Juniper Building 301 Santa Monica Boulevard Santa Monica, California City Landmark Assessment and Evaluation Report

Evaluation Report Tax Assessor Map Photographs Sanborn Maps Building Permit History

Prepared for: City of Santa Monica Planning Division

Prepared by: Jan Ostashay, Principal Ostashay & Associates Consulting PO BOX 542 Long Beach, California 90801

March 2014

Junipher Building

301 Santa Monica Boulevard City of Santa Monica APN: 4291‐012‐010 City Landmark Assessment and Evaluation

BACKGROUND INFORMATION

The subject property (the Juniper Building) is situated at the northeast corner of Santa Monica Boulevard and the 3rd Street Promenade, and occupies lot M of Block 146 of the Town of Santa Monica tract. The lot measures approximately 50 feet by 150 feet (the longer frontage faces Santa Monica Boulevard). The four‐story commercial building is located in the Central Business District of the City along the busy 3rd Street Promenade retail thoroughfare in the downtown core of the city. The primary elevations front onto Santa Monica Boulevard, facing south, and the 3rd Street Promenade, facing west, with building entrances off both of these elevations.

The subject property, located at 301 Santa Monica Boulevard, was previously identified and evaluated under the City’s on‐going historic resources survey process. It was first assessed as part of the 1983 Santa Monica Historic Resources and was identified as individually eligible for local landmark listing and as a contributor to a locally eligible historic district. It was assigned a National Register Status Code of 5/5D, which indicated this evaluation finding. The City’s Historic Resources Inventory Update of historic structures affected by the 1994 Northridge earthquake conducted in 1995 reconfirmed the property’s historical significance and evaluation status; however, its National Register Status Code rating changed from 5/5D to 5B, which indicated the property was eligible for both individual and district contributor landmark listing. The most recent survey, the City’s Citywide Historic Resources Survey Update (December 2007, finalized 2010) once again reconfirmed the property’s local landmark eligibility and contributor status to the Central Business District.

PROPERTY DESCRIPTION AND CONSTRUCTION HISTORY

Description. The four‐story Junipher Building is a rather classically inspired Vernacular Commercial style structure that now contains retail use on the ground floor and upper levels. The masonry with constructed steel framing the building is sheathed with white glazed brick and terra cotta on its primary (south and west) elevations along Santa Monica Boulevard and the 3rd Street Promenade. The north elevation is of exposed brick and features remnants of ghost signage that note the name of the building. The rear (east) elevation off the alley is utilitarian in character and is sheathed in stucco and punctuated by fenestration with little embellishment. The ground level features a bank of non‐original large storefront display windows and double door openings off the west and south elevations and two single door entries off the rear (east elevation).

Junipher Building, 301 Santa Monica Boulevard City Landmark Assessment and Evaluation Report page 1 Both the street and promenade elevations are symmetrical in composition. The building is divided into eight bays with a 4‐3‐3‐3‐2‐3‐3‐2 sash window arrangement from west to east along the Santa Monica Boulevard façade. The mall façade has a three bay double window pattern, as does the rear elevation. The windows along the upper levels of the north (side) elevation have been infilled with brick for seismic purposes, but have an irregular varied horizontal placement pattern. The bays on the primary elevations are distinctly separated by wide pilasters with stylized garlands above the fourth floor window openings, at the level of the decorative frieze. The ornate frieze is composed of buff colored terra cotta panels with an oculus (round opening) above each mullion. Slightly raised plain simple piers rise from the ground floor beltcourse to the frieze and separate the sash window openings on each floor. The piers and pilasters create recessed channels containing one‐over‐one aluminum framed sash windows that have opaque filming on them. A simple parapet wall rises above the scalloped cornice line. Spandrels set above and below the sash windows are of white glazed tile laid in a lozenge pattern. The first floor has large storefront picture windows for display cases, marble baseboards and bulkheads, and centrally located inset glass and metal double doors on both the street and mall sides of the building.

When initially constructed in 1912, the building was of three stories high and five bays wide along its south (Santa Monica Boulevard) elevation. In 1922, three additional bays were added onto the east (rear) side of the structure. Three years later, a fourth floor was added that modified the original cornice line from one with large decorative brackets set below an extended cornice to the current configuration of an ornate frieze with terra cotta embellishments.

Building Permit History. There are roughly 50 permits for modifications to the Junipher Building on file with the City of Santa Monica. Unfortunately, the original permit was not uncovered during this evaluation process. Nonetheless, exterior alterations to the building are largely limited to the commercial ground level, except for the replacement of the wood‐frame sash windows with aluminum frames at some unspecified time. Despite this alteration the window openings are intact and unaltered.

The ground floor alterations include consolidation of the individual shop units along both Santa Monica Boulevard and the promenade; the removal and replacement of storefront windows, transoms, individual shop entry doors, and storefront bulkheads to accommodate contemporary retail use; the infill of window openings along the north (secondary) elevation for seismic upgrade purposes; and the sheathing of the rear (east) wall in stucco also for seismic stability. The metal fire escape that was once located on the west (mall) elevation was also removed. Most of these alterations are the result of a large remodel project in 1998, when The Gap store took over the entire building as a retail outlet. At that time tenant improvements also included the total remodel and re‐configuration of the building’s interior spaces.

Prior to that time the building maintained office spaces on the upper floors and individual shop units along the first floor. Unsympathetic cosmetic changes to the ground level storefronts; however, occurred continuously over the years. Permits dating from the late 1920s, early

Junipher Building, 301 Santa Monica Boulevard City Landmark Assessment and Evaluation Report page 2 1930s, and later verify these early storefront modifications among other alterations. At one point, as evident in the 1983 inventory form, the ground floor of both the south and west elevations were covered with a flagstone veneer and the transom windows boarded over. By the time the 1995 survey update occurred the transom windows in the building were infilled, large brick blocks were added to the bottom of the pilasters, metal marquee‐like canopies were hung over some storefronts, and the storefront display windows in many of the units were replaced and remodeled.

Despite the early changes and those that occurred from the 1998 remodel, most of which were focused on the interior and ground level, the applicant at that time also rehabilitated certain components of the building’s street level by including the application of white glazed brick on the pilasters and installing polished stone bulkheads.

As discussed, the changes that have occurred to the building are primarily on the ground floor retail space of the exterior and within the building itself. In consideration of the age of the structure, its property type, and architectural styling the evident changes have not significantly compromised the property’s stylistic qualities, historical integrity, or key character‐defining features.

Construction History. Though the tax assessor records indicate a construction date of 1911, permit history, newspaper articles, and city directory information confirms a construction date of 1912 for the Junipher Building. The building was completed in May of 1913, and was featured prominently in the local Santa Monica paper and the Los Angeles Times because of its design, modern features, and association with the City’s economic growth of the Central Business District.

The Junipher Building was constructed in 1912 and opened in mid‐1913 at the north end of the “new” commercial center of the City. When it was completed the area north of 3rd Street was characterized by scattered residences while the south end included only a few clusters of commercial buildings. Most of the commercial development at the time was focused in the Ocean Park area and further south to Venice. The building was of steel frame and masonry construction with a basement and concrete foundation and cost approximately $40,000 to erect. Newspaper articles of the day note the building’s exterior decorative material as white enamel brick with terra cotta trim. The lobby, which was at the far eastern bay of the south elevation, and has since been removed, contained a tile floor, elevator, and marble wainscoting while the floors within the retail shops and offices were of hardwood. Fenestration consisted of wood‐frame sash windows throughout the building. The elevator in the lobby was the first of such a feature installed in any office building in Santa Monica at that time. Upon construction the Junipher Building was considered fireproof and extremely safe.

With an initial footprint of 50 feet by 100 feet the building was lengthened in 1922 by an additional 50 feet. The Ye Planry Building Company of Los Angeles designed and built the original structure while Los Angeles based architect Albert C. Martin designed the 1922 addition to match the design, configuration, and materials of the existing site. Three years later a fourth floor was added to the building and A.C. Martin was the architect once again for this work. Junipher Building, 301 Santa Monica Boulevard City Landmark Assessment and Evaluation Report page 3 While he matched the existing design, façade arrangement, materials, and general composition of the structure Martin took liberty to incorporate a very ornate terra cotta frieze that included decorative embellishments onto the capitals of the elongated pilasters among other details.

HISTORICAL CONTEXT

Santa Monica. In 1875, the original townsite of Santa Monica was surveyed, including all the land extending from Colorado Street on the south to Montana on the north, and from 26th Street on the east to the Pacific Ocean on the west. Between 1893 and the 1920s, the community operated as a tourist attraction, visited by mostly wealthy patrons. Those areas just outside of the incorporated city limits were semi‐rural in setting and were populated with scattered residences. After the advent of the automobile in the 1920s, Santa Monica experienced a significant building boom, with homes being constructed in the tracts north of Montana and east of Seventh Street for year‐round residents. Commercial buildings, primarily one‐ or two‐story in height, initially concentrated along 2nd and 3rd Streets between Colorado Avenue and Santa Monica Boulevard also began to expand north and eastward at this time.

Central Business District. The Junipher Building is located at the northeast corner of Santa Monica Boulevard and the 3rd Street Promenade within the boundaries of the City’s Central Business District. This commercial area is roughly bounded by Wilshire Boulevard to the north, 2nd Street to the west, Colorado Avenue/Santa Monica Freeway to the south, and 4th Street (south of Santa Monica Boulevard) and 7th Street (north of Santa Monica Boulevard) to the east. Most buildings are commercial in form and function, with a small scattering of residential properties and churches.

The areas along Main Street in Ocean Park and the adjacent Venice community were considered the main commercial centers at the time. The Central Business District developed early in the history of Santa Monica as a location of commercial businesses catering to both local residents and the City’s many visitors. The Central Business District reflected the general development of the City in its size, shape, use, style, and function of the improvements being constructed there. Second Street, the oldest commercial street in Santa Monica, was supplanted by 3rd Street as the City’s principal commercial street in the early twentieth century. Focus for commercial development along 3rd Street was centered primarily between Colorado Avenue and Santa Monica Boulevard, but eventually expanded northward to Wilshire Boulevard. A three‐block stretch of 3rd Street was eventually closed to vehicular traffic and became a pedestrian shopping mall in 1965. Fourth and Fifth streets between Wilshire Boulevard and Colorado Avenue evolved from a primarily residential neighborhood at the turn‐ of‐the‐century to a predominantly commercial area by the early 1920s. The impetus for this change occurred as a result of the continuing resident and tourist population growth of the City overall and their demand for consumer goods.

Buildings of each period of development, from 1875 through to the present day, stand in this highly commercial area, their styling and historic associations providing a physical document of

Junipher Building, 301 Santa Monica Boulevard City Landmark Assessment and Evaluation Report page 4 the commercial history of the city.1 Architecture from the 1900s and 1910s was small‐scale usually one or two‐stories of brick construction and reflected a vernacular commercial style typical of the day. The most prevalent styles in the area; however, are those associated with the 1920s and 1930s, which included Spanish Colonial Revival, Art Deco, Streamline Moderne, and classically influenced vernacular structures. Improvements located within this commercial area range from one to twelve stories in height and are clad in a variety of materials, including stucco, rusticated brick, glazed brick, terracotta, and concrete.

Junipher Building and Vicinity. The City’s commercial district developed from 1875 through the present day and chronicles the architectural and commercial evolution of the city. Beginning in the 1880s, the City’s commercial area included 2nd Street from Utah (Broadway) to roughly a half block north. During the following decades 3rd Street became the city’s principal commercial street. The architecture of 3rd Street was primarily small‐scale (one‐story) brick vernacular commercial buildings of varying width. Facades were of various shades of brick, with detailing in the form of glazed brick set into patterns in the surface. By 1888, a hotel and theater were built at the northeast corner of 3rd Street and Broadway. Within the next five years, two of the City’s three most architecturally distinctive commercial buildings of the period were built on 3rd Street: the Keller Block, which is still extant at the northwest corner of Broadway; the Bank of Santa Monica (demolished) at the southeast corner of Santa Monica Boulevard; and the Whitworth Block (altered) at 1360 2nd Street. 2

Santa Monica Boulevard, the thoroughfare where the subject property is located, is a relatively intact street within the business district. Formerly known as Oregon Avenue, it was the citys’ early arterial street and the principal access route from Los Angeles (prior to the freeway system). Several of the most well‐known and used buildings in Santa Monica are located on this corridor including the Churrigueresque inspired Mayfair Theatre at 216; the Art Deco style Bay Cities Guaranty Building at 221‐225; the Junipher Building at 301 (a very good example of classically influenced brick vernacular commercial architecture); and Henshey’s department store (now altered and operated as REI) at 402.3

The subject property, the Junipher Building, situated at the intersection of Santa Monica Boulevard and 3rd Street (now the 3rd Street Promenade) was constructed in 1912 and completed in 1913. An article in the Los Angeles Times indicates the completion of the structure, noted features, and the final cost of construction. Though the newspaper articles and permit history give credit to A.A. Junipher for erecting the improvement it was actually his son‐ in‐law doctor John S. Hunt who oversaw the work. Alexander A. Junipher was 86 years old when the building was completed and died only a year later in Santa Monica.

The building was built with storefronts on the first floor and office spaces on the upper two levels. Those offices were occupied primarily by medical professionals such as doctors, dentists, chiropractors, therapists, and the like. Doctor John S Hunt who was a physician and surgeon

1 Santa Monica Historic Resources Inventory, 1985‐1986: Final Report, p.28. 2 Santa Monica Historical Resources Inventory 1985‐1986, Final Report, pp.28‐29. 3 Historic Resources Inventory form, Central Business District, 1983. Junipher Building, 301 Santa Monica Boulevard City Landmark Assessment and Evaluation Report page 5 had his medical office practice there for many years, and it was one of the key reasons the mixed‐use building was erected. It was Hunt who also hired architect Albert C. Martin when he had the building extended in 1922. Ever meeting the demand for office space at the time, Hunt also had Martin add an additional floor to the building in 1925. Upon completion, the building continued to house the offices of many local practicing medical professionals.

With storefronts on both Santa Monica Boulevard and 3rd Street the building had a number of addresses, including 301‐309 Santa Monica Boulevard and 3rd Street. After the addition of three bays to the building’s east elevation in 1922 the addresses extended from 301 to 315 Santa Monica Boulevard. Historically, the main address to the lobby and offices on the upper floors was 309 Santa Monica Boulevard. Early occupants of the ground floor shops included a corner drug store (the Santa Monica Drug Company); shoe store (Goldring & Sons); radio shop (the Santa Monica Radio Company); jewelry store (Ellis Jeweler); children’s shop (Benedict Children’s Shop); men’s furnishing store; and a dry goods store. During the 1930s occupants along the street level shops included a confectionary shop; music store; flower shop; show shine stand; drug store; and women’s clothing store. By the 1940s storefront occupants included a See’s Candy Shop, beauty salon, jewelry store, and offices for the Union Pacific Railroad Company. Office occupants at that time included dentists, chiropractors, realtors, insurance agents, lawyers, and jewelry manufacturers. The occupants and use of the building during the 1950s and in later years stayed relatively the same. It wasn’t until the 1990s when The Gap store occupied the entire building and modified the interior and exterior for their use. They continue to occupy the site today.

Architects and Designer of Property. The Junipher Building is an interesting example of two design firms experience and design build knowledge. The subject property was initially designed by the Ye Planry Building Company. Owned and operated by Arthur S. Barnes of Glendale, the design studio was initially located on Mercantile Place in Los Angeles and later moved to the Story Building in downtown Los Angeles on South Broadway. Known for the residential bungalow designs from 1908 to 1910, the company also did some commercial work in later years. Their portfolio of commercial design included a bank building in Ocean Park in 1912, a two‐story bank and office building in Van Nuys in 1911, a one‐story bank and retail structure in Canoga Park in 1912, a two‐story school building also in Canoga Park in 1913, and the Junipher Building in Santa Monica in 1912. Barnes was the principal architect and contractor to many of his projects, including the subject property. The buildings designed and built by Barnes included many interior as well as exterior features. The building firm was also an early publisher of bungalow design books, which offered illustrative views and floor plans available for purchase in a variety of housing styles. By late 1913, the firm had a new owner and moved the business to Dallas, Texas.

The architect of the 1922 addition and the fourth floor addition in 1925 was Albert C. Martin (1879‐1960) of Los Angeles. Born in LaSalle, Illinois Martin graduated from the University of Illinois at Champaign with a B.S. degree in architecture and engineering in 1902. After receiving his degree he apprenticed as a draftsman for Brown‐Ketcham Iron Works in Indianapolis. He continued his training in steel and iron technology as an inspector with the Pennsylvania

Junipher Building, 301 Santa Monica Boulevard City Landmark Assessment and Evaluation Report page 6 Railroad Company in Pittsburgh. In 1904, Martin moved to Los Angeles to accept a position as a superintendent of construction for Carl Leonardt & Company, a major building contractor on the West Coast. A year later he joined the staff of Alfred Rosenheim FAIA. He established his own office in Los Angeles in 1908. Among his commissions were the Ventura County Courthouse in Ventura (1911); the Chapel of Mary Magdalen in Camarillo (1913); St. Alphonsus Catholic Church in Fresno (1914); The Million Dollar Theatre in Los Angeles with William Woolett (1918); St. Vincent de Paul Catholic Church in Los Angeles (1923); St. Monica’s Catholic Church in Santa Monica (1925); the Boulevard Theater in Los Angeles (1925); and the Los Angeles City Hall with John C. Austin, John Parkinson and Austin Whittlesey (1926). Martin passed away in 1960, but his firm that bears his name continues today. As a leading proponent for modern design the firm helped to create a number of striking International Style, Corporate Modern, and Mid‐Century Modern buildings throughout the southland during the 1960s, 1970s, and 1980s.

Commercial Vernacular Style. The Junipher Building is a prime example of classically influenced brick vernacular commercial architecture from the early 20th century. This style was designed and constructed to primarily meet the needs of the user. They were often one or two stories high, had no setback from the street line, and were devoid of stylistic embellishments, although they incorporated pared‐down stylistic details from the period in which they were built. Typically the buildings were constructed of masonry with a large framed storefront system set within masonry pilasters and had modest decorative treatment. For multi‐story properties a distinct horizontal separation between the first and second floors was evident by the use of a beltcourse or stringcourse. This feature helped to differentiate the service, public spaces with the private offices on the upper floors. Many early 20th century commercial buildings were similar to earlier building stock in form and setting, with rectangular plans and the narrow end of the building oriented to the street. If situated on a corner then the building had the distinction of having two key facades fronting on the public right‐of‐way with exteriors formally embellished.

OTHER CONSIDERATIONS

Person(s) of historical importance

Alexander A. Junipher. Alexander A. Junipher was born in 1827 in Nelsonville, Athens County. He eventually relocated to Hocking County, Ohio where he was a farmer and land owner. He and his wife Julia Bingham Barlett Junipher (1834‐1928) were married in 1869 in Ohio. In the later part of the 19th century he was owner of several land holdings and building improvements throughout Hocking County. They had one daughter, Mary Adelaide Junipher (Adelaide Junipher) who was born in 1881 in Ward, Ohio. Junipher’s daughter Adelaide eventually met and married Doctor John S. Hunt with whom she moved to Santa Monica with where he set up and continued his medical practice. Upon selling most of his property in Ohio, A.A. Junipher and his wife Julia moved to Santa Monica in 1904. He was just over 77 years old at that time. They moved in and lived with John and Adelaide Hunt while the Junipher Building was being constructed. Alexander Junipher passed away at his residence at the Hunt’s home on

Junipher Building, 301 Santa Monica Boulevard City Landmark Assessment and Evaluation Report page 7 November 22, 1914; only a few years after the building that bears his name was completed. Julia Junipher continued to live with the Hunt family until her passing in 1928. The development and construction of the Junipher Building appears to have been a collaborative investment effort between the Junipher’s and the Hunt family. Besides being an economic investment, the building was probably also constructed as a physical tribute to A.A. Junipher on behalf of John and Adelaide Hunt. Of course it served another role as the office of Hunt’s medical practice.

John S. Hunt. Doctor John Standish Hunt was the son‐in‐law of Alexander A. Junipher. Hunt married Junipher’s daughter Adelaide in 1890. A native of Ohio he was born in 1865. Hunt was a successful physician and for many year practiced medicine at Newark and Columbus, Ohio, and later at Indianapolis. He received his schooling at the Ohio Weslyan University and later pursued a course of study at Pulte Medical College in Cincinnati. Hunt started his medical practice in Athens, Ohio until he relocated to Santa Monica, California in 1900. He established his practice out of his residence, which was on 3rd Street at Washington Avenue. Hunt had many realty interests in town and in nearby Venice. The Junipher Building was one of those interests in which he oversaw the development of and eventually relocated his practice to the property. Early‐on he was a promoter of and a stockholder in the Santa Monica Bay Hospital and was treasurer of that institution for a number of years. By the 1940s the Hunt’s eventually relocated to outside of Santa Monica. He died in 1945 at the age of 80.

Statement of other significance

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

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

Despite its noted alterations the subject property is a very good example of an early 20th century vernacular commercial building that was erected within the commercial business district of the city. In performing a cursory survey of properties along the 3rd Street Promenade and in reviewing the Santa Monica Historic Resources Inventory it appears that this property is one of the oldest, most intact commercial properties on the mall that was erected prior to the first quarter of the 20th century. The earliest examples of relatively intact commercial development besides the subject property are the adjacent S. H. Kress & Company building at 1351‐1353 3rd Street Promenade (1914) and the Romanesque Revival Keller Block (1898) at the northwest corner of Broadway and the 3rd Street Promenade. As such, this property is representative of a particular property type and style that is no longer prevalent in the community.

Does the structure contribute to a potential historic district?

The Junipher Building is located within the boundary of the Central Business District, a potential locally eligible historic district. The subject property was previously identified in the City’s Historic Resources Inventory (Historic Resources Inventory Update, Central Business District and Third Street Promenade, 1996 and Citywide Historic Resources Survey Update, 2007) as

Junipher Building, 301 Santa Monica Boulevard City Landmark Assessment and Evaluation Report page 8 being a contributor to the Central Business District and still remains a district contributor.

EVALUATION OF SIGNIFICANCE

In summary, based on current research and the above assessment, the property located at 301 Santa Monica Boulevard appears to meet many of the City of Santa Monica’s Landmark Criteria. The property was evaluated according to statutory criteria as follows:

Landmark Criteria:

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

The Junipher Building by virtue of its location, size, appearance, and tenants, became a visible manifestation of the evolving transition of the Central Business District from a residential to a highly thriving commercial center. The building is closely identified with the early building boom period in the development and expansion of the Central Business District before and after World War I. By deliberately tailoring the building to fit the needs of physicians, dentists, and other medical personnel, the developer (who was also a doctor) laid the critical groundwork to draw the medical profession to the City. The building is also historically significant for its architectural history as being a rare and relatively intact example of a well‐executed classically inspired vernacular commercial building built within the first quarter of the 20th century. Because of its unique historical associations the subject property appears to satisfy this criterion.

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

While the building is aesthetically pleasing in its overall form and prominent siting, the building’s relatively restrained expression of the vernacular idiom does not lead to the conclusion that the property possesses sufficient aesthetic or artistic qualities or value necessary for designation under this criterion.

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

While the name of the building is named after Alexander A. Junipher, this is no clear evidence to indicate that he was a historically significant individual whose contributions to the community should be recognized. A.A. Junipher was initially a farmer who made his fortune in Ohio and moved to Santa Monica with his wife in 1904 after he had retired and sold their investment properties back east. They lived with their son‐in‐law, John S. Hunt, and their daughter Adelaide in Santa Monica until A.A. Junipher’s passing in 1914 and Julia Junipher’s death in 1928. As such, A.A. Junipher does not appear to satisfy this criterion.

The property is associated with Doctor John S. Hunt a noted and prominent individual in Santa Monica’s early history just after the turn of the 20th century. A doctor, real estate investor,

Junipher Building, 301 Santa Monica Boulevard City Landmark Assessment and Evaluation Report page 9 community activist, and socially connected Hunt was attributed to the early commercial development of the city. His involvement with the conception, financing, and construction of the Junipher Building are noted in the quality and prominence of the structure. He was an active member in the Santa Monica community having served on a number of boards including the Santa Monica Bay Hospital. Hunt’s biography is included in Ingersoll’s Century History: Santa Monica Bay Cities, 1542 to 1908. Because it appears that John S. Hunt was an important civic citizen and developer of Santa Monica the subject property meets this criterion. Therefore, the subject property does appear eligible for local landmark designation under this criterion.

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

The property appears to satisfy this criterion as embodying the distinctive characteristics of a particular architectural style and period of construction. Despite the alterations along the ground floor level of the building the upper levels reflect a highly stylistic interpretation of a classically influence commercial vernacular property designed and constructed at a time early into the 20th century. The 1922 addition to the east side of the structure and the fourth addition were executed in a manner that complemented and respected this earlier design. The building embodies a number of distinguishing architectural features of the period and style, including the brick wall construction, flat roof with decorative cornice, recessed and projecting elements, decorative pilasters, symmetrical configuration along the primary façade(s), fenestration arrangement and type, use of a beltcourse/stringcourse to distinguish the retail public spaces from the private office spaces above, division of the ground level into distinct storefronts demarcated by the use of pilasters, use of glazed brick set in a distinct pattern for veneer sheathing, the use of terra cotta for decorative trim, minimal setback of the building footprint, if any, from the street/sidewalk, and the verticality of the upper levels emphasized by the use engaged pilaster, piers and recessed fenestration.

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 Junipher Building was initially designed and built by the Ye Planry Building Company of Los Angeles, a design and build firm headed by Arthur S. Barnes. Noted Los Angeles based architect Albert C. Martin was brought in to expand the building in 1922 and later add another floor in 1925. Both of these designers are noteworthy in the own right and their work associated with the subject property should be considered as representative examples of their body of work.

The basic building design by Ye Planry Building Company is well executed for its time and period in history. Though their portfolio of work in Santa Monica is limited, their quality of work and design is well known and appreciated else in the southland. The Junipher Building is probably the best extant example of their work in Santa Monica and as such appears to satisfy this criterion.

Junipher Building, 301 Santa Monica Boulevard City Landmark Assessment and Evaluation Report page 10 The use of well integrated materials in the upper floors were further followed and expanded upon by architect A.C. Martin when he completed the three bay addition in 1922 and the fourth floor addition in 1925. His detail to quality and design is evident in the ornate stylistic execution of the upper level architectural features on the building. The use of terra cotta, the intricate approach to detail, and expression of design intent are clearly the work of a noted architect. In assessing eligibility, the property also appears to satisfy this criterion as being the representative work of A.C. Martin.

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.

Despite being on an active corner, because of the massing of the building, the symmetrical arrange of the two primary facades, the ground floor level contemporary modifications, and the use of white glazed tiles to sheath the west and south elevations the building tends to blend into the commercial block and is not especially prominent or eye‐drawing, particularly as viewed by motorists. Therefore, the subject property does not appear to meet this criterion.

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United States Postal Service, Western Regional Office. National Register of Historic Places Inventory – Nomination Form, “U.S. Post Office in California: 1900 – 1941 Thematic

Junipher Building, 301 Santa Monica Boulevard City Landmark Assessment and Evaluation Report page 13 University of California, Berkeley. “The Living New Deal: Still Work for America,” website: http://livingnewdeal.berkeley.edu/projects/santa‐monica‐post‐office‐santa‐monica‐ca, accessed December 3, 2012.

Warren, Charles S. ed. History of the Santa Monica Bay Region. Santa Monica: Cawston, 1934.

Warren, Charles S. ed. Santa Monica Blue Book. Santa Monica: Cawston, 1941.

Warren, Charles S. ed. Santa Monica Community Book. Santa Monica: Cawston, 1944. Whiffen, Marcus. American Architecture Since 1780: A Guide to the Styles. Cambridge: MIT Press, 1999.

Junipher Building, 301 Santa Monica Boulevard City Landmark Assessment and Evaluation Report page 14 MISCELLENOUS ATTACHMENTS

Property Location Map

Current Tax Assessor Map

Previous Evaluations: DPR 523 Forms

Sanborn Fire Insurance Map, 1918‐1950

Relevant Building Permits

Relevant Newspaper Articles

Current Photographs & Historic Images

Junipher Building, 301 Santa Monica Boulevard City Landmark Assessment and Evaluation Report page 15

301 Santa Monica Blvd.

Scale 1:3,356 Property Location Map City of Santa Monica GIS Printed: Feb 27, 2014 6:33:28 PM

State of California -- The Resources Agency Primary # DEPARTMENT OF PARKS AND RECREATION HR # Trinomial PRIMARY RECORD NRHP Status Code 5B Other Listings 5B1 Review Code Reviewer Date

Page 1 of 2 * Resource Name or #: Junipher Building P1. Other Identifier: * P2. Location: Not for Publication Unrestricted a. County Los Angeles b. USGS 7.5' Quad Date T ; R ; 1/4 of 1/4 of Sec ; B.M. c. Address 301-309 Santa Monica Blvd City Santa Monica Zip 90401 d. UTM: (Give more than one for large and/or linear feature) Zone , mE/ mN e. Other Locational Data: (e.g. parcel #, legal description, directions to resource, elevation, additional UTMs, etc. as appro APN(s): 4291012010

* P3a. Description: (Describe resource and its major elements. Include design, materials, condition, alterations, size, setting, and boundaries.) This is a four-story, rectangular plan, commercial building. The building has a concrete foundation and flat roof. It is composed of concrete separating one-over-one windows. The first story has large picture windows for display cases and an inset glass and metal door. The upper story windows are separated by pilasters with a running frieze within the entablature.

* P3b. Resource Attributes: (List attributes and codes) * P4. Resources Present: Building Structure Object Site District Element of District Other (Isolates, etc.) P5a. Photograph or Drawing P5b. Description of Photo: (View, date, etc.) 4/19/2007

* P6. Date Constructed/Age and Sources: Prehistoric Historic Both 1911

* P7. Owner and Address: Resnick,robert D Tr Rdr Trust 1545 Sawtelle Blvd No 21 Los Angeles Ca, 900250000

* P8. Recorded by: (Name, affiliation, address) P. Moruzzi, M. Potter, K. Lain ICF International 811 W 7th Street, Suite 800 Los Angeles, CA 90017 * P9. Date Recorded: * P10. Survey Type: (Describe) Reconaissance-Level Survey

* P11. Report Citation: (Cite survey report/other sources or "none") Santa Monica Citywide Historic Resources Inventory Update Final Report, prepared for City of Santa Monica by ICF Intl, 2010 * Attachments: NONE Location Map Sketch 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) * Required Information DPR 523A (1/95) 301-309 Santa Monica Blvd

State of California -- The Resources Agency Primary # DEPARTMENT OF PARKS AND RECREATION HR # BUILDING, STRUCTURE, AND OBJECT RECORD Page 2 of 2 * NRHP Status Code 5B * Resource Name or #: Junipher Building B1. Historic Name: Junipher Building B2. Common Name: None B3. Original Use: Commercial/Store & Office Building B4. Present Use: Commercial/Store & Office Building * B5. Architectural Style: Vernacular Commercial * B6. Construction History: (Construction date, alterations, and date of alterations.) 1911: Commercial building. Orig. building permit not located. 1923: Alteration to store front. Cost: $2,000 1945: Repair. Cost: $1,000 1957: Wall sign. Cost: $40 * B7. Moved? No Yes Unknown Date: Original Location: * B8. Related Features:

B9a. Architect: Unknown b. Builder: Unknown * B10. Significance: Theme Commercial Development Area Santa Monica Period of Significance 1911 Property Type Commercial Applicable Criteria A.4 (Discuss importance in terms of historical or architectural context as defined by theme, period, and geographic scope. Also address integrity.) A.4 - The property embodies distinguishing architectural characteristics valuable to a study of a period, style, method of construction, or the use of indigenous materials or craftsmanship, or is a unique or rare example of an architectural design, detail or historical type valuable to such a study. The resource is recorded in the Historic Resources Inventory with a prior evaluation of 5B1. Also contributes under local Criterion A.4. This property does not appear to have experienced significant alterations since it was most recently surveyed. As an excellent example of a vernacular commercial building from the early 1920s, the property continues to appear eligible for local designation as a City of Santa Monica Landmark. Additionally, it continues to appear eligible for local listing as a contributor to the previously identified "Central Business District." Note: This property was given a 309 Santa Monica Boulevard address in previous surveys. Henderson’s Drug Store, Nash ER mens frung, Kobar GH Dry Goods, Hubbell LE Mrs. Millinery, Case LH Phys, Metropolitan Life In. Co. of New York are the first documented tenets at this address.

B11. Additional Resource Attributes: (List attributes and codes): * B12. References: (Sketch map with north arrow required) Basten, Fred. 'Santa Monica Bay: Paradise By the Sea'; Los Angeles County Tax Assessor Records; McAlester, Virginia and Lee. 'A Field Guide to American Houses;' Sanborn Maps. Santa Monica City Building Permits. Santa Monica Public Library Collections.

B13. Remarks:

* B14. Evaluator: P. Moruzzi, M. Potter, K. Lain ICF International Date of Evaluation: (This space reserved for official comments.) SANBORN FIRE INSURANCE MAP, Santa Monica

1918 SANBORN FIRE INSURANCE MAP, Santa Monica

1918, paste-up Feb 1950

WATER PROBLEM SOLVED.: New Wells Reach Record Depth and Insure ... Los Angeles Times (1886-1922); Jun 23, 1912; ProQuest Historical Newspapers: Los Angeles Times (1881-1990) pg. VI2

Reproduced with permission of the copyright owner. Further reproduction prohibited without permission. THREE HANDSOME BLOCKS STARTED.: CRESCENT BAY CITY IS SCENE OF ... Los Angeles Times (1886-1922); Jun 30, 1912; ProQuest Historical Newspapers: Los Angeles Times (1881-1990) pg. VI4

Reproduced with permission of the copyright owner. Further reproduction prohibited without permission. CALL ISSUED FOR BOND ELECTION.: FUNDS DESIRED FOR FURTHER SCHOOL ... Special Correspondence of the Times. Los Angeles Times (1886-1922); Aug 4, 1912; ProQuest Historical Newspapers: Los Angeles Times (1881-1990) pg. VI1

Reproduced with permission of the copyright owner. Further reproduction prohibited without permission. Reproduced with permission of the copyright owner. Further reproduction prohibited without permission. BANKER DESERTS EAST.: Attractive New Home West of City. Los Angeles Times (1886-1922); May 25, 1913; ProQuest Historical Newspapers: Los Angeles Times (1881-1990) pg. VI3

Reproduced with permission of the copyright owner. Further reproduction prohibited without permission. PHOTOGRAPHS

PHOTO ‐ 1: Oblique view of south and east (rear) elevations, looking northwest, 2014.

PHOTO ‐ 2: Street view with Clock Tower Building in background, looking northwest, 2014.

PHOTO ‐ 3: Oblique view of property looking northeast from Promenade, 2014.

PHOTO ‐ 4: Context view looking north, property on right side of photo, 2014.

PHOTO ‐ 5: West elevation along Promenade, 2014.

PHOTO ‐ 6: Oblique view of building from 3rd Street Promenade, looking northeast, 2014.

PHOTO ‐ 7: Cornice, frieze details at southwest corner of building, 2014.

PHOTO ‐ 8: Frieze, pilaster, and fenestration details at southwest corner of building, 2014.

PHOTO ‐ 9: Detail view of west elevation beltcourse, pilaster, fenestration details, 2014.

PHOTO ‐ 10: West elevation above beltcourse along Promenade, 2014.

PHOTO ‐ 11: Ground level of west elevation along Promenade, 2014.

PHOTO ‐ 12: Current entry into retail space along Promenade, looking east, 2014.

PHOTO ‐ 13: Oblique view of southwest corner of building detail, 2014.

PHOTO ‐ 14: Location of original office lobby entry off south elevation, 2014.

PHOTO ‐ 15: South elevation along Santa Monica Boulevard, looking northwest, 2014.

PHOTO ‐ 16: Santa Monica corridor view, looking west, 2014.

PHOTO ‐ 17: Ghost signage on north elevation off 3rd Street Promenade, looking southeast, 2014.

PHOTO ‐ 18: Ghost signage on north elevation off 3rd Street Promenade detail, 2014.

PHOTO ‐ 19: Oculus and frieze details, 2014.

PHOTO ‐ 20: Spandrel detail between window openings on upper floors , 2014.

PHOTO ‐ 21: Decorative treatment detail along south elevation, 2014.

PHOTO ‐ 22: South elevation configuration along Santa Monica Boulevard, looking north, 2014.

PHOTO ‐ 23: Oblique view of southeast corner of building, 2014.

PHOTO ‐ 24: Rear (east) elevation above first floor, 2014.

PHOTO ‐ 25: Rear (east) elevation from alley, looking southwest, 2014.

PHOTO – 26: North (side) elevation from alley, looking south, 2014.

HISTORICAL PHOTOGRAPHS

PHOTO ‐ 1: View at 3rd Street and Santa Monica Boulevard, c.1928, looking north, (credit: Santa Monica Bay: Paradise by the Sea)

PHOTO ‐ 2: View along Santa Monica Boulevard, c.1928, looking northeast, (credit: Santa Monica Bay: Paradise by the Sea).

PHOTO ‐ 3: Semi aerial view of subject property (right) looking northeast, c. 1929, (credit: Santa Monica: A History on the Edge).

PHOTO ‐ 4: Southwest corner of the subject property, looking northeast, 1990 (credit: SMPL).

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