Item F-2 Agenda Report Part 2 — Beverly Hills City Council, January 23, 2024

Historic Resource Evaluation 9884 Santa Monica Boulevard Beverly Hills, California
Kaplan Chen Kaplan 40 November 22, 2023

REFERENCES
Aerial Photographs. EDR Environmental Data Resources, Inc.

The Avery Index to Architectural Periodicals, at Los Angeles Public Library, lapl.org Campbell-Lange, Barbara-Ann. John Lautner, 191101994: Disappearing Space. Koln, Germany: Taschen, 2005.

City of Beverly Hills Building Permit Records
City of Beverly Hills, Historic Resources Survey Report 1985-86. http://www.beverlyhills.org/cbhfiles/storage/files/6333100111590038901/HistoricResourc esInventory(1985-1986).pdf
City of Beverly Hills, Historic Resources Survey Report, Survey Area 5: Commercial Properties.
https://www.laconservancy.org/sites/default/files/community_documents/City%20of%20 Beverly%20Hills%20Historic%20Resources%20Survey%2C%20commercial%20properti es%20update%2C%202006.pdf
City Directories, EDR Environmental Data Resources, Inc.

Crosse, John. John Lautner: An Annotated and Illustrated Bio-Bibliography, 2010 file:///Users/pamelaoconnor/Downloads/John%20Lautner%20Annotated%20Bibliograph y%202010.pdf
Gebhard, David, and Robert Winter. Los Angeles: An Architectural Guide.

Salt Lake City: Gibbs-Smith. 2003.

Hess, Alan. The Architecture of John Lautner. New York: Rizzoli International Publications, 1999.

Hines, Thomas. Architecture of the Sun: Los Angeles Modernism 1900-1970. New York: Rizzoli International Publications, 2010.

Honnold-Harris, Elizabeth, “The High Impact Arrival and Influence of the Real Thing,” The John Lautner Foundation Newsletter, October 2001
https://www.johnlautner.org/oct2001.pdf
Kikkert, Jan-Richard, and Saariste, Tycho. Lautner, A-Z. Arnhem, Netherlands: ArtEZ Press, 2018
Los Angeles County Assessor Records.

McAlester, Virginia Savage. A Field Guide to American Houses: The Definitive Guide to Identifying and Understanding America’s Domestic Architecture. New York: Alfred A.

Knopf, 2013.

Historic Resource Evaluation 9884 Santa Monica Boulevard Beverly Hills, California
Kaplan Chen Kaplan 41 November 22, 2023
McCoy, Esther. “West Coast Architects V/John Lautner,” Arts & Architecture, August, 1965.

National Register Bulletin #15, How to Apply the National Register Criteria for Evaluation. http://www.nps.gov/nr/publications/bulletins/nrb15/ National Register Bulletin #32, Guidelines for Evaluating and Nominating Properties Associated with Significant Persons.
(www.cr.nps.gov/nr/publications/bulletins/nrb32)
National Register of Historic Places Multiple Property Documentation Form; Residential Architecture of John Lautner in Southern California, 1940-1994. Added to National Register of Historic Places, 2016. https://planning.lacity.org/odocument/65df4e3f-569a4010-a2e7-93e1bdd0bdda/ResidentialArchitectureofJohnLautnerinSoCalifornia_1940- 1994.pdf
Olsberg, Nicholas, ed. Between Earth and Heaven: The Architecture of John Lautner.

New York: Rizzoli International Publications, 2008.

Progressive Architecture
Freiman, Ziva. “Perspectives, Interview: John Lautner,” December 1993 Hess, Alan. “The Legacy of John Lautner “Lyrical Technologist,” December 1994

“Responsibility, Infinity, Nature: John Lautner.” Interview by Marlene L. Laskey. Oral History Program, University of California, Los Angeles. 1986.

Sanborn Fire Insurance Maps
The John Lautner Foundation, https://www.johnlautner.org/wp/?page_id=5 U.S. Modernist, “John Edward Lautner, Jr., FAIA (1911-1994)” https://usmodernist.org/lautner.htm?gclid=CjwKCAjwrqqSBhBbEiwAlQeqGiduTUbVOH0 ZyEOsoYpd4C0b0rzynDoO5bVRKs2F-MmuUmieY0dy3hoC6o0QAvD_BwE YouTube:

John Lautner(1978 Part 1 of 2) Sci-Arc Media Archive
https://www.youtube.com/watch?v=YeuYl6yfv14
John Lautner(1978 Part 2 of 2) Sci-Arc Media Archive
https://www.youtube.com/watch?v=XOo5_vknCPc
Sci-Arc 1991 Lecture Series, John Lautner
https://www.youtube.com/watch?v=l7txeJU4oRM
The Spirit in Architecture: John Lautner -- A film by Bette Jane Cohen Syracuse University Department of Architecture
https://www.youtube.com/watch?v=oPvadMFJaXk
Historic Resource Evaluation 9884 Santa Monica Boulevard Beverly Hills, California
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Attachment A: Photographs
Darrow Building, 9884 Santa Monica Boulevard

1. Drawing of 9884 Santa Monica Boulevard, proposed building, from Getty Research Collection, listed as Douglas Honnold, architect

2. Current photograph of building
Historic Resource Evaluation 9884 Santa Monica Boulevard Beverly Hills, California
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3 Undated photo of north and west elevations, Getty Research Institute

4. Undated photo of north and west elevations, Getty Research Institute Historic Resource Evaluation 9884 Santa Monica Boulevard Beverly Hills, California
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5. Undated photo of stair entrance on west elevation, Getty Research Institute

6. Undated photo of interior, Getty Research Institute
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7. North and west elevations

8. West elevation
Historic Resource Evaluation 9884 Santa Monica Boulevard Beverly Hills, California
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9. West elevation

10. West elevation
Historic Resource Evaluation 9884 Santa Monica Boulevard Beverly Hills, California
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11. South elevation
North Elevation

12. North elevation
Historic Resource Evaluation 9884 Santa Monica Boulevard Beverly Hills, California
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13. North elevation (party wall with adjacent property on left)

14. North elevation showing main entry
Historic Resource Evaluation 9884 Santa Monica Boulevard Beverly Hills, California
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15. North elevation, main entry

16. North elevation, upper windows and party wall
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17. North elevation, upper windows detail

18. North elevation, ground floor windows
Historic Resource Evaluation 9884 Santa Monica Boulevard Beverly Hills, California
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19. North elevation, ground floor windows

20. North elevation, looking west
Historic Resource Evaluation 9884 Santa Monica Boulevard Beverly Hills, California
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21. Corner of north and west elevations

22. North elevation, west end
Historic Resource Evaluation 9884 Santa Monica Boulevard Beverly Hills, California
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23. North elevation, upper corner
West Elevation

24. West elevation at north corner looking south
Historic Resource Evaluation 9884 Santa Monica Boulevard Beverly Hills, California
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25. West elevations, windows at north end

26. West elevation, band of windows
Historic Resource Evaluation 9884 Santa Monica Boulevard Beverly Hills, California
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27. West elevation, looking south

28. West elevation, window band at ground level; louvers at upper level Historic Resource Evaluation 9884 Santa Monica Boulevard Beverly Hills, California
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29. West elevation, louvers

30. West elevation, louvers detail
Historic Resource Evaluation 9884 Santa Monica Boulevard Beverly Hills, California
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31. West elevation, south end by staircase

32. West elevation, looking north from mid-section
Historic Resource Evaluation 9884 Santa Monica Boulevard Beverly Hills, California
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33. West elevation, looking south toward staircase

34. West elevation, staircase and window wall
Historic Resource Evaluation 9884 Santa Monica Boulevard Beverly Hills, California
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35. West elevation, staircase and window wall

36. West elevation, window wall
Historic Resource Evaluation 9884 Santa Monica Boulevard Beverly Hills, California
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37. West elevation, looking down at exterior staircase

38. West elevation, looking at back side of louvers
Historic Resource Evaluation 9884 Santa Monica Boulevard Beverly Hills, California
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39. West elevation, south end with brick wall
South Elevation

40. South elevation
Historic Resource Evaluation 9884 Santa Monica Boulevard Beverly Hills, California
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41. South elevation, louver detail at corner of west and south elevations

42. Sleuth elevation at west corner
Historic Resource Evaluation 9884 Santa Monica Boulevard Beverly Hills, California
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43. South elevation

44. South elevation, entry and exterior staircase
Historic Resource Evaluation 9884 Santa Monica Boulevard Beverly Hills, California
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45. South elevation, exterior staircase

46. South elevation, exterior staircase and utility area Historic Resource Evaluation 9884 Santa Monica Boulevard Beverly Hills, California
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47. South elevation

48. South elevation, party wall on right
Historic Resource Evaluation 9884 Santa Monica Boulevard Beverly Hills, California
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49. Perimeter of rear parking area

50. Perimeter of rear parking area
Historic Resource Evaluation 9884 Santa Monica Boulevard Beverly Hills, California
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51. Rear parking area and driveway
Interiors of Building

52. Staircase on west elevation with window wall
Historic Resource Evaluation 9884 Santa Monica Boulevard Beverly Hills, California
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53. Interior view of louvers

54. Interior corridor and louvers
Historic Resource Evaluation 9884 Santa Monica Boulevard Beverly Hills, California
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55. Interior louver detail

56. Interior louvers
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57. Corner office with louvers

58. Internal light court
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59. Front (north elevation) windows

60. First floor office
Historic Resource Evaluation 9884 Santa Monica Boulevard Beverly Hills, California
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61. Former medical office interior

62. Former interior corridor
Historic Resource Evaluation 9884 Santa Monica Boulevard Beverly Hills, California
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63.. Former interior staircase and corridor

64. Former interior corridor
Historic Resource Evaluation 9884 Santa Monica Boulevard Beverly Hills, California
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65.. Former interior corridor from parking area

66.. Former interior office area
Historic Resource Evaluation 9884 Santa Monica Boulevard Beverly Hills, California
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67. Current interior, ground floor showing internal light court windows and north windows

68. Current interior, ground floor showing front (north) windows and entry Historic Resource Evaluation 9884 Santa Monica Boulevard Beverly Hills, California
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69. Current interior, ground floor showing bands of windows, north and west elevations

70. Current interior, second floor showing windows and louvers Historic Resource Evaluation 9884 Santa Monica Boulevard Beverly Hills, California
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71. Current interior, second floor showing windows and louvers

72. Current interior, second floor showing windows and louvers, and internal light well windows Historic Resource Evaluation 9884 Santa Monica Boulevard Beverly Hills, California
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73. Current interior, second floor showing internal light well windows

74. Interior, remaining wood flooring
Historic Resource Evaluation 9884 Santa Monica Boulevard Beverly Hills, California
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Area Around 9884 Santa Monica Boulevard

75. Garage entrance for Peninsula Hotel and subject building on Santa Monica Blvd.

76. Peninsula Hotel to east of subject building, south side of 9800 block of Santa Monica Bl.

Historic Resource Evaluation 9884 Santa Monica Boulevard Beverly Hills, California
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77. Peninsula Hotel to east of subject building

78. Peninsula Hotel to east of subject building
Historic Resource Evaluation 9884 Santa Monica Boulevard Beverly Hills, California
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79.North side of 9800 block of Santa Monica Blvd. across from subject building

80. North side of 9800 and 9700 blocks of Santa Monica Boulevard Historic Resource Evaluation 9884 Santa Monica Boulevard Beverly Hills, California
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81. North side of 9700 block of Santa Monica Boulevard

82. South side of 9700 block of Santa Monica Boulevard
Historic Resource Evaluation 9884 Santa Monica Boulevard Beverly Hills, California
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83. Looking north on Charleville Boulevard, 9800 block of Charleville Boulevard

84. East side of 9800 block of Charleville Boulevard
Historic Resource Evaluation 9884 Santa Monica Boulevard Beverly Hills, California
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85. East side of 9800 block of Charleville Boulevard

86. West side of 9800 block of Charleville Boulevard
Historic Resource Evaluation 9884 Santa Monica Boulevard Beverly Hills, California
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87. West side of 9800 block of Charleville Boulevard
Historic Resource Evaluation 9884 Santa Monica Boulevard Beverly Hills, California
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Attachment B: Maps
Aerial photograph (ca. 2019)
Los Angeles County Assessor's Map
Historic Resource Evaluation 9884 Santa Monica Boulevard Beverly Hills, California
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Original Tract Map (number TR0013-062) Page 1
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Original Tract Map (number TR0013-062) Page 2
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Original Tract Map (number TR0013-062) Page 3
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Original Tract Map (number TR0013-062) Page 4
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Original Tract Map (number TR0038-065) Page 1
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Original Tract Map (number TR0038-065) Page 2
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Original Tract Map (number TR0083-094) Page 1
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Original Tract Map (number TR0083-094) Page 2
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ATTACHMENT C: Building Permits

Historic Resource Evaluation 9884 Santa Monica Boulevard Beverly Hills, California
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Attachment D: Historic Aerials and Sanborn Insurance Maps Historic Aerials
Aerial Photo 1928
Historic Resource Evaluation 9884 Santa Monica Boulevard Beverly Hills, California
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Aerial Photo 1938
Historic Resource Evaluation 9884 Santa Monica Boulevard Beverly Hills, California
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Aerial Photo 1948
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Aerial Photo 1953
Historic Resource Evaluation 9884 Santa Monica Boulevard Beverly Hills, California
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Aerial Photo 1964
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Aerial Photo 1967
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Aerial Photo 1977
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Aerial Photo 1979
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Aerial Photo 1983
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Aerial Photo 1989
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Aerial Photo 1994
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Aerial Photo 2002
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Aerial Photo 2005
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Aerial Photo 2009
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Aerial Photo 2012
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Aerial Photo 2016
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Sanborn Insurance Maps
Sanborn Insurance Map 1950
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Sanborn Insurance Map 1969
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ATTACHMENT E: DPR Records
Page1of 2 *Resource Name or #: (Assigned by recorder) 9884 Santa Monica Boulevard, Beverly Hills, CA P1. Other Identifier: Darrow Building ____
DPR 523A (9/2013) * Required information
S tate of California  The Resources Agency Primary #
DEPARTMENT OF PARKS AND RECREATION HRI #
PRIM ARY RECORD Trinomial
NRHP S tatus Code 3S
Other Lis tings R eview Code R eviewer Date
*P2. Location:Not for PublicationUnrestricted
*a. County Los Angeles and (P2c, P2e, and P2b or P2d. A ttach a Location M ap as necessary.) *b. US GS 7.5' Quad Date T; R; of of S ec; B.M.
c. Address City 9884 Santa Monica Boulevard, Beverly Hills Zip 90210 d. UTM: (Give m ore than one for large and/or linear resources) Zone, mE/ mN e. Other Locational Data: (e.g., parcel #, directions to resource, elevation, decimal degrees, etc., as appropriate) APN: 4328-003-001
*P3a. Description: (Describe resource and its m ajor elem ents. Include design, m aterials, condition, alterations, size, setting, and boundaries) The north elevation is the “front” elevation of the building as it faces Santa Monica Boulevard. This ground level of this elevation is divided into two modules. A cantilevered, shed roof canopy with boxed eaves runs across the front elevation and is attached to the east wing wall. This overhang provides shading to the first-floor windows. At the upper level there are a series of nine tall vertical windows. These windows are separated by angled fins that projects out to the edge of the canopy. In addition to creating a dynamic rhythm across this elevation, the fins provide shading from the late summer sun on the northerly façade while allowing for natural lighting in other seasons. The west elevation is defined by a bold geometric volume expressed at the upper level. The upper level had a major sustainability feature, a bank of louvers which also cover the south (rear) elevation. The metal louvers are angled from the edge of the canopy to the stucco clad exterior of the rectangular geometric volume, to about two-thirds of the height of the elevation. The louvers provide protection from the strong west sun exposure. There are wood frame sliding doors along the interior side of the louvers that allow for natural ventilation and daylight while protecting from direct sun. The louvers are angled to allow for views to the outside.
*P3b. Resource Attributes: (List
attributes and codes) HP6
*P4.Resources Present:X Building
S tructure Object S ite District
E lement of Dis trict Other (Isolates,
etc.)
P5b. Description of Photo: (view, date,
accession #) J anuary 2022
*P6. Date Constructed/Age and
S ource: X His toric Prehistoric
Both
1946
*P7. Owner and Address:
*P8. Recorded by: (N am e, affiliation,
and address) Pam O’Connor, Kaplan Chen
Kaplan, 2526 18thSt., Santa Monica, CA
90405
*P9. Date Recorded: 3/2022 Survey
Type: (Describe) Intensive
*P11. R eport Citation: (Cite survey
report and other sources, or enter "none.")
Historic Resources Survey, 9884 Santa
Monica Boulevard, Beverly Hills, Kaplan Chen Kaplan,11/2023 *Attachments:NONELocation M apContinuation S heetBuilding, S tructure, and Object R ecord Archaeological RecordDistrict R ecordLinear Feature R ecordM illing S tation R ecordR ock Art R ecord Artifact R ecordPhotograph R ecord Other (Lis t):

P5a. Photograph or Drawing (Photograph required for buildings, structures, and objects.)
50400290175040029017
1*Resource Name or # (Assigned by recorder) Darrow Building, 9884 Santa Monica Boulevard *NRHP Status Code: 3S Page2of2
DPR 523B (9/2013) *Required information
State of California  The Resources Agency Primary # DEPARTMENT OF PARKS AND RECREATION HRI#

BUILDING, STRUCTURE, AND OBJECT RECORD
(This space reserved for official comments.)
2100 N Cahuenga Blvd
B1Historic Name: B2. Common Name: B3. Original Use: Commercial B4. Present Use: Commercial
*B5. Architectural Style: Late Modern
*B6. Construction History: (Construction date, alterations, and date of alterations) In 1976 a permit was taken to remodel the second-floor offices. In 1980 a permit for a “new stairway to the second-floor reverse front door” was applied for. Permits were taken out in 1978, 1985 and 1989 for non-structural interior changes and unspecified tenant improvements. Permits were taken out for signage in 1989, 2001 and 2009. No interior space configurations or original interior finishes or materials remain and in 2021 those non-original structural elements and non-original interior walls and spaces were removed. All the other permits were for changes to the interior, electrical and plumbing, HVAC and installation of signs. Over the decades numerous interior alterations/tenant improvements (permitted and likely some unpermitted) occurred. *B7. Moved? No Date: Original Location:
*B8. Related Features:

B9a. Architect: John Lautner; Douglas Honnold b. Builder: Structon General Contractors *B10. Significance: Theme: Late Modern Architecture Area: Architecture and Engineering Period of Significance: 1945-1980 Property Type: Commercial Applicable Criteria None (Discuss importance in terms of historical or architectural context as defined by theme, period, and geographic scope. Also address integrity.

The office building at 9884 Santa Monica Boulevard is an excellent example of the design philosophy of master architect John Lautner, is an excellent example of the Late Modern Architectural style, and an early example of sustainable design applied to a commercial building. The Late Modern styling of the building includes its horizontal massing. bold geometric volumes, and large expanse of unadorned wall surface along the west elevation, and ribbon windows. The building design is also representative of Lautner’s creation of unique spaces as evidenced by the canted sliding glass doors adjacent to the louvers. Unique design elements such as the staircase on the west elevation, provide “in-between” spaces – between the interior and exterior. The building is sited and fenestration arranged to adapt to sunlight and other environmental conditions. The building also includes early application of sustainable design including its siting on the parcel and includes sustainable features such as louvers that allow natural light and ventilation into the building while also allowing the outside to be seen through the spacing of the louvers.

B11. Additional Resource Attributes: (List attributes and codes) *B12. References:

Historic Resources Survey, 9884 Santa Monica Blvd.,
Beverly Hills, Kaplan Chen Kaplan,11/2023
B13. Remarks:
*B14. Evaluator: Pam O’Connor, Kaplan Chen Kaplan
*Date of Evaluation: 3/2022
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ATTACHMENT F: Letter from Judith Lautner, The John Lautner Foundation Post Office Box 29517
Los Angeles, California 90029-0517
http://www.johnlautner.org

THE JOHN LAUTNER

F O U N D A T I O N
14 February 2022

TO WHOM IT MAY CONCERN
SUBJECT: Darrow Building, 9884 Santa Monica Boulevard, Beverly Hills From: Judith Lautner, President
The John Lautner Foundation
The John Lautner Foundation supports the designation of the Darrow Building, located at 9884 Santa Monica Boulevard in the City of Beverly Hills, as a City of Beverly Hills Historic Resource.

The building was designed in the office of Douglas Honnold in 1945 by architect John Lautner, who was at the time the principal design architect for Honnold. All buildings Lautner designed in the period just after the war, 1945-1946, were done in Honnold's office. He left Honnold’s employment in 1946 to start his own practice. Unfortunately, Honnold’s work was burned in a fire many years ago so plans no longer exist. However, the John Lautner Archive, held at the Getty Research Center, contains photographs and a print of a rendering of the building. A visit to the building in 2007 confirmed that while changes have been made to the interior, the exterior is essentially unchanged.

The building is one of only a few extant commercial buildings designed by John Lautner. In addition to the building’s exceptional aesthetic design, the building incorporates innovative sustainable features – decades before today’s growing emphasis on sustainable architecture.

The John Lautner Foundation, Federal Taxpayer I.D. 95-4629545, is a nonprofit entity as defined under 501(c)(3) of the Internal Revenue Code.

Contributions are deductible to the extent allowed by law. __________________________________________________________________________________ Board of Directors
Judith Lautner, President, Treasurer, Henderson, NV * Christopher Carr, Vice President, Los Angeles, CA * Frank Escher, Archive Affairs, Los Angeles, CA * John C. English, Preservation Affairs, Los Angeles, CA * Eleanor Schrader, Secretary, Los Angeles, CA ATTACHMENT 10
Updated Historic Impact Analysis
dated November 22, 2023
OF DECEMBER 5, 2023 COUNCIL AGENDA REPORT
9884 Santa Monica Boulevard
Darrow Office Building
Beverly Hills, California
Impacts Analysis
November 22, 2023
Submitted by:

Kaplan Chen Kaplan
2526 Eighteenth Street
Santa Monica, CA 90405
David Kaplan, Principal
Pam O’Connor, Architectural Historian
Table of Contents
Introduction 1
Property Description 2
Regulatory Framework 6
Proposed Project Description 8
Analysis of Compliance with the Secretary of the Interior’s Standards 11 Analysis of Compliance with City of Beverly Hills Historic Incentive Program 14 Conclusion 15
Attachments: Proposed Project Drawing Set
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Introduction
The office building at 9884 Santa Monica Boulevard, designed by master architect John Lautner, is an excellent example of his unique design philosophy, an excellent example of Lautner’s Expressionist design as a more organic and expressive iteration of MidCentury Modernism. It is also a rare extant example of a commercial office building designed by Lautner early in his career and an early example of sustainable design on a commercial building. The Expressionist architectural styling of the building includes its horizontal massing, bold geometric volumes and sculptural design, and large expanse of unadorned wall surface along the side elevation. The building design is also representative of Lautner’s creation of unique spaces as evidenced by the canted sliding glass doors adjacent to the louvers. Unique design elements such as the staircase on the west elevation, provide “in-between” spaces – between the interior and exterior.

Sketch of 9884 Santa Monica Boulevard (Getty Research Institute Archives) 9884 Santa Monica Boulevard, front and side elevations (undated from Getty Institute files)

9884 Santa Monica Boulevard, front and side elevations, 2021.

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The building is sited and fenestration arranged to adapt to sunlight and other environmental conditions. A major character-defining feature of the building is its sustainable design that includes the bank of louvers (along the side and rear elevations) that allows natural light and ventilation into the building while also allowing the outside to be seen through the spacing of the louvers. This building is eligible to be designated a City of Beverly Hills historic landmark. The building is also eligible for inclusion on the National Register of Historic Places and on the California Register of Historical Resources.

Property Description
The building is designed to take advantage of its corner site. The shorter elevation, the front elevation, faces the more travelled east-west street of Santa Monica Boulevard.

This section of the alignment is narrow and thus the views of the elevations of buildings is also limited. The longer elevation, the side elevation, faces Charleville Boulevard.

While Charleville Boulevard is a not a major thoroughfare, the corner location of the building and relative width of the street, gives prominence to views of the side elevation.

The rear elevation is visible from Charleville Boulevard. 9884 Santa Monica Boulevard, front and side elevation Front elevation Review of City of Beverly Hills building permits for 9884 Santa Monica Boulevard show that the there are no permits for additions to the building. The only permits for exterior alterations to the building was the addition of an exterior staircase on the rear elevation in 1976 and re-roofing in 1996.

All the other permits were for changes to the interior, electrical and plumbing, HVAC and installation of signs. Over the decades numerous interior alterations/tenant improvements (permitted and likely some unpermitted) occurred. In 1976 a permit was taken to remodel the second-floor offices. In 1980 a permit for a “new stairway to the second-floor reverse front door” was applied for. Permits were taken out in 1978, 1985 and 1989 for non-structural interior changes and unspecified tenant improvements.

Permits were taken out for signage in 1989, 2001 and 2009. No interior space configurations or original interior finishes or materials remain and in 2021 those nonoriginal structural elements and non-original interior walls and spaces were removed.

The front elevation of the building faces Santa Monica Boulevard. The ground level of this elevation is divided into two modules. One half abuts a projecting wing wall that functions as a party wall. The building’s design anticipated that the adjacent parcel would be developed with a building without any side setback. The projecting wing wall Impacts Analysis 9884 Santa Monica Boulevard
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Kaplan Chen Kaplan 3 November 22, 2023
functions to delimit the subject building and not allow any adjacent building to interfere with the design of the subject building.

This half of the ground level of the front elevation, recessed below the cantilevered canopy, consists of a large plate glass window, and two door assemblies – one with a single door and another with double doors. The doors have large expanses of glass.

Originally the four fins from the upper level extended down to the sidewalk; these fins separated the two building entries as well as providing shade.

The other half of the ground level of the front elevation consists of a brick exterior wall with a horizontal band or windows tucked under the canopy. It appears that the brick was originally unpainted; currently it is painted white.

A cantilevered, shed roof canopy with boxed eaves runs across the front elevation and is attached to the wing wall. It also turns to run across a portion of the long side elevation that faces Charleville Boulevard. The overhang provides shading to the first-floor windows.

At the upper level of the front elevation there is a series of nine tall vertical windows.

These windows are separated by angled fins that project out to the edge of the canopy.

In addition to creating a dynamic rhythm across this elevation, the fins provide shading from the late summer sun on the northerly façade while allowing for natural lighting in other seasons. There is a canted hood above these windows.

The upper windows of the front, north, elevation stop short of the corner where they abut the geometric volume of the rectangular west elevation. The cantilevered canopy returns at the corner and runs along the entire west elevation. The band of horizontal windows under the canopy also returns and runs along the north half of the west elevation, terminating before the stairway and entry on the west elevation. The canopy provides shading from the sun. The portion of exterior wall at the ground level along the west elevation is of brick like that of the front elevation.

Geometric volume of the side elevation
The side elevation is defined by a bold geometric volume strongly expressed at the upper level above the overhang of the first floor. This sculptural upper area is stucco clad without any ornament. The upper level has a major sustainability feature, a bank of louvers which also runs across the rear elevation. The individual metal louvers are angled from the edge of the canopy to the exterior of the rectangular geometric volume, to about two-thirds of the height of the elevation. The louvers provide protection from the strong west sun exposure.

Impacts Analysis 9884 Santa Monica Boulevard
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Kaplan Chen Kaplan 4 November 22, 2023
There are wood frame sliding doors along the interior side of the louvers that allow for natural ventilation and daylight while protecting from direct sun. The louvers are angled to allow for views to the outside. To the front of the bank of louvers, a small opening was later cut into the wall and contains a small mechanical unit; this opening is not an original element.

The ground level of the west elevation has an entry way near the south end of that elevation. This side of the building has the Charleville Boulevard address listed, 9885 Charleville Boulevard. This entry is reached by a series of brick clad steps. The building exterior at this point consists of a window wall with a stepped design leading up to the entry door which is recessed under the cantilevered canopy. To the sidewalk side of the steps is a brick wall that continues southward to encase a portion of the rear surface parking area.

The staircase leads to an entrance on the first floor and then turns inward to reach the second floor. The stairwell to the second floor is located between the louvers and the building, creating an “in-between” or transitional space – connecting the outdoors and the indoors.

Stair entry on side elevation Window wall at side entry stairs The rear elevation of the building has an angled pop out along two-thirds of the elevation. The bank of louvers conforms to the profile of this elevation and extends across the full width of the elevation. The exterior wall at the lower level is recessed under the louvers. The ground level of this rear elevation contains a band of horizontal windows along the west portion of the elevation. Later additions include a secure caged area that provides access to building utilities and an exterior staircase.

Side elevation Rear elevation

As evidenced by the building permits, over the decades tenant improvements and remodeling resulted in the loss of all interior configurations, materials, and finishes.

These non-structural alterations have been removed. There are a few sections of flooring laid in an angled pattern that may be original.

Impacts Analysis 9884 Santa Monica Boulevard
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Kaplan Chen Kaplan 5 November 22, 2023
The exterior of the building, the brick wall, has been and remains exposed on the interior of the ground. The wood-frame glass sliding doors adjacent to the louvers are original and remain. They are slightly canted. On the far side of the building interior is another original feature, an internal light court. This opening is adjacent to the party wall on the east. This light court provides cross-ventilation for the building and daylight including light that is reflected off the party wall. The non-original interior configuration and tenant improvements have been removed.

View of louvers and stairway View of louvers and sliding from Inside doors along interior corridor

First floor interior, interior side First floor interior of brick exterior
Second floor interior showing Second floor interior with sliding canted sliding doors doors
Character-Defining Features
The significant character-defining features of the building are:
• Sculptural and geometric massing of building’s three visible elevations • Brick and stucco on exterior elevations
Impacts Analysis 9884 Santa Monica Boulevard
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• Fins on front elevation
• Vertical windows on front upper elevation
• Ground level storefront/entry assemblies on front elevation • Band of windows under canopy on ground level of front and side elevations • Organic styled bank of louvers on upper level of side and rear elevations • Stairway on side elevation
• Brick wall along the side elevation
• Canted sliding doors with wood frame and glazing under louvers • Light court on party wall side of building
Regulatory Framework
Secretary of the Interior’s Standards for Rehabilitation The Secretary of the Interior’s Standards for Rehabilitation1 were developed by the National Park Service to regulate the Historic Preservation Tax Incentives program. “Rehabilitation” is defined as ”the act or process of making possible a compatible use for a property through repair, alterations, and additions while preserving those portions or features which convey its historical, cultural, or architectural values. The Rehabilitation Standards acknowledge the need to alter or add to a historic building to meet continuing or new uses while retaining the building’s historic character.”2

The Guidelines for Rehabilitating Historic Buildings and the Guidelines on Sustainability for Rehabilitating Historic Buildings provide guidance on how to repair, alter and construct additions to historic building. The Sustainability Guidelines state that “the key to a successful rehabilitation project is to identify and understand any lost original and existing energy-efficient aspects of the historic building, as well as to identify and understand its character-defining features to ensure they are preserved. The most sustainable building may be one that already exists. Thus, good preservation practice is often synonymous with sustainability.” The Sustainability Guidelines add: “whether a historic building is rehabilitated for a new or continuing use, it is important to utilize the building’s inherently sustainable qualities as they were intended.”3

The Secretary of the Interior’s Standards for Rehabilitation are also used by state and local governments to evaluate proposed repairs and additions to historic buildings. The ten Standards for Rehabilitation are:

1. A property shall be used for its historic purpose or be placed in a new use that requires minimal change to the defining characteristics of the building and its site and environment.
1 Codified as 36 DRF 67
2 The Secretary of the Interior’s Treatments for Historic Properties, p. 2. https://www.nps.gov/tps/standards/treatment-guidelines-2017.pdf 3 The Secretary of the Interior’s Standards for Rehabilitation and Illustrated Guidelines on Sustainability for Rehabilitating Historic Buildings, p. 1.
https://www.nps.gov/tps/standards/rehabilitation/sustainability-guidelines.pdf Impacts Analysis 9884 Santa Monica Boulevard
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2. The historic character of a property shall be retained and preserved. The removal of historic materials or alteration of features and spaces that characterize a property shall be avoided.

3. Each property shall be recognized as a physical record of its time, place, and use. Changes that create a false sense of historical development, such as adding conjectural features or architectural elements from other buildings, shall not be undertaken.

4. Most properties change over time; those changes that have acquired historic significance in their own right shall be retained and preserved.

5. Distinctive features, finishes, and construction techniques or examples of craftsmanship that characterize a property shall be preserved.

6. Deteriorated historic features shall be repaired rather than replaced. Where the severity of deterioration requires replacement of a distinctive feature, the new feature shall match the old in design, color, texture, and other visual qualities and, where possible, materials. Replacement of missing features shall be substantiated by documentary, physical, or pictorial evidence.

7. Chemical or physical treatments, such as sandblasting, that cause damage to historic materials shall not be used. The surface cleaning of structures, if appropriate, shall be undertaken using the gentlest means possible.

8. Significant archeological resources affected by a project shall be protected and preserved. If such resources must be disturbed, mitigation measures shall be undertaken.

9. New additions, exterior alterations, or related new construction shall not destroy historic materials that characterize the property. The new work shall be differentiated from the old and shall be compatible with the massing, size, scale, and architectural features to protect the historic integrity of the property and its environment.

10. New additions and adjacent or related new construction shall be undertaken in such a manner that if removed in the future, the essential form and integrity of the historic property and its environment would be unimpaired.

City of Beverly Hills Historic Incentive Findings
The City of Beverly Hills conducts an Historic Incentive Permit Program. To be eligible for the program the following findings must be made:

2. The proposed development will not have a substantial adverse impact on:
a. The scale, massing, or character of the streetscape, b. The scale and massing of the property as viewed by neighboring properties; c. Neighbors’ access to light and air,
d. Neighbors’ privacy,
e. The garden quality of the city, and
f. The public health, safety, or welfare.

Proposed Project Description
The rehabilitation project for 9884 Santa Monica Boulevard proposes to:
• Retain, repair, and restore character-defining historic exterior features o Retain sustainable character-defining elements such as fins o Restore ground level fins on front elevation (extension of upper-level fins) to original location; match finish
o Exterior stucco to be repainted
o Metal louvers to be restores or replaced with similar o Window frames to be restored; existing glazing to be replaced o Remove paint from exterior brick to bring back original natural finish • Configure interior spaces for offices and retail (no original interiors are extant) • Construct additional office space
Sculptural geometric volume of side elevation Rear elevation John Lautner designed the subject building in an Expressionist architectural style; it was an early conception and interpretation of a style in which buildings were not “a simple, straightforward set of volumes” as most Mid-Century Modern designs were, but rather were “highly articulated sculptural forms.”4 Lautner also merged the buildings he designed with their surroundings. The subject building makes use of the corner site 4 National Register of Historic Places Multiple Property Documentation Form, Residential Architecture of John Lautner in Southern California, 1940-1990.” https://planning.lacity.org/odocument/65df4e3f-569a-4010- a2e7-93e1bdd0bdda/ResidentialArchitectureofJohnLautnerinSoCalifornia_1940-1994.pdf Impacts Analysis 9884 Santa Monica Boulevard
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Kaplan Chen Kaplan 9 November 22, 2023
using the length of the parcel along Charleville Boulevard to display the sculptural geometric volume of the building. All three visible sides of the building (the fourth side is shared with the adjacent building) contain significant architectural design features.

The “rear” of the building is in the “rear” of the parcel but was not treated as the “back of the house.” While the front and side elevations were built to the lot line, the rear elevation was not. This allowed for the rear elevation to include an additional geometric element with a portion of that elevation featuring an angled projection. The louver bank that begins on the side elevation continues to wrap around the building covering the full width of the rear elevation. This louver bank is an early innovative sustainability feature that is integrated into the form and design of the building.

The rehabilitation proposal includes construction of additional office space. The challenge for the subject building is where to build an addition. The typical option of building additional space at the rear of a building would require that most of that rear elevation, with its articulated elevation and louver bank, would have to be demolished.

The constraints of the site led to the proposed solution to construct a partial third story on the building.

The proposed partial third story would use the roof as its platform. The interior of the third floor would be recessed on the front and side elevations; along the rear elevation it would conform to the edge of the building except for the projecting angled feature. The elevation of the partial third story, along the building’s side, would have a zig-zag design and would be set back from the front and side elevations of the building. The exterior of the partial third story would be predominantly glazed including fixed windows and sliding doors.

The area in front of the partial third story’s exterior on the front and side would function as a terrace and be enclosed by a transparent wall. The flat roof of the partial third story would project out over the terrace area.

Plan view of proposed partial third story5
5 Drawing set in Attachments
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Existing front and side elevations Drawing with proposed partial third story

Existing front elevation Drawing with proposed partial third story

Proposed partial third story, front elevation
Existing side elevation Drawing with partial third story Impacts Analysis 9884 Santa Monica Boulevard
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Kaplan Chen Kaplan 11 November 22, 2023

Proposed partial third story, side elevation
Existing rear elevation Proposed partial third story, rear elevation Analysis of Compliance with the Secretary of the Interior’s Standards for Rehabilitation

1. A property shall be used for its historic purpose or be placed in a new use that requires minimal change to the defining characteristics of the building and its site and environment.

The property will be used for its historic purpose, as a commercial office and retail building. The only change will be the addition of more office space. The proposed project complies with Standard 1.

2. The historic character of a property shall be retained and preserved. The removal of historic materials or alteration of features and spaces that characterize a property shall be avoided.

The proposed design will retain and rehabilitate the three major historic elevations of the building, all of which are visible from the right of way and all of which contain major character-defining features. All replacement windows will be compatible with existing window types. The documented ground floor fins will be restored. The louver banks will be repaired or replaced with similar materials. The proposed project complies with Standard 2.

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The project will retain all original extant elements. The project will repair damaged historic elements wherever possible or will replace in kind. There are no changes that would impart a false sense of historical elements. The proposed project complies with Standard .3

4. Most properties change over time; those changes that have acquired historic significance in their own right shall be retained and preserved.

Limited changes have occurred on the building’s exterior (addition of rear staircase; small cutout for mechanical equipment on side elevation). None of these have achieved historic significance and they will be removed. The proposed project complies with Standard 4.

5. Distinctive features, finishes, and construction techniques or examples of craftsmanship that characterize a property shall be preserved.

The building has a major sustainable feature integrated into its design, the bank of louvers along the side and rear elevations. This bank of louvers will be retained and repaired. Sustainable features on the front elevation include fins along the front elevation. The ground floor fins were removed in the past; they are proposed to be reconstructed. Original windows, the side staircase, door assemblies, and exterior cladding will be retained and repaired as needed. The proposed project complies with Standard 5.

The priority of the project is to repair historic features. If any historic feature is beyond repair, it will be replaced with an in-kind material. The fins on the ground floor will be reconstructed; their location and design are based on photographic and physical documentation. The proposed project complies with Standard 6.

Originally the brick exterior was not painted; it currently is painted white. The proposed project will remove the paint to restore the original natural brick color. The least intrusive method of removal will be employed. The proposed project complies with Standard 7.

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8. Significant archeological resources affected by a project shall be protected and preserved. If such resources must be disturbed, mitigation measures shall be undertaken.

The site was previously disturbed with the original construction of the building. No excavation is planned for the site. Only surface regrading of the rear parking lot is planned. Although unlikely, if any archeological resources are found during construction activities it is recommended that work cease until a qualified archeologist reviews the site. The proposed project complies with Standard 8.

The proposed project includes addition of more office space. The challenge of the subject property is that the three elevations in public view all have major characterdefining features. Two of the elevations, the side and rear, are defined by an early sustainable building feature, a bank of louvers. The bank of louvers extends over the width of the rear elevation. Constructing an addition to the rear of the building would result either in the demolition of the louvers, or if left in place, the loss of a major feature that allows natural light into the interior of the building. Thus, the project proposed to add a partial third story to the building will allow the full bank of louvers, a significant early integrated sustainable design feature, to be retained.

This story is less than the full area of the footprint of the building and will be recessed from two of the building’s edges (it will go to the building line of the rear elevation and abut the adjacent building that shares a party wall). The added partial story will be recessed on the front and side elevations. The materials include glazed windows and sliding doors which to further “lighten” the new elevations helping them to also recede visually.

The new construction of a partial third story will not destroy any historic materials that characterize the property. The design of the partial third story is differentiated from the historic features and materials of the building. The partial third story will alter the massing of the building but its design and materials work to minimize the visual effect or impact of the added partial story. The proposed project generally complies with Standard

9. 10. New additions and adjacent or related new construction shall be undertaken in such a manner that if removed in the future, the essential form and integrity of the historic property and its environment would be unimpaired.

The proposed project adds a partial third story to the building. As noted under Standard 9, the added partial third story would take up less square footage than the other floors of the building. The roof of the existing building will be its platform. This partial third story Impacts Analysis 9884 Santa Monica Boulevard
Beverly Hills
Kaplan Chen Kaplan 14 November 22, 2023
could be removed in the future without impacting any of the original historic characterdefining features of the building. The proposed project meets Standard 10.

Analysis of Compliance with the City of Beverly Hills Historic Incentive Program Findings
The City of Beverly Hills conducts an Historic Incentive Permit Program. To be eligible for the program the following findings must be made:

1. The proposed project either:
a. Complies with the “Secretary of the Interiors Standards for the Treatment of Historic Properties with Guidelines for Preserving, Rehabilitating, Restoring, and Reconstructing Historic Buildings”; or
b. Does not demonstrate strict compliance with the “Secretary of the Interiors Standards for the Treatment of Historic Properties with Guidelines for Preserving, Rehabilitating, Restoring, and Reconstructing Historic Buildings”, but nonetheless protects and preserves the historic and architectural qualities and the character defining features that make the property a landmark or contributing property; and
The proposed project complies with Standards 1 through 8 and 10 of the Secretary of the Interiors Standards for Rehabilitation. The proposed project generally complies with Standard 9. The original historic design of the building includes three major elevations (the fourth is a party wall). Construction of a rear addition would result in adverse impacts to the historic bank of louvers, an integrated design and sustainable historic feature of the building. Thus, the constraints of the building’s historic design led to a solution that adds a partial third story to the building. The design of the partial third story is differentiated from the historic features and materials of the building. The partial third story will alter the massing of the building but its design and materials work to minimize the visual effect or impact of the added partial story. As such, the proposed addition generally meets Standard 9.

2. The proposed development will not have a substantial adverse impact on:
a. The scale, massing, or character of the streetscape.

The two-story building is sited along a commercial boulevard that contains a range of commercial buildings with varying heights. The subject building and is adjacent to a large multi-story hotel. The addition of a partial third story will not have an adverse impact on the commercial corridor of Santa Monica Boulevard. The building’s side is along Charleville Boulevard. The section Charleville Boulevard that runs south to Durant Street is zoned commercial on the side of the street that the subject building is located and the north half of the other side of the street is also zoned commercial. Thus, the character of that streetscape is commercial and the existing subject commercial building will not have any substantial adverse impact under this criterion.

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b. The scale and massing of the property as viewed by neighboring properties; A partial third story will be added to the subject building. The subject building is on a single parcel on the block; all of the other parcels on the block were consolidated into a single parcel and a large hotel complex with multi-story buildings was constructed. The scale and massing of the subject building on a single parcel will not have an adverse impact as viewed from the larger adjacent hotel development. The proposed project will not have an adverse impact under this Criterion.
c. Neighbors’ access to light and air,
Similar to Criterion B, the subject building is on a single parcel will not have any impact on the access to light and air from the adjacent large multi-story hotel complex. The proposed project will not have an adverse impact under this Criterion. d. Neighbors’ privacy,
Similar to Criterion B, the subject building is on a single parcel will not have any impact on the access to light and air from the adjacent large multi-story hotel complex. The proposed project will not have an adverse impact under this Criterion. e. The garden quality of the city, and
The subject building and proposed project is in the commercial area of the city. The character of this zone is that of urbanized commercial development with most buildings constructed to the lot line. Thus, this criterion does not apply to commercial zones such as the zone in which the subject building is located.
f. The public health, safety, or welfare.

There is no evidence that the proposed project would have any adverse impact on the public health, safety, or welfare. The proposed project will not have an adverse impact under this Criterion.

Conclusion
Based on the analysis and evaluation above under the Secretary of the Interior’s Standards for Rehabilitation section and the City of Beverly Hills Incentive Program, it is found that the findings can be made that the proposed project generally complies with the Secretary of the Interior’s Standards for Rehabilitation and complies with the City of Beverly Incentive Program. The proposed project would not result in a substantial adverse change to the historic resource at 9884 Santa Monica Boulevard.

Beverly Hills City CouncilJanuary 23, 2024

Beverly Hills City Council
January 23, 2024