404 San Vicente Boulevard Santa Monica, California City Landmark Assessment and Evaluation Report

Evaluation Report Assessor’s Parcel Map Sanborn Maps Photographs

Prepared for: City of Santa Monica Planning Division

September 8, 2010

404 San Vicente Boulevard Santa Monica, California City Landmark Assessment and Evaluation Report

Environmental Setting

The subject property, 404 San Vicente Boulevard, is a large rectangular multifamily residential property. The three-story 1970s apartment complex consists of a tall vertically aligned stucco building adorned with French-themed ornamentation. The subject property is located on the southeast corner of 4th Street and San Vicente Boulevard. Building permits indicate that construction of the property began in 1970 and was completed in 1971. The property is located in a multi-family residential neighborhood consisting primarily of two-story garden apartment complexes situated on large lots on both sides of San Vicente Boulevard. The subject property was developed by Ernest Auerbach Company, a prolific Los Angeles and Santa Monica developer. Actress June Lockhart is a resident of the property.

Based on a site survey, available building permits, Los Angeles County Tax Assessor records, and Sanborn Maps, it appears that the original improvements to the subject property were made between 1918 and 1950, but were later demolished for the construction of the existing apartment complex. The original improvements appear to have been an L-shaped multifamily residential building with a detached row of garages on the south alley. The legal description of the subject property is Condominium Tract 35122 Lot 1.

Regulatory Setting

This property has not been previously identified as a historic resource under the City’s on-going survey process. The subject property was initially surveyed during Phase I (1982-1983) of the Santa Monica Historic Resources Inventory Survey and was found ineligible for local listing. The subject property was again assessed as part of the Historic Resources Inventory Update for the City of Santa Monica and again found ineligible for listing as a historic resource. Finally, the property was found ineligible for listing as a historic resource during the recent city-wide survey update.

Architectural Description

The three-story stucco multifamily residential building sits above a partially subterranean parking garage. The concrete parking garage is accessible by the alley that borders the property on the south and spans close to the entire building footprint. The rear elevation and the east facades have little ornamentation as they are secondary elevations fronting the alley (south elevation), and the multifamily building to the east (east elevation). The west elevation fronting 4th Street rises vertically above the visible parking garage and the north elevation is set back from San Vicente by a small garden with trees, turf, flowers, and hedges. The architecture of the façade is similar to the ubiquitous stucco box multifamily residential buildings constructed throughout Santa Monica during the postwar era. Lightly textured stucco walls with functionally identifiable aluminum slider windows signify bedrooms, bathrooms and kitchens, and sliding glass doors open onto the balconies. The architecture of 404 San Vicente is a good example of the stucco box’s transition from modern decoration (dingbat style) to historicist ornamentation of the stucco box which began in the 1970s and continued through the 1980s. The 404 San Vicente apartment complex is a provincial French-

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themed stucco box with a wood shingle Mansard parapet meant to convey a Mansard roof, faux shutters, and a series of three-story surface-mounted arches. Slightly recessed balconies with ornate cast-iron balusters front 4th Street and San Vicente Boulevard. A brick walkway and stair leads to the centrally located wood door with sidelights on San Vicente Boulevard.

Historical Background

Based upon tax assessor records and Sanborn map research, it appears that a substantial number of multi-family dwellings situated along San Vicente Boulevard and Montana Avenue had been constructed by 1950. Many more were erected between 1950 and 1970s, such as the subject property. The commercial development and population growth responsible for the increase in apartment complexes in the area was largely caused by the pre-World War II defense build-up and the post-World War II boom years after 1945 when the demand for housing exceeded supply. The Douglas Aircraft manufacturing plant in the southeast part of Santa Monica employed large numbers of local residents during the 1940s and into the postwar years. Similarly, the RAND Corporation provided employment to a large number of researchers and support staff after World War II. Multi- family dwellings in the area such as those within the tract’s boundaries were built to house the many professional and blue-collar workers requiring housing in Santa Monica at that time. In addition, city directories indicate that retirees and widows also lived in Santa Monica following World War II in apartment buildings.

Many of the multi-family residences erected along San Vicente Boulevard between Ocean Avenue and 7th Street are two-story, set back from the street, and are arranged around landscaped courtyards. Some of the Garden Apartments on San Vicente between Ocean Avenue and 7th Street have open courts with a continuous unbroken landscape that connects to the front yard, while others have the second story bridging over a ground floor entranceway that connects to the open courtyard. These plan and layout types are characteristic of the many garden apartment complexes that appeared in Santa Monica and throughout Southern California from the Depression-era 1930s through the 1960s. These Garden Apartments tend to have modern detailing, with the postwar examples often incorporating architectural elements similar to post-war Dingbat Housing.

Post-War Multi-Family Residential Architecture (Dingbat Housing)

Although influenced by the materials and aesthetics of post-war Modern Architecture, post- war multi-family residential architecture (the stucco box with Modern detailing) is generally less formal in its expression of Modern design features and materials. The common features of post-war apartment complexes in Southern California included rectilinear massing; flat or low-pitched hipped roofs; overhanging eaves; stucco finish and/or wood siding; natural rock veneers; metal-framed fixed, sliding and/or casement windows; cantilevered balconies or exterior walkways; and custom signage or themed imagery on the primary façade. Garden courts, landscaping, and swimming pools were often integrated into the site plan. Parking garages were either incorporated into the ground level of the apartment buildings or provided in a separate ancillary building. The post-war multi- family residences were largely constructed quickly for low costs to provide for the immediate housing needs during the post-war era. The design rational for these ubiquitous post-war multi- family residences was to provide inexpensive housing using mass-produced building materials.

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Although some post-war multi-family residences have Modern-style open floor plans, functionally- organized façades, and glazed walls or ribbon windows, most do not.

Historicist Stucco Box

As the public acceptance of Modern design ebbed beginning in the late 1960s, architects, developers, and builders adapted to appeal to a growing interest in historic precedents in architecture. During the late 1960s and early 1970s the transition from the hegemony of Modern design to a period of historical revival in architecture created many hybrid forms where the two design strategies were conjoined. The historicist stucco box is an excellent example of the architecture of this transitional time. Many developers and builders, simply continued with the construction of the stucco box, but instead of adding Modern detailing, forms and detailing referencing earlier revival styles were applied to the primary elevations. Common Historicist Stucco Box styles were the Tudor, American Colonial Revival, and the French Provincial. Although this type and its associated styles were constructed over a short period (late 1960s-late 1980s), it is one of the most ubiquitous and common multifamily residential property types in Santa Monica, and examples are located throughout the City.

The subject property exhibits many of the character defining features of the Historicist Stucco Box. With its monolithic rectangular form, stucco walls, aluminum slider windows, sliding glass doors, and French Provincial ornamentation it is a common example of a highly common type.

Evaluation of Significance

Person(s) of Historical Importance

The property is associated with two persons of historical importance: Developer Ernest Auerbach and Actress June Lockhart. Ernest Auerbach launched his real estate development and construction firm 1946. According to Auerbach, he built thousands of homes and commercial buildings throughout Santa Monica and Southern California. While Auerbach is important in the history of Construction and Real Estate development in Santa Monica, 404 San Vicente Boulevard is not singly important in his career of built work. Nor does 404 San Vicente Boulevard represent his importance or his larger impact on the built environment.

Actress June Lockhart, born in 1925, has been a resident of 404 San Vicente since at least 2002 and appears to currently reside in the property. Although Lockhart continues to work as an actress, she is most well-known for her roles in the two Television series, Lassie (1958-1964) and Lost in Space (1965-1968). It appears the Lockhart did not reside at 404 San Vicente during the height of her career nor is 404 San Vicente Boulevard in any way important in the history of her work. 404 San Vicente Boulevard did not influence her acting or function as an important site in the development of her craft.

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Statement of other significance

No evidence was discovered in current research of the property that indicates other significance.

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

Although this type and its associated styles were constructed over a short period (late 1960s-late 1980s), it is one of the most ubiquitous and common multifamily residential property types in Santa Monica. They are located throughout the City. The subject property exhibits many of the character defining features of the Historicist Stucco Box. With its monolithic rectangular form, stucco walls, aluminum slider windows, sliding glass doors, and French Provincial ornamentation it is a common example of a highly common type.

Does the structure contribute to a potential historic district?

San Vicente Boulevard between Ocean Avenue and 7th Street is the location of 45 multi- family properties erected between 1937 and 1996 with the majority having been built in the 1950s. Of these 45 properties, 25 of them – constructed between 1937 and 1958 – appear to contribute to a potential San Vicente Boulevard Multi-Family Residence (MFR) District with the remaining 20 identified as non-contributors. Together the 25 contributing MFRs along San Vicente Boulevard constitute a significant concentration of associated historical resources that appear to qualify as a viable historic district in the City of Santa Monica. The contributing residences are located on both sides of San Vicente Boulevard with rear lot lines often abutting attractive, upper middle-class single-family residences on both sides of the thoroughfare. Contributing properties are variants of the Modern architectural style; two stories in height; rectangular, L, or U-shaped in plan; have rear parking garages or carports; and large central courtyards with mature landscaping. 404 San Vicente does not contribute to the San Vicente Multi-Family Residence (MFR) District.

Conclusion

In applying the City’s significance criteria for individual recognition as a proposed City of Santa Monica Landmark, the Historicist Stucco Box located on the corner of 4th Street and San Vicente Boulevard does not appear to rise to the threshold of significance for Landmark designation. As an individual resource or as a contributor to a district, the subject multifamily residence does not possesses sufficient historical importance or architectural merit to warrant designation.

Landmark Criteria

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

While the multifamily residence located on the corner of 4th Street and San Vicente is connected to a specific historic period, the Historicist Stucco Box is a highly common type, ubiquitous in Santa Monica. The subject property is a highly common and utilitarian example of the highly common type. Therefore, the subject property does not satisfy this criterion.

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

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

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

404 San Vicente Boulevard is not connected to the professional lives of either Ernest Auerbach or June Lockhart. Therefore, the subject property does not appear to satisfy this criterion

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

During the late 1960s and early 1970s the transition from the hegemony of Modern design to a period of historical revival in architecture created many hybrid forms where the two design strategies were conjoined. The Historicist Stucco Box is an excellent example of the architecture of this transitional time. Many developers and builders, simply continued with the construction of the stucco box, but instead of adding Modern detailing, references to earlier revival styles were surface mounted to primary elevations. Common Historicist Stucco Box styles were the Tudor, American Colonial Revival, and the French Provincial. Although this type and its associated styles were constructed over a short period (late 1960s-late 1980s), it is one of the most ubiquitous and common multifamily residential property types in Santa Monica. They are located throughout the City. The subject property exhibits many of the character defining features of the Historicist Stucco Box. With its monolithic rectangular form, stucco walls, aluminum slider windows, sliding glass doors, and French provincial ornamentation it is a common example of a highly common type. The subject property does not satisfy this criterion. Provincial

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

The subject property is a very common example of the prolific postwar developer and builder, Ernest Auerbach. Therefore the subject property does not appear to meet this criterion.

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

The subject property does not appear to meet this criterion.

404 San Vicente Boulevard Santa Monica, California City Landmark Assessment and Evaluation Report

ATTACHMENTS

Current Photographs

Assessor’s Map

Sanborn Map 1918

Sanborn Map 1950

Historicist Stucco Boxes in Santa Monica

404 San Vicente Boulevard Santa Monica, California City Landmark Assessment and Evaluation Report

Current Photographs

Primary (North Elevation), View Southeast

404 San Vicente Boulevard Santa Monica, California City Landmark Assessment and Evaluation Report

West Elevation, View Northeast

404 San Vicente Boulevard Santa Monica, California City Landmark Assessment and Evaluation Report

South Elevation, View Northwest

404 San Vicente Boulevard Santa Monica, California City Landmark Assessment and Evaluation Report

East Elevation, View Southwest

404 San Vicente Boulevard Santa Monica, California City Landmark Assessment and Evaluation Report

Assessor’s Parcel Map

404 San Vicente Boulevard Santa Monica, California City Landmark Assessment and Evaluation Report

Sanborn Map 1918

404 San Vicente Boulevard Santa Monica, California City Landmark Assessment and Evaluation Report

Sanborn Map 1950

404 San Vicente Boulevard Santa Monica, California City Landmark Assessment and Evaluation Report

Historicist Stucco Box Styles in Santa Monica

Tudor Style

404 San Vicente Boulevard Santa Monica, California City Landmark Assessment and Evaluation Report

American Colonial Revival

404 San Vicente Boulevard Santa Monica, California City Landmark Assessment and Evaluation Report

French Provincial

404 San Vicente Boulevard Santa Monica, California City Landmark Assessment and Evaluation Report

French Provincial

404 San Vicente Boulevard Santa Monica, California City Landmark Assessment and Evaluation Report

French Provincial