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HISTORIC DISTRICT ASSESSMENT REPORT 1200 BLOCK 11Th STREET SANTA MONICA, CALIFORNIA

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HISTORIC DISTRICT ASSESSMENT REPORT 1200 BLOCK 11Th STREET SANTA MONICA, CALIFORNIA HISTORIC DISTRICT ASSESSMENT REPORT 1200 BLOCK 11th STREET SANTA MONICA, CALIFORNIA Prepared for: City of Santa Monica, City Planning Division 1685 Main Street, Room 212 Santa Monica, CA 90401 Prepared by: Jan Ostashay Principal Ostashay & Associates Consulting PO BOX 542 November 2018 Long Beach, CA 90801 THIS PAGE INTENTIONALLY BLANK HISTORIC DISTRICT ASSESSMENT REPORT 1200 Block 11th Street Santa Monica, California INTRODUCTION At the request of the City of Santa Monica’s Planning and Community Development Department, Ostashay & Associates Consulting (OAC) has prepared this historic district assessment to determine if a potential historic district exists along the 1200 block of 11th Street based on the historic district application submitted to the City in June 2018 by the Santa Monica Mid City Neighbors (the applicant). The applicant’s proposed historic district is located within the Town of Santa Monica tract. It contains older single-family housing stock dating back to 1905 as well as multi-story apartment houses and contemporary condominiums. OAC evaluated the block and the grouping of properties identified in the applicants report (dated April 2017, Update May 2018) to determine whether it appears to satisfy one or more of the statutory criteria associated with City of Santa Monica Historic District eligibility, pursuant to Chapter 9.56 (Landmarks and Historic Districts Ordinance) of the Santa Monica Municipal Code. Completion of this assessment involved a site visit and documentation of potential resources within the district study area; the collection and review of building permits obtained from the City’s Planning and Community Development; archival research conducted at the Santa Monica Public Library, Los Angeles Public Library, and other relevant repositories; a review of prior survey work of the area; development of applicable historic contexts and themes; and consideration of eligibility under Santa Monica Historic District criteria. This report was prepared by Ostashay & Associates Consulting (OAC) staff Jan Ostashay, Principal. Ms. Ostashay satisfies the Secretary of the Interior’s Professional Qualification Standards for Architectural History and History. In summary, OAC finds that the applicant’s proposed district (and overall 1200 block of 11th Street) does not satisfy any of the City’s applicable historic district criteria. Along this stretch of 11th Street no geographically definable area possessing a distinct concentration of historic properties was visually or physically apparent. Collectively, the grouping of pre-World War II- era housing stock along this block also lacks integrity, cohesiveness, and distinction to define it as a historic district that adequately manifests the early residential development patterns of the City. The following sections of this report provide a contextual basis for analysis and a detailed discussion of how this determination was made. METHODOLOGY In order to identify and consider any portion of the 1200 Block of 11th Street as a potential historic district a survey was conducted and archival research performed. The assessment included a review of the National Register of Historic Places (National Register) and its annual updates, the California Register of Historical Resources (California Register), and the California 1200 Block 11th Street Historic District Assessment Report page 1 Historic Resources Inventory list maintained by the State Office of Historic Preservation (OHP) in order to determine if any previous evaluations or survey assessments of the properties had been performed. The City of Santa Monica Historic Resources Inventory database was also reviewed. For this assessment of the study area a field survey and a review of relevant building permits and tax assessor records were also conducted to understand and document the history, existing conditions and historical integrity of the immediate neighborhood and each property within the survey area. These work tasks also assisted in evaluating the 1200 block of 11th Street neighborhood for local historical significance as a potential historic district. The following are additional tasks that were performed for the study: • Searched records of the National Register, California Register, Library of Congress archives, U.S. Census records, OHP Historic Resources Inventory, and the City’s Historic Resources Inventory (SMHRI). • Conducted an exterior field inspection of the subject properties from the public rights-of-way. • Conducted site-specific research on the subject properties utilizing Sanborn fire insurance maps, city directories, voter’s registration cards, census records, newspaper articles, historical photographs, and building permits. • Consulted historical collections located at the Santa Monica Library; the Los Angeles Public Library; project team’s in-house library of Santa Monica archives, architectural and historical reference publications; and various internet sites and digital archives. • Reviewed and analyzed ordinances, statutes, regulations, bulletins, and technical materials relating to federal, state, and local historic preservation, designation assessment procedures, and related programs. A review of the material submitted to the City by the Santa Monica Mid City Neighbors, including associated updated reports and material, was also reviewed and studied. The documentation provided by the applicant included copies of previously completed State Inventory forms (DPR523 forms) of the properties under review, photographs, permit history information, various maps, and occupancy narrative histories. In addition to the above work efforts, OAC conducted additional research into the historical development and early architectural composition of the Town of Santa Monica Tract as it relates to the early residential development of the 1200 block 11th Street grouping of properties under review built prior to 1925. The applicant’s proposed district of early Craftsman bungalows and hipped roof cottages is located within the Town of Santa Monica Tract. This expanded research came after the Santa Monica Landmarks Commission held a discussion on the potential landmarking of the 1200 block 11th Street grouping of early Craftsman bungalows and hipped roof cottages at their January 8, 2018 meeting. Upon concluding discussions on the topic, the Landmarks Commission requested additional information on the uniqueness of this particular cluster within the larger Town of Santa Monica Tract in order to 1200 Block 11th Street Historic District Assessment Report page 2 gain a greater understanding of the broader historical context of the extant early housing stock and owner/occupant composition of the area. The Landmarks Commission request was to ascertain if the bungalows in the applicant’s proposed 1200 block 11th Street grouping were some of the last remaining in the Town of Santa Monica Tract. Following this hearing, a formal historic district application was filed by the applicant with the City in June 2018. In order to gain a better understanding of the development history of the Town of Santa Monica Tract additional research was conducted by OAC that included a review of county assessor records, county assessor parcel maps, U.S. census records (1900-1940), relevant city directories, a review of the City’s GIS based maps of the area, and the collection and review of historic aerial photographs of the tract. In addition, prior surveys were collected and reviewed and the City’s on-line Historic Resources Inventory (HRI) was utilized to identify resources by construction date, property type, architectural style, and location. Google Map, Bing Maps, and Sanborn Fire Insurance Maps were also used to locate and identify relevant properties within the tract boundary. A cursory windshield field survey was conducted within the large tract to further identify and confirm properties. Relevant online resources including the Santa Monica Public Library, the Los Angeles Public Library, the University of California Calisphere, Hathi Trust Digital Library, Ancestry.com and other repositories were also accessed and researched for associated information. REGULATIONS AND HISTORIC DISTRICT CRITERIA FOR EVALUATION City of Santa Monica Historic Districts Ordinance Historic preservation in Santa Monica is governed by Chapter 9.56 (Landmarks and Historic Districts Ordinance) of the Santa Monica Municipal Code (SMMC). The Ordinance was adopted by the Santa Monica City Council in 1976 and twice amended, first in 1987 and again in 1991. Among the primary objectives achieved by the Ordinance was the creation of a local designation program for buildings, structures, sites, objects, districts, and landscapes in the City that are of historical significance. The Ordinance includes criteria and procedures for designating City of Santa Monica Landmarks, Structures of Merit, and Historic Districts. Local landmarks and historic districts may include structures, natural features, or any type of improvement to a property that is found to have particular architectural or historical significance to the City. Per Section 9.56.100(b) of the Ordinance, a geographic area or thematic grouping of properties merits consideration as a Historic District if it satisfies one of the following four statutory criteria: 1. Any of the criteria identified in Section 9.56.100(a)(1) through (6). Criterion A.1 (SMMC Section 9.56.100(A)(1). It exemplifies, symbolizes, or manifests elements of the cultural, social, economic, political, or architectural history of the City.
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