TORRANCE TRACT HISTORIC PRESERVATION PLAN
TORRANCE, CALIFORNIA MAY 2018 ACKNOWLEDGEMENTS
CITY COUNCIL CITY STAFF Patrick J. Furey, Mayor Jeff Gibson, Director of Community Heidi Ann Ashcraft Development Department Tim Goodrich Linda Cessna, Deputy Director Mike Griffiths Gregg D. Lodan, Planning and Environmental Milton S. Herring Manager Geoff Rizzo Carolyn Chun, Project Manager / Senior Kurt Weideman Planning Associate Kevin T. Joe, Planning Associate CITY CLERK Sunny Lai, Systems Analyst - GIS Rebecca Poirier PREPARED BY: CITY TREASURER Page & Turnbull Dana Cortez 417 S. Hill Street, Suite 211 Los Angeles, CA 90013 PLANNING COMMISSION www.page-turnbull.com
Robert Rudolph, Chair John Lesak, Principal Steven Polcari, Vice Chair Flora Chou, Project Manager/Cultural Resource Sarah D’anjou Planner Mary Lou French Kimberly McCarron, Historic Architect Scott Gobble Josh Bevan, GIS Mapping G. Rick Marshall Richard Tsao
CITY ATTORNEY John Fellows, III Patrick Sullivan
TABLE OF CONTENTS
1. INTRODUCTION ...... 1 MISSION STATEMENT ...... 4 WHY PRESERVATION MATTERS ...... 4 PREPARING THE DOCUMENT ...... 5
2. HISTORY AND CHARACTER ...... 6 TORRANCE TRACT HISTORY ...... 6 NEIGHBORHOOD CHARACTERISTICS ...... 11 ARCHITECTURAL STYLES ...... 13
3. PAST AND CURRENT PRESERVATION EFFORTS ...... 15 1979 HISTORIC RESOURCE SURVEY ...... 15 SMALL LOT, LOW MEDIUM OVERLAY ZONE ...... 15 OLMSTED TRACT SURVEY AND HISTORIC CONTEXT STATEMENT ...... 16 TORRANCE TRACT OVERLAY ZONE ...... 20 HISTORIC PRESERVATION ORDINANCE ...... 20
4. HISTORIC PRESERVATION IN THE TORRANCE TRACT ...... 23 TORRANCE REGISTER OF HISTORIC RESOURCES ...... 23 BENEFITS OF HISTORIC DESIGNATION ...... 25 TORRANCE TRACT OVERLAY ZONE VS. HISTORIC DISTRICTS ...... 27 PROCESS FOR HISTORIC DESIGNATION ...... 30 WHAT MAKES A GOOD HISTORIC DISTRICT? ...... 34 CONCENTRATIONS OF CONTRIBUTING RESOURCES FOR POTENTIAL HISTORIC DISTRICTS ...... 36 THEMATIC HISTORIC DISTRICTS ...... 40
5. PROJECT REVIEWS IN HISTORIC DISTRICTS ...... 41 MINOR PROJECT REVIEW ...... 42 CERTIFICATE OF APPROPRIATENESS (C OF A) ...... 45 CERTIFICATE OF DEMOLITION ...... 48 CERTIFICATE OF ECONOMIC HARDSHIP ...... 51
6. DESIGN CONSIDERATIONS FOR PROJECTS IN HISTORIC DISTRICTS...... 53 PROJECTS INVOLVING PARTIAL DEMOLITION ...... 53 NEW CONSTRUCTION IN HISTORIC DISTRICTS ...... 53 THREE COMMON PROJECTS IN THE TORRANCE TRACT ...... 55 7. RECOMMENDATIONS ...... 62
8. SOURCES CITED ...... 63
9. APPENDIX ...... 64 A. 2014 OLMSTED TRACT SURVEY ...... B. RELEVANT ORDINANCES ...... C. NATIONAL AND STATE PRESERVATION PROGRAMS ...... D. SECRETARY OF THE INTERIOR’S STANDARDS FOR THE TREATMENT OF HISTORIC PROPERTIES ...... E. CALIFORNIA ENVIRONMENTAL QUALITY ACT AND HISTORIC PRESERVATION
F. PRESERVATION RESOURCES ...... G. ABBREVIATIONS AND NOTES ......
Report is best viewed as a two-page spread with cover sheet and printed double-sided.
1. INTRODUCTION
Torrance has long recognized the original, historic core of the city as an important part of its identity. Now known as the Torrance Tract (also as the Old Torrance Tract or Olmsted Tract), the city’s core was developed by Jared Sidney Torrance in the early twentieth century as a planned company town for the oil industry (Figure 1). To lay out the town, Mr. Torrance retained the famed Olmsted Brothers, sons of master landscape architect Frederick Law Olmsted. The Olmsted Brothers’ plan divided the approximately one square mile area into three districts, creating an area for industry, an area for commercial uses, and an area for housing defined by a central green. The new town was well connected to the greater Los Angeles region by railroad and streetcar lines. The Pacific Electric streetcar line carried people and goods to and from Torrance with arrival into town punctuated by Torrance’s signature arched bridge, designed by noted Southern California architect Irving Gill (Figure 2).
Figure 1: Brochure map showing the planned residential and commercial areas surrounded by industry. Source: Torrance, The Modern Industrial City, 1913.
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Over time, the industrial uses found within the Torrance Tract have evolved and while many of the commercial businesses and buildings have come and gone, the residential areas have remained remarkably constant. Primarily developed between 1912 and 1945, the housing stock ranges from grand houses lining Post Avenue and the El Prado central green to modest cottages, bungalows, and apartment. The pre-World War II neighborhood character can still be seen and felt through original built features: buildings, streets, and landscapes.
Since the 1970s and 1980s, Torrance has approached protecting the unique character of the Torrance Tract’s residential areas in mostly informal, voluntary ways. Demolition of older homes that contributed to the tract’s character was discouraged, but not prevented. Though new development of properties was encouraged to be sensitive-- to the street pattern, setbacks, and scale of the surrounding neighborhood-- compatibility with the community’s physical character was not required. On some blocks, accumulated changes over time have created an inconsistent mix within the streetscape; on other blocks, the sense of an early twentieth century neighborhood has already been lost. A survey of the Torrance Tract conducted by the Torrance Historical Society between 2013 and 2014 documented where Figure 2: Pacific Electric Railroad Bridge relatively unaltered pre-1945 homes remained, but also where designed by Irving Gill, as seen in 1988. they no longer exist. Source: National Register of Historic Places nomination.
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In response to the Torrance Historical Society’s survey results, and to address development pressures, the Torrance City Council enacted a temporary Torrance Tract Overlay Zone in March 2016 that became permanent in December 2017. As a planning tool, the Torrance Tract Overlay Zone extended an existing Planning Commission review process long used in one portion of the Torrance Tract to about 850 relatively unaltered, pre-1945 residential properties throughout the Torrance Tract boundaries. The overlay zone covers the area bounded by Dominguez Street to the north, Western Avenue to the east, Plaza del Amo to the south and Crenshaw Boulevard to the west (Figure 3).
At the same time, City Council initiated efforts to establish a historic preservation ordinance to formally recognize and protect historic buildings and historic districts. The preservation ordinance offers those who own historic buildings, or live in an area where there is a concentration of historic buildings, a more proactive and direct tool to manage change. This Torrance Tract Preservation
Plan is intended to guide property owners, community members, Figure 3: Boundary of Torrance Tract and the city’s decision makers in using the historic preservation Overlay Zone, outlined in orange. Source ordinance within the Torrance Tract. Additionally, the plan Los Angeles County Assessor. provides references for historic preservation best practices. . Western Ave
Carson St. Crenshaw Blvd.
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MISSION STATEMENT
The primary purpose of the Torrance Tract Preservation Plan is to encourage the listing of historic landmarks and districts in the Torrance Register of Historic Resources in order to preserve the Torrance Tract’s unique place in the city’s history, maintain its neighborhood character, manage appropriate change, and promote its sense of place. To accomplish this, the Preservation Plan: Increases awareness and appreciation for the Torrance Tract’s founding role in Torrance’s history; Fosters community pride in the historic and architecturally distinguished housing stock in the Torrance Tract; Promotes an understanding of managing growth and changes based on preservation principles and approaches; Outlines processes for designating Historic Landmarks and Historic Districts as well as project reviews for Historic Landmarks and Contributing and Non-Contributing Resources in Historic Districts; Identifies concentrations in the Torrance Tract to consider becoming Historic Districts; and Educates owners and residents about potential benefits of and incentives available for historic preservation.
The Torrance Tract Preservation Plan focuses on the residentially zoned areas and does not include industrial or commercial areas.
WHY PRESERVATION MATTERS
The Torrance Tract has in place a Torrance Tract Overlay Zone as a mechanism to review and manage change. Why is historic preservation needed as well? Historic preservation is not just about freezing a building or a neighborhood in time, although in some cases, that may be appropriate and what the community wants. More generally, preservation prioritizes keeping the historically significant features, spaces, and patterns that make a community special and that give it character and a sense of place. It creates a process to accommodate change that is respectful to those features and does not harm them. Like sustainable development, historic preservation honors the past, meets contemporary needs, and conserves enough so that future
May 2018 - 4 - Torrance Tract Final Historic Preservation Plan generations can understand and experience the historic significance of the place. A fundamental premise of historic preservation is to keep the authentic, physical fabric of a place— those things that are tangible and true to the period they were built—over replacements, copies, or current trends.
However, change can and will still happen, and even historic places must adapt to new demands so they continue to function and be occupied. Many cities demonstrate that economic development and historic preservation can be mutually beneficial, both in commercial areas and in historic neighborhoods that have become highly desirable. By approaching change from a preservation perspective, protecting the historic character of a place is the focus and ensures that what makes a place unique will not be lost.
PREPARING THE DOCUMENT
This plan is built upon the foundation of previous preservation efforts within the City of Torrance related to the Torrance Tract. The following documents were reviewed and, where appropriate, incorporated into this plan. Results of the 1979 survey as published in the California Historical Resources Information System, Los Angeles County, 2011 Olmsted Tract Executive Summary and Historic Context Statement prepared by Nakada+Associates, 2014 Results of the 2014 Olmsted Tract Survey conducted by the Torrance Historical Society and Nakada+Associates Torrance Municipal Code and relevant ordinances, including the Torrance Tract Overlay Zone Ordinance, Small Lot, Low Medium Overlay Zone Ordinance, and revised Accessory Dwelling Units ordinance Presentations from Historic Preservation Workshops conducted by the City of Torrance in 2014 and 2015 Torrance Architectural Design Guidelines Torrance Historic Preservation Ordinance, adopted in December 2017.
Photographs are by Page & Turnbull from 2016 and 2017, unless otherwise noted.
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2. HISTORY AND CHARACTER TORRANCE TRACT HISTORY
The Torrance Tract dates to the earliest conception of the City of Torrance after developer Jared Sidney Torrance and his Dominguez Land Company purchased 3,000 acres of Rancho San Pedro from the Dominguez family in 1911. Accounting for roughly 600 acres, the Torrance Tract is bound by Dominquez Street to the north, Western Avenue to the east, Plaza Del Amo to the south, and Crenshaw Boulevard to the west (Figure 4).
Torrance hired the Olmsted brothers, Charles and Frederick Law Olmsted, Jr., sons of renowned landscape architect, Frederick Law Olmsted, to re-envision the typical company town for Torrance’s Union Oil Company. Torrance and the Olmsteds envisioned the ideal, modern city as anchored by industry but Figure 4: Aerial of Torrance Tract, ca. balanced with affordable housing for workers, commercial centers 1925, looking south to Palos Verdes. to serve residents, and an idyllic setting for recreation, culture, and Source: Los Angeles Public Library.
May 2018 - 6 - Torrance Tract Final Historic Preservation Plan education. Torrance was inspired by the garden city movement, yet his drive for efficiency altered curvilinear streets typical of garden city and Olmstedian designs. Using a Y-shaped land pattern defined by Torrance Boulevard and Cabrillo Avenue, the business district was in the junction of the Y (Figure 5). Industry was at the northeast and east outside and around the leg of the Y away from the residential areas inside the Y. Residential streets in the Y ran southwest of the business district and surround the park commons, El Prado Park. Like the streets, the linear park was angled to the southwest to frame a view of the San Gabriel Mountains to the northeast and was lined with homes.1
Further beyond the Y-shape, the street pattern shifted to an orthogonal layout with streets and rectangular blocks aligned north-south. Not wanting to compromise the picturesque streets for utilities, the street grids incorporated alleys between residential blocks for utilitarian needs.
Notable Southern California architect, Irving Gill, was named the Chief Architect of the city to continue the vision of this redefined Figure 5: Torrance Business District, ca. city model. He designed prototypical model homes, of which only 1920s. Source: Los Angeles Public ten were built, as well as reviewed the designs for other Torrance Library.
1 Peggy Coleman Dalton, Torrance: A City for Today, (USA: Windsor Publications, 1990), 15.
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Tract residences. Gill also designed other projects within the city including hotels, commercial buildings, and the gateway bridge for the Pacific Electric Railway (PE) system. The PE rail system, also known as the Red Car line, was one of the main manufacturing firms in Torrance, though its stop allowed workers to commute to Torrance rather than purchase a home locally.2
Several other industries anchored the early vision of Torrance, including the Union Tool Company, Llewellyn Iron Works, Pacific Metal Products, and Moore Motor Truck Company.3 Commercially, the Torrance Athletic Club opened in 1913, with the First National Bank of Torrance established by Judge George W. Post in 1914 and the Torrance Herald also printing by 1914.4 The main building of Torrance High School opened in 1917.
The residential development of the company town did not grow as rapidly as hoped. Most of the housing from the 1910s was worker housing, which were either clusters of simple vernacular cottages at the northern end of the Torrance Tract or modest Craftsman bungalows on individuals lots found at the northern and southern Figure 6: Early photograph of Torrance ends (Figure 6). A few larger homes scattered along the angled Tract street, ca. 1913. Source: The Modern Industrial City courtesy of the Los Angeles streets of the Y, but the residential areas of the tract were largely Public Library. undeveloped.
2 Dalton, 17. 3 Thomas D. Campbell & Company, Torrance: The Modern Industrial City, (Los Angeles: Thomas D. Campbell & Company, 1913), 8-9. 4 Dalton, 20.
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Wary of annexation by the growing City of Los Angeles, members of the Torrance Chamber of Commerce and the Dominguez Land Company moved to incorporate the City of Torrance in 1921.5 Shortly after, the discovery of petroleum led to a second wave of development in the Torrance Tract and an expansion of the city boundaries to the north, south, and west beyond the original tract.
The 1920s boom in the Torrance Tract resulted in more houses built that filled in the Y and the creation of several streets toward the west and northwest (Figure 7). These streets saw modest houses often with red clay tile roofs in the popular Spanish Colonial Revival, Mission, and Monterey styles of the period.
The success of the local industrial companies and farming communities allowed for steady growth and annexing of nearby neighborhoods. In the Torrance Tract, the Depression years of the 1930s saw some infill residential development, as did the World War II years in the early 1940s. The war provided several jobs at the factories within Torrance along with new technologies in aviation. Zamperini Field, Torrance’s municipal airport, was established in 1946.6
However, by the end of World War II in 1945, the residential area of the Torrance Tract had been mostly built out.7 The influx of new workers and residents to Torrance in the postwar years resulted in growth in other areas of the city. As the mid-century suburban development of Torrance converted farmland into housing tracts and shopping malls, the business district of the Torrance Tract was no longer the city’s commercial center. The heavy industry of the early twentieth century also gave way to the business parks of the late twentieth century. However, the residential areas of the Torrance Tract remained relatively stable, with their stock of housing dating from 1912 to 1945.
5 Dalton, 20. 6 Dalton, 22. 7 Nakada+Associates, “Olmsted Tract; Torrance California 2011-2013 Survey of Historic Resources,” Executive Summary.
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Figure 7. Residential as well as commercial and industrial parcels in Torrance Tract by date of construction, based on Los Angeles County Assessor data.
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NEIGHBORHOOD CHARACTERISTICS
The residential areas in the Torrance Tract share many common characteristics, but also have distinct sections. A legacy of the Olmsteds’ design is the pattern of main streets alternating with service alleys seen throughout the tract (Figure 8). As a result, Figure 8: Developed blocks in the primary streets are lined with a consistent rhythm of one- and two- Torrance Tract from the 1916 Sanborn story houses and not interrupted by driveways. Instead, garages Fire Insurance map. The area had an alternating pattern of wide streets (light that became more common with the advent of car ownership in grey) and narrow service alleys (dark the 1920s are generally placed toward the rear of the lots and grey) as well as consistent front setbacks accessed from the alleys. Utilities, like overhead telephone and (blue dashes). Source: Los Angeles Public Library, edited by Page & Turnbull electrical lines, are also located along the alleys.
At the street front, the houses are typically setback from the street at a consistent distance. The distance varies from sub-area to sub-area, but provides a constant row of open space along each block that is reinforced by the presence of a planting strip between the sidewalks and the main streets (Figure 10 and Figure 11). Few street trees are found in the planting strips.
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Different areas within the Torrance Tract have other distinct characteristics. Railroad tracks continue to crisscross the Torrance Tract, creating odd lot sizes and physical barriers between areas of the tract. The houses in the middle of the Y- shaped plan along Post Avenue are among the largest and grandest in the tract (Figure 9). Other houses along El Prado Park also tend to be larger in scale than seen elsewhere in the Torrance Tract (Figure 10).
Generally, the lots in the center of the Y are 50-foot wide lots that create a greater sense of openness than the 40-foot wide lots more commonly found north of Torrance Boulevard, west of Madrid Avenue and its train tracks, and south of Carson Street on Arlington, Gramercy, and Andreo avenues. These sub-areas tend to have a denser feeling (Figure 11). Some streets, such as Beech Avenue and Acacia Avenue between El Dorado and Carson streets at the western end of the tract, currently have a consistent tree canopy created by trees likely planted in the front yards at the same time the streets and houses were developed (Figure 12).
Figure 9: Larger homes typically found on Post Avenue. Figure 10: Houses facing El Prado Park.
Figure 11: Smaller houses from the earliest development Figure 12: Consistent tree canopy found on Beech Avenue period south of Carson Street. north of Carson Street.
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In general, the residential area in the Torrance Tract is defined by: Y-shaped street plan laid out by the Olmsted Brothers further crisscrossed by railroad tracks Central linear park extending from commercial business center into residential area Street pattern with alternating front streets and rear service alleys o Detached garages accessed from alleys o Minimal curb cuts o Planting strips between sidewalks and front streets Single-story and two-story buildings in residential areas o Various styles and periods o Consistent setbacks o Garages and second units at rear
ARCHITECTURAL STYLES
The residential buildings in the Torrance Tract include a variety of styles typical for the main period of its development from 1912 to 1945 (Figure 13 through Figure 16). The 2014 Olmsted Tract Survey report (discussed below) identified the styles found in the tract as: Craftsman (1895-1925) Mission Revival (1890-1920) Spanish Colonial Revival (1916-1931) Monterey (1853-1955) Neo-Classical Revival (1893-1940) Tudor Revival (1910-1940) Prairie Style (1900-1920) French Eclectic (1915-1945) Colonial Revival (1880-1955) Minimal/Builder (1935-1950) Modernistic (1920-1960)
Development since 1945 tends to be more recent infill replacements that are scattered throughout the Torrance Tract.
The 2014 Olmsted Tract Survey in Appendix A provides a more detailed summary of each style and examples from the survey.
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Figure 13: Craftsman style. Source: Olmsted Tract 2014 Figure 14: Spanish Colonial Revival style. Source: Olmsted Survey. Tract 2014 Survey.
Figure 15: Prairie style. Source: Olmsted Tract 2014 Survey. Figure 16: Tudor Revival style. Source: Olmsted Tract 2014 Survey.
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3. PAST AND CURRENT PRESERVATION EFFORTS
Efforts to recognize and protect Torrance Tract’s historic architecture and neighborhood character started as early as the late 1970s.
1979 HISTORIC RESOURCE SURVEY
As stated in the Nakada+Associates report,
In 1979 The [sic] City of Torrance completed a city wide inventory of historic resources. The inventory was completed by J. Roger Hatheway and John Chase for the City of Torrance Planning Department [now known as the Community Development Department] utilizing the State of California Department of Parks and Recreation Historic Resources Inventory Sheets which identified each property by address, its date of construction, its style and a brief description.8
The survey inventoried over 100 buildings and structures throughout Torrance that were considered to be potentially historic. Of those, 84 are in the Torrance Tract.9 The properties from the survey appear to be listed in the Historic Property Directory, an inventory of designated and surveyed properties maintained by the California Historic Resources Information System (CHRIS). The properties have CHRIS status codes that are mostly 5S2, meaning the individual property is eligible for local designation. A few have 3S status codes, meaning they appear eligible for the National Register of Historic Places through survey evaluation. The Community Development Department staff reviewed the list of properties in the Historic Property Directory and found that some had been demolished but many remain.
SMALL LOT, LOW MEDIUM OVERLAY ZONE
The city first created an overlay zone within the Torrance Tract in 1987 called the Small Lot, Low Medium Overlay Zone. It covers primarily the residential properties along Gramercy and Andreo avenues between Carson Street at the north and Plaza del Amo to the south in the southwest corner of the Torrance Tract.
8 Nakada+Associates, “Olmsted Tract; Torrance California 2011-2013 Survey of Historic Resources,” 11. 9 Nakada+Associates, 11.
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Any development, including new construction and remodeling or enlarging an existing building within the Small Lot, Low Medium Overlay Zone requires review by the Torrance Planning Commission. The purpose of the review was to ensure that
The work tended to preserve neighborhood characteristics; The intensity of proposed use is compatible with the surrounding properties; Parking requirements are met while minimizing the need for driveway curb-cuts and offering enough storage space so that garages will be used for cars; and Suitable open space is provided.
In addition, for projects where the building would exceed a certain size, the Planning Commission would need to determine that the project, “would not be materially detrimental to the public welfare and to other properties in the vicinity.”
If the proposed project does not include demolition of the main house, does not propose a driveway curb cut on the street, and provides at least three enclosed garages, then the project does not require Planning Commission review. However, requests for tandem parking would require Planning Commission review and approval.
OLMSTED TRACT SURVEY AND HISTORIC CONTEXT STATEMENT
In early 2010, the Torrance Historical Society undertook efforts to survey the Torrance Tract. With assistance from Nakada+Associates Inc., the Historical Society completed a survey of the properties in the Olmsted Tract. The Olmsted Tract corresponds with the Torrance Tract, which has also been referred to as the Old Torrance Tract. According to the survey report’s executive summary, community volunteers surveyed nearly 1,800 residential, commercial, and industrial properties across about the 100 city blocks between 2013 and 2014. They were supervised by members of the Torrance Historical Society and used a framework prepared by Nakada+Associates.
The purpose of the survey was to document all buildings, designed landscapes, and other features that were considered contributing elements to an assumed potential historic
May 2018 - 16 - Torrance Tract Final Historic Preservation Plan preservation district.10 Nakada+Associates prepared historic contexts on related topics to accompany the survey, which included sections on:
Torrance and the Garden City Movement Jared Sydney Torrance, An Urban Design Vision Fredrick Law Olmsted, Jr., Urban Designer Irving Gill, Architect The Birth of Torrance Design Influences in Torrance
The period of significance identified for the potential historic preservation district encompassing the entire Torrance Tract was 1912 to 1945. The start date corresponded to the initial construction of the Olmsted Tract and ended after World War II when the tract was mostly developed and architectural design started to change toward Modernism.11
Figure 17: A Spanish Colonial Revival residence identified as a Contributor in the survey.
10 Nakada+Associates, 1. 11 Nakada+Associates, 2.
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Nearly 1,800 properties were surveyed across the 100 city blocks in the Torrance Tract. The properties were categorized as a “Contributor,” “Altered-Contributor,” or “Non-Contributor” (Figure 17) “Contributor”: Any building built with in the period of significance that retains its original form, massing, and features. “Altered-contributor”: A structure that has been altered, but in a manner that is reversible and its historic integrity remains.
“Non-Contributor”: A building constructed outside the period of significance.
The survey found 523 Contributor and 327 Altered-Contributor properties within the Torrance Tract; the remainder are presumed to be Non-Contributors (Figure 18). Review of some properties were consistent with the findings of the 1979 survey, while others found that previously eligible properties were no longer intact or standing. The survey results are useful as a reference for identifying potentially historic properties and where they may be concentrated. See Appendix A for the 2014 Olmsted Tract Survey Executive Summary, Historic Context Statement, and Historic Resource Survey Summary.
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Figure 18: Properties identified by the 2014 Olmsted Tract Survey as “Contributor” and “Altered-Contributors.”
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TORRANCE TRACT OVERLAY ZONE
The 2014 Olmsted Tract Survey indicated that approximately half of the properties in the Torrance Tract were Contributors or Altered-Contributors, meaning they were built between 1912 and 1945 and retained some level of their original character, despite alterations. However, it also showed that much of the area was in danger of losing more of these older homes, especially in the areas zoned R3 for multi-family apartments and condominiums, and in the areas zoned R2, where two units on a lot are allowed and single-lot townhome subdivisions are increasingly popular.
Community members urged the Torrance City Council to protect the neighborhood character of the Torrance Tract. The City Council started efforts to draft a historic preservation ordinance, but also established the Torrance Tract Overlay Zone (Ordinance 3799) in March 2016. Originally intended as a temporary measure, it was modeled after the Small Lot, Low Medium Overlay Zone. The interim Torrance Tract Overlay Zone created a project review process to manage on-going change, but only for certain properties. The Planning Commission reviews all new construction, additions, demolitions, and exterior alterations affecting residential properties identified by the 2014 Olmsted Tract Survey as Contributing or Altered-Contributing. In essence, the Torrance Tract Overlay Zone extended the review process for the Small Lot, Low Medium Overlay Zone to properties in the Torrance Tract that retained some amount of historic character.
The interim overlay zone and review process remained in place while a historic preservation ordinance was crafted. However, in December 2017, the City Council voted to make the Torrance Tract Overlay Zone permanent at the same time it adopted the historic preservation ordinance.
HISTORIC PRESERVATION ORDINANCE
The adopted Torrance preservation ordinance establishes:
Torrance Register of Historic Resources (Torrance Register) to safeguard and enhance Torrance’s architectural, cultural, and historic heritage; Criteria for designating Historic Landmarks and Historic Districts to the Torrance Register; Project review process to manage changes to Historic Landmarks and Historic Districts;
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Historic Preservation Commission to implement the ordinance; and Incentives to encourage protection of Historic Landmarks and Historic Districts.
The ordinance creates a voluntary preservation program where owners agree to have their properties listed in the Torrance Register. For individual Historic Landmarks, the property owner, or authorized agent, must sign the nomination form to start the designation process. For Historic Districts, all of the property owners must agree in writing to become a Historic District. Once designated, every property within the district boundaries is subject to the preservation ordinance.
The city offers owners incentives to list their properties in the Torrance Register and ensure that these historic resources will be taken care of correctly so that their historic character will remain.
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4. HISTORIC PRESERVATION IN THE TORRANCE TRACT
The Torrance Tract Overlay Zone offers a measure of protection by reviewing a select number of properties identified as potentially contributing to the historic character of the Torrance Tract. However, changes to the remaining properties in the tract still have the potential to alter its character drastically. For those interested in recognizing and seeking greater protections their Figure 19: An intact street in the historic home or neighborhood, listing in the Torrance Register of Torrance Tract reflecting its early 20th Historic Resources is available. century character.
TORRANCE REGISTER OF HISTORIC RESOURCES
The Torrance Register of Historic Resources is Torrance’s official list of locally designated Historic Landmarks and Historic Districts. Individual buildings, structures, objects, sites, cultural landscapes, signs, or natural features, or groupings of these elements, can be listed in the Torrance Register, if they:
1) Meet one or more of the significance criteria for designation, including:
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a. association with important persons or events or patterns in history; b. architectural distinction as the work of a master designer or having high artistic value; c. the potential to yield important information about history; OR d. are among the last, best remaining examples of a type. 2) Retain enough integrity, i.e., has not been changed so much as to be unrecognizable, AND 3) Have the support and consent of the property owners.
Not all old buildings or areas are historic, nor do they all qualify for listing in the Torrance Register. On the other hand, not all historic buildings are grand architectural gems; many are modest yet intact examples of past eras or represent something important in history. It is up to the Historic Preservation Commission to decide if properties meet the criteria for listing and have historic integrity based on the research and analysis presented in the application. Torrance’s Community Development Department staff helps to administer the Torrance Register for the city.
Figure 20: Examples in the Torrance Tract of Craftsman-style (top) and Spanish Colonial Revival-style (below) houses that have architectural integrity. That is, they are still recognized as their styles, despite minor changes.
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BENEFITS OF HISTORIC DESIGNATION SOI Standards The charm and historic character of the Torrance Tract has The Secretary of the Interior’s fostered a strong sense of pride in the neighborhood. Some Standards for the Treatment owners recognize that their properties are important to Torrance’s of Historic Properties (SOI heritage, and seek to list them as historic. For these owners, Standards) are a series of designation as a Historic Landmark or as a Historic District can concepts about maintaining, also offer the following benefits. repairing, and replacing
historic materials, as well as Managed, Predictable Change designing new additions or Becoming listed in the Torrance Register does not mean the making alterations that property will become a museum piece and never change. All promote best practices to help properties will and must change so that they can continue to protect historic, cultural, and function and meet the needs of each generation. But, as a Historic architectural resources. They Landmark or Historic District, the change will be managed in more provide a framework for predictable ways. Alterations will be reviewed using nationally- making decisions about work recognized preservation principles known as the Secretary of the or changes to these Interior’s Standards for the Treatment of Historic Properties (SOI resources. The SOI Standards Standards) and its accompanying Guidelines for Preserving, are often the benchmark by Rehabilitating, Restoring, and Reconstructing Historic Buildings which federal agencies and (SOI Guidelines). many local government bodies evaluate work on Unlike more general architectural or design guidelines, the focus historic properties. of the SOI Standards and Guidelines is on keeping the features The SOI Standards offer four that make the property historic—called character-defining approaches to the treatment features. These features range from the large scale, like the of historic properties: overall shape and massing of a building, to the small details like Preservation, archways, windows, and materials that give the property its Rehabilitation, historic character. In using the SOI Standards as the basis for Restoration, and reviews, the goal is to ensure that character-defining features will Reconstruction. be maintained so that the property’s historic integrity is The appropriate treatment to maintained. use will depend on the project or project component. Clear Review Process Typically, the Standards for The Torrance preservation ordinance has set out a clear review Rehabilitation are the most process where city staff can review and approve a wide range of widely used and offer the minor projects that clearly meet the SOI Standards. This allows greatest flexibility; they are the for a faster, easier path for those projects that will not alter the SOI Standards approach character of a historic district. The Minor Project review (see referenced in this study. Chapter 5, Project Reviews in Historic Districts) can often address (See Appendix E and the most common improvements in ways that saves time and https://www.nps.gov/tps/stand resources for both the owners and the city. ards.htm).
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More complicated projects or those that do not clearly meet the SOI Standards, such as large additions, new buildings, and demolitions, are reviewed by the Historic Preservation Commission (HPC). The HPC includes professionals with expertise in historic preservation, historic architecture, architectural history, and other related fields who can apply their know-how in the project reviews.
Stability and Increased Value Several studies have found that property values in historic districts often increase faster than similar, non-designated areas because of the predictability offered by the preservation-based review process.12 By agreeing to listing in the Torrance Register of Historic Resources, property owners are assured that the character of the neighborhood will not change drastically, and they are more likely to reinvest in their properties knowing that neighbors will not be allowed to make inappropriate alterations or build out-of-scale developments. Outsiders looking for speculative development opportunities may be discouraged from purchasing in historic districts because of the additional review. Historic designation may mean more responsibility for each owner, but it also means more stability that can be a buffer from the extreme ups and downs in the real estate market.
Incentives Recognizing that preserving historic properties appropriately may require more resources, the City of Torrance offers owners of historic properties several incentives, including:
Mills Act The Mills Act is a statewide program available through cities to property owners of historic properties. It offers different ways to calculate property tax that can provide substantial savings in exchange for the rehabilitation and long-term maintenance of the historic property. Owners enter into a contract with the city that outlines the maintenance, repair, or rehabilitation items that the
12 For example, see “Benefits of Residential Historic District Designation for Property Owners,” from the Historic Preservation Officer of Tucson, Arizona, which offers a summary of economic surveys from around the county. It can be found at the Advisory Council for Historic Preservation’s website on Impacts of Historic Property and District Designation, along with several other studies, http://www.achp.gov/economic-designation.html.
May 2018 - 26 - Torrance Tract Final Historic Preservation Plan owner agrees to complete during the contract’s 10-year term, which renews continuously.
The City of Torrance is establishing a Mills Act program that will be available to properties listed in the Torrance Register as Historic Landmarks or Contributing Resources in Historic Districts. The amount of tax savings varies property by property, and is calculated by the Los Angeles County Office of the Assessor. Typically, recent owners are more likely to see sizable tax savings than long-time owners. However, the Mills Act can be an attractive selling point, as the contracts are recorded on the property deed and transferred to future owners who commit to maintaining the historic property.
The Mills Act is a voluntary program that owners will apply for and be approved through the process established by Torrance.
California Historic Building Code The California Historic Building Code (CHBC) allows for reasonable alternatives in certain situations when strict adherence to building codes would affect the historic character of qualified historic buildings. In Torrance, the CHBC is available to those properties listed in the Torrance Register as Historic Landmarks and Contributing Resources in Historic Districts.
Modifications to Development Standards The city may offer certain reductions or modifications to development standards for Historic Landmarks or properties in Historic Districts to encourage preservation of the historic resource. These may include flexibility in parking design standards, retaining non-conforming setbacks, or modifications determined on a case-by-case basis.
TORRANCE TRACT OVERLAY ZONE VS. HISTORIC DISTRICT
What is the difference between the Torrance Tract Overlay Zone and designation as a Historic District? There are three key differences:
The overlay zone is already in place for the entire boundary of the Torrance Tract, while no Historic District has been designated yet. If residents in an area of the Torrance Tract decide they would like to become a
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Historic District, they can apply through the new designation process. . Once an area is designated a Historic District, project review follows the historic preservation review process, rather than then the one for the Torrance Tract Overlay Zone. . Once designated, the Contributing Resources in the Historic District qualifies for available preservation incentives, like the Mills Act, the California Historic Building Code, and modifications to development standards; these incentives are not available to the other properties in the Torrance Tract Overlay Zone. Table 1: Torrance Tract Overlay Zone vs. Historic Districts TT Overlay Zone Historic District Applicability 2014 survey’s Contributors Properties in designated and Altered Contributors* Historic Districts** Properties Reviewed Contributor/Contributing Resource Yes Yes Altered Contributor Yes Yes, as Contributing Resource Others/Non-Contributing Resource No Yes, for compatibility New Infill Construction No Yes, for compatibility Review Process Review Body Planning Commission Historic Preservation Commission Review Standard Torrance Architectural Design SOI Standards and Guidelines Guidelines Review delegated to staff Limited minor projects Most minor projects Incentives No Yes * See Figure 18 map. ** One-time owner approval at designation.
Unlike in the Torrance Tract Overlay Zone, all the properties in a designated Historic District have some level of review for changes—for Contributing Resources to protect their historic features and for Non-Contributing Resources to ensure their changes be respectful and compatible with the district’s historic character. This all-around approach assures owners that their neighborhood will not change drastically over time. With the Torrance Tract Overlay Zone, that predictability is less certain, since its reviews are limited only to the properties identified in the 2014 Olmsted Tract Survey.
The project review process is also different in the Torrance Tract Overlay Zone than in a Historic District. Project review under the
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Torrance Tract Overlay Zone is primarily based on the Torrance Architectural Design Guidelines. The Architectural Design Guidelines describe certain architectural styles typically found in Torrance, summarize their typical characteristics, and offer simple Torrance’s guidelines based on the SOI Standards for new construction and Architectural remodels. The CDD staff can review some minor projects under the Torrance Tract Overlay Zone and the remainder are reviewed Design Guidelines by the Planning Commission. Torrance’s Community Development Department With a Historic District, reviews are based on the principles in the offers Architectural Design SOI Standards. Within the framework of the SOI Standards and Guidelines to assist property the examples in the SOI Guidelines, CDD staff can review and owners in the restoration, approve a wider range of minor projects. Larger and more renovation, and preservation complex projects go before the Historic Preservation Commission, of residential structures with which is a group with expertise in history, design, and historic “special significance to the preservation. heritage of Torrance.”
They describe architectural styles typically found in Torrance, including in the Torrance Tract, and summarize their typical characteristics or character- defining features. Simple guidelines based on the SOI Standards for new construction and remodels are included, as well as a glossary of architectural terms.
Torrance’s Architectural Design Guidelines are Figure 21: Sample pages from Torrance’s Architectural Design Guidelines available at the city’s website.
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PROCESS FOR HISTORIC DESIGNATION
Any person, group, or the city may begin the designation process for a Historic Landmark or a Historic District. However, the property owner(s) must agree to the designation by signing the application form or petition. As a result, historic designation is usually initiated and driven by the property owner(s). The process generally includes:
1. Submitting a completed application form to the Torrance CDD explaining how the property or area meets one or more of the designation criteria. 2. CDD staff reviews the application and requests additional information if the application is incomplete. 3. Once the application is deemed complete, a hearing before the Torrance Historic Preservation Commission (HPC) is scheduled. 4. At the HPC hearing, the applicant presents the case for why the property or area should be designated, and the HPC makes its determination to approve, modify, approve with conditions, or deny designation.
The HPC’s decision is final, though an appeals process is available. It should be noted that a temporary hold on issuing building permits for major work may be placed on the nominated property during the designation process. However, minor projects can still be reviewed and approved at the staff level.
For Historic Districts, the designation process has a few additional steps, as they involve multiple properties and multiple owners. In addition to how the group of properties meet the designation criteria, the Historic District application also needs to
Identify the boundaries of the potential district; Confirm the integrity threshold of at least 66% of the properties are Contributing Resources; Gather supporting signatures from 100% of the owners within the potential district.
The preliminary hearing is the first of two HPC hearings that is needed during the approval process. The hearing is an opportunity for owners, residents, and members of the public to voice their support, or opposition, to historic district designation. It is also a chance for HPC to confirm that the district meets the criteria for listing in the Torrance Register, has enough integrity
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If HPC votes that the historic district qualifies for listing, CDD staff will prepare a ballot to be sent to all owners within the proposed boundaries of the historic district. All owners need to return their written ballots with a yes vote for CDD staff to schedule the second and final HPC hearing.
At the second hearing, HPC will confirm the balloting and make findings to approve, modify, approve with conditions, or deny designation of the historic district. The decision of HPC is final but can be appealed to City Council within 15 days of the decision.
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PROCESS FOR DESIGNATING A HISTORIC LANDMARK
Application is filed with CDD and reviewed for completeness with: - How the property meets one or more Incomplete application is returned for designation criteria; additional information or revision. - Photographs or other means of demonstrating historic integrity; - Owner’s signature on the application.
A permit hold is in place for major work that would require Certificate of Appropriateness or Certificate of Demolition.
CDD prepares a designation report and recommendation to HPC. Application is scheduled for review at next available HPC meeting. Notice will be publicly posted.
HPC hears the application at preliminary hearing. Does HPC find the property meets at least one of the designation No criteria and has integrity?
Yes
HPC makes findings and approves, or HPC denies application and the property conditionally approves in full or in part, is not a Historic Landmark. the property as a Historic Landmark.
HPC decision may be appealed to City Council within 15 days of issuance.
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PROCESS FOR DESIGNATING A HISTORIC DISTRICT
Application is filed with CDD and reviewed for completeness with: - Survey map and historic context Incomplete application is returned for - 66% contributing properties within additional information or revision. proposed district (required integrity) - Petition of interest from 100% of owners (required support)
A permit hold is placed on properties in the potential historic district for major work that would require Certificate of Appropriateness or Certificate of Demolition.
CDD prepares a designation report and recommendation to HPC. Application is HPC hears the application at scheduled for review at next available preliminary hearing. Does HPC find the HPC meeting. Notice will be publicly potential historic district has merit? posted.
CDD mails ballots for owner consent Yes No voting.
Once ballot deadline ends and votes are tallied, second HPC hearing is scheduled. Notice will be publicly posted.
Have 100% of owners submitted written HPC denies application and the No consent? district is not established.
Yes HPC decision may be appealed to City Council within 15 days of issuance.
HPC makes findings and approves or conditionally approves in full or in part, the area as a Historic District
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WHAT MAKES A GOOD HISTORIC DISTRICT?
A Historic District is a grouping or concentration of buildings, structures, sites, objects, landscapes, natural features, street patterns, or other resources that have a special historic, cultural, architectural, community, or aesthetic value. It is different from other parts of a city typically because of three things:
Significance A Historic District has historic or architectural significance meaning it reflects an important part of history, such as an association with an important event, trend, or person, or is a distinctive example of a particular building style or the work of an architect. A Historic District can also reflect a significant period in Torrance’s growth, in how the city was planned or shaped, or as an example of city or community planning. Its typically has a specific period of significance, which is time frame in which most of the district was constructed or the important association occurred. The period of significance can be one year or a range of years.
Cohesive Character A Historic District usually has a unified architectural sense as seen through those character-defining physical features, including the design of its buildings (by types, scale, styles, etc.), the setting created by street patterns (straight, curving, cul-de-sacs, alleys, etc.), topography (flat, hillside, etc.), and landscaping (parkways, street trees, etc.), or by other physical characteristics. These features are known as Contributing Resources, which are those elements that collectively contribute to a district’s historic importance and special character and were built during its period of significance. Historic Districts usually also have some Non- Contributing Resources, those that may not have been built during the district’s period of significance, or have been so altered that they no longer contribute to the Historic District’s character.
To be a good district candidate, the area or grouping typically has more Contributing Resources than Non-Contributing so it can strongly convey the cohesive character that makes it different from non-historic areas. The exception is for Thematic Districts, which are properties related to each by a theme, such as by architectural style, type of construction, work of a specific architect, or in other ways unified aesthetically or historically, but are not geographically adjacent to each other in a grouping.
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Figure 22: Two examples of streets in the Torrance Tract that have a consistent, cohesive character, as seen in the building scale, shapes, styles, and setbacks from the street.
It should be noted that Contributing Resources can be listed also as Historic Landmarks, if they individually meet the criteria for listing. Some Non-Contributing Resources may also be listed individually as Historic Landmarks, if their importance or period of significance is different from the Historic District’s.
Support The most successful Historic Districts are those that choose to become one, rather than have it imposed on them. In Torrance, all owners in a Historic District must be in support to establish a Historic District. This is a high bar, and will need active effort from property owners interested in becoming a Historic District to discuss with and educate other owners. Some may feel their rights as owners are limited by the required project review, even though the Torrance Tract Overlay Zone already requires review for many
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properties. The preservation review that comes with Historic District designation assures owners that the neighborhood they bought into will not change so drastically from what attracted them to it in the first place. It is this certainty that has brought stability to Historic Districts and often led to higher property values as owners feel comfortable investing in improvements.
CONCENTRATIONS OF CONTRIBUTING RESOURCES FOR POTENTIAL HISTORIC DISTRICTS
Some select areas within the Torrance Tract may be better suited to be Historic Districts than others. Areas with fewer changes or new buildings, and that are more unified with similar buildings from a defined period would be good candidates to consider for designation. The 2014 Olmsted Tract Survey helped to identify where some of those concentrations are located (Figure 24). Additional research may find that more districts with different periods of significance are appropriate for certain areas.
Within these concentration areas, smaller, discreet historic districts may be formed (Figure 25). There are no specific size requirements for historic districts—large or small—but some things to consider include:
Consistency in o Size and scale of the houses; o Setbacks from the street and between the houses; o Location (or lack) of curb cuts and driveways; o Landscaping like street tree patterns Consistency of architectural style is not required. Adjacent houses (or Contributing Resources) of different styles can still be good candidates for Historic Districts if they are tied together by several of the above neighborhood features (Figure 23). Where these physical features change can signal a possible boundary line. o Physical barriers that prevent areas from relating to each other, such as railroad tracks or major streets, etc. are good boundary lines. o Look at both sides of the street when drawing potential boundaries. In cases where the streetscapes have not changed significantly, yet the buildings have been altered like with
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replacement windows and doors, review if the original scale, massing, exterior siding or cladding, and other distinct architectural features are still present. Large districts may have a difficult time meeting the integrity requirement of at least 66% or more Contributing Resources within its boundaries, plus the 100% owner support requirement. Smaller districts that exclude Non- Contributing Resources at the edges usually have a stronger sense of historic character. Most historic districts will have some Non-Contributing Resources; they just should not make up more than a third or 33% of the properties within the district’s boundaries (Figure 24 & 25). Districts that have fewer than ten Contributing Resources may be appropriate when not enough intact resources are in an area or if owner support is an issue.
Figure 23: An area with different styles of houses but other unifying features, such as consistent setbacks and scale of the buildings, could still be a historic district.
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Figure 24: High concentrations of historic resources from 2014 Olmsted Tract Survey are within the grey lines.
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Figure 25: Smaller groupings of historic resources from 2014 Olmsted Tract Survey are within the dotted lines. The blue dots mark the last remaining worker housing designed by Irving Gill.
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THEMATIC HISTORIC DISTRICTS Case Study: West Usually, a historic district in a neighborhood is a geographic concentration of buildings or features that are linked historically or Hollywood’s Courtyard visually in a specific area. Geographic Historic Districts will have Historic District Contributing and Non-Contributing Resources within a physical boundary, but the Contributing Resource should outweigh the The City of West Hollywood Non-Contributing Resources. designated a thematic district of 12 courtyard apartment buildings in The Torrance Register also offers an option to designate Thematic 1992. Found throughout the city, Historic Districts. A Thematic Historic District is a collection of these buildings were built in the buildings or features related by architectural, historic, or cultural 1920s to take advantage of themes but not in the same geographic area. For example, the California’s mild climate by buildings designed by Irving Gill remaining in Torrance may be extending interior spaces to the part of a Thematic District; any house that was designed by Gill outdoor. They are defined by a and has enough integrity could be designated as part of that courtyard surrounded by apartment Thematic District, even if the houses are not adjacent to each units that had direct access to the other. In Thematic Districts, all of the properties would be shared open space (Figure 26). Contributing Resources and all would need owner consent to be included.
Figure 26: Examples of buildings designated under West Hollywood’s thematic Courtyard Historic District.
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5. PROJECT REVIEWS IN HISTORIC DISTRICTS
Once an area becomes a designated historic district, the city and Projects Exempt residents work together to maintain the character of the district. from Review One way to do this is through a project review process for changes in the district. Some projects do not require historic project review, such Project review is needed when: as: Building permit is required Ordinary maintenance AND and repair work. Any work affecting the exterior of a Historic Landmark or Contributing Resource, such as alterations, additions, Interior work (unless it affects the exterior, like rehabilitation, restoration, or partial demolition. windows). Full demolition or relocation of a Historic Landmark or Contributing Resource. Plantings that are not Exterior work to Non-Contributing Resources is a Historic character defining. District that will be visible from the public right-of-way. Stabilizing emergency or New construction within a Historic District. hazardous conditions.
Torrance has established different review processes for different Work that does not kinds of projects that affect properties in the Torrance Register. require a permit. From the simplest to the most complex, they are: Generally, projects that are Minor Project Review: Projects that are minor and do not visible from the public right-of- significantly change the historic character of the Historic way (i.e., from the streets and Landmark or Contributing Resource can be reviewed and sidewalks) and can potentially approved by CDD staff under the Minor Project Review. change the character of a historic building will be subject Certificate of Appropriateness: All other projects for to review. restoration, rehabilitation, additions, and partial demolition that are not considered a Minor Project are reviewed by the Historic Preservation Commission (HPC). HPC will issue a Certificate of Appropriateness if they find that the project will not adversely affect the historic character of the Historic Landmark or Historic District and will be compatible.
Certificate of Demolition: Projects that include a full demolition of a Historic Landmark or Contributing Resource are reviewed by HPC for a Certificate of Demolition. A Certificate of Economic Hardship may also be required, as well as the preparation of environmental review documents in accordance with the California Environmental Quality Act (CEQA).
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MINOR PROJECT REVIEW
Character-Defining Minor Project Review allows the city to review and approve the most common, minor exterior work that does not change the Features building’s appearance. This may include in-kind roof replacement, repair of exterior siding, and window repair or in-kind replacement Character-defining features if repair no longer possible. It also includes small additions that are the essential physical are not visible from the public right-of-way (streets and sidewalks). features that enable a historic property to convey its Exterior work on Non-Contributing Resources that will be visible significance. They are usually from the street are usually reviewed as Minor Projects, if the work those elements or is not out of character with the historic district. architectural components that establish the visual character Examples of Minor Projects of the property. They should be preserved. Repair of character-defining features that does not involve a change of design, appearance, or visibility of the Typical character-defining feature. features include: Replacement of character-defining features too Building shape and form deteriorated to repair. Replacement in the historic material and matching the original details (in kind) is Orientation preferred. Compatible substitute materials that maintain Number of stories or the historic character in terms of pattern, texture, and height characteristic detailing may be considered on a case-by-case basis. Floor plan or Repair or replacement of roof covering materials, gutters, configuration and downspouts, provided that the replacement is in kind Roof forms and materials or maintains the architectural character of the historic Relationship to street and resource in terms of pattern, texture, and coloration. surrounding buildings Foundation work with no change in appearance. Exterior cladding or finish Chimney repair and retrofit with no change in appearance. Fenestration (window and Construction, demolition, or alteration of side, rear, and door) pattern front yard fences. Distinct architectural Alterations or removal of landscape features such as features, such as walkways, planter walls, paved areas, and fountains not chimneys, porches, identified as character-defining features. balconies, etc. In-kind replacement of historically faithful features that Decorative details, like were previously removed. brackets, railings, arches, Additions and accessory buildings that are one-story, at window/door surrounds, the ground floor, not visible from the street, and do not etc. increase the building’s floor area by more than 25%. Landscape features and Other minor rehabilitation work as determined by the support structures/ Director of CDD. ancillary buildings For Non-Contributing Resources, partial demolitions,
additional stories, and additions that increase the
building’s floor area by more than 25%.
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Minor Project Review Process and Findings CDD staff uses the Secretary of the Interior’s Standards for the Treatment of Historic Properties (SOI Standards) in Minor Project reviews. HPC may also adopt other design guidance for use by CDD staff in reviewing and approving Minor Projects.
If the staff finds the project complies with the SOI Standards or the adopted guidelines and does not change the historic character of the building, then the project can receive approvals from a historic preservation standpoint. The staff could also approve in part, in full, or with conditions and modifications. Project applicants can revise and resubmit projects based on comments from staff.
Once finalized, CDD staff will notify HPC about Minor Project review decisions, which are appealable to HPC within 15 days of the decision.
If CDD staff finds a project does not meet the SOI Standards or would like input from HPC, the project can be referred to HPC for a public hearing.
Case Study: Preservation Approach to Wood Windows
Wood windows are one of the main character-defining features of early-twentieth-century houses. They were often made of old-growth wood with simple to elaborate profiles and sometimes highly decorative surrounds or details. They are one of the tangible architectural elements that help to date a building to a certain period. Losing original wood windows can drastically change a building’s appearance and feeling.
The best preservation approach is to retain and repair the wood windows. Common problems can usually be repaired: Double-hung windows that no longer stay open can have their balancing weights re-roped; specific pieces that have dry rot can be replaced; drafty windows can be weather-stripped and the panes re-puttied. In major rehabilitations, windows can be removed and reconditioned to last another 50 to 80 years (with proper maintenance).
If windows have deteriorated to the point that replacement is needed, the first options should be to replace them in kind, meaning in the same wood material and with the same pattern, configuration, operation, and details. If the same material is not possible, then another compatible material can be considered, but only after the above repair and in-kind replacement options have been explored.
Although replacing wood windows seems like an easy way to update a house and be energy conscious, the preservation approach—repair first and replace only if needed—can cost less, provide greater lasting value, be less disruptive, reduce waste, and retain the house’s historic character for the next generation to enjoy.
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MINOR PROJECT REVIEW PROCESS
Application is filed with CDD and Incomplete application is returned for reviewed for completeness. additional information or revision.
Does proposed project qualify as a Applicant can revise application based No Minor Project? on review comments.
Yes
Is proposed work consistent with SOI Application shall go to HPC for a Standards and/or adopted review Certificate of Appropriateness review. guidelines?
Yes
CDD staff takes action to approve or CDD decision may be appealed to HPC conditionally approve in full or in part within 15 days of issuance.
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CERTIFICATE OF APPROPRIATENESS (C OF A) For larger projects that do not meet the definition of a Minor Tips for Submitting Project, a Certificate of Appropriateness (CofA) will be needed. This usually is for major work that affects the exterior of Historic Projects for Review Landmarks and Contributing Resources, such as alterations, rehabilitations, larger and/or visible additions, partial demolitions, Meet with CDD early to reconstruction, and relocation. Work on Non-Contributing discuss your plans; they Resources that are highly visible or have the potential to affect the can provide some general Historic District’s character may also undergo a CofA review, as comments and guidance on will new construction within a Historic District, including those what type of review is most replacing Non-Contributing Resources and second units or appropriate. accessory buildings in some cases. Review the SOI Standards Examples of Projects Requiring Certificate of and Guidelines for Appropriateness Rehabilitation online to understand what Common types of projects that will require a CofA include, but are approaches are or are not not limited to: SOI Standards-compliant. Changing the roof line or historic roof cladding material to a different material. Minor project review is Changing the exterior cladding material to a different usually the fastest route to material, including painting previously unpainted brick or getting a project approved, concrete. but some back and forth Replacing historic windows with ones that are not the may be needed before a same in size, configuration, material, proportions, etc. SOI Standards-compliant Removing or demolishing character-defining features, project is accepted. such as chimneys, porches, towers, etc. Adding, removing, or relocating window or door openings Include photographs of the on the front or street-facing façades. current building and where Installing features on the roof that are visible from the work is proposed, along public right-of-way (mechanical equipment, skylights, with the architectural plans. antennas, etc.). Views from the sidewalk or Additions that add more than 25% of the existing floor across the street are helpful area. too. Additions that are visible from the public right-of-way. Additions that add height or stories. Consider engaging a Demolishing historic garage or accessory structures that historic preservation are character-defining. professional to assist with Second units or accessory dwelling units. your project. Historic Other exterior work that can change the building’s architects and those with character. experience using the SOI For Non-Contributing Resources, large additions, adding Standards can design more stories or a second unit, and other work that can be projects with a preservation out of character with the Historic District. mindset and avoid surprises later on.
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Certificate of Appropriateness Process and Findings If CDD staff determines that a proposed project does not meet the SOI Guidelines definition of a Minor Project, the staff will schedule the application for review at an HPC hearing. HPC will review the project, taking The Secretary of the Interior’s into consideration several factors. Mainly, they are looking to see Guidelines for the Treatment how the proposed project will affect the Historic Landmark, of Historic Properties (SOI Contributing Resource, and/or Historic District. They are also Guidelines) offer general considering if the changes proposed are appropriate for the design and technical historic materials and character of the building and district. recommendations for
applying the SOI Standards HPC will use the SOI Standards or other adopted guidelines to to a specific historic property. guide their review. They can also refer to available design and
technical recommendations from the National Park Service, such Together, they offer flexibility as the SOI Guidelines for the Preserving, Rehabilitating, to update buildings and make Restoring, and Reconstructing Historic Buildings, Preservation reasonable changes while Briefs, Guidelines for the Treatment of Cultural Landscapes, etc. respecting the historic design, See the appendix for a partial list of preservation resources. materials, feeling, and
character of the building. To approve a project and issue a CofA, HPC must find that the
project meets the adopted review standards, or the SOI Standards The SOI Guidelines outline a if no other standards have been adopted. HPC can approve in full, general hierarchical process in part, or with conditions and modifications. If the project does for preservation projects: strictly comply with the SOI Standards, but still protects and 1. Identify, retain, and preserves the historic character of the Historic Landmark or preserve character- Historic District, then HPC can issue the CofA. For projects related defining features and to Non-Contributing Resources, HPC should find that the significant spaces; requirements for review have been met. 2. Protect and maintain as
much as possible; Decisions by HPC are final, but they can be appealed to the City 3. Repair when needed in Council within 15 days of the decision. ways that are appropriate
and sensitive to the
historic materials; 4. Only when repair is not possible then consider replacing in kind, i.e., matching in configuration design, materials, details, finish, etc. Compatible substitute materials may be considered at times.
The SOI Guidelines also provide specific do’s and don’ts for certain materials and features.
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CERTIFICATE OF APPROPRIATENESS REVIEW PROCESS
Application is filed with CDD and Incomplete application is returned for reviewed for completeness. additional information or revision.
Does proposed project qualify as a No Minor Project?
Yes
Application can be reviewed as a Application shall go to HPC for a Minor Project. Certificate of Appropriateness review.
Application is scheduled for review at next available HPC meeting. Notice will be publicly posted.
HPC reviews using SOI Standards Certificate of Appropriateness is not Deny and/or adopted review guidelines and issued takes action to approve, conditionally approve, or deny the application.
Approve HPC decision may be appealed to City Council within 15 days of issuance.
Certificate of Appropriateness is issued.
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CERTIFICATE OF DEMOLITION
Demolition: Full vs. Once designated, the demolition of a Historic Landmark or Contributing Resource in a Historic District should be a rare event. Partial A full or substantial demolition of a designated Historic Landmark is a permanent loss that cannot be reversed or lessened by The Torrance Historic photographs or other documentation. Generally, the demolition of Preservation Ordinance a Contributing Resource does not automatically result in the defines demolitions as full or permanent loss of the Historic District, but there are some partial: instances where that may occur, especially if there are only a few Contributing Resources in the district. Full Demolition: Demolition that involves 50% or more of Demolition of a historic resource is strongly discouraged, but there the exterior walls area or may be certain situations in which the option of demolition must building floor area. be explored. A Certificate of Demolition (CofD) will be needed for full demolitions. Partial Demolition: Demolition that involves less than 50% of Certificate of Demolition Process and Findings the exterior wall area and If CDD staff determines an application will require a CofD, the staff building floor area of the will inform the owners and request additional items, including: primary building, and demolition of other features An initial study under the California Environmental Quality on the property. Act (CEQA); An application for a Certificate of Economic Hardship; and Demolition of garages or An application for a Certificate of Appropriateness for the accessory structures would replacement project, if in a Historic District. be reviewed as partial demolition. CEQA is a state environmental law that considers the loss of a historic resource to be an impact on the environment. The initial Full demolitions of Historic study for CEQA review is to understand whether the demolition Landmarks and Contributing will potentially have a significant adverse effect on a historic Resources will require a resource. If so, an Environmental Impact Report (EIR) to explore Certificate of Demolition. Full preservation alternatives may be required. demolition of a Non- Contributing Resource does The Certificate of Economic Hardship is to consider whether not require historic review, denying the CofD would create an undue economic hardship on but the replacement project the owner. To understand that, financial and technical information will require a CofA. related to repair, rehabilitation, relocation, and other alternatives to demolition may be requested. Partial demolitions of Landmarks and Contributing In the case of a Contributing Resource in a Historic District, HPC Resources will require a will also review the proposed replacement and consider its CofA. compatibility with the district. Replacement projects for Historic Landmarks are not subject to project review by HPC, but HPC may consider the merits of the replacement project in hearing the CofD application.
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Both the initial study and the information needed for a Certificate of Economic Hardship may take months to complete. They are intended to explore other options to demolition to avoid the loss of a historic resource. CDD will schedule the CofD application for an HPC hearing once all of the requested information has been accepted and deemed complete.
At the hearing, HPC will review the project, taking into consideration several factors including, but not limited to The importance of the Historic Landmark or Contributing Resource to the City of Torrance. Its historic, architectural, or cultural significance. Reasons for the demolition. Feasibility to repair or adaptively reuse the building. Economic hardship. Merits of the replacement project (in a Historic District). Options to mitigate the loss.
HPC also hears the CofA for a replacement project (as a new construction project) at the same time as the CofD in the cases involving Contributing Resources.
To approve the CofD, HPC must: Approve the Certificate of Economic Hardship finding that denial of the CofD will deprive the owner of substantially all reasonable use of the property; Make at least two (2) of the following findings: o The deterioration that is the basis for the demolition is not the result of the owner’s failure to maintain the property. o There is a compelling public interest that justifies demolition. o All reasonable efforts to restore, rehabilitate, or relocate the building have been exhausted. o Renovation would require such extensive alterations that would render the building no longer historic. o Demolishing the Contributing Resource will not detrimentally change, destroy, or adversely affect the historic character or value of the Historic District.
Decisions by HPC are final, but they can be appealed to the City Council within 15 days of the decision.
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CERTIFICATE OF DEMOLITION PROCESS FOR HISTORIC LANDMARKS & CONTRIBUTING RESOURCES IN HISTORIC DISTRICTS
Application is filed with CDD and Incomplete application is returned for reviewed for completeness. additional information or revision.
Is a Certificate of Demolition (CofD) Yes required?
Applicant will be requested to provide: - An initial study in accordance with CEQA - An application for Certificate of Economic Hardship - An application for Certificate of Appropriateness for a replacement project, if in Historic District
Once all received and deemed complete, application is scheduled for review at next available HPC meeting. Notice will be publicly posted.
Does denial of CofD substantially No HPC denies Certificate of Demolition. deprive owner of all reasonable use?
Yes
HPC makes findings to approve Certificate of Economic Hardship HPC decision may be appealed to City Council within 15 days of issuance.
Can HPC make at least two of the No required findings?
Yes
Has HPC approved a CofA for a replacement project, if in a Historic Yes Certificate of Demolition is issued. District?
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CERTIFICATE OF ECONOMIC HARDSHIP
As with the Certificate of Demolition, HPC may issue a Certificate of Economic Hardship if denial of the CofA creates an undue economic hardship on the owner. Economic hardship is not merely that the preservation requirements will cost more, or that the property’s highest value use is not available. Evidence must be provided to the satisfaction of HPC that there would be a substantial burden on the owner. This can be because a reasonable rate of return cannot be achieved for an income- producing property, that the work is not economically reasonable, practical, or viable, or that a legal “taking” would occur.
HPC may request cost estimates, technical reports, financial data, and other information to make their decision.
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6. DESIGN CONSIDERATIONS FOR PROJECTS IN HISTORIC DISTRICTS
In reviewing projects in historic districts, CDD staff and the Historic Preservation Commission may consider the following factors when determining if the proposed project meets the review standards or is compatible with the historic resource.
Massing, including building shape form, height, and the nature of the roof line (Figures 27 & 28) Proportions between the height of a building and its width; Nature of the open space around buildings, including extent of setbacks, the existence of side yards, their sizes, continuity of such spaces along the street, and the extent of paving; Nature of openings in the façade (windows and doors)— their locations, size, proportions, and hierarchy; Type of roof, including cladding material; Nature of projections from the building, such as porches and balconies; Nature of the architectural details, and the predominate architectural style (if any); Nature of the materials; Color; Texture; Details of ornamentation; Signs; and Other character-defining features.
PROJECTS INVOLVING PARTIAL DEMOLITION
When considering projects that involve partial demolitions, HPC may look at whether character-defining features will be affected or removed. This may include including garages, accessory structures, and landscape features as well as the building’s features. The visibility of the change from the street and the effect of the entire proposed project, partial demolitions, and any new construction or additions, will also be factors to consider. If located within a Historic District, the effect of the project to that Historic District will also be reviewed.
NEW CONSTRUCTION IN HISTORIC DISTRICTS
New buildings will be constructed in Historic Districts from time to time. They may be built on vacant lots or to replace a Non- Contributing Resource. They may also be a second unit that is
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allowed by zoning on the lot, or in very rare situations, a new building replacing a Contributing Resource in the district. Regardless of the reason, the new construction will be reviewed for compatibility with the scale, massing, setbacks, and where appropriate, the original style, of the Historic District’s Contributing Resources. This usually includes:
A. The height, width, and length of the new building compared to surrounding Contributing Resources; B. Floor heights, fenestration patterns, proportions, solid-to- void ratios, and other the elements and details; C. Exterior materials and treatments; and D. Other relevant features of the Historic District and its Contributing Resources.
The goal is to ensure that new buildings will maintain the overall character of a Historic District.
Figure 27: Second-story addition setback from the Figure 28: While setback, the design concept for front, with roofline and materials that take their cues this second-story addition is unclear. The narrow from the original house and are in keeping with its windows, horizontal siding, and flat roofline do not Craftsman style. relate to the original building design.
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THREE COMMON PROJECTS IN THE TORRANCE TRACT
To demonstrate how project reviews in a historic district seek to emphasize preserving the district’s historic character, three project types common in the Torrance Tract are discussed below. 1. Creating an Addition to a Single-Family House; 2. Adding an Accessory Dwelling Unit to a lot zoned R-1, Single-Family Residences; and 3. Developing Two Condominiums to a lot zoned R-2, Two- Family Residences.
In each of these three cases, HPC will be looking for compliance with the SOI Standards. The most relevant are Standard 2, 5, 9, and 10 (refer to Appendix E). In general, these SOI Standards require that: The new addition or unit does not alter the building’s historic character (Standard 2); Character-defining features and historic materials are not sacrificed to allow the new addition or unit (Standard 5); The new addition or unit is both compatible AND differentiated from the historic (Standard 9); and The new addition is reversible, so if removed in the future, the essential form and integrity of the historic building remains (Standard 10).
Being compatible and differentiated under Standard 9 requires balance; one without the other may not meet the SOI Standards. New construction that is identical to the original creates a false sense of historic development. New construction that is too different can distract from or overwhelm the historic. Typically, the design of the new construction should reference the historic building in terms of scale, massing, proportion, roofline, fenestration, exterior cladding, and other details. However, to avoid too closely matching the historic building and giving a false sense of history, consider simplifying the details, using contemporary construction methods or compatible materials, or slightly adjusting proportions or patterns.
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1. Creating an Addition to a Single-Family House In a historic district, small additions that meet certain requirements can be approved by CDD staff. Larger additions—those that increase the house’s floor areas by more than 25%--or additions that are visible from the public right-of-way (streets and sidewalks), like second-story or side yard additions, will be reviewed by HPC.
Some recommendations to keep in mind: The historic building should remain the main focus of the property. Additions should be secondary to the main, historic building and not compete with it for attention. Typically, a one-story addition located at the rear of the parcel will accomplish this (Figure 27). Additions should not be at the front of the buildings (Figure 28). The front, street-facing façade is usually a key character-defining feature and one of the main ways a building relates to the other properties in a historic district. Additions to the front can also alter the relationship of the building to the street, which is often consistent in the historic district and gives the district its character.
Figure 27. One-story additions at the rear that are not visible Figure 28. Front additions are not recommended in historic from the street are preferred. districts.
Second story additions should be set as far back as possible, so as not to be readily visible from the street. For some smaller buildings, a one-story connector placed between the one and two-story volumes (referred to as a “hyphen”) helps avoid overwhelming the main, historic building (Figure 29). The roofline of the second story addition should also take cues from the historic building,
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whether in roof slope, cladding materials, or other detailing (Figure 30). Side additions should also be set back from the front façade building plane, so as not to compete with the historic building or be confused for an original component. The roofline should also take its cue from the historic building, but have a break or visual separation. Depending on lot size, building size, building design, and corner lot conditions, an appropriate addition for one site may not be an appropriate addition for another site.
Figure 29. Two-story additions should be set back from the Figure 30. Two-story additions that contrast too drastically main building and be compatible in design, rooflines, with the main building, or overwhelm the main, historic materials, and detailing. building should be avoided.
Figure 31. The two-story addition is minimally visible from the Figure 32. Although the two-story addition is set back, its street and is stepped back from the side of the front historic massing overwhelms the front historic building. A roofline that building. is lower and slopes back from the street, similar to the front building, along with a side step back to the addition would be more appropriate.
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2. Adding an Accessory Dwelling Unit to an R-1 Lot Torrance has recently revised its ordinance governing Accessory Dwelling Units (ADU) to meet the requirements of state law.13 Also known as second units or “granny flats,” state laws require cities to allow ADUs to be added to single-family residences provided they meet certain requirements, including that the unit is not to be sold separately or used as a short-term rental. Torrance’s revised ordinance outlined the development standards for ADUs, which vary if the unit is within an existing building, if it is newly built and attached to an existing building, or if it is built as a detached building. Any ADUs that are not within those limits would need to be reviewed and approved by the City Planning Commission.
While an ADU that meets Torrance’s revised ordinance is allowed by right, those that are in a Historic District are still subject to design review to avoid negatively impacting the district. On the other hand, being in a Historic District also offers relief with more flexible parking requirements.
Some things to keep in mind when planning ADUs in a Historic District: ADUs in a Historic District can take advantage of the state exemption from parking requirements—an incentive for historic districts. ADUs should generally be sized appropriately to the main building, placed at the rear, and minimally visible from the street. ADUs on properties with Contributing Resources should be architecturally compatible with the historic building in terms of architectural vocabulary, cladding materials, colors, exterior finishes, and landscaping, among other factors. Per Torrance’s revised ordinance on ADUs (approved in April 2017), ADUs in the form of additions to a Contributing Resources are only allowed if they do not add more than 30% to the existing living area (Figure 33). While new detached ADUs can be built up to 1,200 square feet (per Torrance’s ADU ordinance), the floor area ratio (FAR), lot coverage, and open space
13 Senate Bill 1069 and Assembly Bill 2299 from 2016 are the relevant state laws that triggered the revisions.
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requirements for smaller lots may not allow units that large (Figure 34). Avoid demolishing the historic garage or accessory structures to accommodate an ADU. Consider converting or expanding the garage for the ADU, but keep the garage doors so it continues to read as a garage.
Figure 33. An attached ADU that adds no more than 25% of a Figure 34. Although detached ADUs up to 1,200 square feet main, historic building’s area should follow the same guidance may be allowed, smaller lots may not accommodate ADUs of as for additions. that size because other requirements for FAR, lot coverage, and open space still need to be met.
3. Developing Two Condominiums on an R-2 lot Different from ADUs are the R-2 areas in the Torrance Tract that allow two separate units to be built. Here, the second unit is not subordinate to a primary residence; both are essentially primary residences. An increasingly popular approach in recent years has been to create two condominium units on R-2 zoned lots where some of the lot is shared common areas but each unit is sold separately (ADUs cannot be sold separately from the primary residence). To maximize the land and value of the condominium units, new two-story townhouses are built. This has often resulted in the demolition of the existing building, typically an older, smaller, one-story single-family house, and the diminishing of a cohesive neighborhood character.
In a historic district, the ability to have two units in an R-2 lot is not lost. The approach would be to keep the main building, if it has been identified as a Contributing Resource, and construct the second unit in the rear (Figure 35). As the rear unit is usually less visible from the street, and therefore would have less impact to the character of the historic district, review in a historic district would be similar to reviewing a large addition (Figure 36 through Figure 38). To encourage keeping the Contributing Resource, the
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city may consider modifying some development standards, such as setback and parking design requirements.
Figure 35. A second unit in an R-2 zone can be built while Figure 36. The second unit should be compatible in design with keeping the historic Contributing Resource at the front. the historic Contributing Resource and avoid overwhelming the front building.
Figure 37. Example of compatible second unit added to the Figure 38. The roofline of the second unit is minimally visible rear of an older (non-historic) house. from the street.
Figure 39. Another example of compatible second unit added Figure 40. From the sidewalk, the second unit is not visible. to the rear of an R-2 lot. The roofline takes its cues from the This example is in the Small Lot, Low Medium Density front building but avoids matching too exactly. Overlay Zone in the Torrance Tract.
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In the case where a two-condominium development replaces a Non-Contributing Resource in a historic district, the new development would also be subject to review by HPC. Here, the review would center on compatibility of the new development with the historic district.
Some points to keep in mind: In terms of site compatibility, avoid placing the garage on the front, street-facing side where a curb cut would be needed; Torrance Tract streets typically do not have curb cuts and garages historically have been facing the alleys. Another site compatibility feature may also mean keeping the existing setback that is consistent along the block. In terms of the buildings’ scale and massing, the main, historic building may not be required to remain a single story, though the design should consider a massing that steps back the second story. The design should consider a roofline that is pitched rather than flat, if that is a common feature within the neighborhood context. The pitch could also follow the same proportions or slope to minimize the appearance. Matching the style of the surrounding buildings is also not required; in historic districts, often many different styles are found. o However, the new front building should take cues from its neighbors, in terms of symmetry or asymmetry, volumes and wall planes, fenestration pattern, and use of materials. o For instance, many traditional designs have more solid walls than window or door openings (wall to void ratio), and those openings are not oversized. A more modern building with walls of glass or large picture windows may not be compatible. Where a new development seeks to build in a traditional style, consider the proportions, craftsmanship, and materials that also define these styles—the character- defining features.
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7. RECOMMENDATIONS
To further support historic preservation in the Torrance Tract, the following are recommended:
Encourage the Historical Society and interested owners to gather support from neighbors and initiate district nominations. Update the historic context for Torrance Tract to identify the development patterns and any significant individuals, as well as to establish eligibility criteria for significance and integrity to help guide HPC. Consider establishing thematic districts. Continue to develop the Mills Act program, with application process. Develop attractive incentives that protect the main (front), historic buildings but allows flexibility for new additions, accessory dwelling units, or second unit (as allowed) at the rear and utilizes alleys to protect the historic street pattern. Develop educational and marketing materials promoting the city’s historic preservation program. Consider surveying or creating districts in other parts of Torrance, outside the Torrance Tract.
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8. SOURCES CITED
California Office of Historic Preservation. Technical Assistant Series No. 7, How to Nominate a Resource to the California Register of Historic Resources. Sacramento: California Office of State Publishing, 2001.
Dalton, Peggy Coleman. Torrance: A City for Today. USA: Windsor Publications, 1990.
Nakada+Associates. “Olmsted Tract; Torrance California 2011- 2013 Survey of Historic Resources.”
“Rehabilitation as a Treatment.” National Park Service Technical Preservation Services, U.S. Department of the Interior. Accessed January 29, 2017, https://www.nps.gov/tps/standards/four- treatments/treatment-rehabilitation.htm.
“The Secretary of the Interior’s Standards and Guidelines for the Treatment of Historic Properties.” National Park Service Technical Preservation Services, U.S. Department of the Interior. Accessed January 29, 2017, https://www.nps.gov/tps/standards.htm.
Thomas D. Campbell & Company. Torrance: The Modern Industrial City. Los Angeles: Thomas D. Campbell & Company, 1913.
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9. APPENDIX
A. 2014 OLMSTED TRACT SURVEY B. RELEVANT ORDINANCES C. NATIONAL AND STATE PRESERVATION PROGRAMS D. SECRETARY OF THE INTERIOR’S STANDARDS FOR THE TREATMENT OF HISTORIC PROPERTIES E. CALIFORNIA ENVIRONMENTAL QUALITY ACT AND HISTORIC PRESERVATION F. PRESERVATION RESOURCES G. ABBREVIATIONS AND NOTES
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