523A (1/95) *Required information State of California The Resources Agency Primary # DEPARTMENT OF PARKS AND RECREATION HRI # PRIMARY RECORD Trinomial NRHP Status Code 3CD Other Listings Review Code Reviewer Date
Page 1 of 1 *Resource Name or #: 929 West 28th Street P1. Other Identifier: Kappa Kappa Gamma *P2. Location: Not for Publication Unrestricted *a. County Los Angeles and (P2c, P2e, and P2b or P2d. Attach a Location Map as necessary.) *b. USGS 7.5' Quad Date T ; R ; of of Sec ; B.M. c. Address 929 West 28th Street City Los Angeles Zip 90007 d. UTM: Zone , mE/ mN e. Other Locational Data: APN: 5123-002-411
*P3a. Description: Crowned by a hipped and side-gabled roof with shallow boxed and dentiled eaves, this two-story Colonial Revival style residence was built as the campus dwelling of the Kappa Kappa Gamma sorority. Characterized by prominent dormers and symmetrical massing, the building is sheathed in smooth stucco. Fenestration on the primary (south) elevation features multi-paned double hung sash, many of which are fronted by wrought iron balconettes. Distinguishing features include squared columns with capitals, exterior brick chimneys, and a glazed wooden entrance with transom topped by a broad entablature. Shrubs and a grassy lawn bisected by a brick entry path front the property, which appears to have experienced few visible alterations.
*P3b. Resource Attributes: HP3. Multiple family property *P4. Resources Present: Building Structure Object Site District Element of District Other (Isolates, etc.)
P5a. P5b. Description of Photo: South elevation, looking northeast/July 2005
*P6. Date Constructed/Age and Source: Historic Prehistoric Both 1966, Building permits
*P7. Owner and Address: Private
*P8. Recorded by: Peter Moruzzi Architectural Historian 2935 Angus Street Los Angeles, CA 90039
*P9. Date Recorded: February 2007
*P10.Survey Type: California Register Nomination *P11. Report Citation: City of Los Angeles, Community Redevelopment Agency. “Historic Resources Survey Update: Exposition/University Park Redevelopment Area,” prepared by PCR Services Corp., April 2006.
*Attachments: NONE Location Map Continuation Sheet Building, Structure, and Object Record Archaeological Record District Record Linear Feature Record Milling Station Record Rock Art Record Artifact Record Photograph Record Other (List):
DPR 523A (1/95) *Required information