2501 Curtis Avenue
Redondo Beach, California
ELL
Draft Historical Resource Evaluation Report
Prepared by:
KONSULTING
G A
February 1, 2022
G P A
TABLE OF CONTENTS
1 1. INTRODUCTION .
1 1.1 Purpose...
1.2 Methodology .. 1
1.3 Qualifications of Preparers... 2
2. REGULATORY FRAMEWORK 3
2.1 National Register of Historic Places 3
2.2 California Register of Historical Resources ... 4
2.3 Redondo Beach Historic Preservation Ordinance. 6
3. ENVIRONMENTAL SETTING 7
3.1 Description and History of the Property .... 7
4. HISTORIC CONTEXTS... 11
4.1 Brief History of Redondo Beach . 11
4.2 Residential Development of North Redondo. 12
4.3 The Arts & Crafts Movement 13
5. EVALUATION OF ELIGIBILITY.. . 16
5.1 National Register of Historic Places 16
5.2 California Register of Historical Resources …. .. 20
5.3 Redondo Beach Historic Preservation Ordinance. 20
5.4 Integrity ...22
6. CONCLUSIONS ..24
7. REFERENCES ..25
Appendix A - Résumés
Appendix B - DPR Forms
Historical Resource Evaluation Report - 2501 Curtis Avenue, Redondo Beach Table of Contents G A
EXECUTIVE SUMMARY
This report presents the results of a historical resource evaluation of the property located at 2501 Curtis Avenue in the City of Redondo Beach (City). The property is located on the southwest corner of Phelan Lane and Curtis Avenue. It consists of one legal parcel which corresponds with Assessor's Parcel Number (APN) 4153-015-010. The property is improved with a one-and-half-story single- family residence constructed in 1933.
GPA Consulting (GPA) was retained to complete this evaluation to determine whether the property is a historical resource as defined by the California Environmental Quality Act (CEQA).
The property is not currently designated under any national, state or local landmark or historic district programs; however, it was identified in the 1996 City of Redondo Beach Historic Resources Survey as an unaltered Craftsman style building and given a "B"-rating: identified as individually eligible for local landmark designation.
After caretul inspection, investigation, and evaluation, GPA concluded that the property does not appear to be eligible for listing in the National Register of Historic Places (National Register) and California Register of Historical Resources (California Register), or eligible for designation as a Redondo Beach Landmark due to a lack of significance and physical integrity. The recommended status code is 6Z, ineligible for national, state, and local designation through survey evaluation. Therefore, the building on the property is not a historical resource under CEQA.
Historical Resource Evaluation Report - 2501 Curtis Avenue, Redondo Beach Executive Summary
1. INTRODUCTION
1.1 Purpose
The purpose of this report is to analyze whether the subject property in the City of Redondo Beach is considered to be a historical resource as defined by the California Environmental Quality Act (CEQA). The property at 2501 Curtis Avenue is located on the corner of Curtis Avenue and Phelan Lane in the North Redondo neighborhood of the City of Redondo Beach (see Figure 1). It encompasses one legal parcel associated with Los Angeles County Assessor Parcel Number (APN) 4153-015-010 and features a one-and-a-half story, single-family residence constructed in 1933. i Subject Property
Baseman Courtesy of Gopale.
Figure 1, Localion of property-
1.2 Methodology
1. Consulted the Built Environment Resources Directory (BERD) to determine whether or not the property is currently listed as a landmark or part of a historic district under national or state programs and whether or not the property has been previously identified or evaluated as a historical resource. The BERD, maintained by the State Office of Historic Preservation, includes information on cultural and historical resources reviewed for eligibility to the National Register of Historic Places and the California Historical Landmarks programs through federal and state environmental compliance laws, and resources nominated under federal and state registration programs. It replaces the California Historic Resources Inventory System (CHRIS). While the BERD may not include all mapped data on historical or cultural resources filed with the South Central Coastal Information Center Historical Resource Evaluation Report - 2501 Curtis Avenue, Redondo Beach A
(SCCIC), it includes information on previously evaluated properties. The reviéw of the BERD revealed no prior evaluations of the property.
2. Consulted the findings of the 1986 and 1996 citywide historic resources surveys of Redondo Beach to determine if the building was identified as a potential historical resource.
Structures on the Historic Resources Survey are classified into four categories of historical significance:
"A"- buildings which are obvious examples of historically significant or notable structures indicated by distinctive architectural characteristics or age: "B"- buildings which are somewhat less unusual or distinctive in terms of age or architecture; however these are well designed buildings which research may prove to have a relationship to important events or persons in history; "C"- buildings which reveal much of their original architectural style (not substantially altered) and are fairly modest in architectural style and are less likely to have historical significance. Most of these buildings are good candidates as contributing structures in historic district; "D"- buildings which are clearly not significant in terms of architectural style or have been substantially altered from the original style.'
This research revealed that the property was given a "B"- rating and identified as individually eligible for local landmark designation as an example of an unaltered Craftsman style building (see Appendix B).
3. Conducted an intensive field inspection of the Property on December 29, 2021, during which GPA assessed the general condition and physical integrity of the building on the property. Digital photographs of the exterior of the building were taken during the field inspection.
4. Conducted research into the history of the property. Sources referenced included building permit records, city directories, historic derial photographs, prior survey data, newspaper archives, and the Redondo Reflex newspaper archives, available through the City Redondo Beach website.
5. Consulted the City of Redondo Beach Historic Context Statement to identify the appropriate contexts and themes under which to evaluate the property.
6. Reviewed and analyzed ordinances, statutes, regulations, bulletins, and technical materials relating to national, state, and local historic preservation designations, and assessment processes and programs to evaluate the significance and integrity of the building as a potential historical resource.
1.3 Qualifications of Preparers
Emma Haggerty and Audrey von Ahrens, Associate Architectural Historians at GPA Consulting, were responsible for the preparation of this report and fulfill the qualifications for a historic preservation professional outlined in Title 36 of the Code of Federal Regulations, Part 61. Their résumés are included in Appendix A.
" Thirlielh Sheet Architecis, Inc.. Cily of Redondo Beach Historic Contexi Stafement. (Redondo Beach, CA:
Cilv oi Recioncio Beach 1986) 10
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2. REGULATORY FRAMEWORK
Generally, a lead agency must consider a property a historical resource under CEQA if it is eligible for listing in the California Register of Historical Resources (California Register). The California Register is modeled after the National Register of Historic Places (National Register). Furthermore, a property is presumed to be historically significant if it is listed in a local register of historical resources or has been identified as historically significant in a historic resources survey (provided certain statutory criteria and requirements are satisfied) unless a preponderance of evidence demonstrates that the property is not historically or culturally significant. A lead agency may also treat a resource as historic if it meets statutory requirements and substantial evidence supports the conclusion. The National Register, California Register, and City of Redondo Beach local designation programs are discussed below.
2.1 National Register of Historic Places
The National Register is "an authoritative guide to be used by federal, state, and loca 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."3 Criteria
To be eligible for listing in the National Register, a property must be at least 50 years of age (unless the property is of "exceptional importance") and possess significance in American history and culture, architecture, or archaeology. A property of potential significance must meet one or more of the following four established criteria: 4
A. Associated with events that have made a significant contribution to the broad patterns of our history; or
B. Associated with the lives of persons significant in our past; or C. 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. Yield, or may be likely to yield, information important in prehistory or history.
Context
To be eligible for listing in the National Register, a property must be significant within a historic context. "National Register Bulletin 15" states that the significance of a historic property can be judged only when it is evaluated within its historic context. Historic contexts are "those patterns, themes, or trends in history by which a specific...property or site is understood and its meaning...is made clear."5 A property must represent an important aspect of the area's history or prehistory and possess the requisite integrity to qualify for the National Register. : Public Rosources Code $5024 I and 14 California Code or Regulations §4850 & 815064 5(a)(2) * Tille 36 Codo of Federal Regulations Parl 602
: Title 36 Code of Federal Regulations Part 60.4
National Register Bulletin 15: How lo Applying National Register Cleric for Exaluation, " U.S. Department of the Interior, Nalional Part Service, Cultural Resources eds Patrick Andrus and Rebecca Shrimpion, accessed August 21, 2019, htips://www.nos gov/subjects/national egister/upload/NRB-15 web508 pdf 7-8 Historical Resource Evaluation Report - 2501 Curtis Avenue, Redondo Beach 3 A
Integrity
In addition to possessing significance within a historic context, to be eligible for listing in the National Register a property must have integrity. Integrity is defined in "National Register Bulletin 15" as "the ability of a property to convey its significance."6 Within the concept of integrity, the National Register recognizes the following seven aspects or qualities that in various combinations define integrity: feeling, association, workmanship, location, design, setting, and materials.
Integrity is based on significance: why, where, and when a property is important. Thus, the significance of the property must be fully established before the integrity is analyzed.
2.2 California Register of Historical Resources
In 1992, Governor Wilson signed Assembly Bill 2881 into law establishing the California Register. The California Register is an authoritative guide used by state and local agencies, private groups, ana citizens to identify historical resources and to indicate what properties are to be protected, to the extent prudent and feasible, from substantial adverse impacts.? The California Register consists of properties that are listed automatically as well as those that must be nominated through an application and public hearing process. The California Register automatically includes the following:
• California properties listed in the National Register and those formally Determined Eligible for the National Register;
• State Historical Landmarks from No. 0770 onward; and
• Those California Points of Historical Interest that have been evaluated by the State Office of Historic Preservation (SOHP) and have been recommended to the State Historical Resources Commission for inclusion on the California Register. 8 Criteria and Integrity
For those properties not automatically listed, the criteria for eligibility of listing in the California Register are based upon National Register criteria, but are identified as 1-4 instead of A-D. To be eligible for listing in the California Register, a property generally must be at least 50 years of age and must possess significance at the local, state, or national level, under one or more of the following four criteria:
1. It is 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; or
2. It is associated with the lives of persons important to local, California, or national history; or
3. It embodies the distinctive characteristics of a type, period, or method of construction or represents the work of a master, or possesses high artistic values; or
4. It has yielded, or has the potential to yield, information important in the prehistory or history of the local area, California, or the nation.
4 "National Recister Bulletin 15 " 14-45.
/ Public Resources Code $5024.1 (al
3 Public Resources Code §5024.1 (d)
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Properties eligible for listing in the California Register may include buildings, sites, structures, objects, and historic districts. It is possible that properties may not retain sufficient integrity to meet the criteria for listing in the National Register, but they may still be eligible for listing in the California Register. An altered property may still have sufficient integrity for the California Register if it maintains the potential to yield significant scientific or historical information or specific data. 9 A property less than 50 years of age may be eligible if it can be demonstrated that sufficient time has passed to understand its historical importance.'°
The California Register may also include properties identified during historic resource surveys.
However, the survey must meet all of the following criteria:"
1. The survey has been or will be included in the State Historic Resources Inventory;
2. The survey and the survey documentation were prepared in accordance with office [SOHP] procedures and requirements;
3. The resource is evaluated and determined by the office [SOHP] to have a significance rating of Category 1 to 5 on a DPR Form 523; and
4. If the survey is five or more years old at the time of its nomination for inclusion in the California Register, the survey is updated to identify historical resources that have become eligible or ineligible due to changed circumstances or further documentation and those that have been demolished or altered in a manner that substantially diminishes the significance of the resource.
SOHP Survey Methodology
The evaluation instructions and classification system prescribed by the SOHP in its Instructions for Recording Historical Resources provide a Status Code for use in classifying potential historical resources. In 2003, the Status Codes were revised to address the California Register. These Status Codes are used statewide in the preparation of historical resource surveys and evaluation reports.
The first code is a number that indicates the general category of evaluation. The second code is a letter that indicates whether the property is separately eligible (S), eligible as part of a district (D), or both (B). There is sometimes a third code that describes some of the circumstances or conditions of the evaluation. The general evaluation categories are as follows:
1. Listed in the National Register or the California Register.
2. Determined eligible for listing in the National Register or the California Register.
3. Appears eligible for listing in the National Register or the California Register through survey evaluation.
4. Appears eligible for listing in the National Register or the California Register through other evaluation.
5. Recognized as historically significant by local government. • Tille 14 Califomia Code of Regulations § 4852 (c)
1 Title 14 Calilomia Code of Regulations §4852 (d) (2)
: Public Resources Code §5024.1.
Historical Resource Evaluation Report - 250l Curtis Avenue, Redondo Beach 5 FIA
6. Not eligible for listing or designation as specified.
7. Not evaluated or needs re-evaluation.
The specific Status Code referred to in this report is as follows:
6Z Found ineligible for National Register, California Register, or local designation through survey evaluation.
2.3 Redondo Beach Historic Preservation Ordinance12
The City of Redondo Beach adopted its Historic Preservation Ordinance in 1989. The Ordinance (Title 10, Redondo Beach Municipal Code §2, Ord. 2554) outlines the purpose and intent of the City's Preservation Program, the responsibilities and qualifications of the Preservation Commission, and criteria and procedures for designation of landmarks and districts. Local landmarks are individual buildings or districts that are at least fifty (50) years of age 13 and must reflect a special element of the city's history, be identified with special persons or events, represent the work of a noted architect or builder, embody a unique architectural character, or represent established and familiar landmarks within the community.
A property must meet one or more of five criteria for designation established in Chapter 4, Article 2, Section 10-4.201 of the City of Redondo Beach Municipal Code. The five criteria are as follows:
(a) It exemplifies or reflects special elements of the City's cultural, social, economic, political, aesthetic, engineering, or architectural history; or
(b) It is identified with persons or events significant in local, state or national history; or (c) It 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; or (d) It is representative of the notable work of a builder, designer, or architect; or (e) Its unique location or singular physical characteristic(s) represents an established and familiar visual feature or landmark of a neighborhood, community, or the City. 14 12 Redondo Beach Municipal Code Tile 10. Chapler 4 Arlicle 2 - Landmark and Historic District Designation Crileria
15 A historic resource of of least thirty 30) years of age may be eligible if the Preservation Commission delermines that the resource is very exceplional, or thai il is threalened by demolilion, removal. relocalion, or inappropriate alleration.
• Redondo Beach Municipal Code Tille 10 Chaple 4 Aricle 2 Section 10 4 201.
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3. ENVIRONMENTAL SETTING
2501 Curtis Avenue is in the North Redondo neighborhood of the City of Redondo Beach, located northeast of the intersection of Curtis Avenue and Phelan Lane (see Figure 2). These streets are two-lane residential streets with two-way traffic traveling north-south. The surrounding parcels are developed single- and multi-family residential buildings constructed between the 1930s and 2020s.
Immediately east of the property is publicly owned land occupied by a steel transmission tower, part of the La Fresa Transmission Line, and the North Redondo Beach bike path (see Figure 3).
Curtis Avenu
Subject Property
strap Colatesy of C
Figure 2: Location of Propenly Figure 3: View looking noriheasi, Janvary 2022.
Source: SPA.
3.1 Description and History of the Property
2501 Curtis Avenue comprises a rectangular-shaped parcel on a corner lot. The property is improved with a single-family residence. The residence is situated near the central of the parcel and is oriented to the south, overlooking Curtis Avenue (see Figure 4). Surrounding the residence are front, rear, and side yards, each similar in size. The rear (north) yard is improved with a scored concrete driveway that runs east-west in length and is accessed from Phelan Lane (see Figure 5).
Pedestrian access is from Curtis Avenue via a narrow, concrete walkway in the front (south) yard.
A metal chain-link fence surrounds the perimeter of the property.
Figure 4: Soulh and east elevatons, view ipolng Figure 5: North and wesl elevations, view looking norihwest. January 2022, Source: GPA. soulheast. Januory 2022 Source: GPA.
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Architectural Description
The single-family residence is one-and-half-stories in height and rectangular in plan. It has a front- gabled roof with shed roof extension on the northeast dormers on the east and west roof planes.
The roof is clad in composition shingles and has open, overhanging eaves with exposed wood rafter tails and simple wood bargeboards. The exterior is clad in a combination of wood shingles, board-and-batten, and stone veneer. Fenestration on the south and west elevations is symmetrically arranged and evenly spaced while fenestration on the while the north and east elevations is asymmetrically arranged.
The south (primary) elevation faces Curtis
Avenue (see Figure 6). The first story is clad in
applied stone veneer and the upper story
within the gable has wood shingles. The stone
veneer on consists of a combination of arroyo
stones, fieldstone and various other larger
stone types applied in no apparent pattern.
The main entrance is centered on the
elevation. A battened wood door and metal
security screen are accessed by four stone
and concrete steps with metal pipe railing.
The entrance is flanked by large vinyl
windows with simulated divided lights. Simple Figure 6: South elevation, view looking north. January wood brackets are located at each end of 2022, Source: GPA. the elevation beneath the roof eaves.
The west elevation faces Phelan Lane and is
clad in stone veneer with visible differences in
the type, shape, size, and color stone, similar
to that of the south elevation (see Figure 7).
Six recessed window openings are evenly
spaced across the elevation, each with
single-light wood casement sash with eight-
light transoms behind aluminum screens.
Centered on the west roof plane above is a
shed dormer clad in board-and-batten siding
with a tripartite window with wood, single-
Figure 7. West elevation, view looking cast, Jonuor;
light casement sash. 2022 Source: GPA
The north elevation overlooks the rear driveway
and is primarily clad in wood shingles with a small
portion on the west clad in stone veneer (see
Figure 8). The stone veneer consists of arroyo
stones and fieldstones applied in an irregular
pattern. A rear entrance is located on the one-
story, shed roof addition at the east end of the
elevation. The wood paneled door is partially
glazed with a one-over-one metal window. West
of the entrance on the original portion of the
Figure 8: North elevation, view looking south. residence, the elevation consists of evenly January 2022 Source: GPA
Historical Resource Evaluation Report - 2501 Curtis Avenue, Redondo Beach 8 GP A
spaced window openings of various sizes and window types. There are three windows on the ground flcor including (from east to west): a wood picture window with single-light, a metal sliding sash window with single lights, and a wood single-light casement sash with eight-light transom. On the upper story is a tripartite window beneath the gable peak with center fixed single-light and single-light side casements. Each of the windows on this elevation have a simple wood surround.
The east elevation overlooks the rear yard and
is asymmetrically arranged (see Figure 9). It is
predominately clad in stone veneer like that of
the south and west elevations. Near the center
of the elevation is an entrance opening with
paired, multi-light, wood French doors. An
exterior chimney is located on the south end of
the elevation, clad in stone. The chimney stack
tapers above the roofline and has a rounded
arch cap made of stone. Flanking the chimney
openings.
Figure 7: East elevaiion, view looking west Jontory southernmost window is a single-light casement 2022. SOUrCE SPA
with eight-light transom. The northernmost
consists of a jalousie window with eight-light transom obscured behind metal security bars. On the north end of the elevation is the one-story projection volume of an enclosed porch addition with shed roof. It is clad in wood shingles and has a grouping of wood windows with single-light casement sash. Above the ground floor, the east roof plane has a shed dormer the same as that of the west elevation.
Construction History
The property was first developed in 1933 by owner Claude C. Campbell, who constructed the existing single-family residence with a detached garage (demolished). No building permit records were available from the City of Redondo Beach. However, visual observations made during the site visit conducted by GPA in December 2021 provide evidence of alterations that have occurred since initial construction, listed below. Due to the lack of building permit records, the exact dates of these alterations are unknown. Estimate dates based on photographic and/or physical evidence are provided when possible.
Application of stone veneer cladding to all exterior elevations, covering the original wood shingle by 1945.15
Demolition of original detached garage in north yard between 1960 and 1969.16 Addition of a metal security door on the main entrance prior to 2012.
Replacement of two original windows on the primary (south) elevation with incompatible, simulated divided light vinyl windows within original openings, c. 2014- 2017.
Modification of concrete steps at primary entrance with addition of stone and a metal pipe handrail at an unknown date.
Replacement of all original multi-light windows on the north, east and west elevations with single-light windows and one jalousie window at an unknown date.
Original window replaced with single-light square window in easternmost corner of first floor, north elevation at an unknown date.
"Starts Faclory in Reclando." Redondo Reflex. Micy 25, 1945 •Cily of Pedonde Beach Planning Commission Meeting Minutes, 1959 Historical Resource Evaluation Report - 2501 Curtis Avenue, Redondo Beach G PA
Addition of one-story volume with shed roof or enclosure of a porch on the north end of the east elevation at an unknown date.
Addition of aluminum framed screens on most window openings at unknown dates.
Replacement of original roof shingles with incompatible composition shingle roof at an unknown date.
Addition of chain-link metal fence around perimeter of property at an unknown date
Alteration of roof eaves with plywood soffit at north and east elevations at an unknown date.
Ownership and Tenant History
The original owner was Claude C. Campbell, who resided at the property with his wife, Mae Campbell, from 1933 until 1942. 17 Claude worked as a machinist for the Southern Pacific Railroad. 18 Mae was a pastor and was ordained as a minister in 1937, after which she utilized the property as a meeting space for the Temple of the Holy Cross until the Campbell's sold the property in 1942.'9 The second owners, Martin O. Landers and Lucille L. Landers, resided at the property from 1942 until at least 1960.20 They both worked for Northrop, an aerospace and defense technology company based out of Redondo Beach. 21 Martin was a machinist and Lucille was an engineer. 22 No information regarding the names of the property owners between 1960 and 1971 was found.
In 1971, Gloria Spence purchased the property in 1971 and resided there on and off until 2013.23 City Directory. Redondo Beach. 1944.
¿ "Starts Faciory in Redondo "
:* "As We Heard It, " Redondo Reflex September 10, 1937, 5 e3 Lucille lander South Idaho Press. Seplember 28 2005 2 i lbid. City Direciory, Redondo Beach 1944-1960
2* Los Angeles Counly Recorder's Office February 2013
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4. HISTORIC CONTEXTS
The significance of a property must be evaluated within its historic contexts). Historic contexts are those patterns or trends in history by which a specific property is understood. The most applicable contexts for evaluating the property at 2501 Curtis Avenue are the history of Redondo Beach and early residential development in North Redondo. Because previous surveys of the property identified the building as significant within the Craftsman style and as a stone building, the following contexts are included for clarification: the Arts & Crafts Movement including the Craftsman style and Craftsman bungalows, as well as Arroyo stone buildings.
4.1 Brief History of Redondo Beach 24
Redondo Beach lies on the western edge of the Peninsular Mountain Range which runs northwest and southeast along the coast of Southern California. It is approximately 17 miles from the City of Los Angeles, situated on the southern end of modem Santa Monica Bay. The incorporated city rests on portions of three historic ranchos: San Pedro, Los Palos Verdes, and Sausal Redondo. Several distinct sections make up the modern city of 6.35 square miles. The original city was established in 1887. The area of this original site covered 1,214.08 acres or approximately 2 square miles. A second section to the northeast, the Redondo Villa Tracts [of which 2501 Curtis Avenue is apart], was first subdivided in 1906 and became part of the city in 1927. This annexation brought an additional 2,252.6 acres (approximately 4 square miles) of rural territory to the original townsite and created a city structure reminiscent of two rectangles set side-by-side, one set slightly above the other, which overlap at one corner. Today, the area included in the 1927 annexation is generally referred to as "North Redondo." Clifton-by-the-Sea, adjoining the original city on the south, began in 1906. A portion of it annexed to the city in 1913, and other tracts within the area have annexed at different times since then. The final section, Hollywood Riviera, lies south of Clifton-by-the-Sea and is divided between Redondo Beach and Torrance. These latter areas, although originally distinct, today blend into the resort and residential ambiance of the original city. The original community of about 1,214 acres was planned in 1887 on a natural amphitheater above the beach. Because of the limited acreage, the land was devoted to residential resort living and wharf related industry. Only a few yards out to sea, the amphitheater continues into a deep-water canyon. Early promoters of the town pointed to the flat surface of the water and commented that oil deposits seeping up from the canyon helped to keep the water calm.
Experience, however, has shown otherwise. The bay, while partially sheltered, is subject to severe storm action. The storms, and the first breakwater designed to protect the beach front changed the configuration of the shoreline even before construction of the present Southern California Edison plant in 1946 and King Harbor marina in the 1960s. In recent decades, Redondo Beach has undergone many changes, especially along the waterfront where the marina, King Harbor, has replaced most of the early industrial area and the associated small dwellings.
Modem condominium developments, which now stand in place of the original « The following, unless olherwise noleds excerpled from Historice Resources Management and Joseph ji Milkovich and Associates, Cify of Redondo Beach Hrioc Confext Statement (Redondo Beach: Cily of Redondo Beach Community Development Depariment-Planning Division), 3-5 and 22-28 Historical Resource Evaluation Report - 2501 Curtis Avenue, Redondo Beach 11 G PA
downtown business district, have further altered the character of the area. Only one pre-1945 wharf, the Monstad Pier, remains to recall an earlier stage in the City's development. The northern section of the community, composed of approximately 3,000 acres and first known as the Redondo Villa Tracts, is entirely different. Here the land is gently rolling and dry. The soil, however, is productive.
Over the years, many small farms and dairy-type operations prospered here. During the late 1920s, oil was discovered in this section, as well as in nearby Torrance, forming the Redondo-Torrance oil field. North Redondo, which was originally subdivided as an agricultural area in 1906 and later experienced further subdivision during the Depression and post-war era, is today defined by its dense population and a broad range of architectural styles. Because of the salt lake, transportation linkages between Redondo, San Pedro and Los Angeles formed very early. When the Santa Fe railroad entered the basin, it made Redondo Beach a terminus for shipping. Two electric railways followed, which served the tourists who flocked to the pleasant beach in good weather. Evidence of these early railway lines remains today and can be seen in street curvature, the location of major intersections and the location of the City's principal commercial centers.
4.2 Residential Development of North Redondo25
Expansion of Commercial and Residential Development
One year after its failed attempt to annex to the city of Hermosa Beach, the Villa Tract Chamber of Commerce joined forces with several leading organizations in Redondo Beach and organized yet another annexation drive. Behind this new effort lay the threat of a million-dollar street paving program proposed by Los Angeles interests who owned 37 per cent of the area's property. Chamber representatives argued that the proposed program was a blatant attempt to recoup lost profits from unproductive oil land, rather than a genuine attempt to modernize the community. This argument succeeded, and on September 20, 1927, voters approved the annexation of the Redondo Villa Tracts to the City of Redondo Beach by a slim margin of thirteen votes.
More than 90% of the eligible voters cast their ballots. At the time of its annexation, the north Redondo area served as home for more than two thousand residents. "It is by far the greatest thing that has ever happened to this city," declared Henry Froude, president of the Redondo Beach Chamber of Commerce. Not all considered the annexation in such a positive light, however. In 1928, several Los Angeles commercial interests filed suit seeking a reversal of the annexation decision. These suits were followed by yet another in 1930. Finally in 1931, the last legal obstacle to the complete and definite annexation of the Villa Tract had been removed.
Residential Development
Although the sub-division forces which were apparent during the early 1920s subsided somewhat during the Depression era, residential tract development continued in north Redondo. Most notable was the Shore Acres sub-division * Ibid
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created by the Home Extension Association. Located near the junction of Mathews Avenue and Phelan Lane, this housing project attempted to strike a balance between the original rural identity associated with the Redondo Villa Tract and the more recent identity of residential sub-division. Included as a part of this housing project plan was a co-operative market site where residents of Shore Acres sold produce raised on their property. Each Saturday residents sold flowers, fresh vegetables, fruits, eggs chickens and even canaries to the surrounding communities from the community's market house. A parking area adjacent to the market house was also provided by the Home Extension Association in an effort to attract customers from the surrounding communities of Torrance, Manhattan Beach, Inglewood and Hermosa Beach. 26
In 1937, the Redondo Beach City Council formally recognized the increasing residential nature of north Redondo in its acceptance of a Planning Commission recommendation that the area known as Villa Tract No. 2 be rezoned from unlimited industrial to suburban uses.2 Since its subdivision as rural farmland in 1905, north Redondo had experienced several shifts in its economic identity. The first shift occurred in the early 1920s when the land originally subdivided by Carlson for rural development suddenly became popular for its oil producing potential.
The annexation of the area in 1927 and its identification as the city's future industrial site, resulted in yet another shift. Foil owing annexation, almost the entire eastern section of the original Villa Tracts was zoned for industrial purposes. The construction of the Golden State Fireworks Manufacturing Company on property adjacent to Villa Tract No. 2 in 1928 appeared to confirm this industrial trend.
By the early 1930s, however, dreams of unlimited oil production had faded and speculators who had purchased land during the oil boom were seeking opportunities to subdivide their property into residential sites. This move marked the third shift in the area's economy and set into motion a struggle between those seeking residential development and those who sought to perpetuate an industrial economy.
4.3 The Arts & Crafts Movement
The City of Redondo Beach Historic Context Statement as well as the City's 1986 and 1996 Historic Resources Surveys provide limited information on the Craftsman style, other than that the style was popular in Redondo Beach between 1900 and 1920. For a more in-depth analysis, the SurveyLA Citywide Historic Context Statement on the Craftsman style was applied. The most relevant portions were excerpted and adapted for the purposes of this report, below.
Craftsman Style28
Craftsman architecture reflected the Arts and Crafts Movement's [from 1895 to 1930] conscious search for the supposed simplicity of a pre-industrial time when 2 Today, this tract is defined by inglewood, Vail, Robinson and Ariesia avenues * GPA Consulting, "Archilecture and Engineering, Arts and Crafls Movoment (1895-1930) Housing the Masses (1880 -1980). Are and Crafts Neighborhoods (1890-1930)" Los Angeles Citywide Historic Context Statemeni (City of Los Angeles Office of Historic Resources, June 2016), 8-15.
Historical Resource Evaluation Report - 2501 Curtis Avenue, Redondo Beach 13 G-PA
objects revealed the skill and craftsmanship of the laborer and, further, a rejection of the highly ornamented Victorian aesthetic. The Craftsman style applied to more than the building envelope; architects designed everything in harmony, from the furniture and fixtures to the landscape. The "ultimate bungalows" of the Craftsman style were usually two stories in height and custom designed by architects working closely with local artisans. Later [in the 1900s through the 1920s], the aesthetics of the Craftsman style would be adapted to single-story, mass-produced bungalows grouped in neighborhoods for the middle class.
Craftsman Bungalows29
Although the term "bungalow" has been closely associated with the Arts and Crafts movement and the Craftsman style of architecture, it refers to a type of house rather than a style of architecture. As Craftsman style architecture reached the masses in the form of small homes described in catalogues as bungalows, the term became inextricably linked with the style.
The bungalow appeared in California during the first decade of the twentieth century. It was a house type ready made for the mild climate and profound demand brought about by the rapidly expanding population. While some bungalows were custom-designed by architects, most were selected from plan books or catalogues and were constructed by contractors or assembled from prefabricated pieces. The average price was $3,000.
The Craftsman bungalow dates from the early 1900s through the 1920s. The bungalow's simplicity of form, informal character, direct response to site, and extensive use of natural materials - particularly wood - was a regional interpretation of the socio-economic and desthetic reforms espoused by the Arts and Crafts Movement's founder, William Morris. Craftsman bungalows generally have rectangular or complex plans and are one to one-and-a-half stories tall. They have wood clapboard or shingle exteriors and are defined by their horizontality with broad front porches, often composed with stone, clinker brick, or stuccoed porch piers. Other character-defining features include low-pitched front-facing gabled roofs, and overhanging eaves with exposed rafter tails.
The City of Redondo Beach Historic Context Statement nor the City's 1986 or 1996 Historic Resources Surveys provide information on stone buildings. For a more in-depth analysis, the SurveyLA Citywide Historic Context Statement on Arroyo stone buildings style was applied. The most relevant portions were excerpted and adapted for the purposes of this report, below.
Arroyo Stone Buildings, 1892-193030
The Arroyo stone building type is distinguished by elevations clad entirely in arroyo stone. Small groups of arroyo stone buildings can be found in the foothill neighborhoods of Northeast Los Angeles, near the Arroyo Seco, and Sunland- Tujunga in the Crescenta Valley, where arroyo stones (also known as river rocks) could be collected from washes and streams. In most cases, Arroyo stone buildings were constructed by skilled stonemasons or artistic types who were building for řlbid
3lbicl
Historical Resource Evaluation Report - 2501 Curtis Avenue, Redondo Beach 14 themselves or others without the assistance of an architect. Charles Lummis, a champion of Arroyo Culture and the Arts and Crafts Movement, constructed his own home, El Alisal, from stones he collected from the Arroyo Seco in 1898. The stone elements of El Alisal exemplify the Arts and Crafts ideal of using native materials to create handcrafted buildings. A small number of individuals continued the tradition of using locally sourced Arroyo stones for cladding an entire building (as opposed to using the stone as an accent material on chimneys, walls, and foundations as is commonly found in Craftsman style buildings). The buildings they created often took a long period of time to construct and their design inspiration frequently came from the architectural styles of the Arts and Crafts movement as well as the forms and shapes of the Mission Revival style, featuring raised parapets, bell towers, and irregular, rambling plans enclosing courtyards and patios.
Character defining/associative features of Arroyo stone buildings include:
One or two stories in height
: Elevations clad fully with Arroyo stone
• Hipped or gabled roofs with overhanging eaves
Small, recessed window openings
Historical Resource Evaluation Report - 2501 Curtis Avenue, Redondo Beach 15
5. EVALUATION OF ELIGIBILITY
The property at 2501 Curtis Avenue was evaluated for listing in the National Register, the California Register, as well as for designation as City of Redondo Beach Landmark using established criteria and aspects of integrity.
5.1 National Register of Historic Places
Criterion A
To be eligible for listing in the National Register under Criterion A, a property must have a direct association with events that have made a significant contribution to the broad patterns of our history.
The property is in the Villa Tract 2 of the North Redondo neighborhood. The tract was originally subdivided between 1905 and the early 1920s, however it remained largely undeveloped (see Figure 10 and Figure 11). 31 The surrounding parcels were sold for residential development between the 1920s through the 1930s and was a densely populated residential area by the 1960s (see Figure 12 and Figure 13).
Figure 10: 1938 historic aerial photo, Source: UCSB Figure : 194) historic aerial photo Source: UCSB Figure 12: 1947 historic aerial photo, Source: UCSB Figure 13: 1960 historic aerial photo. Source: UCSB : Historical Resources Management and Joseph 1. Milkovich and Associates City of Redondo Beach Historic Context Slatement (Cily of Redondo Beach Communily Developmeni Department). 28 Historical Resource Evaluation Report - 2501 Curtis Avenue, Redondo Beach 16 G'H A
The property at 2501 Curtis Avenue was initially developed in the 1930s during the period when the North Redondo neighborhood transitioned from primarily agriculture to residential neighborhoods as the land was subdivided. However, the property does not have an important association with the development of North Redondo as the area was already established as a developing residential community twenty-five years before the subject property was built.
Properties like 2604 Fisk Lane, constructed in the Craftsman style in 1905 in the North Redondo area better reflect the early development of the neighborhood. Parcels in Villa Tract and Villa Tract 2 were advertised for sale and this industrial and agricultural area quickly changed to a residential community. 32 "National Register Bulletin 15" states that mere association with a historic trend is not enough, in and of itself, to qualify under Criterion A: the property's specific association must be considered important as well, 33 The North Redondo neighborhood was subdivided between 1905 and the 1920s, with residential farmsteads, businesses and tract developments being constructed before 2501 Curtis Street was built. The property alone does not display the broad pattern of residential development as this trend began prior to the property's construction and continued until the 1960s when the community was a densely populated, residential neighborhood (see Figure 13).
Furthermore, the residence has been so substantially altered over the years such that it no longer conveys its appearance as originally constructed in the 1930s and thus cannot be considered a good or representative example of early residential development in the area. A more detailed analysis of integrity is discussed later in this report.
Claude C. Campbell was the owner-builder of 2501 Curtis Avenue. His construction of the property was not an early development trend, nor did the construction of the property cause a direct influence in the area. As an owner-builder he did not have any influence over the development of the neighboring parcels within North Redondo Beach or the Villa Tract 2, the specific tract where the residence is located.
From 1937 until 1942, the subject property was used as a meeting space for the Temple of the Holy Cross, with owner Mae Campbell as pastor. "National Register Bulletin 15" states that historic significance for a religious property cannot be established on the merits of a religious doctrine, but rather, for architectural or artistic values or for important historic or cultural forces that the property represents, 34 The Temple of the Holy Cross was not a significant congregation to the early development of North Redondo Beach as there were already established churches throughout Redondo Beach and North Redondo Beach such as the Grant Church in North Redondo that was established in 1922 (demolished). 35 Additionally, this meeting space appears to be the only association with the Temple of the Holy Cross which did not have any additional advertisements in the local paper once the Campbells moved out of the property in 1942. Between 1937 through 1942, no meetings or events important to religious history occurred at the subject property.
Research into the history of the congregation did not provide any information that would indicate the church made significant contributions to the North Redondo community or City of Redondo Beach as a whole.
Therefore, the property is not significant under National Register Criterion A. • "Classified Advertising. " Redondo Reflex, 1923-1940
=3 "National Register Bulletin 15." 12
4lbid. 26
* Historical Resource: Management. Cily of Recondo Beach Historic Contexi Statement (Redondo Beach:
Cily of Redondo Beach Community Development Department - Planning Division), 24.
Historical Resource Evaluation Report - 2501 Curtis Avenue, Redondo Beach 17 : PA
Criterion B
To be eligible for listing in the National Register under Criterion B, a property must be associated with the lives of persons significant in our past.
The earliest residents of the property at 2501 Curtis Avenue were husband and wife, Claude C. and Mae Campbell. They resided at the property from 1933 to until 1942. Claude worked as a machinist for the Southern Pacific Railroad until 1936.36 Mae was a pastor for the Temple of the Holy Cross and held meetings for the congregation at their residence between 1937 until 1942.37 As stated in Nation Register Bulletin 15, "Properties eligible under Criterion B are those associated with a person's productive life, reflecting the time period when he or she achieved significance.
In some instances, this may be the person's home; in other cases, a person's business, office, laboratory, or studio may best represent his or her contribution. Properties that pre- or post-date an individual's significant accomplishments are not eligible. 38Additional research into the Campbell's history throughout their time in the residence did not indicate they were significant individuals in our past.
The second owners, Martin O. and Lucille L. Landers, purchased the property in 1942 and resided there until at least 1960 and both worked for Northrop, an aerospace and defense technology company based out of Redondo Beach.39 Martin worked as a machinist and Lucille was an engineer.40 Research into both Martin and Lucille did not provide any evidence to suggest that either individual achieved prominence or made substantial contributions within their respective fields. Although it is noteworthy that Lucille worked as an engineer during a time when the profession was male dominated and her career was certainly a personal achievement, Lucille would not be considered an important individual in history on this fact alone. She was not the first female engineer in history, nor did she make any particularly significant contributions in her field such that she would rise to a level of significance.
Research did not reveal the names of individuals that resided at the property between 1960 and 1971. The most recent owner, Gloria Spence, resided at the property from 1971 to at least 2013.
No additional information other than her name could be found. Research revealed no indication that she would be a considered significant individual in our past.
The property is not associated with the lives of any significant individuals in history and therefore does not appear to be eligible under Criterion B.
Criterion C
To be eligible for listing under Criterion C, a property must embody the distinctive characteristics of a type, period, or method of construction, represent the work of a master, possess high artistic values, or represent a significant and distinguishable entity whose components may lack individual distinction. This property was evaluated as an example of a bungalow type in the Craftsman style as well as an Arroyo stone building.
The residence at 2501 Curtis Avenue does not reflect a particular architectural style, nor does it embody the distinctive characteristics of a type, period, or method of construction. The building * Cily Direciory, Redondo Beach
* Temple of the Holy Cross adverlisements: Reciondo Reflex. 1937-1942 * National Register Bulletin 15," 21
? City Directones. Recordo Beach, 1942 and Lucille Landers, South Jdaho Press. September 28. 2005. 2.
Historical Resource Evaluation Report - 2501 Curtis Avenue, Redondo Beach 18 'PA
is a simple vernacular bungalow that was constructed by an owner-builder. It was common for owner-builders to borrow elements from styles that were employed prior to its construction, or that were popular at the time. As such, the residence has elements that can be attributed to various styles but does not exemplify one particular style as a wholistic design. For example, the one-and- a-half story massing, roof profile with open eaves and exposed rafter tails, wood shingle and board and batten cladding, as well as the wood casement windows with multi-light wood transoms are reminiscent of the Craftsman style. However, the building lacks some of the most important character-defining features of the style, most notably a broad front porch, that would have been composed with stone, clinker brick, or stuccoed porch piers. Thus, while the residence may exhibit some characteristics of the Craftsman style, they would not be considered distinctive. "National Register Bulletin 15" states, "to be eligible, a property must clearly contain enough of those characteristics to be considered a true representative of a particular type, period, or method of construction."41 Exhibiting some features of a style is not sufficient in and of itself to rise to a level of significance.
Furthermore, the building was constructed outside of the period of significance for the Craftsman style in Southern California, which is considered to be from the mid- 1900s to 1930s. As explained in Section 4.3, above, the Craftsman style was widely employed throughout the 1900s to 1910s when the style hit its peak but by World War I, the Craftsman style declined in popularity. Although Craftsman bungalows remained prolific during the 1920s, the Craftsman style was outpaced by Period Revival styles by 1930. For all of these reasons, the residence would not be considered a significant example of the Craftsman style as applied to bungalows; therefore, the property does not appear to be eligible for the National Register under this aspect of Criterion C.
Portions of the residence are clad in stone veneer with different types of stone, applied in irregular patterns varying from elevation to elevation. Stone buildings, most commonly referred to as Arroyo stone buildings due to the most abundant source of stone being the Arroyo Seco, were constructed throughout Southern California between 1895-1930. In most cases, Arroyo stone buildings were constructed by skilled stonemasons or artistic types who were building for themselves or others without the assistance of an architect. A small number of individuals continued the tradition of using locally sourced Arroyo stones for cladding an entire building (as opposed to using the stone as an accent material on chimneys, walls, and foundations as is commonly found in Craftsman style buildings). The buildings they created often took a long period of time to construct and their design inspiration frequently came from the architectural styles of the Arts and Crafts movement as well as the forms and shapes of the Mission Revival style, featuring raised parapets, bell towers, and irregular, rambling plans enclosing courtyards and patios.
The property is not an example of an Arroyo stone building since it was originally entirely clad in wooden shingles with stone applied after its construction. Additionally, the property was constructed outside the Arroyo stone building period of significance which lasted from 1895 until 1930. Arroyo stone buildings are typically one or two stories in height, have hipped or gabled roofs with overhanging eaves with elevations clad fully with Arroyo stone, and small, recessed window openings. While the residence has applied stone veneer on some exterior walls, it would not be considered an example of the type or style as it was not purpose-built or designed as a stone building. Rather, the stone was applied later as an alteration. Furthermore, it was built outside the period of significance for Arroyo stone buildings. As such, the residence is not an example of an Arroyo stone building.
41. "National Register Bulletin 15." 18,
Historical Resource Evaluation Report - 2501 Curtis Avenue, Redondo Beach 19 G PA
Claude C. Campbell was the original owner-builder of the property. Claude worked as a machinist and was not associated with the construction of any other properties in Redondo Beach. National Register Bulletin 15 states, "A master is a figure of generally recognized greatness in a field, a known craftsman of consummate skill, or an anonymous craftsman whose work is distinguishable from others by its characteristic style and quality." The construction of this property would not elevate him to the master eligibility status. Additionally, even if Campbell was a master builder, the property is not a notable example of any architectural type or style and does not retain integrity to its original date of construction to portray its original design, materials, or workmanship.
The last aspect of Criterion C, representing a significant and distinguishable entity whose components lack individual distinction, refers to historic districts. The surrounding area does not possess a distinct sense of time and place due to the range of architectural styles and property types ranging from construction in the 1930s to present day and does not appear to qualify as a historic district.
Therefore, the property does not appear to be eligible under National Register Criterion C.
Criterion D
To be eligible for listing under Criterion D, a property's physical material must have yielded, or may be likely to yield, information important to history or prehistory.
This criterion generally applies to archaeological resources but may apply to a built resource in instances where a resource may contain important information about such topics as construction techniques or human activity. In any case, the resource must be the principal source of information. This is unlikely to be true for the property at 2501 Curtis Avenue. Therefore, it does not appear to be significant under National Register Criterion D.
Conclusion
There is no evidence that the property located at 2501 Curtis Avenue possesses historical or architectural significance. It does not appear to be eligible for the National Register under any criteria.
5.2 California Register of Historical Resources
The California Register criteria for eligibility mirror those of the National Register. Therefore, the property appears to be ineligible for listing on the California Register for the same reasons outlined above.
5.3 Redondo Beach Historic Preservation Ordinance
The property at 2501 Curtis Avenue was evaluated against the criteria for eligibility for listing in the City of Redondo Beach Historic Register.
Criterion (a)
Properties eligible for listing under Criterion (a) must exemplify or reflect special elements of the City's cultural, social, economic, political, aesthetic, engineering, or architectural history.
As explained in the evaluation under National Register Criterion A, above, research revealed no evidence to suggest that the property exemplifies or reflects special elements of the City's cultural, Historical Resource Evaluation Report - 2501 Curtis Avenue, Redondo Beach 20 A
social, economic, political, history. As explained in the evaluation under National Register Criterion C, above, research revealed no evidence to suggest that the property exemplifies or reflects special elements of the City's aesthetic, engineering, or architectural history. Therefore, the property does not appear to be eligible for listing as a Landmark under Criterion (a).
Criterion (b)
Properties eligible for listing under Criterion (b) are those that are identified with persons or events significant in local, state or national history.
As explained in the evaluation under National Register Criterion B, above, research revealed no evidence to suggest that the property is identified with any persons significant in local, state or national history. Additionally, as explained in the evaluation under National Register Criterion A, above, there is no evidence to suggest that the property is identified with any events significant in local, state or national history.
Therefore, the property does not appear to be eligible for listing as a City Landmark under Criterion (b).
Criterion (c)
Properties eligible for listing under Criterion (c) embody distinctive characteristics of a style, type, period, or method of construction, or are a valuable example of the use of indigenous materials or craftsmanship.
The property located at 2501 Curtis Avenue is a vernacular bungalow with Craftsman influences that has undergone substantial exterior alterations including changes to fenestration, cladding, and a later addition since its date of construction. The property is not a notable example of the bungalow type or the Craftsman style. While the residence has applied stone veneer on some exterior walls, it would not be considered an example of the type or style as it was not purpose- built as a stone building. Rather, the stone was applied later as an alteration. Furthermore, it was built outside the period of significance for Arroyo stone buildings and lacks most of the character defining features of the type since the stone is a later modification placed over the original wood shingles.
Therefore, the property does not appear to be eligible for listing as a City Landmark under Criterion Criterion (d)
Properties eligible for listing under Criterion (d) are representative of the notable work of a builder, designer, or architect
Claude C. Campbell, owner and builder of the property located at 2501 Curtis Avenue is not a notable architect in the City of Redondo Beach. This is the only known building he constructed within the City and since its 1933 date of construction, has been modified to no longer reflect its design or materials.
Therefore, the property does not appear to be eligible for listing as a City Landmark under Criterion (d).
Historical Resource Evaluation Report - 2501 Curtis Avenue, Redondo Beach 21 GP A
Criterion (e)
Properties eligible for listing under Criterion (e) have a unique location or singular physical characteristic(s) that represents an established and familiar visual feature or landmark of a neighborhood, community, or the City
The property located at 2501 Curtis Avenue is located in the Villa Tract 2 area of the North Redondo neighborhood of Redondo Beach. The property is surrounded by single and multi-family residential properties ranging from one to two stories in height. The property does not retain physical characteristics that represent an established and familiar visual feature or landmark due to the cumulative modifications to fenestration, cladding, and a rear addition since its date of construction. The subject property is a modified single-family residence and although part of the North Redondo neighborhood, does not appear to be an established and familiar visual feature of the neighborhood or City.
Therefore, the property does not appear to be eligible for listing as a City Landmark under Criterion (e).
Conclusion
There is no evidence that the property located at 2501 Curtis Avenue possesses historical or architectural significance. It does not appear to be eligible for listing under any Redondo Beach historic designation criteria.
5.4 Integrity
To be eligible for listing in the National Register, properties must retain their physical integrity from the period in which they gained significance. In the case of architecturally significant properties, the period of significance is normally the date of construction. For historically significant properties, the period of significance is usually measured by the length of the associations.
Location: The place where the historic property was constructed or the place where the historic event occurred.
The property retains integrity of location. The building on the property has not been moved since it was constructed in 1933.
Design: The combination of elements that create the form, plan, space, structure, and style of the property.
The property does not retain integrity of design. Existing characteristics of the building, including its non-original fenestration and stone cladding, and rear addition have led to cumulative impacts that no longer allow the property to reflect its original design.
Setting: The physical environment of a historic property.
The integrity of setting has been diminished by cumulative alterations and new construction along Phelan Lane and Curtis Avenue. Visual observation indicate that the property's immediate setting Historical Resource Evaluation Report - 2501 Curtis Avenue, Redondo Beach 22 has also been altered by the removal of a rear garage, post 1960 and the construction of steel transmission towers and a bike path on the east abutting parcel in the late 1940s.42 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.
The integrity of materials has been diminished through replacement windows and doors, and applied stone cladding which no longer allow the property to reflect a 1930s bungalow type or Craftsman style building.
Workmanship: The physical evidence or the crafts of a particular culture or people during any given period in history or prehistory.
The property does not retain integrity of workmanship due to cumulative modifications the property has undergone since its date of construction.
Feeling: A property's expression of the desthetic or historic sense of a particular period of The property does not retain integrity of feeling since original cladding and fenestration from its date of construction have been removed and replaced with contemporary, incompatible replacements.
Association: The direct link between an important historic event or person and a historic property.
The integrity of association is not relevant, as the property is not associated with a historic event or individual.
2 David Resenfeld. "Power Lines Along 190th Sireef in Redondo Beach Could Come own in as few as Threw Year. " The Daily Breeze, September 4. 2019. https://www.dailybreeze.com/2019/09/04/powerlines- along-190th-streel-in-redondo-beach-could-come-down-in-as-few-as-three-yeors/- Historical Resource Evaluation Report - 2501 Curtis Avenue, Redondo Beach 23 G
6. CONCLUSIONS
GPA was retained to complete this evaluation to determine whether the property is a historical resource as defined by CEQA. The property at 2501 Curtis Avenue is not currently listed under national, state, or local landmark or historic district programs. The property was identified as a "B"- rated building in the City of Redondo Beach 1996 Historic Resources Survey, meaning it was identified as appearing eligible for individual listing as a City of Redondo Beach historical resource.
However, after careful inspection, research and evaluation, GPA concludes that the property does not appear to be eligible for listing in the National Register, California Register, or listing under the City of Redondo Beach's local historic register. The recommended Status Code is 6Z, "Found ineligible for National Register, California Register or Local designation through survey evaluation." Historical Resource Evaluation Report - 2501 Curtis Avenue, Redondo Beach 24
7. REFERENCES
California Code of Regulations, California Office of Administrative Law, State of California Government.
California State Office of Historic Preservation, Department of Parks & Recreation. "Technical Assistance Bulletin #8: User's Guide to the California Historical Resource Status Codes & Historic Resources Inventory Directory." Accessed November 2019. http://ohp.parks.ca.gov/pages/1069/files/tab8.pdf.
City of Redondo Beach Municipal Code, Title 10, Chapter 4, Article 2.
City Directories. Redondo Beach. Various Dates.
Code of Federal Regulations, Title 36: Parks, Forests, and Public Property. Office of the Federal Register, National Archives and Records Administration, United States Government.
GPA Consulting, "Architecture and Engineering, Arts and Crafts Movement (1895-1930), Housing the Masses (1880-1980), Arts and Crafts Neighborhoods (1890-1930)" Los Angeles Citywide Historic Context Statement. City of Los Angeles Office of Historic Resources, June Historical Resources Management and Joseph J. Milkovich and Associates, City of Redondo Beach Historic Context Statement. Redondo Beach: City of Redondo Beach Community Development Department - Planning Division.
Landers, Lucille. South Idaho Press. September 28, 2005. "National Register Bulletin 15: How to Apply the National Register Criteria for Evaluation." National Park Service, Cultural Resources. Edited by Patrick Andrus and Rebecca Shrimpton.
Accessed August 2019. https://www.nps.gov/nr/publications/bulletins/nrb15/. "National Register Bulletin 16: How to Complete the National Register Registration Form." National Park Service, Cultural Resources. Lucille McClelland, Carol D. Shull, James Charleton, et al.
Accessed August 2019. https://www.nps.gov/nr/publications/bulletins/nrb16a/.
Redondo Reflex. Various Dates.
Rosenfeld, David. "Power Lines along 190th Street in Redondo Beach Could Come down in as Few Years." Breeze, September
https://www.dailybreeze.com/2019/09/04/power-lines-along-190th-street-in-redondo- beach-could-come-down-in-as-few-as-three-years/.
Snyder, Gloria. This is a substantial collection of newspaper clippings and documents regarding various aspects of the history of Redondo Beach. Various dates.
Thirtieth Street Architects, Inc. City of Redondo Beach Historic Context Statement. Redondo Beach, CA: City of Redondo Beach, 1986.
Historical Resource Evaluation Report - 2501 Curtis Avenue, Redondo Beach 25 G PlA
Appendix A - Résumé
Historical Resource Evaluation Report - 2501 Curtis Avenue, Redondo Beach Appendix A G A
EMMA HAGGERTY
Emma Haggerty is an Associate Architectural Historian at GPA and has been involved in the field of historic preservation since 2016.
Emma graduated from the University of Vermont with a Master of Science in Historic Preservation. She has since worked in the public sector in both New Jersey and California on a variety of projects.
Emma joined GPA in 2021 and her experience has included review of environmental compliance documents in accordance with the California Environmental Quality Act (CEQA) and Section 106 of the National Historic Preservation Act (NHPA); design review for consistency with the Secretary of the Interior's Standards (SOIS); and municipal code compliance. Additionally, Emma has
experience reviewing Mills Act Applications, preparing Mills Act Contracts, and performing site inspections for properties under and interested in the Mills Act.
Educational Background: Selected Projects:
• M.S., Historic Preservation, University of Mills Act Application Review, Mills Act Coordinator, Vermont, 2018 City of San Diego,
• B.A., Planning and Public Policy, Rutgers February 2020-November 2021 University, 2016 Mills Act Research and Contract Preparation, Mills Act Coordinator,
Professional Experience: City of San Diego, February 2020-November 2021 • GPA Consulting, Associate Architectural •/ Mills Act Inspection and Contract Recordation, Mills Historian, 2021-Present Act Coordinator,
• City of San Diego, Historical Resources City of San Diego, February 2020-November 2021 Senior Planner & Mills Quieter Homes Program - Section 106 Compliance Act Coordinator, 2018-2021 Review, Planner, City of San Diego, New Jersey Historic Preservation Office, January 2019-January 2020 Program Associate, 2018 Preliminary Design Assistance for Historic District National Trust for Historic Preservation - Design Guideline Compliance, Lyndhurst Mansion, Senior Planner, City of San Diego, December 2020- Historic Preservation Intern, 2017 November 2021
CEQA Significance Report Evaluation, Planner, City
of San Diego,
Qualifications:
July 2018- November 2021
Meets the Secretary of the Interior's Prepared and presented formal presentations for Professional Qualifications Standards for over 50 different properties history and architectural history pursuant at Historical Resources Board Meetings and City to the Code of Federal Regulations, 36 Council, City of San Diego, CFR Part 61, Appendix A. July 2018-November 2021
National Preservation Institute, Section
106: An Introduction
Historical Resource Evaluation Report - 2501 Curtis Avenue, Redondo Beach Appendix A G A
AUDREY VON AHRENS
Audrey von Ahrens is an Associate Architectural Historian at GPA.
She has been involved in the field of historic preservation since 2013.
Audrey graduated from the University of Pennsylvania with a Master of Science in Historic Preservation and City Planning where she preservation planning and community economic
development. She has since worked in private historic preservation consulting in California. Audrey joined GPA in 2017 and her experience has included the preparation of environmental compliance documents in accordance with the California
Environmental Quality Act and Section 106 of the National Historic Preservation Act; historic context statements; Secretary of the Interior's Standards analysis; large-scale historic resources surveys; and evaluations of eligibility for a wide variety of projects and property types throughout Southern California. Audrey is also experienced in coordinating with property owners and local governments in the preparation and review of Mills Act Property Contract applications and the inspection and reporting of properties applying for or with existing contracts.
Educational Background: Selected Projects:
M.S., Historic Preservation, University of 328 N. Oakhurst Drive, Beverly Hills, CEQA Pennsylvania, 2016 Historical Resources Report, 2020
Master of City Planning, University of 818 Grant Street, Santa Monica, Landmark Pennsylvania, 2016 Application, 2020-2021
• B.A., Architectural Studies and B.A., Urban • 1360 Vine Street, City of Los Angeles, CEQA Studies University of Pittsburgh, 2013 Historical Resources Technical Report, 2020-2021 * 1475 E. El Segundo Boulevard, El Segundo, CEQA
Professional Experience:
Historical Resources Report, 2020
• GPA Consulting, Associate Architectural • 4080 Lafayette Place, Culver City, CEQA Historical Historian, 2017-Present Resources Technical Report, 2020 • Heritage Consulting, Inc., Intern, 2015-2016 - Architecture & Engineering Context, Los Angeles • Tacony Community Development Corp., Citywide Historic Context Statement, 2019 Intern, 2014 Broadway Federal Midtown Branch, Los Angeles, Pittsburgh History & Landmarks Foundation, Character-Defining Features Analysis and CEQA Intern, 2013 Historical Resource Report, 2018
University of Pittsburgh, Teaching Assistant, CF Braun & Company Plant. Alhambra, CEQA 2012-2013 Historical Resource Report, 2018
• Pittsburgh Planning Department, Intern, 2012 • Hooper Center, Webb Schools, Claremont, • Pittsburgh Downtown Partnership, Intern, 2011 Secretary of the Interior's Standards Compliance, 2018
Qualifications:
Los Angeles Mills Act Program, Pre-contract
Meets the Secretary of the Interior's Services and Periodic Inspections, 2017-2020 Professional Qualification Standards for history = Laguna Beach Mills Act Program, Application and architectural history pursuant to the Reports, 2017-2020 Code of Federal Regulations, 36 CFR Part 61, a North Beach Historic District, San Clemente, Appendix A. National Register Nomination, 2021
Professional Activities: WM Keck Science Center, Scripps College, Claremont, Secretary of the Interior's Standards
Downtown Los Angeles Neighborhood Compliance, 2018-2020 Council, Planning and Land Use Committee, : West Covina Historic Resources Survey and 2018-present Context Statement Update, 2018-2019
Historical Resource Evaluation Report - 2501 Curtis Avenue, Redondo Beach Appendix A G P.A
Appendix B - DPR Forms
Historical Resource Evaluation Report - 2501 Curtis Avenue, Redondo Beach Appendix B MCKENNA et al.
PRIMARY RECORD Primary No.
HRI NO,
Trinonial
NREP Status Code
Paçe 1. 0f _1. Other Listing.
Review Code Reviewer Date
P1. Resource Identifier_Singie Family Residential Property P2. Location: a. County Los Angeles and (Address and/or UIN Coordinates. Attach Location Map as required.) b. Address 2501 Curitis Avenue
City Redondo Beach, California. Zip. 90278
(7.5/15 ) Date
d. other Locational Data (eg, parcel no., legal description, directions to resource, additional VTHS, etc. when appropriate.
A.P.N. - 4153015010
P3. Description (Describe resource and its major elenents. include desi, naterials, condition, alterations, size, setting, and boundaries. ) wingle-story, rectangular building, in Craftsman style, with cabled roof, and wood and stone siding. Windows include fixed, segmental, ană louvered styles, and replacement windows with aluminur frame sliders. Building is in excellent condition, with no alterations.
This building is a likely candidate for local designation.
4. Resources Present: I Building _ Structure Object __site _. District - Element of District
16. Date Constructed/Age:
Premistoric XX Historic _Both
1934
Omer and Address:
c/o City of Redondo Beach, Planning Dept.
415 Diacond Street
Redondo Beach, California 90278
Recorded by: (Name, Attallation and hadress,
Hckenna.... *. Bennett, S. Schacht
Mcäenna et al.
6008 Eriends Avenue
Whittier, California 90601
1310) 696-3852 or 510) 693-4059 PAX
Date Recorded: March-July 1996
10. Type of Survey: _ Intensive _ Reconnaissance
XX Ather
escribe: Historic Resources Survey - Architectural
Report citation (Frovide full citation cr enter "none". j: Nokenna, Jeanette An et al. - Historic Resources Survey for the city of Redondo Los Andeles County, California, ion file, UCLA Regional Information Centeri Attachments: XX NONE Map Sheet Building, Structure, Object Record Linear Resource Record _ Archaeological District Record Continuation Sheet _. Rock Art Record _ Artifact Record _ Photograph Record Other (Dist):
Record _Milling Station Record