GAGE HOUSE 2706 S. Wigtown Road CHC-2016-803-HCM ENV-2016-804-CE Agenda packet includes 1. Final Staff Recommendation Report 2. Categorical Exemption 3. Under Consideration Staff Recommendation Report 4. Nomination 5. Opposition Letter from Property Owner Please click on each document to be directly taken to the corresponding page of the PDF. Los Angeles Department of City Planning RECOMMENDATION REPORT CASE NO.: CHC-2016-803-HCM CULTU RAL HERITAGE COMMISSION ENV-2016-804-CE Location: 2706 S. Wigtown Road HEARING DATE: May 19, 2016 Council District: 5 TIME: 10:00 AM Community Plan Area: West Los Angeles PLACE : City Hall, Room 1010 Area Planning Commission: West Los Angeles 200 N. Spring Street Neighborhood Council: Westside Los Angeles, CA 90012 Legal Description: TR 7264, Block 4 Lot 9 EXPIRATION DATE: May 31, 2016 PROJECT: Historic-Cultural Monument Application for the GAGE HOUSE REQUEST: Declare the property a Historic-Cultural Monument OWNER(S): Sang Ik and Hyeong Sik Hahn 21985 Regnart Road Cupertino, CA 95014 APPLICANT: James Ryan 14015 Aubrey Road Beverly Hills, CA 90210 RECOMMENDATION That the Cultural Heritage Commission: 1. Declare the subject property a Historic-Cultural Monument per Los Angeles Administrative Code Chapter 9, Division 22, Article 1, Section 22.171.7. 2. Adopt the staff report and findings. VINCENT P. BERTONI, AICP Director of PlanningN1907 [SIGNED ORIGINAL IN FILE] [SIGNED ORIGINAL IN FILE] Ken Bernstein, AICP, Manager Lambert M. Giessinger, Preservation Architect Office of Historic Resources Office of Historic Resources [SIGNED ORIGINAL IN FILE] Shannon Ryan, City Planning Associate Office of Historic Resources Attachments: Historic-Cultural Monument Application CHC-2016-803-HCM 2706 S. Wigtown Road Page 2 of 4 FINDINGS The Gage House "embodies the distinguishing characteristics of an architectural-type specimen, inherently valuable for study of a period, style or method of construction” as an excellent example of the Tudor Revival style. The Gage House is “a notable work of a master builder, designer, or architect whose individual genius influenced his or her age” as the work of master architect William J. Gage. CRITERIA The criterion is the Cultural Heritage Ordinance which defines a historical or cultural monument as any site (including significant trees or other plant life located thereon) building or structure of particular historic or cultural significance to the City of Los Angeles, such as historic structures or sites in which the broad cultural, economic, or social history of the nation, State or community is reflected or exemplified, or which are identified with historic personages or with important events in the main currents of national, State or local history or which embody the distinguishing characteristics of an architectural type specimen, inherently valuable for a study of a period style or method of construction, or a notable work of a master builder, designer or architect whose individual genius influenced his age. SUMMARY The 1933 Gage House is located at 2706 Wigtown Road in Cheviot Hills. It was designed by architect William J. Gage likely for the Knudsen family, owners of the successful Knudsen Dairy Company. On March 11, 1934 The Los Angeles Times published a brief article featuring the house and William Gage. It included a photo showing the front façade, which appears identical to the house as it is today, 82 years later. The two-story, single-family property has an irregular footprint and faces southwest. The house is of wood frame construction that is sheathed in a mixture of half-timbered stucco, clapboard siding, and brick veneer. The Tudor Revival style home retains many of its original features including a steeply pitched roof, brick veneer, half-timbering, projecting window bays, exposed eaves, cantilevered second floor pop-outs, leaded glass casement windows, attached two car garage, and an overall asymmetrical form. Many original interior features remain including the gabled double height living room with exposed wooden beams, wainscoting, hardwood floors, and built-ins. The limited alterations to the house include a kitchen remodel in 1954 and the installation of a light weight concrete tile roof in 2001. The property is located within the Cheviot Hills Planning District, which was identified through the citywide historic resources survey, SurveyLA, as a “good example of a residential subdivision from the early 20th century” that “represents residential patterns of development in West Los Angeles.” Too many of the houses in the district have been altered for it to qualify to be a National Register Historic District. William J. Gage studied architecture at the University of Illinois before being employed in 1911 by Long, Lamoreaux and Long in Minneapolis, Minnesota. Gage then worked for firms in St. Paul, Minnesota and Fargo, North Dakota before moving to Los Angeles via Seattle. He received his certificate to practice architecture in California in 1921. It was at this time that he CHC-2016-803-HCM 2706 S. Wigtown Road Page 3 of 4 formed his partnership with Harry G. Koerner. One of their early works includes the 1928 Durex Model Home, HCM #1025, in Los Feliz that served as the model home in the newly subdivided Los Feliz Hills residential district created by Durex Quality Homes. Koerner and Gage’s best known work is Beverly Hills City Hall, completed 1932. The Spanish Colonial Revival building was believed to be the largest and most costly city hall in the United States at the time. Shortly after the Beverly Hills City Hall construction was completed, Gage was hired to independently design the subject property. DISCUSSION The Gage House successfully meets two Historic-Cultural Monument criteria. The Gage House "embodies the distinguishing characteristics of an architectural-type specimen, inherently valuable for study of a period, style or method of construction” as an excellent example of the Tudor Revival style. Character-defining features of the house include a steeply pitched roof, brick veneer, half-timbering, projecting window bays, exposed eaves, leaded glass casement windows, attached two car garage, and an overall asymmetrical form. Aside from some minor alterations to the kitchen and a change in roofing material, the house is very intact and closely matches the historic 1934 photo from the Los Angeles Times. The Gage House is also “a notable work of a master builder, designer, or architect whose individual genius influenced his or her age” as the work of master architect William J. Gage. William J. Gage is most well-known for designing Beverly Hills City Hall with partner Harry G. Koerner. The pair also designed the Durex Model Home, HCM #1025, in Los Feliz. The Gage House is an example of Gage’s work independent of Koerner. CALIFORNIA ENVIRONMENTAL QUALITY ACT (“CEQA”) FINDINGS State of California CEQA Guidelines, Article 19, Section 15308, Class 8 “consists of actions taken by regulatory agencies, as authorized by state or local ordinance, to assure the maintenance, restoration, enhancement, or protection of the environment where the regulatory process involves procedures for protection of the environment.” State of California CEQA Guidelines Article 19, Section 15331, Class 31 “consists of projects limited to maintenance, repair, stabilization, rehabilitation, restoration, preservation, conservation or reconstruction of historical resources in a manner consistent with the Secretary of the Interior’s Standards for the Treatment of Historic Properties with Guidelines for Preserving, Rehabilitating, Restoring, and Reconstructing Historic buildings.” The designation of the Gage House as a Historic-Cultural Monument in accordance with Chapter 9, Article 1, of The City of Los Angeles Administrative Code (“LAAC”) will ensure that future construction activities involving the subject property are regulated in accordance with Section 22.171.14 of the LAAC. The purpose of the designation is to prevent significant impacts to a Historic-Cultural Monument through the application of the standards set forth in the LAAC. Without the regulation imposed by way of the pending designation, the historic significance and integrity of the subject property could be lost through incompatible alterations and new construction and the demolition of an irreplaceable historic site/open space. The Secretary of the Interior’s Standards for Rehabilitation are expressly incorporated into the LAAC and provide standards concerning the historically appropriate construction activities which will ensure the continued preservation of the subject property. CHC-2016-803-HCM 2706 S. Wigtown Road Page 4 of 4 The use of Categorical Exemption Class 8 in connection with the proposed designation is consistent with the goals of maintaining, restoring, enhancing, and protecting the environment through the imposition of regulations designed to prevent the degradation of Historic-Cultural Monuments. The use of Categorical Exemption Class 31 in connection with the proposed designation is consistent with the goals relating to the preservation, rehabilitation, restoration and reconstruction of historic buildings and sites in a manner consistent with the Secretary of the Interior’s Standards for the Treatment of Historic Properties. Categorical Exemption ENV-2016-804-CE was prepared on May 2, 2016. BACKGROUND On March 17, 2016 the Cultural Heritage Commission voted to take the property under consideration. On April 28, a subcommittee of the Commission consisting of Commissioners Irvine and Kennard visited the property, accompanied by a staff member from the Office of Historic Resources. COUNTY CLERK'S USE CITY OF LOS ANGELES CITY CLERK'S USE OFFICE OF THE CITY CLERK 200 NORTH SPRING STREET, ROOM 360 LOS ANGELES, CALIFORNIA 90012 CALIFORNIA ENVIRONMENTAL QUALITY ACT NOTICE OF EXEMPTION (California Environmental Quality Act Section 15062) Filing of this form is optional. If filed, the form shall be filed with the County Clerk, 12400 E. Imperial Highway, Norwalk, CA 90650, pursuant to Public Resources Code Section 21152 {b). Pursuant to Public Resources Code Section 21167 {d), the filing of this notice starts a 35-day statute of limitations on court challenges to the approval of the project.