SURVEY REPORT
City of Glendale
South Glendale Historic Resources Survey
March 7, 2019
HISTORIC RESOURCES GROUP
12 S. Fair Oaks Avenue, Suite 200, Pasadena, CA 91105-3816 Telephone 626 793 2400, Facsimile 626 793 2401
www.historicresourcesgroup.com
PREPARED FOR
City of Glendale Planning Division
633 E. Broadway
Glendale, CA 91206
Attn: Jay Platt, Senior Urban Designer
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City of Glendale
South Glendale Historic Resources Survey
HISTORIC RESOURCES GROUP
TABLE OF CONTENTS
4 Introduction
• Guidelines for Evaluation
1 Survey Methodology
1 Survey Findings
19 Individually Eligible Historic Resources
26 Historic Districts
4 Recommendation: Planning Districts
Appendices
Appendix A: California Historical Resource Status Codes Appendix B: Property Table - Individually Eligible Properties Appendix C: Property Table - Individual Properties that May Warrant Consideration in Local Planning
Appendix D: Property Table - Properties Found Ineligible Through Survey Evaluation Appendix E-G: California Department of Parks and Recreation 523 Series Forms
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4 INTRODUCTION
As part of the City of Glendale's ongoing efforts to identify and evaluate potential historic resources, the City received a State of California Certified Local Government (CLG) grant for the period 2013-2014 to prepare a Historic Context Statement for the South Glendale Community Plan Area.: In 2017, the City commissioned a historic resources survey of the area.
The methodology and survey findings are summarized in this report.
The South Glendale Community Plan Area comprises all of the neighborhoods south of the 134 freeway. It is composed of the original commercial and industrial centers of the city, along with some of the city's earliest single-family residential neighborhoods, characterized primarily by modest, one-story bungalows. Glendale was founded in 1887, amid the regional real estate and population boom of the era; the City of Glendale was incorporated in 1906. Incorporation triggered exponential growth, and the new city's population grew from 1,186 in 1906 to 13,576 in 1920. By the following year, the population reached 25,720 due to the annexation of several adjoining unincorporated areas and the nearby township of Tropico. The South Glendale Community Plan area encompasses the entire 1906 city boundary along with areas annexed by 1918. The South Glendale Community Plan Area (the "Study Area") is shown in Figure 1.
In the 1920s, a booming Southern California population, the city's proximity to downtown Los Angeles, and improved public transportation followed by automobile-related development made Glendale an attractive place for suburban development. As a result, many new subdivisions were laid out, with the city expanding outward from its original downtown core.
The construction boom lasted for most of the 1920s, ending soon after the stock market crash of 1929. In the flats of South Glendale, the residential neighborhoods represent some of the earliest development in Glendale; hillside developments followed in the 1920s and during the post-World War Il era.
Zoning changes have resulted in a great deal of infill construction of apartment buildings in areas that were formerly low density, single-family neighborhoods. As a result, intact neighborhoods of low-density, single-family development are rare in South Glendale, and integrity of setting is often compromised. The residential neighborhoods are largely characterized by small clusters of single- and multi-family residences from the early 20th century surrounded by, and interspersed with, later development.
1 Historic Resources Group, City of Glendale South Glendale Historic Context Statement, September 30, 2014.
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5 Designated Resources & Previous Surveys
At the time of this study, there are 120 properties listed in the Glendale Register; of these, 24 are located in South Glendale. One of the City's six historic districts (Cottage Grove) is located in South Glendale. There are currently six properties in the study area that are listed in the National Register of Historic Places, and two California Register-designated properties. A list of the designated historic properties in South Glendale is included in Figure 2.
SEELEY'S
Examples of Glendale Register properties in South Glendale, L to R: Goode House, 1892 (Glendale Register #8); Hotel Glendale, 1924 (Glendale Register #17); Seeley Building, 1928 (Glendale Register #65).
Photographs 2014; Historic Resources Group.
Previous surveys in the South Glendale Community Plan Area include:
• The Glendale Architectural and Historical Survey (The Glendale Historical Society, 1984)
• San Fernando Road Industrial Survey (1995-1996)
• Glendale Downtown Specific Plan (Jones & Stokes, 2006) • Glendale Craftsman Style Architecture (Galvin Preservation Associates, 2007) Previous survey data and evaluations were used as baseline information for the survey update; however, properties identified in previous surveys have been re-evaluated according to current preservation standards and the registration requirements developed to evaluate potential historic resources in South Glendale in the South Glendale Historic Context Statement.
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FIGURE 1: SOUTH GLENDALE COMMUNITY PLAN AREA ("STUDY AREA") LEGEND
South Glendale Boundary
Tropico City Limits - 1912
Glendale City Limits - 1887
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7 FIGURE 2: DESIGNATED HISTORIC RESOURCES IN SOUTH GLENDALE
ADDRESS DIR STREET NAME SUFFIX NAME NR CR GLENDALE
REGISTER
604 Alta Vista Dr Vercellini House #41
100 N Brand Blvd Security Trust and Savings Bank #16
201 N Brand Blvd E. W. Woolworth Building #38
216 N Brand Blvd Alexander Theatre X #20
156 S Brand Blvd Huntley-Evans Building X
234 S Brand Blvd Masonic Temple #15
1800 S Brand Blvd Seeley's Building #65
313 E Broadway United States Post Office #32
613 Broadway Glendale City Hall #31
633 E Broadway Glendale Municipal Services Building #100 701 Broadway Hotel Glendale #17
920 E Broadway Harrower Lab #18
113 N Cedar St Goode House #8
141 Cedar St Wallace House #107
403 S Central Ave #89
400 W Cerritos Ave Southern Pacific Railroad Depot #10
902 S Glendale Ave G.A.R. Meeting Hall #13
620 E Wilson Ave Glendale Municipal Power and Light #30 1134 E Lexington Dr Edmonstone #39
140 N Louise St Glendale Y.M.C.A. #14
400 Louise St Holy Family Elementary School x
1281 Mariposa St Richardson House #5
1020 E Palmer Ave Adams Square Gas Station #111
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8 ADDRESS DIR STREET NAME SUFFIX NAME NR CR GLENDALE
REGISTER
1330 Romulus Dr Peterka House #112
1339 Romulus Dr #83
822 E Wilson Ave Harris House #110
Cottage Grove Ave Cottage Grove Historic District Historic District
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9 GUIDELINES FOR EVALUATION
A property may be designated as historic by National, State, and local authorities. In order for a building to qualify for listing in the National Register of Historic Places, the California Register of Historical Resources, or as a local landmark, it must meet one or more identified criteria of significance. The property must also retain sufficient architectural integrity to continue to evoke the sense of place and time with which it is historically associated National Register of Historic Places
The National Register of Historic Places is an authoritative guide to be used by Federal, State, and local governments, private groups and citizens to identify the Nation's cultural resources and to indicate what properties should be considered for protection from destruction or impairment.? The National Park Service administers the National Register program. Listing in the National Register assists in preservation of historic properties in several ways including:
recognition that a property is of significance to the nation, the state, or the community; consideration in the planning for federal or federally assisted projects; eligibility for federal tax benefits; and qualification for Federal assistance for historic preservation, when funds are available.
To be eligible for listing and/or listed in the National Register, a resource must possess significance in American history and culture, architecture, or archaeology. Listing in the National Register is primarily honorary and does not in and of itself provide protection of an historic resource. The primary effect of listing in the National Register on private owners of historic buildings is the availability of financial and tax incentives. In addition, for projects that receive Federal funding, a clearance process must be completed in accordance with Section 106 of the National Historic Preservation Act. Furthermore, state and local regulations may apply to properties listed in the National Register.
The criteria for listing in the National Register follow guidelines established by the National Park Service for determining the significance of properties. The quality of significance in American history, architecture, archeology, engineering, and culture is present in districts, sites, buildings, structures, and objects:
A. That are associated with events that have made a significant contribution to the broad patterns of our history; or
2 36CFR60, Section 60.2.
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10 B. That are associated with the lives of persons significant in our past; or C. That embody the distinctive characteristics of a type, period, or method of construction, or that represent the work of a master, or that possess high artistic values, or that represent a significant and distinguishable entity whose components may lack individual distinction; Or
D. That have yielded, or may be likely to yield, information important in prehistory or history.3 Integrity
In addition to having historic significance as outlined in the designation criteria, a property must retain sufficient integrity to convey its significance. Integrity is the authenticity of a property s historic identity as evidenced by the survival of physical characteristics that existed during the property's historic period.4 The National Park Service has defined the following seven aspects of integrity:s
• Location: The place where the historic property was constructed or the place where the historic event occurred.
• Design: The combination of elements that create the form, plan, space, structure, and style of a property.
• Setting: The physical environment of a historic property. • Materials: The physical elements that were combined or deposited during a particular period of time and in a particular pattern or configuration to form a historic property. • Workmanship: The physical evidence of the crafts of a particular culture of people during any given period in history or prehistory.
• Feeling: A property's expression of the aesthetic or historic sense of a particular period of time.
3 36CFR60, Section 60.3.
4 Properties have been evaluated based upon the integrity they possess at the time of the field survey. If a property is rehabilitated accordine to preservation guidelines it may become eligible for designation in the future; however, the property would need to be re-evaluated in order to make that determination.
5 National Register Bulletin 15: How to Apply the National Register Criteria for Evaluation. Washington D.C.: U.S. Department of the Interior, National Park Service, 1995.
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11 • Association: The direct link between an important historic event or person and a historic property.
Historic Districts
Standard preservation practice evaluates collections of buildings from similar time periods and historic contexts as historic districts. The National Park Service defines a historic district as "a significant concentration, linkage, or continuity of sites, buildings, structures, or objects united historically or aesthetically by plan or physical development."6 A historic district derives its significance as a single unified entity.
Resources that have been found to contribute to the historic identity of a district are referred to as district contributors. Properties located within the district boundaries that do not contribute to its significance are identified as non-contributors.
California Register of Historical Resources
The California Register is an authoritative guide in California used by State and local agencies, private groups, and citizens to identify the State's historical resources.
The criteria for eligibility for listing in the California Register are based upon National Register criteria. Properties are eligible for listing in the California Register that are:
1. Associated with events that have made a significant contribution to the broad patterns of local or regional history or the cultural heritage of California or the United States.
2. Associated with the lives of persons important to local, California or national history.
3. Embodies the distinctive characteristics of a type, period, region or method of construction or represents the work of a master or possesses high artistic values.
4. Has yielded, or has the potential to yield, information important to the prehistory or history of the local area, California or the nation.
The California Register consists of resources that are listed automatically and those that must be nominated through an application and public hearing process. The California Register includes the following:
• National Register Bulletin 15. (5]
California PRC, Section 5023.1 (a)
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12 • California properties formally determined eligible for (Category 2 in the State Inventory of Historical Resources), or listed in (Category 1 in the State Inventory), the National Register of Historic Places.
• State Historical Landmarks No. 770 and all consecutively numbered state historical landmarks following No. 770. For state historical landmarks preceding No. 770, the Office of Historic Preservation (OHP) shall review their eligibility for the California Register in accordance with procedures to be adopted by the State Historical Resources Commission (commission).
• Points of historical interest which have been reviewed by the OHP and recommended for listing by the commission for inclusion in the California Register in accordance with criteria adopted by the commission.
Local Designation
Glendale created and adopted the Glendale Register of Historic Resources on September 30, 19979 Unlike the National Register, there is no minimum age for a property to be listed. Listing on the Glendale Register requires the approval of both the property owner and the City Council.
Once a property is on the Register, proposed alterations, repairs and demolitions must be approved by the Community Development Department and/or the Historic Preservation Commission. Owners of listed properties are eligible to participate in the city's Mills Act program, which can provide a significant reduction in property taxes in exchange for the owner's commitment to maintaining the property at the highest level of preservation.
The City approved its Historic District Ordinance in 2007. The goal in creating historic districts is to help residents protect and enhance the appearance of neighborhoods that reflect important aspects of the city's history due to their architectural and/or historic character. The designation process includes many public meetings and hearings where property owners and area residents can voice their opinion about a proposed district. In addition, the area is surveyed and a historic context is prepared. Each property is assessed with regard to whether it contributes to the historic character of the district and whether it was built within the period of significance. Over 60% of a proposed district's properties must be "contributors" in order to continue through the designation process. Ultimately, the owners of over 50% of the properties must request the district before the application is brought to City Council, which casts the final designation vote.
By regulating changes proposed to structures in historic districts, the alteration or removal of historic features and design elements that could affect the overall appearance of neighborhood 8 California PRC, Section 5023.1 (d).
9 Criteria for designation were revised and updated in 2012.
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13 is discouraged. Properties are not frozen in time - change is regulated rather than prohibited.
Proposed work is reviewed using the City's Historic District Design Guidelines, which apply only to portions of the property visible from the street. Work that conforms to the guidelines can receive a staff-level permit, and work that does not is reviewed in a public hearing by the Historic Preservation Commission.
Criteria for Glendale Register Designation°
For local designation, a potential resource must meet one or more of the following criteria:
1. The proposed historic resource is identified with important events in national, state, or city history, or exemplifies significant contributions to the broad cultural, political, economic, social, or historic heritage of the nation, state, or city;
2. The proposed historic resource is associated with a person, persons, or groups who significantly contributed to the history of the nation, state, region, or city;
3. The proposed historic resource embodies the distinctive and exemplary characteristics of an architectural style, architectural type, period, or method of construction; or represents a notable work of a master designer, builder or architect whose genius influenced his or her profession; or possesses high artistic values;
4. The proposed historic resource has yielded, or has the potential to yield, information important to archaeological pre-history or history of the nation, state, region, or city;
5. The proposed historic resource exemplifies the early heritage of the city.
Criteria for Historic District Designation (must meet at least one) A. Exemplifies or reflects special elements of the city's cultural, social, economic, political, aesthetic, engineering, architectural, or natural history; B. Is identified with persons or events significant in local, state, or national history; C. Embodies distinctive characteristics of a style, type, period, or method of construction, or is a valuable example of the use of indigenous materials or craftsmanship; D. Represents the work of notable builders, designers, or architects; E. Has a unique location or is a view or vista representing an established and familiar visual feature of a neighborhood community or of the city;
F. Embodies a collection of elements of architectural design, detail, materials or craftsmanship that represent a significant structural or architectural achievement or innovation;
° Glendale Municipal Code, 15.20.050 Findings for designation of historic resources ttp://www.ci.glendale.ca.us/planning/preservation/OrdinancesElement/15.20HistoricPreservation.pdf (accessed August 2017)
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14 G. Reflects significant geographical patterns, including those associated with different eras of settlement and growth, transportation modes, or distinctive examples of park or community planning;
H. Conveys a sense of historic and architectural cohesiveness through its design, setting, materials, workmanship or association; or
I. Has been designated a historic district in the National Register of Historic Places or the California Register of Historic Resources.
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15 CALIFORNIA HISTORICAL RESOURCES STATUS CODES
The California Historical Resource Status Codes (referred to herein as "status codes") are a systematic means of classifying historical resources that are evaluated either in a historic resource survey or as part of a regulatory process." Each status code assigned to a given resource conveys two key pieces of information: (1) a classification code that signifies at which designation level (federal, state, or local) the resource is determined eligible, if at all; and (2) a qualifier that indicates under which program the evaluation was completed. The State Office of Historic Preservation provides the following qualifying statement in its guidance for using the status codes:
The status codes are broad indicators which, in most cases, serve as a starting place for further consideration and evaluations. Because the assigned status code reflects an opinion or action taken at a specific point in time, the assigned status code may not accurately reflect the resource's eligibility for the National Register, California Register, or local listing or designation at some later time. Individuals and agencies attempting to identify and evaluate historical resources need to consider the basis for evaluation upon which a particular code was assigned, i.e., date of evaluation, the reason and criteria applied for evaluation, the age of the resource at the time of evaluation, and any changes that may have been made to the resource that would impact its integrity.
A complete list of the status codes can be found in Appendix A. The most commonly applied status codes in this survey include:
• 3S/3CS: Eligible for individual designation in the National Register/California Register through survey evaluation. These codes have only been applied to a limited number of properties that are clearly eligible for listing in the California and National Register; for the most part, however, this preliminary effort focused on identifying locally eligible historic resources, since this survey effort is intended to inform planning activities in South Glendale.
11 For more information about status codes and their application, please refer to the OHP's Technical Assistance Bulletin #8:
http://ohp.parks.ca.gov/pages/1069/files/tab8.pdf.
12 California State Office of Historic Preservation. Technical Assistance Bulletin #8. 5-6.
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16 • 5S3: Appears eligible for local designation through survey evaluation. • 6L: Does not appear eligible for designation; however, may warrant special consideration in the planning process. Note that there are a large number of 6L properties identified in South Glendale in order to protect the historic character of individual properties or neighborhoods that are not eligible for designation. 13 • SD3: Contributor to a potential historic district identified through survey evaluation.
Ineligible Properties
All properties within the study area that were not identified as potentially eligible/eligible for consideration in the local planning process were assigned a status code of 6Z (found ineligible for National Register, California Register or Local designation through survey evaluation). There are three categories of properties that were assigned this status code:
• The property appeared in a previous survey, was identified through research, or was flagged during the reconnaissance phase of this survey as potentially eligible for historic designation; however, further research and evaluation indicated that the property is not a potential historic resource. This may be due to alterations to the property; additional analysis based on current preservation practice and eligibility standards; comparative analysis with other properties of the same style or type; or further research that concluded the property did not rise to the level of significance necessary to be eligible for designation; or
• The property was constructed during the period of study, but there was no evidence to suggest it may be potentially eligible, and therefore, it was not further evaluated; or • The property was constructed after 1980, which is outside the period of study for this survey.
13 Note that for purposes of the California Environmental Quality Act, properties with a 6L status code are not considered historical resources.
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17 SURVEY METHODOLOGY
The survey follows guidelines established by the National Park Service (NPS) and the California Office of Historic Preservation (OHP) for identifying potential historic resources and conducting historic resources surveys. NPS and OHP publications consulted as part of this study include:
• National Register Bulletin 15: How to Apply the National Register Criteria for Evaluation • National Register Bulletin 16A: How to Complete the National Register Registration • National Register Bulletin 16B: How to Complete the National Register Multiple Property Documentation Form
• National Register Bulletin 24: Guidelines for Local Surveys: A Basis for Preservation Planning
• OHP: Instructions for Recording Historical Resources
At the outset of the project, HRG reviewed all previous evaluations for properties in South Glendale, including designated properties; properties identified by previous survey efforts on behalf of the City; properties listed in the California Historical Resources Inventory (HRI); and properties identified in the South Glendale Historic Context Statement. HRG then conducted a reconnaissance (or windshield) survey of the entire study area in order to review previous survey findings and identify additional properties that may be historically significant. During the reconnaissance survey, entire populations of some property types (eg. intact Craftsman residences, bungalow courts, 1920s duplexes) were identified so that comparative analysis could be conducted. Property-specific information provided by The Glendale Historical Society was also reviewed in the field, and potential resources that meet eligibility standards for historic designation were included in the preliminary survey findings. Following the reconnaissance survey, additional research was conducted on neighborhoods and individual properties in order to make final recommendations; the research methodology is outlined below.
The field team identified properties that appear eligible for individual designation, as well as geographically-definable areas that appear eligible for designation as historic districts. The team is further recommending that the City of Glendale consider implementing planning districts (or conservation overlay zones) for those areas that are not eligible for designation, but which have distinct character or planning features that may warrant consideration. All fieldwork was conducted from the public right-of-way. Properties were evaluated according to the contexts and themes outlined in the South Glendale Historic Context Statement. Individual properties and potential historic districts were evaluated for designation at the federal, state, and local levels.
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18 Properties that have been designated or formally determined eligible for designation were not re-evaluated as part of this effort.
Research Methodology
Property-specific research was conducted on potentially eligible properties in the survey area.
This includes building permits (as available), Sanborn maps (as needed to confirm building footprints and construction methods), historic and aerial photographs, City Directories, online searches, and ProQuest searches for mentions in newspapers and periodicals. This research was conducted with the goal of confirming construction dates (when possible), identifying significant architects and builders, identifying original owners, and confirming alterations.
The project team was given access to the City of Glendale historic building permit archive Addresses for each of the properties identified in the field were entered into the system. Permits for buildings from the 1890s to 1920 proved elusive, as no building permits prior to 1920 exist in the system. In the case of permits for additions to existing buildings issued during the early 1920s, inspection cards were often noted with the word "OLD" in the space provided for the year of original construction. Further, no permits were located for parcels formerly located in Tropico, suggesting these permits were never issued, were not transferred to Glendale at the time of annexation, or were discarded. There appears to have been a change in record keeping in the city in 1920, as permits after that date were predominantly available. Building permit forms in Glendale changed significantly over the years, with some permits providing space to list an architect while others did not. All permits provided space for the contractor's name.
To supplement this research, the team used the names of early owners to conduct City Directory research, including in the reverse street directory listings available in the 1917, 1919, and 1922 City Directories. 1918 street name and address changes in the city complicated these efforts. In addition, the earliest available Glendale City Directory from 1908 merely listed intersections and cross streets with no address numbers at all. It should also be noted that the physical copies of the directories were sent away for digitization during this project; as a result, some parcels had to be traced using directories available online, which do not go back as far as those available through Special Collections of the Glendale Central Library.
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19 SURVEY FINDINGS
The survey findings include updated evaluations for properties identified in previous surveys, and the identification of additional properties that appear to meet eligibility criteria for listing in the National, California, or Glendale Registers. Individually-eligible properties (including those with the 6L status code) and potential historic districts survey are identified in the map in Figure
3. Eligible properties were documented in an Access-based database; an editable version of the database has been provided to the City, and the findings can be linked to the City's GIS system.
The database was used to generate the property lists and California Department of Parks and Recreation Survey forms (523 Series forms), which are included in the appendices to this report.
Ineligible properties (6Z status code) were not documented in the database, but are identified in the property lists attached as appendices to this report.
Individually Eligible Historic Resources: Summary
Individually significant properties were identified throughout the study area, and represent all periods of development, and a variety of property types and architectural styles. There are approximately 13,296 legal parcels within the South Glendale plan area; of these, more than 8,500 were constructed prior to 1979. This study identified 668 individual properties that are eligible for designation or may warrant consideration for planning purposes. The findings are summarized below:
OVERALL QUANTITY
TOTAL 668
ELIGIBLE (status codes 3s and 5s) 404
6L (may warrant consideration in planning) 257
7R (additional information needed) 7
ELIGIBLE PROPERTIES QUANTITY
Architecturally Significant 44
Civic & Institutional 8
Civic & Institutional, Architecturally Significant 14
Commercial 35
Commercial, Architecturally Significant 12
Multi-family Residential 113
Multi-family Residential, Architecturally Significant 18 Industrial
Single-family Residential, Early 82
Single-family Residential, Pre-World War II 37
Single-family Residential, Architecturally Significant 30
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20 6L PROPERTIES QUANTITY
Architecturally Significant 21
Civic & Institutional 5
Civic & Institutional, Architecturally Significant 0
Commercial 16
Commercial, Architecturally Significant 1
Multi-family Residential 76
Multi-family Residential, Architecturally Significant 1 Industrial
Single-family Residential, Early 34
Single-family Residential, Pre-World War II 89
Single-family Residential, Architecturally Significant 2 7R PROPERTIES QUANTITY
Architecturally Significant 4
Civic & Institutional 0
Civic & Institutional, Architecturally Significant
Commercial 0
Commercial, Architecturally Significant
Multi-family Residential
Multi-family Residential, Architecturally Significant 0 Industrial
Single-family Residential, Early
Single-family Residential, Pre-World War II 3
Single-family Residential, Architecturally Significant 0
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21 Individually Eligible Historic Resources: Methodology A brief description of the evaluation methodology for select periods of development or property types is included here to document the field methodology and provide additional information to support the survey findings.
Early Single-family Residential Development
Consistent with the registration requirements identified in the South Glendale Historic Context Statement, properties significant as examples of early residential development were constructed through 1918 (Criterion 1). These represent the remnant properties associated with the city's earliest residential settlement; this includes properties originally associated with Glendale and with the city of Tropico before it was consolidated with Glendale in 1912. Note that for the earliest examples (those residences constructed in the late 19th century and into the first years of the 20th century), a greater degree of alteration was determined acceptable due to the rarity of resources from this early period. 14
In general, properties dating from the early 20th century identified as significant under this criterion retain most of the character-defining features of their style/type; in particular, the primary façade must be largely intact. Replacement of wall cladding, porch enclosures, replacement of windows on the primary façade with incompatible materials, alterations to window openings, or replacement of all windows are generally not acceptable alterations.
Properties from this period that are excellent examples of Craftsman architecture are also identified as eligible for their architectural merit (Criterion 3).
A select group of bungalows constructed between 1919 and 1925 were also evaluated as eligible for local designation under Criterion 1, representing the next phase of residential development in South Glendale. Higher scrutiny of alterations was applied to properties constructed after 1919, and eligible examples also generally reflect a higher level of design. In general, bungalows constructed in the 1920s do not represent significant character-defining features of the Craftsman style; instead, residences from this period are simpler in massing and detail, and may have American Colonial Revival details, particularly at the primary entrance.
Summary of status codes applied to early single-family residential development:
• In general, intact properties constructed through 1918 were identified as individually eligible as an example of residential development from this period (5S3). Examples from 14 This threshold was applied to the earliest residential properties in the study area, representing remnant farm or settlement houses.
Acceptable alterations for these properties could include replacement wall cladding or replacement windows, alterations that are
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22 this period with minor alterations were identified as warranting consideration in the local planning process (OL).
• Excellent examples of the Craftsman style constructed through 1918 were identified as individually eligible for their architectural merit (5S3). • Intact examples with some degree of architectural detail dating from 1919-1925 were identified as locally eligible (5S3). Intact examples that represent simple vernacular bungalows with no architectural distinction were assigned 6L status codes. These properties are not eligible as examples of early development and they are not distinctive architecturally; however, they represent intact historic fabric in neighborhoods that have seen a lot of change over time and therefore may warrant consideration in the planning process.
1920s Single-family Residential Development
There is a large collection of Spanish Colonial Revival-style residences in South Glendale. In general, these properties were identified as individually significant only if they are excellent or distinctive examples of the style in Glendale (5S3). Otherwise, intact collections of Spanish Colonial Revival residences are eligible as potential historic districts.
The Tudor Revival style is relatively rare in South Glendale; excellent examples of the style were identified as individually significant (5S3). Intact builder examples were assigned a 6L status code due to their rarity.
Post-World War II Residential Development
Excellent examples of Mid-century Modern architecture were identified as individually significant (5S3). There were no potential historic districts representing post-World War II residential development identified in South Glendale.
Multi-family Residential Development
South Glendale has a large collection of multi-family residences, and multi-family development has a particular significance in this section of the city. Examples of early multi-family residences (pre-1920), and distinctive and intact examples of 1920s and 1930s bungalow courts, duplexes, fourplexes, and larger apartment houses were identified as individually eligible (5S3). In general, eligible multi-family properties from the 1920s and 1930s display a higher level of design; less distinctive examples, or properties with some minor alterations were assigned 6L status codes.
In general, replacement of all or most windows on the primary façade, alterations to window openings, replacement of wall cladding, and replacement of roof cladding on Spanish Colonial Revival examples are not acceptable alterations.
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23 Eligible multi-family properties from the 1940s and the post-World War Il era include architecturally significant properties, and distinctive courtyard apartments or garden apartment complexes with a high degree of historic integrity. For these properties, replacement of windows, alteration of window openings, and replacement wall cladding are not acceptable alterations.
Examples with some minor alterations, or those that are not distinctive examples of their style or type were assigned 6L status codes.
Commercial Development
A small number of early 20th century commercial buildings were identified as individually significant. In most cases these properties have some alterations (e.g. storefronts, window replacements), but due to their rarity they were identified as either eligible (5S3), or may warrant consideration in the planning process (6L).
Commercial buildings from the 1920s with distinctive architectural features and minimal alterations were identified as individually significant (5S3). Simple, vernacular buildings from the 1920s that are relatively intact, but have no distinguishing architectural features and no important associations were assigned a 6L status code. Early automobile-related resources have a particular significance in South Glendale, and the city retains several examples from the 1920s and 1930s.
Modest examples of commercial buildings that are not architecturally distinctive, do not represent early commercial development, and are not associated with a significant commercial business are not eligible for individual designation.
Eligible examples of post-World War Il commercial development includes roadside architecture (motels, coffee shops), along with significant Corporate Modern financial institutions and office buildings.
Institutional and Cultural Development
Civic and institutional properties that are significant architecturally or represent a particular period of growth are identified as individually significant. South Glendale has an excellent collection of ecclesiastical architecture, and there are several examples that appear to be eligible for listing in the National Register. Potentially significant historic parks are also identified. There were relatively few properties identified for their association with a particular ethnic or cultural population in South Glendale; more research and input from the community may identify additional properties with important associations.
Industrial Development
There are relatively few eligible properties associated with industrial development in South Glendale. Eligible examples include early, excellent, or rare examples of a particular type
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24 (Quonset hut, daylight factory), or have a proven association with an important industry (eg aviation). Relatively intact vernacular examples dating from the pre-World War Il or immediate postwar period were assigned a status code of 6L, particularly if there was a small grouping of similar properties.
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25 FIGURE 3: MAP OF SURVEY FINDINGS
logond
L.__ ] South Glendale Community Bouncary
] Tropico Boundary
Wwith Cindais Pama
Designated (NR, CR, Local)
Desigratad Iloseris Diniat
6L Properties
• -g
TUB OU
-
..M.
Potential Historic Districts
Gan Dilve/Druadway Putenual Mult-farilly Residental Missuric District
2. Cottage Grove Potential Historic District Extension
'2 3. East Doran Street Potential Multi-family Residential Historic District
4. Garfield/Windsor Potential Residential Historic District
5. Riverdale Drive Potential Historic District
6. Road's End Potential Residential Historic District
7. Isabcl/Howard/Geneva Strects Potential Reaidential Historic District South Glendale 2018 Survey Findings
HISTOPIC RESOIRGES GROTIPI
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26 Potential Historic Districts
The survey identified seven potential historic districts in South Glendale.'s Of these, one was identified in a previous survey (Riverdale Drive Potential Historic District), and one is a recommended expansion of a designated historic district (Cottage Grove Potential Historic District Extension). Properties within the designated Cottage Grove Historic District were not re-evaluated as part of this study. All seven potential historic districts identified in the survey represent intact collections of residential development in South Glendale, both single- and multi- family. These residential neighborhoods are significant for conveying patterns of development within South Glendale, and primarily date from the 1920s.
The potential historic districts are documented in the Access-based database prepared for this project. There are a limited number of properties that were identified as contributors to a potential historic district and are also individually significant.
The seven potential historic districts are:
• Carr Drive/Broadway Potential Multi-family Residential Historic District (11 total properties; 11 contributors; 100% contributing)
• Cottage Grove Potential Historic District Extension (11 total properties; 8 contributors, 3 non-contributors; 73% contributing)
• East Doran Street Potential Multi-family Residential Historic District (29 total properties; 24 contributors, 5 non-contributors; 83% contributing)
• Garfield/Windsor Potential Residential Historic District (44 total properties; 31 contributors, 13 non-contributors; 70% contributing)
• Isabel/Howard/Geneva Streets Potential Residential Historic District (95 total properties; 75 contributors, 20 non-contributors; 79% contributing) • Riverdale Drive Potential Historic District (7 total properties; 6 contributors, 1 non- contributor; 86% contributing)
• Roads End Potential Residential Historic District (26 total properties; 15 contributors, 9 non-contributors, 2 not visible; 65% contributing)
15 All districts identified in a survey and not yet designated are identified in this report as potential historic districts.
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27 Carr Drive/ Broadway Potential Multi-family Residential Historic District The Carr Drive/Broadway Potential Multi-family Residential Historic District is located in the northeastern portion of South Glendale. The district consists of the 100 block of Carr Drive, and portions of the 1500 and 1600 blocks of Broadway. The boundary encompasses Tract No. 4490 laid out in 1922. The district is composed of multi-family residences constructed between 1925 and 1950. There are 11 contributors and 0 non-contributors in the district; several properties are also individually eligible for designation as excellent examples of a style or type.
The contributors are two-story multi-family residential and courtyard apartment buildings designed in period revival styles, typically rectangular in plan, set on predominately uniform lots.
Tract features include street trees (including jacaranda trees along Carr Drive); landscaped parkways; and concrete curbs, gutters, and sidewalks.
Starting in the early 20*h century, multi-family residential development was an important component of Glendale's growth, and played a critical role in the way South Glendale developed. Although Glendale was initially a city of single-family neighborhoods, significant multi-family residential construction began in the second decade of the 20th century. In the postwar period, South Glendale's lack of height restrictions, zoning that permitted intermingling of single-family and multi-family residential buildings, and a business community largely based on banking and financial services created the perfect opportunity for apartment developers.
The Carr Drive Potential Multi-family Residential Historic District represents an intact collection of multi-family residential and courtyard apartment buildings in an area of the city whose neighborhoods have seen a lot of change over time. Fanny Briggs Carr is listed as the owner of Tract No. 4490 on the 1922 tract map. Carr was a Glendale pioneer and real estate investor; Carr Drive is named after her. Fanny Briggs Carr donated her estate to the City, which is now Carr Park., Its period of significance is 1925 to 1950, encompassing the development of all contributing buildings within the boundary. The district is eligible for designation as a local historic district under Criteria C, G, and H for representing an important period of multi-family residential growth in South Glendale, and as an intact collection of multi-family property types.
Context views along Carr Drive. Photos: Historic Resources Group, 2017.
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28 FIGURE 4: CARR DRIVE/BROADWAY POTENTIAL MULTI-FAMILY RESIDENTIAL HISTORIC DISTRICT Legend
HARVEY DR D South Giendare Community Boundary
BROADWAY
Tropico Boundary
South Giendale Parcels
Designated Histonic Districts
South Glendale Potental Historic Districts
Individually Eligible
Contributor
1600
Non-contributor
Not visible from public right-of-way
188
MA'NARD ST CARR DR
124
132
138
140
144
N
HARVARD SH
Carr Drive/Broadway Potential Multi-family Residential Historic District
HISTORIC RESOURCES GROU
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29 Cottage Grove Potential Historic District Extension
The Cottage Grove Potential Historic District Extension, located in the southeastern portion of South Glendale, is a proposed extension of the Cottage Grove Historic District, which was locally designated in 2009. The designated Cottage Grove Historic District consists of 13 contributors and 1 non-contributor out of a total of 14 homes along the 1200 block of Cottage Grove Avenue; two properties are also individually eligible for designation as excellent examples of a style or type. The extension, situated directly west of the designated district adds eight contributors and three non-contributors along the 1200 block of Reynolds Drive, and a portion of the 900 block of Brier Lane for a total of 22 contributors and four non-contributors. These parcels were included as part of Tract No. 7436 laid out in 1924. Tract features include street trees; landscaped parkways; and concrete curbs, gutters, and sidewalks.
In 1924, Harry Fox, Preston S. Fox, and John C. Fox formed Fox Brothers realty. Their plan was to build an English-themed village in the foothills of Glendale on present-day Cottage Grove Avenue. To jumpstart their development, the brothers built four cottages in 1924. Designed by architects R.H. Paul and C.B. Martin, the stucco and wood houses featured "the English style of architecture. "16 However, the Fox Brothers' plans for the village were not fully realized. The last house they built in the tract was in 1925; several lots were left undeveloped and the brothers eventually returned to their profession as realtors. Two of the brothers also dabbled in automobile parts manufacturing."
The Cottage Grove Historic District and Potential Extension represent an excellent collection of single-family residences constructed within a short time span and incorporating a similar basic architectural vocabulary. Continuing the character of the designated district, the potential extension is composed of modestly-sized single-family residences constructed between 1924 and 1928. Contributors are predominately modestly sized, one-story homes in the Tudor Revival and Spanish Colonial Revival styles, typically rectangular in plan, set on rectangular lots.
The period of significance is 1901 to 1928, encompassing the construction of all contributing buildings. 85% of the buildings within the proposed district boundary are contributing. The district is eligible for designation as a local historic district under Criteria C, G, and H representing an important single-family residential development in South Glendale, and as an intact collection of period revival architecture.
16 "A Typical Old English Stucco," Glendale Daily News, January 23, 1925. 17 "Historic Resources Survey: Cottage Grove Study Area," 21. 18 The Cottage Grove Historic District is also notable for its 1901 farmhouse that was owned by the woman who initially sold the land that the neighborhood was built upon.
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30 Context views of potential Cottage Grove Extension. Photos: Historic Resources Group, 2017.
FIGURE 5: COTTAGE GROVE POTENTIAL HISTORIC DISTRICT EXTENSION LEGEND
Designated District
District Boundary
Contributor
Non-contributor
1207 905 Not Visible
1210
Individually Eligible
1211
BRIER IN
6L Properties
REYNOLOS D COTTAGE GROVE AV
4215
VISTA CT 900
CAKRID GE DR sos
ADAMS SE
1222
1228
1230
GREEN ST
CRESCENTDR
COTTAGE GROVE RESIDENTIAL HISTORIC DISTRICT EXTENSION EVER PL
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31 East Doran Street Potential Multi-family Residential Historic District The East Doran Street Potential Multi-family Residential Historic District, located in the northeastern portion of South Glendale, consists of the 700 and 800 blocks of Doran Street, the 400 and 500 blocks of Everett Street, and portions of the 500 and 600 blocks of Balboa Avenue. The district is composed of one-and two-story multi-family residences constructed between 1935 and 1951. There are 22 contributors and 7 non-contributors out of a total of 29 residences in the district. The contributors are primarily Minimal Traditional or period revival in style, typically rectangular in plan, set on rectangular lots. Tract features include street trees; landscaped parkways; and concrete curbs, gutters, and sidewalks.
Starting in the early 20th century, multi-family residential development was an important component of Glendale's growth, and played a critical role in the way South Glendale developed. Although Glendale was initially a city of single-family neighborhoods, significant multi-family residential construction began in the second decade of the 20th century. In the postwar period, South Glendale's lack of height restrictions, zoning that permitted intermingling of single-family and multi-family residential buildings, and a business community largely based on banking and financial services created the perfect opportunity for apartment developers.
The East Doran Street Potential Multi-Family Residential Historic District represents a good collection of multi-family residential and courtyard apartment buildings in an area of the city whose residential neighborhoods have seen a lot of change over time. Its period of significance is 1935 to 1951, encompassing the construction of all contributors in the district. 76% of the buildings within the district boundary are contributing. The district is eligible for designation as a local historic district under Criterion C, G, and H representing an important period of multi- family residential growth in South Glendale, and as an intact collection of multi-family property types.
Context view along E. Doran
Street. Photo: Historic Resources
Group, 2017.
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32 FIGURE 6: EAST DORAN STREET POTENTIAL MULTI-FAMILY RESIDENTIAL DISTRICT GLENVIA ST Legend
L_i South Giendale Community Boundary
¡ Tropico Boundary
SENEVA ST South Glendale Parcels
729 Designated Historic Districts
600 South Glendale Potential Historic Districts
BALEOA 2V
Ill individually Eligible
Contributor
Non-contributor
Not visible from public right-of-way
545
DORAN ST
827
518
808
812
816
HOWARD ST GENEVA ST GLENDALE AV
510
500
EVERETT ST 504
500
426
422
418
East Doran Street Potential Multi-family Residential Historic District
HISTORIC RESOURCES GROU
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33 Garfield/Windsor Potential Residential Historic District The Garfield/Windsor Potential Residential Historic District, located in the eastern section of South Glendale, consists of the 1400 and 1500 blocks of Windsor Road and Garfield Avenue The boundary encompasses the Rosemary Tract and Tract No. 8580 laid out in 1923 and 1927 respectively. The district is composed of one- and two-story single-family residences constructed between 1925 and 1941. There are 27 contributors and 17 non-contributors out of a total of 44 residences in the district; four properties are also individually eligible for designation as excellent examples of a style or type. The contributors are Minimal Traditional or period revival in style, typically rectangular in plan, set on rectangular lots. Tract features include mature street trees; landscaped parkways; and concrete curbs, gutters, and sidewalks.
There was immense growth in Glendale during the period between World War I and World War Il. The 1920s in particular represent the most significant period of growth in terms of both population and physical development. Between 1921 and 1926, more than fifty tract developments were advertised in Glendale newspapers. Speculation abounded. The increasing popularity of the automobile allowed developers to begin to subdivide and promote land further from the Pacific Electric Car line along Brand Boulevard into the hills.
The Garfield/Windsor Potential Residential Historic District represents a collection of period revival single-family residences constructed in the pre-World War Il era in an area of the city whose residential neighborhoods have seen a lot of change over time. Its period of significance is 1925 to 1941, encompassing the construction of all contributors to the district. 61% of the buildings within the district boundary are contributing. The district is eligible for designation as a local historic district under Criteria C, G, and H representing an important period of residential growth in South Glendale, and as an intact collection of period revival architecture. 19 Arroyo, Early Glendale, 71.
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34 Context views along Garfield Drive. Photos: Historic Resources Group, 2017.
FIGURE 7: GARFIELD/WINDSOR POTENTIAL RESIDENTAL HISTORIC DISTRICT Legend
South Glendale Community Boundary
Tropico Boundary
South Giendale Parcels
Designated Historic Districts
South Glendale Potential Historic Districts
VIA Individually Eligibie
Contributor
Non-contributor
Not visible from public right-of-way
1408 1410 1416 1420 1424 1428 143 1440 444 1500 1502 1506 1510 1514 1411 1415 1431 1435 1439 1443 1447 1505 1509 1513
GARFIELD AV
1408 1412 1416 1420 1422 1426 14301432 1436 1440 1444 1 1502 1508 1515
VERDUGO RD
VERD OAKS DR
HIGHLINE RD N
A
Garfield/Windsor Potential Residential Historic District
HISTORIC RESOURCES GROUP
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35 Isabel/Howard/Geneva Streets Potential Residential Historic District The Isabel/Howard/Geneva Streets Potential Residential Historic District is located in the northern section of South Glendale and consists of the 400 and 500 blocks of Isabel, Howard, and Geneva Streets. The district is composed of residential properties primarily constructed in the 1920s. There are 75 contributors, 19 non-contributors, and 1 property not visible from the public right-of-way out of a total of 95 residences in the district. The contributors are primarily Craftsman or period revival in style, typically rectangular in plan, set on uniform lots with consistent setbacks. The district is laid out on a grid pattern, with mature landscaping. Tract features include street lamps; street trees; landscaped boulevards; and concrete curbs, gutters, and sidewalks.
There was immense growth in Glendale during the period between World War I and World War II. The 1920s in particular represent the most significant period of growth in terms of both population and physical development. Between 1921 and 1926, more than fifty tract developments were advertised in Glendale newspapers. Speculation abounded. The increasing popularity of the automobile allowed developers to begin to subdivide and promote land further from the Pacific Electric Car line along Brand Boulevard into the hills.
The Isabel/Howard/Geneva Streets Potential Residential Historic District represents a collection of period revival single-family residences constructed in the pre-World War Il era in an area of the city whose residential neighborhoods have seen a lot of change over time. Its period of significance is 1910 to 1951, encompassing the construction of all contributors to the district. 79% of the buildings within the district boundary are contributing. The district is eligible for designation as a local historic district under Criteria C, G, and H representing an important period of residential growth in South Glendale, and as an intact collection of period revival architecture.
20 Arroyo, Early Glendale, 71.
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36 Context views within the
Isabel/Howard/Geneva Potential
Residential Historic District. Photos:
Historic Resources Group, 2017.
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37 FIGURE 8: ISABEL/HOWARD/GENEVA POTENTIAL RESIDENTIAL HISTORIC DISTRICT Legend
C] Sou Giendale Community Boundary
ISABEL ST HOWARD ST GENEVA ST BALBOA AV .. Tropico Boundary Soum Glendale Parceis
Designated Historic Districts
South Glendale Potential Historic Districts
600 Individually Eligible
600 600 543 542 EL Property
600 Controuto
539 G00 GOG 538
Non-contributor
534 534 535 Not vaible from public right-of-way
535
533 531 530
527 526 527
520
519 514 519 518 517
520 828
515 515 514 515
511 GENEVA ST
506 507
503 502 503 EVERETT ST
ISABEL ST 433 HOWARD ST 432 433
JACKSON ST $ 9
431 428 429
425 425 424
421 421 420 421
417 419 416 417
416 412 416
412 412
413 412 416 415 412
411 408 409 409
405 404 405 404
401 GLENDALE AV
400 400
LEXINGTON DR
N
A
Isabel/Howard/Geneva Streets Potential Residential Historic District -HISTORICKESBUNCESGRO
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38 Riverdale Drive Potential Historic District
The Riverdale Drive Potential Historic District, located in the southwestern section of South Glendale (formerly the City of Tropico), consists of the 300 block of Riverdale Drive and the 600 block of Columbus Avenue. The district was originally identified in the 2007 Craftsman Survey." The district is composed of single-family residences in the Craftsman style constructed between 1910 and 1912. There are 6 contributors and 1 non-contributor out of a total of 7 residences in the district; there is one property that is also individually eligible as an excellent example of Craftsman architecture.« The contributors are Craftsman in style, rectangular in plan, set on rectangular lots. Tract features include street trees; landscaped boulevards; and concrete curbs, gutters, and sidewalks.
In 1877, the Southern Pacific established the "Tropico" depot at roughly the same location as the current depot (400 Cerritos Avenue) and the area became known by that name. 2 It was the first depot stop north of Los Angeles at the time. The presence of the new depot paved the way for increased agricultural production and shipment and residential development in Tropico.
Residential development in Tropico prior to 1908 was concentrated between Tropico Avenue and Cypress Street, between Glendale Avenue and San Fernando Road. An early tract in the Tropico area was Riverdale Heights, subdivided in 1903. The tract included Riverdale Drive between San Fernando Road and Central Avenues. Apart from an 1898 farmhouse that was moved to the area, residences along Riverdale typically date from 1910 to 1920. By 1914, Riverdale Drive was known as "one of the prettiest in the city!"24 The Riverdale Drive Potential Historic District represents an intact collection of Craftsman-style residences pre-dating the annexation of Tropico with the City of Glendale. Collections of residences from this period are rare in South Glendale. Its period of significance is 1910 to 1912, encompassing the construction of all contributors to the district. 86% of the buildings within the district boundary are contributing. The district is eligible for designation as a local historic district under Criteria C and H, as a cohesive collection of Craftsman-style architecture. 21 Galvin Preservation Associates, "Reconnaissance Survey and Historic Context Statement for Craftsman Single Family Residences Located in Multi-Family Zoned Areas," 2007.
2 The Craftsman survey counted residences located at the rear of parcels as contributors to the district; this surve locumented the primary residence on the parcel. The district boundary has been revised to exclude one parcel at th periphery that contains a non-contributing building.
23 E. Caswell Perry, Shirley Catherine Berger, and Terri E. Jonisch, Glendale: A Pictorial History. Norfolk, VA: The Donning Company, c. 1990, 18.
24 "Lay Corner Stone," Los Angeles Times, May 3, 1914, V1.
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39 Residences at 612 S. Columbus Avenue and 362 Riverdale Drive in the Riverdale Historic District. Photos: Historic Resources Group, 2017.
FIGURE 9: RIVERDALE DRIVE POTENTIAL HISTORIC DISTRICT
Legend
south Glendale Community Boundary
C Tropico Boundary
South Glendale Parcels
RIVERDALE DR • Designated Historic Districts
South Glendale Potential Historic Districts
WIA Individualy Eligible
Contributor
Non-contributor
Not visible from public right-of-way
358 354 350
COLUMBUS AV
346
612
616
N
A
Riverdale Drive Potential Historic District
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40 Roads End Potential Residential Historic District
The Roads End Potential Residential Historic District, located in the southern portion of South Glendale, consists of the 300 and 400 blocks of Roads End. The boundary encompasses Tract No. 4693 and 6782 laid out in 1922 and 1923 respectively. The district is composed of one- and two-story single-family residences constructed between 1925 and 1941. There are 17 contributors and 7 non-contributors, and 2 properties not visible from the public right-of-way out of a total of 26 residences in the district. The contributors are period revival in style, typically rectangular in plan, set on predominately rectangular lots. Tract features include a landscaped median and concrete curbs, gutters, and sidewalks.
There was immense growth in Glendale during the period between World War I and World War II. The 1920s in particular represent the most significant period of growth in terms of both population and physical development. Between 1921 and 1926, more than fifty tract developments were advertised in Glendale newspapers,25 Speculation abounded. The increasing popularity of the automobile allowed developers to begin to subdivide and promote land further from the Pacific Electric Car line along Brand Boulevard into the hills.
The Roads End Potential Residential Historic District represents a cohesive neighborhood of 1920s residential development in an area of the city whose residential neighborhoods have seen a lot of change over time. Its period of significance is 1922 to 1941, encompassing the construction of all contributors to the district. 65% of the buildings within the district boundary are contributing. The district is eligible for designation as a local historic district under Criterion 1, representing an important period of residential growth in South Glendale; and under Criterion 3 as an intact collection of period revival architecture.
Context view along Roads End. Photo: Historic
Resources Group, 2017.
25 Arroyo, Early Glendale, 71.
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41 FIGURE 10: ROADS END POTENTIAL RESIDENTIAL HISTORIC DISTRICT Legend
South Glendale Community Boundary
Tropico Boundary
Soumn Glencale Parceis
Designated Historic Districts
South Giendale Potential Historic Districts
ndividually Eligible
GLENDALE AV
MADISON WY 6L Property
Contributor
Non-contributor
311
315
319
325
327
401
ROADS END
405. 0
340
344
350
322 437
310 409
318
415
316 419
404 425
427
326
410
412
418
COLBY DR
422
MISSION RD
HEMINGER ST
N
A
Roads End Potential Residential Historic District
HISTORIC RESOURCES GRO
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42 RECOMMENDATION: PLANNING DISTRICTS
In addition to the identification of potential historic districts, this survey identified three potential planning or conservation districts for consideration by the City.26 The City of Glendale does not currently have a mechanism for identifying or regulating planning districts; however, the establishment of planning districts in South Glendale is recommended in order to protect and maintain neighborhood character in an area of the city that has seen a lot of change over time.
In general, these potential planning districts do not retain sufficient historic integrity for designation as historic districts. However, they represent geographically contiguous areas that are united historically or aesthetically by plan or physical development, and they have qualities that may warrant special consideration or approaches to development. In the evaluation of a planning district, individual contributors and non-contributors are not identified; instead the overall character of the neighborhood and any important planning features are documented for future consideration.
A planning district may have:
• distinctive or cohesive building features, such as period of construction, style, size, scale, detailing, or massing; or
• period streetscape features, such as light fixtures, signage, benches, or curb markers; or • site planning or natural features, such as lot platting, distinctive street patterns, setbacks, alleyways, sidewalks, or landscape features.
The recommended planning districts are:
• The Diamond Potential Planning District
• Glendale Heights Potential Planning District
• Missionary Colony Potential Planning District
26 Planning districts are for consideration by the local jurisdiction but are typically not considered historical resources for purposes of the California Environmental Quality Act. All planning districts identified by the survey and not yet designated are identified in this report as potential planning districts.
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43 The Diamond Potential Residential Planning District
The Diamond Potential Residential Planning District is located in the southern section of South Glendale (formerly the City of Tropico), and consists of the 1800 and 1900 blocks of Gardena and Vassar avenues, and portions of the 3600 blocks of Topock and Princeton Streets. The district is composed of Craftsman style single-family residences primarily constructed in the 1910s and 1920s. The residences are one-story in height, typically rectangular in plan, and set on uniform lots with consistent setbacks. The district is laid out on a grid pattern, with mature landscaping. Tract features include mature street trees (including prominent Palm trees lining both sides of the street); landscaped boulevards; and concrete curbs, gutters, and sidewalks.
In 1877, the Southern Pacific established the "Tropico" depot at roughly the same location as the current depot (400 Cerritos Avenue) and the area became known by that name.2 It was the first depot stop north of Los Angeles at the time. The presence of the new depot paved the way for increased agricultural production and shipment and residential development in Tropico.
Residential development in Tropico prior to 1908 was concentrated between Tropico Avenue and Cypress Street, between Glendale Avenue and San Fernando Road. In 1911, the city of Tropico incorporated. By 1914, the city had a population of 3,200 residents. In 1918, the City of Glendale annexed the City of Tropico.
The potential planning district represents a cohesive collection of early-20th century single-family residences in South Glendale, and is one of few remaining neighborhoods that collectively conveys this early period in Glendale's history and retains a strong sense of time and place; other residential neighborhoods from this period have been altered by infill development. However, due to alterations to individual residences throughout the potential planning district, it does not retain sufficient integrity for designation as a historic district. 27 E. Caswell Perry, Shirley Catherine Berger, and Terri E. Jonisch, Glendale: A Pictorial History. Norfolk, VA: The Donning Company, c. 1990, 18.
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44 Context views within the Diamond Potential Residential Planning District. Photos: Historic Resources Group, 2017.
FIGURE 11: THE DIAMOND POTENTIAL RESIDENTIAL PLANNING DISTRICT Legend
GARDENA AV South Glendale Communty Boundary
.. Tropico Boundary
South Glendale Parcels
Desigsated (NR, CR, Local)
CARMEL ST
1814 Designated Hatoric Datricts
South Giendale Potensal Planning Districte
otential Individually Eligible Property
1826 EL Property
1830
TOPOCK ST 61823
1836
1827 1838
1829 1844 DOLORES ST
GLENDALE BLVD 1831 1815 PRINCETON ST
1835
1814
1820
1839
1826 1900
1830 1845 1906
1817 183030 1847
1910
1821 1832
1914
1823 1836 SAN FERNANDO RD
1901 1916 ROSSLYN ST
1842
1905 1920
1909
1831 1909
1909 VASSAR AV 1924
1835
1839 1904 1915
1930
1843
GARDENA AV 1908
TRAT
1925
1901 1929
1920
1905
1933
1924 1935
1911 1928
1941
1913 1932 1945
1951
1917 1936
1837
1925 1940
1841
1927 1944
1933
1948,
1937
1941
1945
1851-
The Diamond Potential Residential Planning District
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HISTORIC RESOURCES GROUP
45 Glendale Heights Potential Residential Planning District Glendale Heights is located in the eastern section of South Glendale. The potential planning district represents hillside residential development in Glendale. It consists of single-family residences constructed in the 1920s through the post-World War Il era. It consists of the 1100 and 1200 blocks of Green Street, Scofield Drive, Yale Drive, and Berkeley Drive; the 1200 to 1400 blocks of Marion Drive and Adams Street; the 1300 block of Oberlin Drive; and the 1400 and 1500 blocks of Stanford Drive. Residences are primarily designed in period revival styles.
Front yards feature mature vegetation including hedges, trees, and grassy lawns. Tract features include street lamps; street trees; landscaped parkways on some streets; and concrete curbs, gutters, and sidewalks.
The advent of the automobile signaled opportunity for real estate agents and developers to view hillside areas in a new light. In communities such as Hollywood, as flatland areas came close to being built out, development moved into narrow, twisting streets in the hills where irregular lot shapes came with views of the city or valley below. Grading and construction costs were typically higher for these parcels than their flatland counterparts and, as a result, the residences attracted a more affluent socio-economic group. In South Glendale, hillside development activity was clustered in and around the Adams Hill area in the southeastern portion of the city which shares its topography with the rolling hills of Forest Lawn Memorial Park.
The land comprising Glendale Heights was originally owned by the Flack Realty Company and was subdivided as early as 1917.28 However, development of the tract stalled until the early 1920s when an increasingly auto-centric Southern California culture made the parcels more accessible and attractive. Glendale Heights was located to the south and east of the intersection of Palmer Avenue and South Adams Street. The development consisted of forty acres divided into ninety lots on Berkeley, Yale, Scofield, and Princeton Drives. Glendale Heights was drawing a moneyed crowd, indicated by plans for a $10,000 home for retired capitalist William Lindsay.29 28 Owned by C.L. Flack.
29 "Fine Home for Picturesque Setting," Los Angeles Times, August 10, 1913 and Southwest Builder and Contractor, September
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46 In 1922, the Haddock-Nibley Company took over development of Glendale Heights.3o They acquired property to the west of South Adams Avenue and created the windy streets named for colleges in the east: Dartmouth, Columbia, Cambridge, and Wellesley Drives. By this time the tract had grown to fifty acres, streets were paved, and 1,260 acacia, palm, and bottle trees were planted by the Downing and Cox Nursery. 3 By all accounts sales were swift under Haddock-Nibley and within a year, they had developed and sold homes on all of the lots.32 In 1923, the southernmost portion of the area was developed, including upper Marion Drive and Loma Crest.33
The potential planning district represents a cohesive collection of 20th century single-family residential hillside development in South Glendale, reflecting the period starting in the 1920s when the advent of the automobile and other technological advances allowed for the expansion of the city outside of the original neighborhoods. However, due to alterations to individual residences throughout the potential planning district, it does not retain sufficient integrity for designation as a historic district.
Context views within the Glendale Heights Potential Residential Planning District. Photos: Historic Resources Group, 2017. 30 Haddock-Nibley was a real estate development firm owned by Don). Haddock and Alexander Nibley. They successfully developed large tracts in the Rossmoyne section of northern Glendale. 31 "Tract Frontage Lots Sell Fast," Glendale News-Press, December 1, 1923. 32 "Historic Resources Survey, Cottage Grove Avenue Survey Area," 14. 33 Tract 7160 map is incomplete; no signature page is currently available.
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47 FIGURE 12: GLENDALE HEIGHTS POTENTIAL RESIDENTIAL PLANNING DISTRICT Legand
1220 11051109 1113.1177 1121 1125 1129 1133 1137 1141 1145.1549 1153 1220 1205 1211 1215 .. Son Gleeale Communty B ...) Tropico Boundary
Foot Centala Parrote
SKEENST
Designates (NR, CR, Locat)
1236
*1100 1102 1110 1154 1118 1122 1128 1132 1136 1140 1142 1148 1152 1154 1200 1204 1208 1212 Sout Glendale Potential Planning Diatrict 1223 1240
Potental individualy Eligitle Propeny
1237
1248 1246
1107 1111 1115 1119 1123 1127 1131 1135 1139. 1143 1147 1201 1205 1209 1215 1247 3705
1217
1304 1320
SCOFIELD DR CORONA DR
1264 1236
1102 1120 1126 1128 1132 1208 1325
1208 1136 1940 1144 1200 1204
1262
1272 1218
1115 1121 1214
CORNELL DR 1300 1111 1248
11230
12120 112 11012001 0 1226
1302
1222 1241
nag 1127 1129 1200 1216 1239
YALE DR 1110
1119 1233 1411
1316 1117 12a " 1532 1202 1200 12107214 1221
1238
1113
1320 1232 1414
1120 1209 2131217 1410
DARTMOUTH DR 1201 1203
1112 BERKELEY DR 1224
1328 1120 1433
1110 1220 1416
CAMBRIDGE DR 1216
1106 1447 1424 1501
1408
1122 1449 1430
1400 1410 1440 1507
441
1118 1424
1404 111) 1415
1450
COLUMBIA DR 1223
1439 34% -SCENIC DR
1110
31452
1104 1683 1303
1431
1426 1503
1433 1434
150-
1428
1437 1500
1432
1503 1300 1512
1505 1505
1543 1537
1533 1520
1510
MARICN DR
Glendale Heights Potential Residential Planning District:
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48 Missionary Colony Potential Planning District
The Missionary Colony Potential Planning District is located in the southern section of South Glendale and consists of the south side of the 300 block of Heminger Street. The district is composed of the remaining residences constructed in the 1920s that were associated with the Glendale Missionary Colony. The residences are one-story in height, rectangular in plan, and set on uniform lots with consistent setbacks. The district is laid out on a grid pattern, with mature landscaping.
Properties within the planning district were once part of the Glendale Missionary Colony, a nonprofit organization founded c. 1920 by Mrs. Jennie E. Suppes to house displaced foreign missionaries. With the profits generated by an oil well she owned, Suppes acquired five acres of a former barley field adjacent to Glendale Avenue, laid out the tracts, and built and furnished 29 single- and multi-family residences, each with a refrigerator, range, piano, and radio. The Colony also featured a community laundry, playground, library, and a 95-seat chapel. The present-day Leisure Glen Care Center stands on the chapel site. In 1947, Suppes constructed the Suppes Memorial Home at 335 Mission Road, a retirement home for missionaries. 34 In the early 1950s, Suppes retired and deeded the property, with the exception of her home, to the New York-based Christian and Missionary Alliance. The Colony became affiliated with the Glendale headquarters of the Christian and Missionary Alliance, the Gospel Tabernacle, originally located on Louise Street and Chestnut Street in Glendale. In the 1970s, the Christian and Missionary Alliance ceased operating the Glendale Missionary Colony, and the church closed its doors in the early 1980s. The potential planning district represents the only remaining residences in the Glendale Missionary Colony.
Context view of the Missionary Colony. Photo: Historic Resources Group, 2017. 34 Today, the building functions as an alcohol and drug rehabilitation center for Glendale Adventist Hospital.
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49 FIGURE 13: MISSIONARY COLONY POTENTIAL PLANNING DISTRICT Legend
C. Sout Gesdal Communty Bouncer
South Glendale Parcels
Designated (NR, CR, Local)
Designaned restone Disinces
sentist individualy Eligtie Property
HEMINGER ST
302
GLENDALE AV 306
310
314
3318
320
LAUREL ST
N
Missionary Colony Potential Residential Planning District A
ASTONIC RESQURCES GHOUN
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APPENDIX A: CALIFORNIA HISTORICAL RESOURCES STATUS CODES California Historical Resource Status Codes
1 Properties listed in the National Register (NR) or the California Register (CR) 1D Contributor to a district or multiple resource property listed in NR by the Keeper. Listed in the CR. 1S Individual property listed in NR by the Keeper. Listed in the CR. 1CD Listed in the CR as a contributor to a district or multiple resource property by the SHRC 1CS Listed in the CR as individual property by the SHRC. 1CL Automatically listed in the California Register - Includes State Historical Landmarks 770 and above and Points of Historical Interest nominated after December 1997 and recommended for listing by the SHRC. 2 Properties determined eligible for listing in the National Register (NR) or the California Register (CR 2B Determined eligible for NR as an individual property and as a contributor to an eligible district in a federal regulatory process Listed in the CR.
2D Contributor to a district determined eligible for NR by the Keeper. Listed in the CR. 2D2 Contributor to a district determined eligible for NR by consensus through Section 106 process. Listed in the CR 2D3 Contributor to a district determined eligible for NR by Part I Tax Certification. Listed in the CR 2D4 Contributor to a district determined eligible for NR pursuant to Section 106 without review by SHPO. Listed in the CR. 2S Individual property determined eligible for NR by the Keeper. Listed in the CR. 2S2 Individual property determined eligible for NR by a consensus through Section 106 process. Listed in the CR. 253 Individual property determined eligible for NR by Part I Tax Certification. Listed in the CR. 254 Individual property determined eligible for NR pursuant to Section 106 without review by SHPO. Listed in the CR. 2CB Determined eligible for CR as an individual property and as a contributor to an eligible district by the SHRC. 2CD Contributor to a district determined eligible for listing in the CR by the SHRC. 2CS Individual property determined eligible for listing in the CR by the SHRC.
Appears eligible for National Register (R) or California Register (CR) through Survey Evaluatio 3B ppears eligible for NR both individually and as a contributor to a NR eligible district through survey evaluation Appears eligible for NR as a contributor to a NR eligible district through survey evaluation. 35 Appears eligible for NR as an individual property through survey evaluation. 3CB ppears eligible for CR both individually and as a contributor to a CR eligible district through a survey evaluation 3CD ppears eligible for CR as a contributor to a CR eligible district through a survey evaluatior 3CS Appears eligible for CR as an individual property through survey evaluation. 4 Appears eligible for National Register (NR) or California Register (CR) through other evaluation 4CM Master List - State Owned Properties - PRC §5024.
5 Properties Recognized as Historically Significant by Local Government 5D1 Contributor to a district that is listed or designated locally. 5D2 Contributor to a district that is eligible for local listing or designation. 5D3 Appears to be a contributor to a district that appears eligible for local listing or designation through survey evaluation. 5S1 Individual property that is listed or designated locally. 5S2 Individual property that is eligible for local listing or designation. 553 Appears to be individually eligible for local listing or designation through survey evaluation. 5B
sily fed, deemined eligibe or alisted, eligible orough sely evaluad as a contributor to a district that is localy list. signated, determined eligible c
6 Not Eligible for Listing or Designation as specified
6C Determined ineligible for or removed from California Register by SHRC. 6J Landmarks or Points of Interest found ineligible for designation by SHRC. 6L Determined ineligible for local listing or designation through local government review process; may warrant special consideration in local planning.
Determined ineligible for NR through Part I Tax Certification process.
Determined ineligible for NR pursuant to Section 106 without review by SHPO.
Removed from NR by the Keeper.
Determined ineligible for the NR by SHRC or Keeper.
7 lot Evaluated for National Register (NR) or California Register (CR) or Needs Revaluatio 7) eceived by OHP for evaluation or action but not vet evaluated. 7K Resubmitted to OHP for action but not reevaluated.
7L State Historical Landmarks 1-769 and Points of Historical Interest designated prior to January 1998 - Needs to be reevaluated using current standards.
7M Submitted to OHP but not evaluated - referred to NPS. 7N Needs to be reevaluated (Formerly NR Status Code 4)
7N1 Needs to be reevaluated (Formerly NR SC4) - may become eligible for NR w/restoration or when meets other specific conditions. 7R Identified in Reconnaissance Level Survey: Not evaluated. 7W Submitted to OHP for action - withdrawn.
12/8/2003
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APPENDIX B: PROPERTY TABLE -INDIVIDUALLY ELIGIBLE PROPERTIES
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APPENDIX C: PROPERTY TABLE - INDIVIDUAL PROPERTIES THAT MAY WARRANT CONSIDERATION IN
LOCAL PLANNING
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APPENDIX D: PROPERTY TABLE - PROPERTIES FOUND INELIGIBLE THROUGH SURVEY EVALUATION
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APPENDIX E: CALIFORNIA DEPARTMENT OF PARKS AND RECREATION 523 SERIES FORMS - POTENTIAL
INDIVIDUALLY ELIGIBLE PROPERTIES
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APPENDIX F: CALIFORNIA DEPARTMENT OF PARKS AND RECREATION 523 SERIES FORMS -
POTENTIAL HISTORIC DISTRICTS
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APPENDIX G: CALIFORNIA DEPARTMENT OF PARKS AND RECREATION 523 SERIES FORMS - POTENTIAL
PLANNING DISTRICTS
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