Los Angeles Department of City Planning RECOMMENDATION REPORT CULTURAL HERITAGE COMMISSION CASE NO.: CHC-2020-3767-HCM ENV-2020-3768-CE HE ARING DATE: July 16, 2020 Location: 2841-2849 North Avenel Street TIME: 10:00 AM Council District: 4 – Ryu PLACE : Teleconference (see Community Plan Area: Hollywood agenda for login Area Planning Commission: Central information) Neighborhood Council: Silver Lake Legal Description: Ivanhoe Tract, Block 10, Lots 32-34 EXPIRATION DATE: The original 30-day expiration date of July 19, 2020 per Los Angeles Administrative Code Section 22.171.10(e)1 is tolled, and a revised date will be determined pursuant to the Mayor’s March 21, 2020 Public Order Under City of Los Angeles Emergency Authority re: Tolling of Deadlines Prescribed in the Municipal Code and April 17, 2020 Public Order Under City of Los Angeles Emergency Authority re: Tolling HCIDLA Deadlines and Revising Expiration of Emergency Orders PROJECT: Historic-Cultural Monument Application for the AVENEL COOPERATIVE HOUSING PROJECT REQUEST: Declare the property an Historic-Cultural Monument OWNER/APPLICANT: Julia Meltzer, HOA Board President Avenel Condominium Association 2839 ½ North Avenel Street Los Angeles, CA 90039 PREPARER: Robert Chattel Chattel, Incorporated 13417 Ventura Boulevard Los Angeles, CA 90423 RECOMMENDATION That the Cultural Heritage Commission: 1. Take the property under consideration as an Historic-Cultural Monument per Los Angeles Administrative Code Chapter 9, Division 22, Article 1, Section 22.171.10 because the application and accompanying photo documentation suggest the submittal warrants further investigation. 2. Adopt the report findings. VINCENT P. BERTONI, AICP Director of PlanningN1907 CHC-2020-3767-HCM 2841-2849 North Avenel Street Page 2 of 5 [SIGNED ORIGINAL IN FILE] [SIGNED ORIGINAL IN FILE] Ken Bernstein, AICP, Principal City Planner Shannon Ryan, Senior City Planner Office of Historic Resources Office of Historic Resources [SIGNED ORIGINAL IN FILE] [SIGNED ORIGINAL IN FILE] Lambert M. Giessinger, Preservation Architect Melissa Jones, City Planning Associate Office of Historic Resources Office of Historic Resources Attachment: Historic-Cultural Monument Application CHC-2020-3767-HCM 2841-2849 North Avenel Street Page 3 of 5 SUMMARY The Avenel Cooperative Housing Project is a ten-unit multi-family apartment complex located on North Avenel Street between West Avenel Terrace and West La Paz Drive in the Silver Lake neighborhood of Los Angeles. Constructed in 1947, the subject property was designed in the International architectural style by master architect Gregory Ain (1908-1988) as an experimental, post-World War II communal housing project called Avenel Homes. The property transitioned to condominium ownership in 1991. Housing cooperatives evolved as a postwar housing solution that met the demand for affordability, privacy, and flexibility, along with the benefits of communal, democratic living. Cooperatives originated to address the individual needs of its occupants and thus vary from affordable to upscale. Notable Southern California cooperatives emerged in the 1940s, including Crestwood Hills in the Brentwood neighborhood of Los Angeles, as well as the Avenel Cooperative Housing Project. The communities served returning World War II veterans and were designed by master architects experimenting with low-cost housing designs. Financed under Title 608 of the Federal Housing Administration, the units in the Avenel project were not only affordable but were near downtown Los Angeles, schools, parks, and public transportation. The subject property is comprised of two one-story buildings with five units each. Each building has a sawtooth plan with each unit rotated fifteen degrees from the lot line. The subject property is on a sloped lot declining to the southeast. As a result, the two buildings are not level with one another, and are situated on a lower terrace and an upper terrace. The two terraces are separated by a retaining wall. The two buildings are of wood-frame construction with a concrete slab foundation and cement plaster walls, and have flat asphalt composition roofs. Enclosed garages and full-width driveways are located below the units facing Avenel Street, on the east-facing elevation. The north-facing elevation of each building contains entrances to the individual units along a common open-air concrete walkway. Each unit has a painted flush door beneath an overhang supported by a single metal post. The south-facing elevation has floor-to-ceiling glass walls with an entrance into the living rooms of each unit and a protruding flat roof. This elevation faces backyard patios for each unit. Fenestration consists of metal-framed casement windows, and clerestory metal-framed ribbon windows. The interiors feature sliding walls to allow flexibility in the layout of each unit. Born in Pittsburgh, Pennsylvania on March 28, 1908, Gregory Ain moved with his family to Southern California in 1911. He studied mathematics and physics at the University of California, Los Angeles and architecture at the University of Southern California before working as an apprentice to master architects Rudolph Schindler and Richard Neutra. Although he would not be licensed until 1943, Ain opened his own architecture firm in 1938. He was interested in both affordable and user-friendly housing, and in 1940, he received the Guggenheim Memorial Foundation fellowship to research low-cost housing in Southern California with architects Walter Gropius and Ludwig Mies van de Rohe among his sponsors. However, Ain’s social views and his intent to support low-income families as well as ethnic minorities were not well received, particularly during the 1950s, which led to his exclusion from the Case Study House program and loss of financial backing from the Federal Housing Administration. Over the course of his career, Ain designed a number of housing projects including Park Planned Homes (1945-1946) in Altadena and Mar Vista Housing in Los Angeles (1946-1948, also known as the Gregory Ain Mar Vista Tract designated as a Historic Preservation Overlay Zone in 2003), as well as other single- and multi-family properties such as the Amsalem A. Ernst House (1937, HCM #840), Dunsmuir CHC-2020-3767-HCM 2841-2849 North Avenel Street Page 4 of 5 Flats (1938, HCM #954), the Becker Residence (1939), Margaret and Harry Hay House (1939, HCM #981), and the Kay Residence (1963, HCM #952). He taught architecture for several years at the University of Southern California and then became the dean of the School of Architecture at Pennsylvania State University in 1963. Ain returned to Los Angeles in 1967, was recognized as a Fellow of the American Institute of Architects in 1972, and passed away at the age of 79 in 1988. The subject property has experienced alterations that include minor interior remodel work in 2000, 2016, and 2018; and the removal of some backlit address plates, the replacement of some windows on the north-facing elevation, the enlargement of most units on the south-facing elevation, the alteration of roof overhangs, and the covering of some service yards, all at unknown dates. The subject property was individually listed on the National Register of Historic Places in 2005, and subsequently listed on the California Register of Historical Resources. In addition, SurveyLA, the citywide historic resources survey, identified the subject property as individually eligible for listing under the national, state, and local designation programs as an excellent example of Mid- Century Modern multi-family residential architecture in Hollywood and as a work of master architect Gregory Ain. 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 if it meets at least one of the following criteria: 1. Is identified with important events of national, state, or local history, or exemplifies significant contributions to the broad cultural, economic or social history of the nation, state, city or community; 2. Is associated with the lives of historic personages important to national, state, city, or local history; or 3. Embodies the distinctive characteristics of a style, type, period, or method of construction; or represents a notable work of a master designer, builder, or architect whose individual genius influenced his or her age. FINDINGS Based on the facts set forth in the summary and application, the Commission determines that the application is complete and that the property may be significant enough to warrant further investigation as a potential Historic-Cultural Monument. BACKGROUND On June 19, 2020, the Director of Planning determined that the application for the proposed designation of the subject property as Historic-Cultural Monument was complete. The original 30- CHC-2020-3767-HCM 2841-2849 North Avenel Street Page 5 of 5 day expiration date of July 19, 2020 per Los Angeles Administrative Code Section 22.171.10(e)1 is tolled, and a revised date will be determined pursuant to the Mayor’s March 21, 2020 Public Order Under City of Los Angeles Emergency Authority re: Tolling of Deadlines Prescribed in the Municipal Code and April 17, 2020 Public Order Under City of Los Angeles Emergency Authority re: Tolling HCIDLA Deadlines and Revising Expiration of Emergency Orders. CITY OF LOS ANGELES / NOMINATION FORM '%&%(