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

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PRELIMINARY HISTORIC DISTRICT ASSESSMENT REPORT 1200 BLOCK 11Th STREET CLUSTER SANTA MONICA, CALIFORNIA PRELIMINARY HISTORIC DISTRICT ASSESSMENT REPORT 1200 BLOCK 11th STREET CLUSTER 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 Long Beach, CA 90801 December 2017 THIS PAGE INTENTIONALLY BLANK PRELIMINARY HISTORIC DISTRICT ASSESSMENT REPORT 1200 Block 11th Street Cluster Santa Monica, California INTRODUCTION On April 12, 2017, the Friends of 11th Street submitted documentation regarding a potential historic district to include several bungalow properties along the 1200 block of 11th Street. At their July 12, 2017 hearing, the Santa Monica Landmarks Commission requested the preparation of a preliminary assessment by a professional historic preservation consultant of the potential historic district. In addition, the Commission also requested staff to explore if other avenues were available for recognizing the properties. At the request of the City of Santa Monica’s Planning and Community Development Department, Ostashay & Associates Consulting (OAC) has prepared this preliminary assessment of the 1200 block 11th Street grouping of properties (referred to herein as the Study Area) to determine if it should warrant further study as a potential historic district. The City of Santa Monica historic district designation criteria were employed to evaluate the local significance of the area as a potential historic district. The 1200 block 11th Street neighborhood cluster is a grouping of properties located along 11th Street between Wilshire Boulevard and Arizona Avenue, in the central section of Santa Monica referred to as Mid-City. It includes 12 parcels that contain residential improvements dating from 1905 to 1992. Also included in the grouping are two additional parcels fronting Arizona Avenue at 1109 and 1115 Arizona Avenue (northeast corner of Arizona Avenue and 11th Street). Completion of this preliminary assessment involved a site visit and documentation of potential resources within the 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 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. METHODOLOGY In order to identify and consider the 1200 Block 11th Street Cluster as a potential historic district a survey was conducted and research performed. The preliminary 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 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. 1200 Block 11th Street Cluster Preliminary Historic District Assessment Report page 1 For this preliminary assessment of the 1200 block 11th Street neighborhood cluster 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 preliminarily assessing 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. • 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 Friends of 11th Street was also reviewed and disseminated. The documentation provided by the Friends 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. 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). 1200 Block 11th Street Cluster Preliminary Historic District Assessment Report page 2 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. Criterion A.2 (SMMC Section 9.56.100(A)(2). It has aesthetic or artistic interest or value, or other noteworthy interest or value. Criterion A.3 (SMMC Section 9.56.100(A)(3). It is identified with historic personages or with important events in local, state, or national history. Criterion A.4 (SMMC Section 9.56.100(A)(4). It embodies distinguishing architectural characteristics valuable to a study of a period, style, method of construction or the use of indigenous materials or craftsmanship, or is a unique or rare example of an architectural design, detail, or historical style valuable to such a study. Criterion A.5 (SMMC Section 9.56.100(A)(5). It is a significant or a representative example of the work or product of a notable builder, designer, or architect. Criterion A.6 (SMMC Section 9.56.100(A)(6). It has a unique location, a singular physical characteristic, or is an established and familiar visual feature of a neighborhood, community, or the City. 2. It is a noncontiguous grouping of thematically related properties or a definable area possessing a concentration of historic, scenic or thematic sites, which contribute to each other and are unified aesthetically by plan, physical development or architectural quality. 3. It reflects significant geographical patterns, including those associated with different eras of settlement and growth, particular transportation modes, or distinctive examples of park or community planning. 4. It has a unique location, a singular physical characteristic, or is an established and familiar visual feature of a neighborhood, community, or the City. Historical Integrity. Though the City of Santa Monica designation criteria does not include historical integrity it is defined in the ordinance. Historic integrity is the ability of a property to convey its significance and is defined as the “authenticity of a property’s historic identity, evidenced by the survival of physical characteristics that existed during the property’s…historic period.”1 The National Park Service (NPS) defines seven aspects of integrity: location, design, setting, materials, workmanship, feeling, and association. To retain historic integrity a property will usually possess several, and usually most, of the aspects. Guidelines for Historic Districts and Contributing Properties. Pursuant to the Landmarks and Historic Districts Ordinance, the City of Santa Monica defines a Contributing Building or Structure as one “which has been identified by the Landmarks Commission as one which 1 U.S. Department of the Interior, National Register Bulletin: How to Complete the National Register Registration Form (Washington, D.C.: National Park Service, 1997, p.4. 1200 Block 11th Street Cluster Preliminary Historic District Assessment Report page 3 contributes to the designation of an area as a Historic District” (Santa Monica Municipal Code Section 9.36.030). Standard preservation practice evaluates collections of properties (buildings,
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