Item 6-A
Appeal of Landmarks
Commission Designation of
1665 Appian Way
City Council
June 14, 2022
Appeal of Landmarks Commission Designation 1665 Appian Way| City Council | 06.14.2022 Approve Appeal 21ENT-0253, appeal of the Landmarks Commission’s decision to designate the property located at 1665 Appian Way as a City Landmark;and Deny Designation Application 21ENT-0067 to designate the property located at 1665 Appian Way as a Landmark or Structure of Merit.
Alternatively
If the City Council disapproves the appeal and approves the designation application to designate the property as either a City Landmark or Structureof Merit, as described in Alternative Actions, adopt the Landmarks Commission findings and alternative findings under “California Environmental Quality Act Compliance”.
Recommended Action
Appeal of Landmarks Commission Designation 1665 Appian Way| City Council | 06.14.2022 1665 Appian Way I Description
Applicant | Shawn Hugus ▪ Appellant/ Property Owner | Shyle LLP Property Owner Submitted a Demolition Permit Application in February2021 Landmarks Commission Designated the Property on November 08, 2021 Constructed in 1914
Vernacular 4-unit Residence
R3 Medium Density Residential
Historic Resources Inventory | 5S3
View of Building from Appian Way
Appeal of Landmarks Commission Designation 1665 Appian Way| City Council | 06.14.2022 1665 Appian Way I Landmark Nomination
Historic Context:
Area between Downtown and Ocean
Park Neighborhoods
Immediately adjacent to Arcadia
Terrace and Seaside Terrace
Property is simple vernacular building,
similar examples exist in nearby
neighborhoods
Architectural Resources Group (ARG)
Complete Assessment of Building
based on Landmark and Structure of
Merit Criteria Location Map
Immediate Context
Appeal of Landmarks Commission Designation 1665 Appian Way| City Council | 06.14.2022 Landmark Designation Criteria
Landmark Designation Criteria:
1. It exemplifies, symbolizes, or manifests elements of the cultural, social, economic, political or architectural history of the City.
2. It has aesthetic or artistic interest or value, or other noteworthy interest or value.
3. It is identified with historic personages or with important events in local, state or national history.
4. It embodies distinguishing architectural characteristics valuable to a study of a period, style, method of construction, or the use of indigenous materials or craftsmanship, or is a unique or rare example of an architectural design, detail or historical type valuable to such a study.
5. It is a significant or representative example of the work or product of a notable builder, designer or architect.
6. It has a unique location, a singular physical characteristic, or is an established and familiar visual feature of a neighborhood, community or the City.
Appeal of Landmarks Commission Designation 1665 Appian Way| City Council | 06.14.2022 National Park Service Guidelines
National Park Service Guidelines:
The National Park Service (NPS) publishes bulletins and guidelines help to provide understanding and clarity in the application of
the significance criteria for evaluation,
development of appropriate historic contexts, and
assessing historical integrity to those properties under consideration for potential landmark eligibility.
The use of these publications is standard professional industry practice and helps to disseminate the essential information gathered to make a sound and justifiable evaluation of historical significance.
Appeal of Landmarks Commission Designation 1665 Appian Way| City Council | 06.14.2022 1665 Appian Way I STOA I Landmark Designation
Criterion 1 It exemplifies, symbolizes, or manifests elements of the cultural, social, economic, political or architectural history of the City.
Building Type/Use
Associate with patterns of residential development, early construction date Rare for purpose-built multi-family at early date
Example of type that was once prevalent
Appeal of Landmarks Commission Designation 1665 Appian Way| City Council | 06.14.2022 1665 Appian Way I Nomination Application
Criterion 4 It embodies distinguishing architectural characteristics valuable to a study of a period, style, method of construction, or the use of indigenous materials or craftsmanship, or is a unique or rare example of an architectural design, detail or historical type valuable to such a study.
Typology
“Double bungalow” as rare typology
Aerial view circa 1922
Appeal of Landmarks Commission Designation 1665 Appian Way| City Council | 06.14.2022 Landmark Designation Criteria-Staff Analysis
Landmark Designation Criterion 1:
It exemplifies, symbolizes, or manifests elements of
the cultural, social, economic, political or
architectural history of the City.
Property is simple vernacular building
Many similar buildings remain
Historic context contained variety of
typologies
Typology was never prevalent
Typology was not influential
Architectural Description:
Rectangular in plan
Vernacular
Architecture with
minimal façade styling
View from Appian Way
Appeal of Landmarks Commission Designation 1665 Appian Way| City Council | 06.14.2022 Landmark Designation Criteria-Staff Analysis
Landmark Designation Criterion 4:
It embodies distinguishing architectural characteristics valuable to a study of a period, style, method of
construction, or the use of indigenous materials or
craftsmanship, or is a unique or rare example of an
architectural design, detail or historical type valuable to such a study.
Vernacular structure lacking distinctive
characteristics of any architectural style
“Double-Bungalow” is not a recognized typology
Never common typology- Variety of typologies and
styles were prevalent in the area
4-Unit building does not present as a four-plex or
courtyard
Architectural Description:
Rectangular in plan
Vernacular Architecture
with minimal façade styling
View from across the street
looking east
Appeal of Landmarks Commission Designation 1665 Appian Way| City Council | 06.14.2022 Appeal Statement
1. City staff, the property owner’s preservation consultant find that the property does not meet the City’s criteria for designation as a City Landmark or Structure of Merit, recommendations to designate do not follow the guidance published by the National Park Service
2. City’s consultant found the property to be worthy of designation but analysis does not support that conclusion as the geographic area and typology was narrowed to create the appearance of rarity.
Appeal of Landmarks Commission Designation 1665 Appian Way| City Council | 06.14.2022 Appeal Analysis
1. City staff and GPA consulting agreed that the findings for Landmarks and Structure of Merit designations could not be met.
Property is not a rare remaining example of its type
Many remaining multi-family examples in nearby neighborhoods Typology was never prevalent
Typology was not significant or influential
Appeal of Landmarks Commission Designation 1665 Appian Way| City Council | 06.14.2022 Appeal Analysis
1. City’s consultant found the property to be worthy of designation but analysis does not support that conclusion as the geographic area and typology was narrowed to create the appearance of rarity. Many remaining multi-family examples in nearby neighborhoods Typology was never prevalent
Appeal of Landmarks Commission Designation 1665 Appian Way| City Council | 06.14.2022 Landmark Eligibility
Criterion 1, The property does not exemplify, symbolize, or manifest elements of the cultural, social, economic, political, or architectural history or development of Santa Monica.
The subject property is a simple, unremarkable example of a four-plex typology, The subject property was built in a period where a variety of multi-family building typologies were being built,
Many vernacular multi-family properties from this period remain in the immediate and surrounding neighborhoods,
Many properties of different styles (Bay Street Cluster, 4th Street Historic Corner District) have been recognized as exemplary of multi-family residential typology.
Therefore, the subject property does not appear to be eligible for listing as a Landmark under Criterion 1.
Appeal of Landmarks Commission Designation 1665 Appian Way| City Council | 06.14.2022 Landmark Eligibility
Criterion 4, The property does not embody distinguishing architectural characteristics valuable to a study of a period, style, method of construction, or the use of indigenous materials or craftsmanship, or is a unique or rare example of an architectural design, detail or historical type valuable to such a study. Vernacular structure lacking distinctive characteristics of any architectural style “Double-Bungalow” is not a recognized typology
Never common typology- Variety of typologies and styles were prevalent in the area
4-Unit building does not present as a four-plex or courtyard Therefore, the subject property does not appear to be eligible for listing as a Landmark under Criterion 4.
Appeal of Landmarks Commission Designation 1665 Appian Way| City Council | 06.14.2022 Approve Appeal 21ENT-0253, appeal of the Landmarks Commission’s decision to designate the property located at 1665 Appian Way as a City Landmark;and
Deny Designation Application 21ENT-0067 to designate the property located at 1665 Appian Way as a Landmark or Structure of Merit.
Alternatively
If the City Council disapproves the appeal and approves the designation application to designate the property as either a City Landmark or Structureof Merit, as described in Alternative Actions, adopt the Landmarks Commission findings and alternative findings under “California Environmental Quality Act Compliance”.
Recommended Action