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Staff Report M E M O R A N D U M PLANNING AND COMMUNITY DEVELOPMENT DEPARTMENT CITY OF SANTA MONICA PLANNING DIVISION DATE: January 9, 2017 TO: Honorable Members of the Landmarks Commission FROM: Planning Staff SUBJECT: 1659 Ocean Front Walk, 13LM-006 Public Hearing to Consider a Landmark Designation Application for the multi-family residential building (Purser Apartments) located at 1659 Ocean Front Walk PROPERTY OWNER: 1659 Ocean Front in Santa Monica, LLC APPLICANT: 1659 Ocean Front in Santa Monica, LLC INTRODUCTION The Commission is conducting a public hearing to consider a Landmark designation application filed by the property owner in 2013 for the three/four story multi-family residential building, commonly referred to as the Purser Apartments, located at 1659 Ocean Front Walk. The building, which was constructed in 1913 in a vernacular style with Italian Renaissance Revival elements, is situated along Ocean Front Walk, south of the Landmark Santa Monica Pier and the newly designated commercial buildings at 1601- 1613 Ocean Front Walk. As part of its application, the owner has submitted a report prepared by their historic consultant (Chattel, Incorporated) describing the extant building, and discussing the building’s integrity and eligibility for designation. This report concludes that building is not architecturally significant and its integrity of design, materials and workmanship having been significantly compromised, however its setting, location, feeling and association, remain strong, thus qualifying the building for Landmark designation under as a last remaining example of residential development along the beachfront, and as a familiar backdrop to both the Landmark Santa Monica Pier and Muscle Beach. The property owner’s consultant opines that the historic significance of the Purser Apartments is supported with the following: The Seaside Terrace Tract in which the Purser Apartments is located was developed to be “an Atlantic City of the West” with burgeoning recreational activities at Santa Monica beach. - 1 - Among the three remaining apartment buildings erected prior to 1916, the Purser Apartments best represents the Seaside Terrace Tract due to the substantial lack of integrity of the other two buildings. The Purser Apartments commands a key location immediately south of the Santa Monica Pier, which is an important Landmark symbolizing the social and recreational history of the City since 1890. The Purser Apartments was the backdrop for the original “Muscle Beach” as represented in many historic photographs of weightlifters, bodybuilders and athletes performing acrobatic stunts from the mid-1930s until 1958 when Muscle Beach closed. As such, the Purser Apartments has a clear visual connection to Muscle Beach. The property owner’s application, including an analysis prepared by Chattel, Incorporated is provided as Attachment C. Historic Status The building has not been identified in any previous Santa Monica historic resources inventory surveys, including the Santa Monica Citywide Historic Resources Inventory Update released in November, 2010. PUBLIC NOTIFICATION Notice of the public hearing was provided as follows: Pursuant to SMMC Section 9.56.120, notice of the public hearing was mailed to all owners and residential and commercial tenants of property within a 300-foot radius of the project and was published in the Santa Monica Daily Press at least ten consecutive calendar days prior to the hearing. A copy of the notice is included as an attachment. ANALYSIS Architectural Description The Purser Apartments consist of a single multi-story building (four stories at the west end and three stories high at its east end) that was constructed in 1913. The architect is unknown, but the building contractor has been identified as Marcus Campbell. The building has a rectangular plan and flat roof with a decorative parapet. Its architectural styling is vernacular with Italian Renaissance Revival influences. It has a smooth stucco exterior cladding and incising on the lower floor which suggests rustication. A belt course separates the first floor from the upper floors and non-original quoins accentuate the corners of the building. The building’s fenestration is generally symmetrical in layout and consists primarily of non-original aluminum windows that are set flush on the exterior wall plane. Some of the windows are decorated with faux shutters. - 2 - The West elevation, fronting along Ocean Front Walk, is the main façade of the building. Its distinguishing feature is the first floor colonnade with its arched openings and coffered ceiling. It has a recessed ground floor level stucco wall punctuated by large non-original aluminum framed tripartite windows, and a non-original double entry door. The windows on the upper floors are symmetrically composed with the outer windows wider than those within the center. The Appian Way (rear) elevation consists of a single pedestrian entry door that is centrally positioned and a fenestration pattern similar to the west elevation. The beltcourse that extends along all of the building elevations, appears at the ground floor level along the street with the area below visually reading as a basement that is punctuated by a series of small recessed window openings. The side elevations (south and north) feature a series of multi-story bay windows that are capped by flat roofs with cornice trim. The south side of the building (also considered a primary elevation) includes a symmetrical configuration of fenestration of varying size and shape as well as recessed balcony openings on each floor above the beltcourse that are enclosed with non-original metal railings. The north elevation is similar in symmetrical window arrangement and multi-story bay configuration, but does not include the recessed balcony openings. Instead, an elevator tower extends up along a portion of the parapet wall. Integrity In order to be designated as a City Landmark, a property should retain integrity from its period of significance, and be able to physically express its significance to the public. As a general rule, properties should retain the majority of the building’s original materials; properties may have alterations or additions, but the general form, massing and original stylistic features of the property, the basic elements that allow it to communicate its historic character, should remain intact. According to the City’s historic consultant, Ostashay and Associates, the Purser Apartments building has experienced significant alterations that have negatively impacted its overall historic integrity, with much of the exterior changes that are evident today having been made in the 1970s. During this time, according to the City’s historic consultant, it is likely that the following activities occurred resulting in compromised integrity: open stairwell was enclosed; building’s exterior was sandblasted and repainted replacement of the wood-frame sash windows with aluminum sliders; original wood window casings, sills, and trim were removed; quoin detail at the four corners of the building were added; beltcourse was remodeled, re-sheathed, and reconfigured; front (west) recessed façade at the ground floor was remodeled (the exterior walls below the windows in this area were originally tiled and punctuated by large wood- frame tripartite windows with transoms); - 3 - exterior entry doors (front and rear) were replaced; balcony doors and balcony railings on the south elevation were remodeled and replaced; the multi-story bay windows were modified by the re-sheathing of smooth stucco and the replacement of fenestration; corner trim detail at the parapet was removed; existing shutters and awnings were installed; original fire escape along the north (side) elevation was removed; original fire escape exit doors were configured to large aluminum slider windows; and, the “Purser Apts” blade signs attached to the front façade were removed. Although the City’s Landmark designation criteria does not include historical integrity in its significance criteria, it is defined in the ordinance, and a property must be able to visually convey its significance. Given the extent of the alterations that have occurred over time, those important and distinctive character-defining elements that define and identify the structure as a multi-story apartment hotel from the 1910s have been removed and replaced with inappropriate contemporary features. In addition, the application of non-original, contemporary features further compromises the design, workmanship, materials, feeling, and association initially associated with this property. Historic Associations Seaside Terrace Tract & Resort Town Lodging The Carl F. Schader Seaside Terrace Tract was developed on land that once contained the grand Victorian style Arcadia Hotel. The Arcadia’s fortunes waxed and waned over the years, finally succumbing to competition from nearby Venice and Ocean Park in the first decade of the twentieth century. Once the hotel closed, the land was sold along with many adjoining lots to Carl F. Schader, a real estate broker and developer, who organized and incorporated the Schader Seaside Terrace Company in 1909. The hotel was demolished and the land cleared that same year. Schader’s plan for the tract was to develop the area into a community of single‐family building lots, large hotel apartment sites, and smaller multi‐family flats. The land was quickly bought and developed with homes, flats, and apartment hotels. Most of the apartment hotels were built along
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