Academy Square Historic Resources Analysis March 2015 HISTORIC RESOURCES GROUP PRIVILEGED and CONFIDENTIAL DISCUSSION DRAFT
PRIVILEGED AND CONFIDENTIAL DISCUSSION DRAFT
TECHNICAL REPORT Academy Square Historic Resources Analysis March 2015 HISTORIC RESOURCES GROUP PRIVILEGED AND CONFIDENTIAL DISCUSSION DRAFT
TABLE OF CONTENTS
5 1.0 Introduction
7 2.0 Project Description
9 3.0 Existing Conditions 9 Site Description 9 Site Development History
11 4.0 Regulatory Review 11 Historic Resources under CEQA 12 Historic Designations 16 Hollywood Community Plan 16 Hollywood Redevelopment Project 16 Historic Significance and Integrity 18 Period of Significance
19 5.0 Identification of Historic Resources (Project Site) 19 6360 De Longpre 19 6322 De Longpre 20 1341 Vine Street 25 Conclusions
26 6.0 Identification of Historic Resources (Adjacent) 26 1313 Vine Street
TECHNICAL REPORT Academy Square Historic Resources Analysis March 2015 HISTORIC RESOURCES GROUP PRIVILEGED AND CONFIDENTIAL DISCUSSION DRAFT
31 7.0 Potential Impacts 31 Significance Threshold 32 Impact Analysis Using Los Angeles CEQA Thresholds 35 Cumulative Impacts 36 Summary of Potential Impacts on Historic Resources
37 8.0 Recommendations
38 Bibliography
40 Appendix A: Existing Building Photographs th 41 Appendix B: Intact Mid-20 Century Market Buildings in Los Angeles
TECHNICAL REPORT Academy Square Historic Resources Analysis March 2015 HISTORIC RESOURCES GROUP PRIVILEGED AND CONFIDENTIAL DISCUSSION DRAFT
PREPARED FOR Kilroy Realty 12200 West Olympic Boulevard Suite 2000 Los Angeles, CA 90064
TECHNICAL REPORT Academy Square Historic Resources Analysis March 2015 HISTORIC RESOURCES GROUP PRIVILEGED AND CONFIDENTIAL DISCUSSION DRAFT
5 1.0 INTRODUCTION a historically significant resource or The purpose of this technical report is resources, and if so, (2) a determination to determine if historic resources as of whether the Proposed Project will defined by the California Environmental result in a “substantial adverse change” Quality Act (CEQA)1 are present at the in the significance of such resource or 1341 Vine Street Project Site and, if so, resources. This report investigates the to identify potential impacts to historic 1341 Vine Street property to determine resources caused by the Proposed if historic resources exist within its Project. This report is intended to boundaries and analyzes project impacts inform environmental review of the for any adverse change in the Proposed Project. significance of such resources. More specifically, the analysis contained in Under CEQA the potential impacts of a this report assesses the entire 1341 project on historic resources must be Vine Street property, including those considered. The purpose of CEQA is to portions of the site that are outside of evaluate whether a Proposed Project the identified construction areas may have a significant adverse effect on associated with the Proposed Project. the environment and, if so, if that effect can be reduced or eliminated by In doing so, this report provides a pursuing an alternative course of action comprehensive review of the historic or through mitigation measures. resources that could be directly impacted by development activities The impacts of a project on an historic within the Proposed Project footprint, resource may be considered an as well as a contextual assessment of environmental impact. Specifically, the potential historic resources that are CEQA states that: located adjacent to the Project Site , but A project that may cause a outside the Proposed Project footprint. substantial adverse change in This report contains: the significance of an historical resource is a project that may A review of the existing have a significant effect on the properties located within the environment.2 1341 Vine Street site.
Thus, an evaluation of project impacts A review of previous under CEQA requires a two-part evaluations of the site through inquiry: (1) a determination of whether historic survey, evaluation, or the project site contains or is adjacent to other official actions.
1 California PRC, Section 21084.1. 2 Ibid.
TECHNICAL REPORT Academy Square Historic Resources Analysis March 2015 HISTORIC RESOURCES GROUP
PRIVILEGED AND CONFIDENTIAL DISCUSSION DRAFT
Analysis and evaluation of any Local histories potential historic resources. Previous environmental Review of the required evaluations of the site consideration of historic California State Historic resources under the California Environmental Quality Act Resources Inventory (HRI) for Los Angeles County (CEQA). 1989 Department of Parks and This report was prepared using primary Recreation Historic Resources and secondary sources related to the history of the site’s development. The Inventory Forms following documents were consulted: Research, field inspection, and analysis were performed by Paul Travis, Historic permits for properties Principal of Historic Resources Group. on the site Mr. Travis is a qualified professional Sanborn Fire Insurance maps who meets the Secretary of the Interior’s Professional Qualification Historic photographs, aerial Standards. photos and site plans
TECHNICAL REPORT Academy Square Historic Resources Analysis March 2015 HISTORIC RESOURCES GROUP PRIVILEGED AND CONFIDENTIAL DISCUSSION DRAFT
2.0 PROJECT DESCRIPTION3 Key corners, on Vine Street on the east 7 The Proposed Project would involve the and Ivar/Cahuenga on the west, would demolition of the existing buildings and be gateway entrances into the Project construction of an approximately All street frontages would be activated 498,599-square‐foot, mixed-‐use by residential, office, and project containing offices, residences, retail/restaurant land uses. The four-‐ retail/restaurant space, a grocery store, story office buildings would be and possible hotel with associated connected by landscaped pocket parks parking. The Project would include and wide-‐terraced walkways. The approximately 282,800 square feet of residential tower would be located at office, ground‐floor retail/restaurant, the end of a meandering pathway at the and grocery store land uses in three, corner of De Longpre Avenue and Ivar four‐story buildings. The Project would Avenue. also include an approximately 215,799 square‐foot, 23‐story residential tower containing up to 250 apartments, and possibly up to 100 hotel rooms. If the optional 100 hotel rooms were included in the Project, then there would be 50 fewer apartments (i.e., two hotel units would replace one apartment). The residential portion of the Project would also include a gym, a pool, and public and private open space.
The Project Site is zoned C4-‐2D-‐SN. The “D” limitation restricts the maximum FAR permitted on the Western Lots to 2:1. The “D” limitation does not restrict the Eastern Lots any FAR limitation, therefore a 4.5:1 FAR is proposed, as is allowed in areas designated for Regional Center Commercial development in the Hollywood Community Plan.
3 Description of the proposed project as provided by the Applicant.
TECHNICAL REPORT Academy Square Historic Resources Analysis March 2015 HISTORIC RESOURCES GROUP PRIVILEGED AND CONFIDENTIAL DISCUSSION DRAFT
8
TECHNICAL REPORT Academy Square Historic Resources Analysis March 2015 HISTORIC RESOURCES GROUP PRIVILEGED AND CONFIDENTIAL DISCUSSION DRAFT
9 3.0 EXISTING CONDITIONS In 1947, the Mutual-Don Lee Studios at 1313 Vine Street was constructed, (just Site Description south of the Project Site) joining the The Project Site is located in central nearby CBS and NBC facilities to create Hollywood at the intersection of Vine an important center of radio and Street and De Longpre Avenue. It is television production in Hollywood. generally bounded by De Longpre The project area would continue to lose Avenue to the north, Homewood its residential character for the next five Avenue to the south, Vine Street to the decades. During this time, residential east and Cahuenga Boulevard/Ivar buildings were either replaced by Avenue to the west. The surrounding commercial buildings or were converted area is characterized by a mix of retail, for commercial use. professional/commercial, and residential uses. By 2002 the American Academy of Motion Picture Arts and Sciences Site Development History (AMPAS) had acquired the old Mutual- Incorporated in 1903, Hollywood was a Don Lee Studios Building and small city of approximately 700 people, converted it for office and research characterized by small wooden purposes. It was re-named the Pickford bungalows, open fields and orchards. Center in honor of pioneering motion The Project Site and immediately picture actress and producer Mary surrounding area remained open fields Pickford. AMPAS then began acquiring with a small number of scattered the block north of the Pickford Center residential properties through 1915. (the Project Site) as a site for a planned museum. By 2011, AMPAS had cleared According to historic Sanborn maps, a the majority of the existing buildings small tract of residential properties east from the site, which was redeveloped of Cahuenga Boulevard had appeared with landscape areas and surface by 1919. By the late 1920s, the Project parking. AMPAS abandoned plans for a Site and surrounding area was largely museum in Hollywood soon after. residential and characterized by a mix of single-family homes, small apartment Since the redevelopment by AMPAS, buildings and bungalow courts. only three buildings remain on the Commercial development also appears Project Site. These include a single story at this time, primarily automobile- L-shaped building at 6360 De Longpre; oriented businesses such as auto repair a former auto repair shop converted for and automobile sales lots. During the commercial/office use at 6322 De 1930s, multi-unit residential buildings Longpre; and a former supermarket replaced many single-family homes. building at 1341 Vine Street.
TECHNICAL REPORT Academy Square Historic Resources Analysis March 2015 HISTORIC RESOURCES GROUP PRIVILEGED AND CONFIDENTIAL DISCUSSION DRAFT
Project Site Map 10
TECHNICAL REPORT Academy Square Historic Resources Analysis March 2015 HISTORIC RESOURCES GROUP PRIVILEGED AND CONFIDENTIAL DISCUSSION DRAFT
4.0 REGULATORY REVIEW California Register are also to be 11 Historic Resources under CEQA considered under CEQA. CEQA requires that environmental The courts have interpreted CEQA to resources be analyzed in the decision create three categories of historic making process, including historic resources: resources. Thus, any project or action which constitutes a substantial adverse Mandatory historical resources are change on a historic resource also has a resources “listed in, or determined significant effect on the environment to be eligible for listing in, the and shall comply with the State CEQA California Register of Historical Guidelines. Resources.”
When the California Register of Presumptive historical resources are Historical Resources was established in resources “included in a local 1992, the Legislature amended CEQA register of historical resources, as to clarify which cultural resources are defined in subdivision (k) of Section significant, as well as which project 5020.1, or deemed significant impacts are considered to be pursuant to criteria set forth in significantly adverse. A “substantial subdivision (g) of Section 5024.1” adverse change” means “demolition, of the Public Resources Code, destruction, relocation, or alteration unless the preponderance of the such that the significance of a historical evidence demonstrates that the resource would be impaired.” resource is not historically or culturally significant. CEQA defines a historic resource as a resource listed in, or determined eligible Discretionary historical resources for listing, in the California Register of are those resources that are not Historical Resources. Thus, all properties listed but determined to be eligible listed in the California Register are to be under the criteria for the California considered under CEQA. However, Register of Historical Resources.4 because a property does not appear on To simplify the first three definitions the California Register does not mean it provided in the CEQA statute, an is not significant and therefore exempt historic resource is a resource that is: from CEQA consideration. All resources determined eligible for the
4 League for the Protection of Oakland’s Architectural and Historic Resources vs. City of Oakland, 52 Cal. App. 4th 896, 906-7 (1997)
TECHNICAL REPORT Academy Square Historic Resources Analysis March 2015 HISTORIC RESOURCES GROUP PRIVILEGED AND CONFIDENTIAL DISCUSSION DRAFT
Listed in the California Register of California Register, not included in a 12 Historical Resources (California local register of historic resources, or Register); not deemed significant pursuant to criteria set forth in subdivision (g) of Determined eligible for the Section 5024.1, does not preclude a California Register by the State lead agency from determining that the Historical Resources Commission; resource may be an “historic resource” or for purposes of CEQA.
Included in a local register of Properties formally determined eligible historic resources. for listing in the National Register of Section 15064.5 of the CEQA Historic Places are automatically listed Guidelines (California Code of in the California Register. Properties Regulations, Title 14, Chapter 3) designated by local municipalities can supplements the statute by providing also be considered historic resources. A two additional definitions of historical review of properties that are potentially resources, which may be simplified in affected by a project for historic the following manner. An historic eligibility is also required under CEQA. resource is a resource that is: Historic Designations Identified as significant in an A property may be designated as historical resource survey meeting historic by National, State, and local the requirements of Public authorities. In order for a building to Resources Code Section 5024.1 (g); qualify for listing in the National Register or the California Register, it Determined by a Lead Agency to must meet one or more identified be historically significant or criteria of significance. The property significant in the architectural, must also retain sufficient architectural engineering, scientific, economic, integrity to continue to evoke the sense agricultural, educational, social, of place and time with which it is political, military, or cultural annals historically associated. of California. Generally, this category includes resources that National Register of Historic Places meet the criteria for listing on the The National Register of Historic Places California Register (Pub. Res. Code is an authoritative guide to be used by Section 5024.1, Title 14 CCR, Federal, State, and local governments, Section 4852). private groups and citizens to identify The fact that a resource is not listed in, the Nation's cultural resources and to or determined eligible for listing in, the indicate what properties should be considered for protection from
TECHNICAL REPORT Academy Square Historic Resources Analysis March 2015 HISTORIC RESOURCES GROUP PRIVILEGED AND CONFIDENTIAL DISCUSSION DRAFT destruction or impairment.5 The properties. The quality of significance in 13 National Park Service administers the American history, architecture, National Register program. Listing in the archeology, engineering, and culture is National Register assists in preservation present in districts, sites, buildings, of historic properties in several ways structures, and objects: including: recognition that a property is A. That are associated with events of significance to the nation, the state, or the community; consideration in the that have made a significant contribution to the broad patterns planning for federal or federally assisted of our history; or projects; eligibility for federal tax benefits; and qualification for Federal B. That are associated with the lives assistance for historic preservation, of persons significant in our past; when funds are available. or
To be eligible for listing and/or listed in C. That embody the distinctive the National Register, a resource must characteristics of a type, period, or possess significance in American history method of construction, or that and culture, architecture, or represent the work of a master, or archaeology. Listing in the National that possess high artistic values, or Register is primarily honorary and does that represent a significant and not in and of itself provide protection of distinguishable entity whose an historic resource. The primary effect components may lack individual of listing in the National Register on distinction; or private owners of historic buildings is the availability of financial and tax D. That have yielded, or may be incentives. In addition, for projects that likely to yield, information receive Federal funding, a clearance important in prehistory or process must be completed in history. 6 accordance with Section 106 of the In addition to meeting any or all of the National Historic Preservation Act. criteria listed above, properties Furthermore, state and local regulations nominated must also possess integrity of may apply to properties listed in the location, design, setting, materials, National Register. workmanship, feeling, and association. The criteria for listing in the National Register follow established guidelines for determining the significance of
5 36CFR60, Section 60.2. 6 36CFR60, Section 60.3.
TECHNICAL REPORT Academy Square Historic Resources Analysis March 2015 HISTORIC RESOURCES GROUP PRIVILEGED AND CONFIDENTIAL DISCUSSION DRAFT
California Register of Historical local area, California or the 14 Resources nation.
The California Register is an The California Register consists of authoritative guide in California used by resources that are listed automatically State and local agencies, private groups, and those that must be nominated and citizens to identify the State's through an application and public historic resources and to indicate what hearing process. The California Register properties are to be protected, to the includes the following: extent prudent and feasible, from substantial adverse change.7 California properties formally determined eligible for (Category The criteria for eligibility for listing in 2 in the State Inventory of the California Register are based upon Historical Resources), or listed in National Register criteria. These criteria (Category 1 in the State are: Inventory), the National Register 1. Associated with events that have of Historic Places. made a significant contribution to State Historical Landmarks No. the broad patterns of local or 770 and all consecutively regional history or the cultural numbered state historical heritage of California or the landmarks following No. 770. United States. For state historical landmarks 2. Associated with the lives of preceding No. 770, the Office of persons important to local, Historic Preservation (OHP) shall California or national history. review their eligibility for the California Register in accordance 3. Embodies the distinctive with procedures to be adopted by characteristics of a type, period, the State Historical Resources region or method of construction Commission (commission). or represents the work of a master or possesses high artistic Points of historical interest which values. have been reviewed by the OHP and recommended for listing by 4. Has yielded, or has the potential the commission for inclusion in to yield, information important to the California Register in the prehistory or history of the
7 California PRC, Section 5023.1(a).
TECHNICAL REPORT Academy Square Historic Resources Analysis March 2015 HISTORIC RESOURCES GROUP PRIVILEGED AND CONFIDENTIAL DISCUSSION DRAFT
accordance with criteria adopted Chapter 9, Section 22.171.7 of the City 15 by the commission. 8 of Los Angeles Administrative Code defines an historical or cultural Other resources which may be monument as: nominated for listing in the California Register include: “… a Historic-Cultural Monument (Monument) is any site (including Individual historic resources. significant trees or other plant life Historic resources contributing to located on the site), building or the significance of an historic structure of particular historic or cultural district. significance to the City of Los Angeles, including historic structures or sites in Historic resources identified as which the broad cultural, economic or significant in historic resources social history of the nation, State or surveys, if the survey meets the community is reflected or exemplified; criteria listed in subdivision (g). or which is identified with historic personages or with important events in Historic resources and historic the main currents of national, State or districts designated or listed as city local history; or which embodies the or county landmarks or historic distinguishing characteristics of an properties or districts pursuant to architectural type specimen, inherently any city or county ordinance, if valuable for a study of a period, style or the criteria for designation or method of construction; or a notable listing under the ordinance have work of a master builder, designer, or been determined by the office to architect whose individual genius be consistent with California influenced his or her age.” Register criteria. Designation recognizes the unique Local landmarks or historic architectural value of certain structures properties designated under any and helps to protect their distinctive municipal or county ordinance. 9 qualities. Any interested individual or Local Designation Programs group may submit nominations for The Los Angeles City Council Historic-Cultural Monument status. designates Historic-Cultural Monuments Buildings may be eligible for historical on recommendation of the City’s cultural monument status if they retain Cultural Heritage Commission. their historic design and materials. Those that are intact examples of past
8 California PRC, Section 5023.1(d). 9 California PRC, Section 5023.1(e).
TECHNICAL REPORT Academy Square Historic Resources Analysis March 2015 HISTORIC RESOURCES GROUP PRIVILEGED AND CONFIDENTIAL DISCUSSION DRAFT architectural styles or that have However, the CRA was dissolved on 16 historical associations may meet the February 6, 2012 by State law. Certain criteria in the Cultural Heritage CRA authority concerning land use ordinance. regulation has been transferred to the Designated Local Authority (DLA) and Hollywood Community Plan may be transferred to the City Planning The Project Site is located within the Department. planning boundary of the Hollywood Community Plan (Community Plan), As part of its responsibilities in adopted in December 1988. The implementing the Hollywood Hollywood Community Plan is one of Redevelopment Plan, the CRA thirty-five Community Plans that compiled historic survey data on comprise the Land Use Element of the properties within the Hollywood City of Los Angeles’ General Plan. The Redevelopment Project Area. Property General Plan is the City’s fundamental evaluations from historic surveys in policy document, directing the City’s 1986, 1997, and 2003 were compiled future growth and development. in a data table that was made available on the CRA website. A more recent The 1988 Community Plan did not intensive-level survey of the Hollywood specifically address historic resources. Redevelopment Project Area was 10 Hollywood Redevelopment Project conducted in 2010. It provides relevant information regarding the The Project Site was previously subject status of properties within the to the Hollywood Redevelopment Plan, redevelopment area and is used by which established a Hollywood agencies and the community to identity Redevelopment Project Area that was potential historic resources. The results generally bounded by Franklin Avenue of this survey have been compiled in a on the north, Serrano Avenue on the data table that includes information east, Santa Monica Boulevard and previously listed in the CRA data table.11 Fountain Avenue on the south, and La Brea Avenue on the west. The Hollywood Redevelopment Plan was administered by the Community Redevelopment Agency (CRA).
10 Historic Resources Survey Hollywood 11 The 2010 Hollywood Redevelopment Project Area Redevelopment Area, prepared by Chattel Survey results are available on the SurveyLA Architecture, Planning & Preservation, February website: http://preservation.lacity.org/surveyla-field- 2010. survey-findings-and-reports
TECHNICAL REPORT Academy Square Historic Resources Analysis March 2015 HISTORIC RESOURCES GROUP PRIVILEGED AND CONFIDENTIAL DISCUSSION DRAFT
Historic Significance and Integrity property’s historic identity, evidenced 17 by the survival of physical characteristics Significance that existed during the property’s The definition of historic significance historic period.”13 The National Park used by the California Office of Historic Service defines seven aspects of Preservation (OHP) in its administration integrity: location, design, setting, of the California Register is based upon materials, workmanship, feeling, and the definition used by the National Park association. These qualities are defined Service for the National Register: as follows:
Historic significance is defined as the Location is the place where the importance of a property to the history, historic property was constructed architecture, archaeology, engineering, or the place where the historic or culture of a community, state, or the event took place. nation.12 It is achieved in several ways: Design is the combination of Association with important elements that create the form, events, activities or patterns plan, space, structure, and style of a property. Association with important persons Setting is the physical environment of a historic Distinctive physical property. characteristics of design, construction, or form Materials are the physical elements that were combined or Potential to yield important deposited during a particular information period of time and in a particular A property may be significant pattern or configuration to form a individually or as part of a grouping of historic property. properties. Workmanship is the physical Historic Integrity evidence of the crafts of a Historic integrity is the ability of a particular culture or people during property to convey its significance and any given period in history or is defined as the “authenticity of a prehistory.
12 National Register Bulletin 16A. How to Complete 13 Ibid, p. 3. the National Register Registration Form. Washington D.C.: National Park Service, U.S. Department of the Interior, 1997. (3)
TECHNICAL REPORT Academy Square Historic Resources Analysis March 2015 HISTORIC RESOURCES GROUP PRIVILEGED AND CONFIDENTIAL DISCUSSION DRAFT
Feeling is a property's expression 18 of the aesthetic or historic sense of a particular period of time.
Association is the direct link between an important historic event or person and a historic property.14
Period of Significance The National Park Service defines the period of significance as “the length of time when a property was associated with important events, activities or persons, or attained the characteristics which qualify it for… listing” in National, State or local registers. A period of significance can be “as brief as a single year… [or] span many years.” It is based on “specific events directly related to the significance of the property,” for example the date of construction, years of ownership, or length of operation as a particular entity.15
14 National Register Bulletin 15: How to 15National Register Bulletin 16A. How to Complete Apply the National Register Criteria for the National Register Registration Form. Washington Evaluation. Washington D.C.: National D.C.: National Park Service, U. S. Department of the Park Service, U.S. Department of Interior, Interior, 1997. (42) 1995.
TECHNICAL REPORT Academy Square Historic Resources Analysis March 2015 HISTORIC RESOURCES GROUP PRIVILEGED AND CONFIDENTIAL DISCUSSION DRAFT
5.0 IDENTIFICATION OF POTENTIAL HISTORIC converted more recently for office use. 19 RESOURCES ON THE PROJECT SITE No prior evaluation has identified this Individual properties located on the building as historically significant.. Project Site are examined in the following analysis for the purposes of The building does not appear to be a identifying potential historic resources. distinctive example of a type, period, Properties that were previously region or method of construction, or evaluated as an historic resource, meet the work of a recognized master the fifty-year age threshold, or exhibit architect or possessing of high artistic characteristics or associations known to values. The building is not known to be significant are reviewed. The context have any association with significant of their previous evaluations, criteria for historic events or persons. significance and integrity issues are For these reasons, 6360 De Longpre explored. Site photos can be found in does not appear to be eligible for listing Appendix A. as a historic resource in the National 6360 De Longpre Register, California Register or as a Los The single-story building at 6360 De Angeles Historic Cultural Monument Longpre is L-shaped in plan with and is therefore not considered a masonry exterior walls and a flat roof. It historical resource for the purposes of features rectangular bays on its north- CEQA. and west-fading facades. The majority 6322 De Longpre Avenue of the bays have been filled in and 6322 De Longpre is a single-story brick fitted with single doors. building with a bow truss roof. The No building permits were found but the building is rectangular in plan with Tax Assessor indicates a construction smooth stucco cladding on the north date of 1950. The building appears on façade. The front façade features a the 1906-1955 Sanborn Map which shaped parapet and a recessed entrance shows “auto sales and services” uses in with metal frame glass doors, sidelights the leg of the “L” running north-south. and transom. The entrance is The leg running east-west at the south distinguished by a surround of steel end of the parcel is identified as beams. The entrance is flanked by “offices.”16 recessed bays with steel beam surrounds. Each bay contains a metal 6360-6366 De Longpre appears to frame, multi-light window. have been constructed primarily for auto sales and service uses and
16 Los Angeles Sanborn Map 903A, 1906-1955
TECHNICAL REPORT Academy Square Historic Resources Analysis March 2015 HISTORIC RESOURCES GROUP PRIVILEGED AND CONFIDENTIAL DISCUSSION DRAFT
Constructed in 1927 as an auto repair building is rectangular in plan with 20 shop, the interior of the building was stucco cladding. Decorative glazed partitioned in 1938 and 1955 for use as ceramic tile cladding is featured along a property shop and photography the south and east facades. The building studio. More recently, it has sustained contains a glass-walled entrance façade substantial alteration of the front façade facing south, fronted by a colonnade of facing De Longpre Avenue. Recent uses tapered piers that extrude from a flat, include a yoga studio and café. It is overhanging roof. A folded plate roof currently being used as creative office along Vine Street originally shaded an and production space. unenclosed area parallel to Vine Street, which has been altered and is now 6322 De Longpre was evaluated as enclosed. ineligible for designation in the 2010 CRA Historic Survey.17 The building has The building was constructed for the poor integrity due to substantial Food Giant supermarket chain. The alternation of the north façade. It does store opened on November 28, 1962 not appear to be a distinct example of and was the 58th store in the Food type, period or style and has no known Giant chain.18 important historic associations. 1341 Vine Street was evaluated for the Because the building has been first time in the 2010 Hollywood substantially altered on its primary Redevelopment Survey. In an early facade, 6322 De Longpre does not draft of the Hollywood Redevelopment appear to be eligible for listing as a Survey information available on the historic resource in the National CRA website, 1341 Vine Street was Register, California Register or as a Los evaluated as eligible for local listing, and Angeles Historic Cultural Monument given a status code of 5S3 or “appears and is therefore not considered a eligible for local listing or designation historic resource for the purposes of through survey evaluation.” The CEQA. Department of Parks and Recreation 523L form prepared in fulfillment of 1341 Vine Street the survey project states that 1341 Vine Description and Previous Evaluations Street is significant within the context of 1341 Vine Street is a single-story Los Angeles Modernism and the theme of Mid-Century Modern architecture reinforced concrete building designed in from 1946 – 1964. According to the a New Formalist architectural style. The information currently available, the
17 Evaluated as ineligible for local, state or national 18 Los Angeles Times, “2 Marts Opened by Food listing or designation (Status Code 6Z). Giant,” 2 Dec. 1962, 16.
TECHNICAL REPORT Academy Square Historic Resources Analysis March 2015 HISTORIC RESOURCES GROUP PRIVILEGED AND CONFIDENTIAL DISCUSSION DRAFT evaluation was changed to a status code At the turn of the 20th century, 21 of 7R or “Identified in Reconnaissance household shopping typically required Level Survey: Not Evaluated.” The visits to or delivery from multiple stores. reasons for the 7R status code are not Meat, dairy goods, bread, fresh produce, stated on the survey form. and dry goods were all handled separately by specialized vendors. Constructed in 1962, 1341 Vine Street Innovative food retailers in the early is just over 52 years old at the time of 20th century experimented with this report. Because no official bringing the separate specialties together evaluation of the property has been both for the convenience of the made previously, the building’s historic customer and to gain more control over context and potential historic the overall food market. Early significance are examined below. prototypes of the modern supermarket Development of the Supermarket included urban markets where Property Type individual tenant vendors were housed within a single large building in a 1341 Vine Street is an example of a variation of the traditional public purpose-built supermarket building marketplace. Larger grocery stores soon characteristic of grocery retailing during followed the department store model, the mid-20th century. Early twentieth dispensing with tenants and controlling century grocery retailing innovations, several food “departments” within a the widespread ownership of single store. Locally, Ralphs Grocery automobiles, and the consolidating Company (est. in 1873) built a lavish economic forces of the Great food emporium in downtown Los Depression were all factors in the Angeles in 1913. Its success spawned development of the “supermarket” as a multiple Ralphs stores throughout the characteristic American property type of region. the 20th century. Although the origins of the supermarket are shared by One important innovation was the several cities throughout the United concept of customer “self-service.” States, it was in Los Angeles where the Traditionally, grocery stores maintained property type was refined and fully inventories in bulk with customers developed. According to architectural placing their orders at a counter. Store historian Richard Longstreth, “the clerks would retrieve and package the industry’s highest standard for requested items as needed. The self- supermarket design and operation… service grocery store is largely credited was to a substantial degree set by Los to Clarence Saunders and the opening Angeles precedents.” of his “Piggly-Wiggly” store in Memphis in 1916. Shoppers were handed baskets
TECHNICAL REPORT Academy Square Historic Resources Analysis March 2015 HISTORIC RESOURCES GROUP PRIVILEGED AND CONFIDENTIAL DISCUSSION DRAFT and selected their items from open fierce competition for the shrinking 22 shelves separated by isles. This allowed pool of consumer dollars. Low prices Saunders to service more customers became the all-important differentiator, quickly and staff his store with fewer favoring grocery retailers who could clerks, passing on the savings to his successfully sustain low prices by selling customers. The store was an immediate at high volume.21 In Los Angeles, the success and Piggly-Wiggly quickly industry rapidly consolidated as the expanded into a powerful regional successful players built large-scaled grocery chain.19 Other grocery retailers, stores offering a wide variety of goods including Ralph’s, quickly adopted the to service more expansive trade areas practice and redesigned their stores for made accessible by the automobile. self-service. Ample parking became a necessity.
Widespread automobile ownership – The “supermarket” as it is understood particularly prevalent in southern today had become commonplace in California -- also accelerated the southern California by the mid-1930s.22 development of the supermarket. Cars Led by the Ralphs supermarket chain, a allowed shoppers to carry more distinctive supermarket property type products and the need for parking emerged in Los Angeles that was favored single-trip destinations. During repeated throughout the region and the 1920s, Los Angeles saw the would soon spread beyond California. proliferation of “drive-in markets” which The supermarket was typically a single- combined several food vendors in an L- story rectangular building occupying a or U-shaped, multi-tenant retail building portion of a large lot. The building’s configured around a central auto primary façade was oriented to the courtyard.20 The larger, multi- street with large openings facing the department grocery stores constructed sidewalk. This street-facing façade was stand-alone buildings with adjacent often highly articulated with parking lots. In this manner, grocery architectural detailing in popular period vendors were able to “uncouple” from styles. The remainder of the parcel was the central business districts of the relegated to surface parking. By the streetcar era and become a destination mid-1930s, the portion of land given in themselves. over to parking increased and the secondary façade facing the parking lot The Great Depression of the 1930s had also received enhanced design a devastating effect on consumer articulation. spending forcing grocery retailers into
19 http://www.pigglywiggly.com/about-us 21 Ibid. (165) 20 Longsreth (33-64) 22 Ibid (111)
TECHNICAL REPORT Academy Square Historic Resources Analysis March 2015 HISTORIC RESOURCES GROUP PRIVILEGED AND CONFIDENTIAL DISCUSSION DRAFT
The proliferation of supermarkets Modernism, the New Formalists eagerly 23 reached its zenith during the1950s and referenced and abstracted the classical 1960s, spurred by the post-World War forms and applied ornamentation of II population boom and suburban historical styles. expansion. While the standard formula In Southern California, the style was of a stand-alone building, integrated widely used in the design of public surface parking lot and expansive interior space remained constant, the agency buildings, cultural institutions, office buildings, banks, auditoriums, building was now set back from the auto dealerships, and even churches. street to allow surface parking in front of the building. Building designs became Architects who worked locally in the style include Philip Johnson, William more expressive to attract motorists and Pereira, Skidmore Owings & Merrill, differentiate individual supermarket chains in a highly competitive market. and Edward Durell Stone. Building features such as folded plate, Character-defining features of New parabolic, and butterfly roof shapes, Formalism include symmetrical projecting canopies and fully-glazed arranged facades, projecting flat roofs, storefronts proliferated during the mid- smooth wall surfaces, stylized 20th century. Grocery chains often hired colonnades and repeating arches, and architects to design iconic “signature” perforated cast stone screens or metal prototypes that could be repeated in grilles. multiple locations, creating an important branding element for the store. Architect Maxwell Starkman 1341 Vine Street was designed by the The “New Formalist” Architectural Style office of Los Angeles-based architect 1341Vine Street can be accurately Maxwell Starkman (1917–2004). Born described as an example of the New in Toronto, Starkman studied art at Formalist architectural style applied to a Toronto’s Central Technical School and supermarket building. Commonly took a job with the Toronto found in large-scale commercial and architectural firm Kaplan and civic designs from the late 1950s Sprachman while still in high school. through the 1970s, New Formalism was widely seen as a rejection of the severe With the outbreak of World War II, Mr. aesthetic of rectangular volumes and Starkman joined the Canadian forces unadorned facades that characterized during World War II and was posted to much of commercial architecture during headquarters in London as a member the post-WWII period. In contrast to the of the Royal Canadian Engineers. He minimalist approach of the International went on to complete an architecture Style and mid-20th century Corporate degree at the University of Manitoba,
TECHNICAL REPORT Academy Square Historic Resources Analysis March 2015 HISTORIC RESOURCES GROUP PRIVILEGED AND CONFIDENTIAL DISCUSSION DRAFT earning the school's Gold Medal in Mr. Starkman retired in 1987, shortly 24 Architecture. after his firm designed the Simon Wiesenthal Center Museum of Starkman moved to Los Angeles in Tolerance in Los Angeles. He died of 1950 and worked for the noted natural causes in 2004. modernist architect Richard Neutra. In 1953, Starkman joined architect Fritz Historic Significance Reichl to form Reichl and Starkman 1341 Vine Street appears to be Architects. After Reichl's death a few historically significant as a largely intact years later, the firm became Maxwell example of a mid-20th century Starkman Associates. supermarket building and an example Starkman was considered a of New Formalist architecture as “developer’s architect”, widely applied to a supermarket in Los appreciated by investors for his ability Angeles. The building’s window wall to complete projects quickly and return storefront, colonnade of stylized speedy profits.23 Largely adhering to concrete piers, projecting slab roof and commercial modernist architectural decorative glazed tile cladding are formulas, Starkman’s office capitalized signature elements of the New on Southern California’s post-World Formalist style that clearly announce the War II development boom and building’s 1962 provenance. designed numerous apartment projects, The building has sustained several shopping centers, office buildings, hotels alterations since its construction, and mixed-use projects for various including additional openings cut into a clientele. High profile projects include masonry wall in 1982, the addition of the Fallbrook Mall in West Hills (1960), new fascia in 1984, and 1994 the Melodyland Theater in Anaheim Northridge earthquake repairs. A (1963), the Sunset Media Tower in folded plate roof along Vine Street Hollywood (1971), and Cedars Sinai originally shaded an unenclosed area Medical Offices (1978-1980). By 1983, parallel to Vine Street. This portion of th Starkman's firm was ranked 98 in size the building is now enclosed.24 Despite among Engineering News Record these alterations, many of the buildings’ magazine's top 400 firms. character-defining features remain intact
23 Oliver, Myrna, “Maxwell Starkman, 82; Architect for Sony Plaza, Museum of Tolerance”, Los Angeles Times January 05, 2004 24 Permit numbers 1982LA37912, 1987LA75760, 1994LA14829.
TECHNICAL REPORT Academy Square Historic Resources Analysis March 2015 HISTORIC RESOURCES GROUP PRIVILEGED AND CONFIDENTIAL DISCUSSION DRAFT and it continues to convey its historic building is considered a historical 25 significance. resource for the purposes of CEQA.
Once ubiquitous throughout Los Angeles, intact examples of mid-20th century supermarket buildings are increasingly rare with only a handful remaining today.25
Evaluation for the California Register 1341 Vine Street appears to be significant under California Register Criterion 3 as an intact example of a mid-20th century supermarket building and an example of New Formalist architecture as applied to a supermarket in Los Angeles.
1341 Vine Street has retained integrity of location, design, setting, feeling, and association. While integrity of materials and workmanship have been compromised by alterations, the building retains sufficient integrity to convey its significance.
For these reasons, 1341 Vine Street appears to meet the criteria for listing in the California Register of Historical Resources.
Conclusions Because 1341 Vine Street meets criteria for listing in the California Register, the
25 SurveyLA, the City of Los Angeles’ city-wide historic resources survey effort currently ongoing, has to date identified only four mid-20th century supermarket buildings eligible for listing as historic resources. For a discussion of survey results and mid-20th century supermarkets, see p. 35 of this report.
TECHNICAL REPORT Academy Square Historic Resources Analysis March 2015 HISTORIC RESOURCES GROUP PRIVILEGED AND CONFIDENTIAL DISCUSSION DRAFT
6.0 IDENTIFICATION OF HISTORIC RESOURCES only remaining), the CBS Columbia 26 LOCATED ADJACENT TO THE PROJECT SITE Square complex at Sunset and Gower 1313 Vine Street streets, and the former Columbia The AMPAS Pickford Center, Studios complex (later used for immediately adjacent to the Project Site, television production) on the south side has been previously evaluated as an of Sunset at Gower. 1313 Vine Street individually significant historic resource. originally contained sound stages and It is listed in the Historic Resources supporting functions for radio and Inventory under status code 7N or television production and continued to “needs to be re-evaluated.” According be used as a television studio until the to the former CRA’s Historic Survey early 1990s. Matrix, 1313 Vine Street had been The Don Lee Broadcasting Network previously evaluated through survey was founded by Donald Musgrave Lee and received a code evaluation of 4S or (1880 -1934), who amassed great “may become eligible for listing on the wealth as the exclusive west coast National Register as a separate distributor of Cadillac automobiles property.”26 A 1983 survey determined during the early twentieth century. that the building “appeared eligible for Interested in attracting more customers, the National Register.” The 2010 Lee purchased radio station KFRC in Hollywood Redevelopment Area San Francisco. In 1927 he purchased Historic Resources Survey building KHJ in Los Angeles. By 1930, Lee had found 1313 Vine Street eligible for acquired 12 radio stations along the listing in the National Register.27 west coast. Don Lee died in Los Radio and Television Associations Angeles in 1934, leaving control of his auto and broadcasting empire to his 1313 Vine Street was built in 1947 as a son, Thomas S. "Tommy" Lee (1906 – radio and television studio facility for 1950). Mutual Don Lee Broadcasting28. It was part of a group of similar facilities in the From 1929 to 1936, the 12-station immediate area that included the NBC Don Lee Network was affiliated with Radio City West complex at Sunset and Columbia Broadcasting System (CBS). Vine streets (now demolished), the This venture was known as the Don former ABC/TAV studios located on Lee-Columbia Network. In 1936, the Vine Street just north of Sunset (façade Don Lee Network ended its affiliation
26 Status codes of 4 would become 7 when a new 28 Department of Parks and Recreation Historic code system was implemented in 2003. Resources Inventory form, 1980. 27 The building was assigned a Status Code 3S or “Appears eligible for the NR as an individual property through survey evaluation.”
TECHNICAL REPORT Academy Square Historic Resources Analysis March 2015 HISTORIC RESOURCES GROUP PRIVILEGED AND CONFIDENTIAL DISCUSSION DRAFT with CBS and became an affiliate of the KCBS-TV), and was home to KHJ-TV in 27 Mutual Network, becoming the Mutual- the 1950s. From 1964 through 1971, it Don Lee Network. was the home of California Community Television, which would become PBS The Don Lee Network was an early station KCET. It was also ABC's pioneer of television broadcasting on headquarters for the Los Angeles 1984 the west coast, having been granted a Olympics and the home of many ABC license in 1931 to begin experimental television shows. television broadcasts with station W6XAO in Los Angeles. These early Some of the popular radio and broadcasts (up to one hour per day) television programs broadcast from were only available to a limited 1313 Vine Street include “Queen for a audience largely made up of technology Day”, “The Don Lee Music Hall”, “My enthusiasts willing to build their own Friend Irma”, “The Joey Bishop Show”, receiving equipment. In May 1947, a “Barney Miller”, “The Dating Game”, simulcast version of the popular Mutual and “The Newlywed Game”. radio program, “Queen for a Day”, The building was acquired by AIDS began airing on the station. It was a smash hit, and by the turn of the Project Los Angeles in the early 1990s and used as a headquarters for their decade TV stations all along the coast operations. AIDS Project sold the were broadcasting it to high ratings. The station later became KTSL, then KNXT building to Accord Interests in 2000, and AMPAS acquired the building in and is currently KCBS-TV. 2001.30 In 1950, The Don Lee Broadcasting Architectural Associations System, with its major station groups KHJ in Los Angeles and KFRC in San 1313 Vine Street was designed by Francisco and its shares in the Mutual noted Los Angeles architect Claud Broadcasting System, was sold to Beelman. It is a good example of the General Tire Co. The sale ultimately Late Moderne architectural style which resulted in the acquisition of television incorporated the sweeping horizontal station KTSL by the Columbia lines and machine-tooled decorative Broadcasting System.29 details of Streamline Moderne and the geometric rigor and smooth surfaces of 1313 Vine Street was the original the International Style. While the home of Los Angeles Channel 2, (now earliest examples appeared in the late
29 “Ohioans Buy Don Lee Chain; CBS Will Get Station 30 Keough, Christopher, Los Angeles Business Journal, KTSL” Los Angeles Times October 21, 1950 “Motion Picture Academy Strikes Deal for Archive Site” May 21, 2001
TECHNICAL REPORT Academy Square Historic Resources Analysis March 2015 HISTORIC RESOURCES GROUP PRIVILEGED AND CONFIDENTIAL DISCUSSION DRAFT
1930s, Late Modern achieved its modern styles including Art Deco, 28 greatest popularity in large-scale Classical Moderne and Corporate commercial and civic buildings of the Modern from the 1930s through the late 1940s and 1950s. Character- 1950s. Throughout his career, defining features of the Late Moderne Beelman’s works are significant for their style include a horizontal emphasis, high level of quality in design and concrete construction, exposed concrete materials. Over a thirty-five year span, or stucco cladding, flat rooflines, his buildings show how he was able not perforated screens, and projecting only to learn the lessons of each period window frames. Other local architects and style he worked in, but also to working in the style include A.C. excel within and make a significant Martin, Welton Becket, and Stiles O. contribution to each.31 Clements. In 1928, although his partnership with Claud Beelman (1884-1963) was born Curlett had not yet ended, Beelman and received his early education in began to design major buildings on his Bellefontaine, Ohio. In 1905 he own, including four major buildings in reportedly received the Harvard downtown Los Angeles between 1928 Scholarship awarded by the and 1930: the Garfield Building (1928- Architectural League of America, but 30) at 408 West Eighth Street; the other details of his education are Ninth and Broadway Building (1929); unknown. After working in various the Banker’s Building (1930) at 629 cities of the Midwest from 1914-21, he South Hill Street; and the Eastern- came to Los Angeles and formed a Columbia Building (1930). These partnership with Alexander Curlett, buildings established Beelman as a which continued until 1932. Beelman master of the Art Deco style. then established his own firm and continued to practice in the Los After forming his own firm in 1932, Beelman’s career continued to flourish. Angeles area until shortly before his Notable buildings designed by Beelman death in the early 1960s. during the 1930s include the Early in his career, Beelman designed Hollywood Wilcox Post Office (1937); buildings mainly in traditional revival the Thalberg Administration Building on styles. It wasn’t until he began to work the MGM Studios (now MGM/Sony) on his own that he would experiment lot in Culver City (1938-39); and the and become proficient with more redesign of the Los Angeles
31 Historic Resources Group, The Superior Oil Building: Historic Preservation Certification Part 1 February 7, 2001, p. 16
TECHNICAL REPORT Academy Square Historic Resources Analysis March 2015 HISTORIC RESOURCES GROUP PRIVILEGED AND CONFIDENTIAL DISCUSSION DRAFT
Philharmonic Hall on Pershing Square windows have since been removed. The 29 (1938); which has since been building has also been subject to demolished. Each of these represent numerous alterations of the original Beelman’s shift from the more interior spaces used for radio and flamboyant, Art Deco style to the more television production. Many exterior restrained Moderne, which he would features, however, particularly on the continue to use throughout the 1940s. iconic Vine Street façade, remain intact. These character-defining features Between 1950 and his death in 1963, include32 the U-shaped building plan, Beelman shifted to the more severe overall simplicity of form and details, aesthetics of the Corporate Modern recessed entry courtyard, porthole style. Major office buildings designed by pierced columns, entrance canopy, Beelman include the Superior Oil rectangular-pierced decorative screens, Building (1953) and the United casement ribbon windows, scoring on California Bank Tower (1957), both in concrete walls, decorative concrete downtown Los Angeles; and the garden walls, terraced garden beds, Occidental Petroleum building in exterior decorative cast iron and Westwood (1961). By this time all decorative stair railings. decoration had vanished although an emphasis on vertical piers and shafts Historic Significance echoes Beelman’s 1930s forms. 1313 Vine Street appears to be Beelman was professionally active for significant for its associations with the nearly fifty years and specialized in entertainment industry in Hollywood various modern styles from Art Deco to and for its distinctive design and form. Moderne to Corporate Modern. He was Recognized as one of the oldest extant careful to employ styles that were structures in Hollywood that was currently fashionable while staying specifically designed for television 33 within the modern idiom. production, 1313 Vine Street is significant for its association with the Historic Integrity development of radio and television Historic photos of 1313 Vine Street broadcasting as an important show that the Vine Street façade component of the entertainment originally incorporated two large display industry in Hollywood. It is also windows on the projecting bays significant as a notable example of the flanking the central courtyard. These Late Moderne architectural style and as
32 Identified by Chattel Architecture, Historic Resource 33 Academy of Motion Picture Arts and Sciences Impacts Evaluation Studio Center, Mutual-Don Lee website, www.oscars.org, accessed August 2007 Broadcasting System Building, December 15, 2000
TECHNICAL REPORT Academy Square Historic Resources Analysis March 2015 HISTORIC RESOURCES GROUP PRIVILEGED AND CONFIDENTIAL DISCUSSION DRAFT a representative example of the work of For these reasons, 1313 Vine Street 30 architect Claud Beelman, who is appears to be eligible for listing on the recognized today as one of the leading California Register of Historic Places. Los Angeles architects of the 1930s, Conclusions 40s and 50s. Because 1313 Vine Street meets the Evaluation for the California Register criteria for listing in the California 1313 Vine Street appears to be Register, the building is considered a significant under California Register historical resource for the purposes of Criterion 1 for its association with the CEQA. development of radio and television broadcasting as an important component of the entertainment industry in Hollywood. Constructed in 1947, it is one of the oldest structures extant in Hollywood that was specifically designed for television production, and is a rare example of Hollywood’s early ascendance as an important center for television production.
1313 Vine Street also appears to be significant under California Register Criterion 3 as representative of the work of leading Los Angeles architect Claud Beelman. It is a fine example of the Late Moderne style and a rare example of Beelman’s mid-career work.
Integrity of design has been compromised due to the removal of two distinctive display windows on the Vine Street façade. The majority of character-defining features, however, remain intact. 1313 Vine Street has also retained integrity of materials, workmanship, feeling, association and location.
TECHNICAL REPORT Academy Square Historic Resources Analysis March 2015 HISTORIC RESOURCES GROUP PRIVILEGED AND CONFIDENTIAL DISCUSSION DRAFT
7.0 IMPACTS ANALYSIS which properties are significant, as well 31 Significance Threshold as which project impacts are considered to be significantly adverse. The City of Los Angeles CEQA Thresholds Guide (2006, p. D.3-2) A project with an effect that may cause states that a project would normally a substantial adverse change in the have a significant impact on historic significance of a historic resource is a resources if it would result in a project that may have a significant substantial adverse change in the effect on the environment.34 A significance of a historic resource. A substantial adverse change in the substantial adverse change in significance of a historic resource means significance occurs if the project demolition, destruction, relocation, or involves: alteration of the resource or its immediate surroundings such that the Demolition of a significant resource; significance of a historical resource Relocation that does not maintain would be materially impaired.35 the integrity and The Guidelines go on to state that “[t]he (historical/architectural) significance significance of an historic resource is of a significant resource; materially impaired when a project… Conversion, rehabilitation, or [d]demolishes or materially alters in an alteration of a significant resource adverse manner those physical which does not conform to the characteristics of an historical resource Secretary of the Interior’s Standards that convey its historical significance for Rehabilitation and Guidelines for and that justify its inclusion in, or Rehabilitating Historic Buildings; or eligibility for, inclusion in the California Register of Historical Resources… local Construction that reduces the register of historic resources… or its integrity or significance of important identification in a historic resources resources on the site or in the survey.”36 vicinity.
In addition to this guidance provided by the City of Los Angeles, the State Legislature, in enacting the California Register, also amended CEQA to clarify
34 CEQA Guidelines, section 15064.5(b). 36 CEQA Guidelines, section 15064.5(b) (2).
35 CEQA Guidelines, section 15064.5(b) (1).
TECHNICAL REPORT Academy Square Historic Resources Analysis March 2015 HISTORIC RESOURCES GROUP PRIVILEGED AND CONFIDENTIAL DISCUSSION DRAFT
Impact Analysis Using Los Angeles CEQA the historically significant supermarket 32 Thresholds building at 1341 Vine Street will be The following analysis uses the demolished. thresholds provided in the City of Los 4. Would the Project involve Angeles CEQA Thresholds Guide. construction that reduces the integrity 1. Would the Project involve the or significance of important resources demolition of a significant resource? on the site or in the vicinity? The Project would demolish all three The Project will demolish the existing buildings located within the supermarket building at 1341 Vine Project Site. Because the Project will Street which appears to be historically demolish the historically significant significant. The Project does not include supermarket building at 1341 Vine the demolition, destruction, relocation Street, the Project would involve the or alteration of any other historical demolition of a significant historic resource in the vicinity of the Project resource. Site. The development of the Project has the potential, however, to alter the 2. Would the Project involve relocation immediate surroundings of the AMPAS that does not maintain the integrity of a Pickford Center at 1313 Vine Street. As significant resource? discussed above, the significance of an The Project does not include the historical resource is materially impaired relocation of any significant resource. and constitutes a substantial adverse All buildings located within the Project change in the significance of that Site, including the supermarket building historical resource, if the project would at 1341 Vine Street, will be demolished materially alter the immediate as part of the project. surroundings of the historical resource such that (a) it could no longer be listed 3. Would the Project involve in, or be eligible for listing in, the conversion, rehabilitation or alteration California Register or (b) it could no of a significant resource which does not longer be included in a local register of conform to the Secretary of the historical resources or identified as an Interior’s Standards for Rehabilitation historical resource in an historical and Guidelines for Rehabilitating resource survey.37 Historic Buildings? In addition, the City of Los Angeles’ The Project will not convert, rehabilitate or alter any building. All buildings CEQA Thresholds Guide, which is located on the Project Site, including intended to provide guidance consistent
37CEQA Guidelines, section 15064.5(b) (1).
TECHNICAL REPORT Academy Square Historic Resources Analysis March 2015 HISTORIC RESOURCES GROUP PRIVILEGED AND CONFIDENTIAL DISCUSSION DRAFT with the CEQA Guidelines, states that if physical characteristics that existed 33 “new construction is proposed, give key during the property’s historic period.”40 consideration to compatibility with the The National Park Service identifies massing, size, scale, and architectural seven aspects of integrity: location, features of the historical resource(s). design, setting, materials, workmanship, Determine the impacts to the setting feeling, and association. These qualities and character of the area as well as are defined as follows: whether the new construction might Location is the place where the historic indirectly reduce the viability of a property was constructed or the place district or grouping of historical where the historic event occurred. The resources.”38 relationship between the property and Because the Project would add height its location is often important to and density in an area currently understanding why the property was developed with single-story buildings, created or why something happened. surface parking and landscape areas, the Design is the combination of elements immediate surroundings of 1313 Vine that create the form, plan, space, Street would be altered. In order for this alteration to be considered a substantial structure, and style of a property. adverse change, however, it must be Setting is the physical environment of a shown that the integrity and/or historic property. significance of the historic resources would be materially impaired by the Materials are the physical elements that proposed alteration. A resource is not were combined or deposited during a materially impaired unless it is altered in particular period of time and in a an adverse manner to the point that its particular pattern or configuration to physical characteristics fail to convey its form a historic property. historical significance.39 Workmanship is the physical evidence As noted in Section 3 of this report, the of the crafts of a particular culture or ability of a historical resource to convey people during any given period in its significance is referred to as historic history or prehistory. integrity. Historic integrity is defined as the “authenticity of a property’s historic identity, evidenced by the survival of
38 Los Angeles CEQA Thresholds Guide (D.3-5). D.C.: National Park Service, U.S. Department of the 39 CEQA Guidelines, section 15064.5(b) (1). Interior, 1997. (3) 40 National Register Bulletin 16A. How to Complete the National Register Registration Form. Washington
TECHNICAL REPORT Academy Square Historic Resources Analysis March 2015 HISTORIC RESOURCES GROUP PRIVILEGED AND CONFIDENTIAL DISCUSSION DRAFT
Feeling is a property's expression of the by the Project. In addition, the blocks 34 aesthetic or historic sense of a particular surrounding 1313 Vine Street, including period of time. the Project site, have been substantially altered since the construction of 1313 Association is the direct link between an Vine Street building so that the important historic event or person and property’s original physical context no a historic property.41 longer exists Alteration of the surroundings of nearby The 1313 Vine Street building it is historical resources that adversely affect located on the east end of its city block the integrity of those historical resources fronting Vine Street. The proposed new can potentially constitute a substantial construction on the east end of the adverse change in that resource. Project Site is compatible in scale and The Project will not affect the integrity massing to 1313 Vine Street. The tower of location, design, materials, element portion of the Project, which workmanship, or feeling of the 1313 will be substantially taller than 1313 Vine Street property. The building, its Vine Street, will located at the parking lot and landscape areas will northwest corner of the Project Site, remain intact in their current locations physically separated from the AMPAS and will not be materially altered. For Pickford building, which is located on these reasons, integrity of association the east end of the adjacent block. This will also remain unaffected by the separation effectively buffers the 1313 Project because all of the existing Vine Street property from any physical elements will continue to encroachment by new construction convey the property’s important historic associated with the Project. associations will remain after The Project will have no impact to the implementation of the Project. integrity or significance of 1313 Vine In addition, the integrity of setting for Street after implementation. The 1313 the 1313 Vine Street property will not Vine Street property will remain intact be affected by the Project. 1313 Vine and continue to convey its historic Street occupies a full city block that significance. Therefore, the Project will provides the majority of the property’s not alter the setting or surroundings of setting and this block will not be altered the 1313 Vine Street property in a
41 National Register Bulletin 15: How to Apply the National Register Criteria for Evaluation. Washington D.C.: National Park Service, U.S. Department of Interior, 1997. (44)
TECHNICAL REPORT Academy Square Historic Resources Analysis March 2015 HISTORIC RESOURCES GROUP PRIVILEGED AND CONFIDENTIAL DISCUSSION DRAFT manner that will reduce its integrity or Commonplace throughout Los Angeles 35 historic significance. during from the mid 1950s through the 1970s, intact supermarket buildings that Cumulative Impacts exhibit the design characteristics Section 15355 of the CEQA Guidelines associated with the mid-20th century states: "Cumulative impacts" refers to are relatively rare today. In general, two or more individual effects which, commercial retail buildings are often when considered together, are renovated or redesigned to adapt to considerable or which compound or changes in population, demographics, increase other environmental impacts. retailing trends and technology.
1) The individual effects may be The exact population of intact mid-20th changes resulting from a single century supermarket buildings in Los project or a number of separate Angeles is not known but the results of projects. recent historic resources surveys made available by the City of Los Angeles 2) The cumulative impact from several does give a good indication of what is projects is the change in the extant. The Los Angeles Office of environment which results from the Historic Resources maintains a public incremental impact of the project website for SurveyLA, a citywide survey when added to other closely related project to identify and document past, present, and reasonably historic resources representing foreseeable probable future projects. significant themes in the city's history. Cumulative impacts can result from SurveyLA is ongoing but the survey individually minor but collectively results for twenty-four of the City’s significant projects taking place over thirty-four Community Plan Areas are a period of time. available to the public. In addition to For an analysis of cumulative impacts, the SurveyLA data, the Office of the collection of intact mid-20th Historic Preservation has also provided century supermarket buildings data from other recent surveys throughout Los Angeles is considered. conducted by the City or the former Additional recent or proposed Community Redevelopment Agency.42 demolition or alteration of similar SurveyLA has identified four mid- supermarket buildings in Los Angeles century supermarkets that appear may result in a cumulative impact. eligible for historic designation as
42 SurveyLA website, accessed on March 6, 2015. http://www.preservation.lacity.org/surveyla-field- survey-findings-and-reports
TECHNICAL REPORT Academy Square Historic Resources Analysis March 2015 HISTORIC RESOURCES GROUP PRIVILEGED AND CONFIDENTIAL DISCUSSION DRAFT representative examples of property Community Plan Areas are 36 type and/or architectural style. All four forthcoming, it is unlikely that a large were found eligible for listing in the number of additional properties will be California Register. HRG is aware of discovered through the survey process, one other mid-century supermarket and it is fair to say that the total number building located in Highland Park, will ultimately be fairly small given the which has not yet been identified size of the City. Despite the small through SurveyLA, but also appears to number, because there are no meet criteria for local listing. foreseeable demolitions or alterations of mid-20th century supermarket buildings SurveyLA has also identified one mid- in Los Angeles, the Project will not 20th century supermarket property -- result in a cumulative impact. the Tresierras Supermarket in Pacoima - - which was found significant as a long- Summary of Potential Impacts to Historic standing business within the community Resources and not as a representative example of The Project would demolish the property type or architectural style. supermarket building at 1341 Vine Because this property was found eligible Street which is considered an under a separate context than that of individually significant historic resource the supermarket building at 1341 Vine for the purposes of CEQA. Therefore, Street, it is not relevant to this the Project will result in significant discussion. In addition to the mid-20th impacts to historic resources located on century supermarket buildings, three the property. This impact cannot be small neighborhood market buildings mitigated. from the mid-20th century have also been identified through SurveyLA as representative examples of a property type. These smaller markets are not analogous to the supermarket property type but are included here as a point of reference. A list of the mid-20th century market buildings identified through recent survey is included in Appendix B.
In summary, only four mid-20th century supermarkets have been identified through SurveyLA. HRG is aware of one other example. Although survey results for ten additional
TECHNICAL REPORT Academy Square Historic Resources Analysis March 2015 HISTORIC RESOURCES GROUP PRIVILEGED AND CONFIDENTIAL DISCUSSION DRAFT
8.0 RECOMMENDATIONS 37
The Project will result in a significant impact to 1341 Vine Street. Demolition of a historic resource cannot be mitigated to a level of insignificance. The following is recommended:
Prior to its demolition, 1341 Vine Street should be documented photographically according to Historic American Building Survey (HABS) standards. Copies of the documentation should be offered to Hollywood Heritage, the Los Angeles Conservancy, the Los Angeles Public Library, and the South Central Coast Information Center at California State University, Fullerton.
TECHNICAL REPORT Academy Square Historic Resources Analysis March 2015 HISTORIC RESOURCES GROUP PRIVILEGED AND CONFIDENTIAL DISCUSSION DRAFT
BIBLIOGRAPHY 38
California State Department of Parks and Recreation Historic Resources Inventory Forms
California Public Resources Code (Sections 21000-21177)
California Code of Regulations, (Title 14, Division 6, Chapter 3, Sections 15000- 15387).
City of Los Angeles Office of Historic Resources website, http://www.preservation.lacity.org/monuments
Chattel Architecture, Planning & Preservation, Inc. Historic Resource Impacts Evaluation, Studio Center, Mutual Don Lee Broadcasting Systems Building, December 15, 2000
ENSR Corporation, Phase 1 Environmental Site Assessment of The Post Group, 6335 Homewood Avenue, Los Angeles, California, May 2005
Gonda, Gabe, “Maxwell Starkman, 82; Architect Grew Up Hungry”, Toronto Star, January 06, 2004
Historic Resources Inventory, California State Office of Historic Preservation, 2011
Historic Resources Survey Hollywood Redevelopment Project Area, prepared by Chattel Architecture, Planning and Preservation, Inc. February 2010.
Hilmes, Michele. Hollywood and Broadcasting: From Radio to Cable. Urbana and Chicago: University of Illinois Press, 1990.
Hollywood Historic Survey Matrix, Community Redevelopment Agency, 2009.
Longstreth, Richard, The Drive-In, the Supermarket, and the Transformation of Commercial Space in Los Angeles, 1914-1942, MIT Press, 1999
Los Angeles County Building Permits
Los Angeles County Tax Assessor Maps
National Register Bulletin 16A. How to Complete the National Register Registration Form. Washington D.C.: National Park Service, U.S. Department of the Interior, 1997.
Oliver, Myrna, “Maxwell Starkman, 82; Architect for Sony Plaza, Museum of Tolerance”, Los Angeles Times January 05, 2004
TECHNICAL REPORT Academy Square Historic Resources Analysis March 2015 HISTORIC RESOURCES GROUP PRIVILEGED AND CONFIDENTIAL DISCUSSION DRAFT
Secretary of the Interior’s Standards for Rehabilitation. 39 http://www.cr.nps.gov/hps/tps/tax/rhb/stand.htm, 18 September 2008.
Sanborn Fire Insurance Maps
SurveyLA Survey Findings and Reports, City of Los Angeles Office of Historic Resources, SurveyLA website, accessed on March 6, 2015. http://www.preservation.lacity.org/surveyla-field-survey-findings-and-reports
SurveyLA Historic Context Statement Outline, Office of Historic Resources, City of Los Angeles Department of Planning.
TECHNICAL REPORT Academy Square Historic Resources Analysis March 2015 HISTORIC RESOURCES GROUP PRIVILEGED AND CONFIDENTIAL DISCUSSION DRAFT
APPENDIX A: EXISTING BUILDING PHOTOGRAPHS 40
1341 Vine Street 6360 DeLongpre Looking northeast from Homewood Avenue. Looking southeast from DeLongpre.
6322 DeLongpre 1313 Vine Street Looking southwest from DeLongpre. Looking northwest from Vine Street.
TECHNICAL REPORT Academy Square Historic Resources Analysis March 2015 HISTORIC RESOURCES GROUP PRIVILEGED AND CONFIDENTIAL DISCUSSION DRAFT
APPENDIX B: MID-CENTURY MARKET BUILDINGS IN LOS ANGELES 41 The following table contains a list of mid-20th century market buildings located in Los Angeles that have been previously identified as eligible for historic designation through SurveyLA, other City survey, or other action.
ADDRESS CPA NAME DATE CODE43 SIGNIFICANCE STATEMENT
MID‐20TH CENTURY SUPERMARKETS (IDENTIFIED IN SURVEYLA AND OTHER CITY SURVEYS)
13156 W. Arletas‐ Tresierras 1956 5S3 Significant as a long‐term location of a business important Van Nuys Pacoima Supermarket to the commercial identity of Pacoima, with longstanding Blvd. ties to the area’s Latino community. Tresierras Supermarket has been in continuous operation at this location since 1956. Resource appears to meet local criteria only and may not meet significance thresholds for California Register and National Register eligibility.
17380 W. Brentwood Safeway; 1968 3CS, One of the few remaining examples of a Safeway Sunset Blvd. Pacific Vons 5S3 supermarket following the “Marina Style” prototype Palisades developed by master architects Wurster, Bernardi & Emmons (WBE) in the 1960s. Due to alterations, including altered windows and addition of stone cladding, the property does not retain sufficient integrity to be eligible for listing in the National Register. Also, it is less than 50 years old and not of exceptional importance.
1350 N. Silver Lake; Safeway; 1964 3CS, Representative example of Safeway's Marina prototype of Alvarado St. Echo Park; Vons 5S3 which few remain. Due to alterations, may not retain Elysian sufficient integrity for National Register eligibility. Valley
2220 N. Silver Lake; Unknown 1961 3S; Excellent, rare example of a Googie style supermarket in Hyperion Echo Park; 3CS; Silver Lake. Retains the distinctive features of the style. Ave. Elysian 5S3 Valley
43 California Historical Resource Status Codes 3S: Appears eligible for NR as an individual property through survey evaluation. 3CS: Appears eligible for CR as an individual property through survey evaluation. 5S3: Appears to be individually eligible for local listing or designation through survey evaluation.
TECHNICAL REPORT Academy Square Historic Resources Analysis March 2015 HISTORIC RESOURCES GROUP PRIVILEGED AND CONFIDENTIAL DISCUSSION DRAFT
42 ADDRESS CPA NAME DATE CODE43 SIGNIFICANCE STATEMENT
12842 W. Sherman Hughes 1972 3CS; Excellent example of Late Modern supermarket Ventura Blvd. Oaks; Market 5S3 architecture in Studio City. Less than 50 years old and not Studio City; of exceptional importance; therefore not eligible for listing Toluca Lake in the National Register.
MID‐20TH CENTURY SUPERMARKETS (IDENTIFIED THROUGH NOMINATION OR OTHER REVIEW)
5610 York Highland Safeway 1967 N/A “Marina Style” Safeway building. Blvd. Park
NEIGHBORHOOD MARKETS FROM THE MID‐20TH CENTURY (IDENTIFIED IN SURVEYLA AND OTHER CITY SURVEYS)
3529 W. Wilshire Unknown 1961 5S3 Excellent example of a 1960s neighborhood market Olympic Blvd. building in the Wilshire area, notable for its signage and Mid‐Century Modern design elements that evoke the commercial ethos of the era. The property appears to meet local criteria only and may not meet significance thresholds for National Register or California Register eligibility.
2323 N. Bel‐Air; Bell Air Foods 1950 5S3 This neighborhood market is a rare commercial property Roscomare Beverly type in an area that is almost exclusively residential. It Rd. Crest appears to meet local criteria only and may not meet significance thresholds for National Register or California Register eligibility.
12027 W. San Brentwood Vicente 1962 5S3 Excellent example of a mid‐century neighborhood market; Vicente Blvd. Pacific Foods one of the few remaining examples from this period that Palisades retains integrity. This neighborhood market appears to meet local criteria only and may not meet significance thresholds for National Register or California Register eligibility.
TECHNICAL REPORT Academy Square Historic Resources Analysis March 2015 HISTORIC RESOURCES GROUP