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Peer Review Assessment, OAC, July 2021 Ostashay & Associates consulting P.O. Box 542 Long Beach, CA 562.500.9451 [email protected] Memorandum To: Stephanie Reich, City of Santa Monica Date: 06/28/2021 From: Jan Ostashay, Principal OAC Re: Peer Review: Designation (Landmark) Application/Assessment Report - 621 San Vicente Blvd Overview This memorandum (memo) has been prepared at the request of the City of Santa Monica Planning & Community Development Department, City Planning Division (the City). The purpose of the memo is to provide a professional peer review of the updated Designation (Landmark) Application (Landmark Application), dated March 4, 2021, and associated Landmark Assessment Report dated December 18, 2020, that was prepared by GPA Consulting for the 621 San Vicente Boulevard property. On May 14, 2020, H. Joseph Soleiman, the applicant, submitted a Landmark Designation Application for the 621 San Vicente Boulevard property prepared by GPA Consulting on behalf of the property owner. At the request of the City, a peer review of the landmark application was prepared by Jan Ostashay of OAC, who found the application’s assessment of the property lacking sufficient evidence and compelling arguments to support the proposed landmark designation. The City’s Landmarks Commission reviewed the landmark application, peer review assessment, staff report, and public comments during a public hearing on October 12, 2020 (Landmark Designation Application 20ENT- 0120). Upon deliberation, the Commission motioned to continue the item in order for the applicant to provide additional information on the subject property and the sculpture piece that is attached to the front façade of the building with investigation into Landmark criteria 2 and 4. An updated Landmark Application and Landmark Assessment Report have been prepared by GPA Consulting in response to the Commission’s request and motion made at that meeting. That material was peer reviewed by OAC and OAC’s findings are discussed herein this memo. In summary, OAC agrees with GPA’s evaluation findings that the property does not satisfy Landmark criteria 3 (association important personages) and 6 (it has a unique location, singular visual characteristic or is an established familiar visual feature). As for findings of significance under Landmark criteria 1, 2, 4, and 5, OAC does not concur with GPA’s findings that the property satisfies these four Landmark criteria for historical associations, artistic and aesthetic qualities, and architecture merit. 1 PEER REVIEW: Landmark Designation Application/Landmark Assessment Report - 621 San Vicente Boulevard Methodology To complete this peer review memo, Ms. Ostashay completed the following tasks: • Reviewed the initial Landmark Designation Application (May 27, 2020); reviewed the updated Landmark Designation Application (March 4, 2021) with associated Landmark Assessment Report dated December 18, 2020 prepared by GPA Consulting. • Reviewed the City’s Landmark Designation Criteria, Landmarks and Historic Districts Ordinance, 2018 Historic Context Statement (HCS), 2018 Historic Resources Inventory (HRI) Update, and other prior city-sponsored historic resources surveys and survey updates. • Reviewed the staff report, public comment, and minutes of the Landmark Commission hearing of October 12, 2020, at which the subject property was reviewed by the Commission. Also listened to the audio transcript of the Landmarks Commission hearing of October 12, 2020 via the City’s website. • Conducted additional research on the history of the subject property; its original owner/builder and architect; physical alterations; and past owners and occupants. The scope of the research was limited to what was necessary to assess the validity of the evaluation findings presented in the application and assessment report. • Reviewed relevant National Park Service (NPS) guidance on evaluating the significance of potential historic properties. Also searched the National Register of Historic Places online database, the City’s online sources, and OAC’s in-house library for any properties evaluated or designated for similar reasons as those outlined in the application and assessment report, i.e. association with multi-family residential development, architecture and aesthetics, master architect, etc. • Analyzed the assessment findings and researched presented in the application’s landmark assessment report for validity, clarity, and conformance with the basic professional principles and best practices for evaluating the significance of potential historic properties. • Summarized the results of all of the tasks listed above within this memo. Landmark Designation Application and Assessment Report The original Landmark Designation Application, dated April 27, 2020, for the apartment building located at 621 San Vicente Boulevard consisted of the application form along with supporting attachments (attachment “A” describing the property, attachment “B” providing a statement of architectural significance and the identification of character-defining features, attachment “C” the bibliography, attachment “D” photographs of the property, and attachment “E” building permit history). An updated Landmark Designation Application form, dated March 4, 2021, has been submitted to the City along with a Landmark Assessment Report, dated December 18, 2020, as a response to the Commission’s request to provide additional information on the subject property in order to fully assess its historical significance and potential designation as a City Landmark. The Landmark Assessment Report includes an executive summary, introduction, methodology statement on the 2 PEER REVIEW: Landmark Designation Application/Landmark Assessment Report - 621 San Vicente Boulevard tasks performed, identification of prior evaluations of the subject property, development of a historic context with associated themes presented, a property description narrative (architectural description, construction history, ownership and tenant history), application of City Landmark criteria and evaluation for local landmark designation, analysis of historical integrity, identification of character- defining features, a findings conclusion, and bibliography. The assessment report also includes several supporting attachments (resume of evaluator, current photographs, tenant history and newspaper advertisements, Sanborn Maps, building permit history, and “sample” building plans (original architectural plans). Peer Review Assessment OAC has peer reviewed the updated landmark application and associated landmark assessment report prepared by GPA related to the property located at 621 San Vicente Boulevard for overall adequacy and the property’s potential local landmark eligibility. The review analysis by OAC of the designation application, evaluation of historical integrity, and assessment findings for historical significance under the established City Landmark criteria is presented as follows. Construction History, Alterations, Integrity Assessment The subject property is a large, rectangular shaped multi-family residential building. The three-story structure was completed in the spring of 1960 and opened for occupancy in the summer of that same year. It with built with a semi-subterranean garage ground floor level with 29 two and three bedroom units on the upper floors (there was also a single one bedroom unit on the first floor probably designed as the manager’s unit). Because of its design and placement on the lot, many of the building features, such as the entry lobby area and staircase, multi-level exterior light courts, enclosed exterior corridors, fenestration, and front entries to the apartment units, are not readily visible from the public rights-of-way. The building was designed by architect Kenneth N. Lind and built by Los Angeles-based Lyons Construction Company for then owners Joseph and Leo Lyons (who owned and operated Lyons Construction). The apartment building, originally called The Continental, exhibits the typical character-defining features of the Stucco Box apartment typology, a popular building form of the late 1950s, 1960s, and early 1970s, with its multi-story monolithic rectangular form, flat stucco walls, aluminum framed – flush set windows, and integrated parking but with some Mid-Century Modern ornamentation applied to the front façade (south elevation). The pragmatic side and rear elevations of the structure have planar, unornamented features. When initially constructed, the building featured some additional stylistic features of the Mid-Century Modern idiom such as a patterned pre-cast concrete block wall screen behind the swimming pool, recessed stacked terraces open along the side elevations including two floors of open stacked terraces near the large windowless slab wall of the front façade, extensive use of decorative period-appropriate metals railings at the deck edges of the terraces and public visible stairs and lobby area, thin columns to aid in the cantilever effect of the front façade “floating” over the open spaces of the pool area and integrated subterranean garage entry, and a slightly recessed unpainted brick veneer “feature” wall offset to the east on the south (front) elevation, as well as an interesting abstract metal art sculpture affixed to the front façade (the art piece is still intact in its original location). Many of those high-styled Mid-Century Modern elements were damaged and removed or modified as a result of the 1994 Northridge earthquake (January 17, 1994). Following the earthquake the 3 PEER REVIEW: Landmark Designation
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