MEMORANDUM
DATE: January 27, 2020
TO: Roxanne Tanemori, AICP, Principal Planner
Planning and Community Development Department
City of Santa Monica
FROM: Robert Chattel, AIA, President
Olivia White, Associate II
Chattel, Inc.
RE: Ocean Avenue Project, Santa Monica, California
Conformance Recommendations
This memorandum provides conformance recommendations for the Ocean Avenue Project (proposed project), located at 101 Santa Monica Boulevard, 129 Santa Monica Boulevard, 1333 Ocean Avenue, 1337 Ocean Avenue, and 1327 Ocean Avenue (subject property, AINS: 4291-014, -016, -017, 018, -024, -025, project site). The proposed project consists of demolition of some existing buildings and surface parking lots, relocation and rehabilitation of two City of Santa Monica (City) designated Landmarks, new construction, and new subterranean parking. The Landmarks include 1333 Ocean Avenue (Queen Anne Landmark) and 1337 Ocean Avenue (Spanish Colonial Revival Landmark; collectively Landmark Buildings). This memorandum provides background information on the subject property, provides an overview of concept level design specifically focusing on the Landmark Buildings, and makes recommendations for future design development to achieve a project in conformance with the Secretary of the Interior’s Standards for the Treatment of Historic Properties (Secretary’s Standards). Refer to Attachment A for contemporary photographs, Attachment B for historic photographs, Attachment C for the Statements of Official Action for the Landmark Buildings, Attachment D for project drawings, Attachment E for Landmark Buildings Sequence of Relocation. Project drawings contained in Attachment D are intended to depict the concept layout of the proposed project in plans, sections, elevations, and axonometric drawings. It should be understood that the narrative contained in this report further supplements the diagrammatic nature of the project drawings.
This conformance recommendations memorandum will be supplemented in future stages of the proposed project with a detailed conformance review of design drawings.
Background
The subject property is located on the southern portion of the block bounded by Ocean Avenue between Santa Monica Boulevard, Arizona Avenue, and Second Street. It contains two Landmark Buildings: the Queen Anne Landmark currently located at 1333 Ocean Avenue and the Spanish Colonial Revival Landmark currently located at 1337 Ocean Avenue. The Queen Anne Landmark was designated a City Landmark on May 14, 2001, under Criteria 1, 4, and 6. The Statement of Ocean Avenue Project Conformance Recommendations
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Official Action for designation (STOA; Attachment C) describes the significance of the subject property in detail:
The structure exemplifies, symbolizes, or manifests elements of the cultural, social, economic, political, or architectural history of the City in that it was constructed circa 1906 and retains sufficient architectural integrity and historical context to reflect the early residential development of the City. The subject property is one of the sole surviving property types along Ocean Avenue that illustrates the early history of Santa Monica.
The structure 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 to such a study. This Queen Anne-style residence incorporates many of the trademarks of its type, including clapboard cladding, roof treatments with boxed eaves and exposed rafter tails, dentils, and a steeply pitched roof. The two-story shingled tower is another classic feature associated with this idiom.
The structure has a unique location and is an established familiar visual feature of the City in that it is a rare example of a turn-of-the-century property lining the original development along Ocean Avenue. The small remaining cluster of structures, including this property and the Gussie Moran House, mark some of the few surviving properties that illustrate what Ocean Avenue was like when it was once a eucalyptus lined street developed with late 19th and early 20th century residences.
Queen Anne Landmark Character-Defining Features
Below is a list of character-defining features of the Queen Anne Landmark. Character-defining features are based on the STOA as well as observations made on multiple site visits by Chattel. • Siting on Ocean Avenue facing west
• Asymmetrical primary west elevation
• Horizontal wood clapboard siding and wood shingle siding • Steeply pitched cross-gable roof
• Boxed eaves with dentils and exposed rafter tails
• Tower
• Partial length porch at first floor
• Integral porch on second floor of west elevation
• Recessed entry on west elevation
Below is a list of character-defining features which are no longer present or have previously been altered. These features have been identified through review of historic photographs assembled recently.
• Full height of tower, which historically extended to at or above the roof ridgeline and included a widow’s walk
• Full length of second floor porch, now cut off at the north • Open porch on first floor, now enclosed
• Brick chimney
Queen Anne Landmark Period of Significance
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The period of significance of the Queen Anne Landmark is 1906, its year of construction. It was at this time that it retained all character-defining features of its style of architecture including open porch, wood clapboard siding and wood shingles, boxed eaves with dentils and exposed rafter tails, ornamented eave, and full height tower with widow’s walk. This was also when this block of Ocean Avenue was primarily composed of residential buildings, many turn-of-the-century houses designed in the Queen Anne style, including the Gussie Moran House (1323 Ocean Avenue, circa 1891), the John and Georgina Jones Mansion (101 Wilshire Boulevard/ 1133 Ocean Avenue, 1888, no longer extant), and the Roy Jones House at (1007 Ocean Avenue, circa 1890, relocated to 2612 Main Street). See Attachment B for historic photographs of the Landmark Buildings and these turn-of-thecentury houses.
The Spanish Colonial Revival Landmark was designated a City Landmark on August 9, 2004 under Criteria 1, 4, and 6. The Statement of Official Action for designation (STOA; Attachment C) describes the significance of the subject property in detail:
The property at 1337 Ocean Avenue is located within the original Town of Santa Monica Tract just west of the central business district. The subject property manifests elements of the City's architectural history in that the two-story Spanish Colonial Revival structure was built in 1926 and retains the essential physical features that constitute this style including stuccoed walls, red clay tile roof highlights, wrought iron balconettes, and arched shaped window and door openings. In the 1920s and 30s the period during which this property was built, this area of the City experienced a development boom as the City transitioned to a year-round resort community. The Spanish Colonial style of structure is especially popular during this era of the City's development and was key to the architectural history and character of the City…Thus, this property is particularly noteworthy in that when it was constructed, it extended the downtown commercial area northward at a time when Ocean Avenue was largely developed for residential uses in that direction. Furthermore, while the property is one of several multi-family dwellings of this style on Ocean Avenue, it is distinct in that it is the only example designed with a commercial space. Given these circumstances, the property reflects and manifests the evolutionary urban development of the City’s architectural history, particularly along Ocean Avenue and maintains sufficient integrity to continue to reflect this development.
Spanish Colonial Revival Character-Defining Features
Below is a list of character-defining features of the Spanish Colonial Revival Landmark. Characterdefining features are based on the STOA as well as observations made on multiple site visits by Chattel.
• Siting on Ocean Avenue facing west
• Symmetrical primary west elevation
• Rectangular shape
• Stucco clad exterior walls
• Shed roofs clad in red clay barrel tiles
• Wrought iron balconettes
• Second floor balconies
• Arched window and door openings
• Arched wing walls
• Double sash multilight doors
• Centered entry
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Below is a list of character-defining features which are no longer present or have previously been altered. These features have been identified through review of historic photographs assembled recently.
• Center entrance door surround with spiraled columns
• Wall ornamentation on first and second floors of west elevation • Turned balusters at second floor balconies
• Multi-light windows on the west elevation (some remain)1 Spanish Colonial Revival Landmark Period of Significance The period of significance of the Spanish Colonial Revival Landmark is 1926, its year of construction. It was at this time that it retained all character-defining features of its style of architecture including center entrance door surround, wall ornamentation, turned wood spindle balconies, and multi-light windows. This is also when this block of Ocean Avenue retained a combination of turn-of-the-century residences as well as more contemporary mixed-use commercial buildings, such as the subject property. In addition, this time period was the height of the popularity of the Spanish Colonial Revival style; other buildings constructed in this style in Santa Monica include the Embassy Hotel Apartments (1001 3rd Street, 1927), the Santa Monica Professional Building (700 Wilshire Boulevard, 1928), and the Sovereign Apartments/Hotel (205 Washington Boulevard, 1928), all constructed soon after the Spanish Colonial Revival Landmark.
Proposed Project
Overview
The proposed project would redevelop an approximately 82,500-square foot (1.89-acre) site on the northeast corner of Ocean Avenue and Santa Monica Boulevard. The proposed project includes demolition of two commercial buildings: 1327 Ocean Avenue located on the lot immediately north of the Queen Anne Landmark and 101 Santa Monica Boulevard, three lots south of the Spanish Colonial Revival Landmark, and surface parking lots at 101 Santa Monica Boulevard. The proposed project also includes demolition of the rear structures (which are not City-designated Landmarks) at 1327 Ocean Avenue and 1337 Ocean Avenue. The proposed project would include a hotel, apartments, cultural uses, a public observation deck, retail/restaurants, open space, and subterranean parking. The proposed Cultural Use Campus would incorporate the Queen Anne Landmark and Spanish Colonial Landmark, which would be rehabilitated, restored, and relocated on the northern portion of the proposed project site along Ocean Avenue, and would include construction of a new building located to the east of the Landmark Buildings. The proposed project would include below-grade floor area that would be used for hotel, residential, retail/restaurant and cultural uses. The Santa Monica Boulevard and Second Street frontages of the project site do not contain historic resources.
Landmark Buildings Relocation
As part of the proposed project, the Landmark Buildings would go through a two-step relocation from their current locations to new locations on the project site. Following demolition and site preparation, the Landmark Buildings would be stabilized in preparation for a move to a temporary location.
Temporary locations for the Landmark Buildings would be prepared near the current location of the surface parking lot on the 101 Santa Monica Boulevard site. Prior to the relocation of the Landmark Buildings, I-beam shoring would be installed in the crawl space beneath the bearing walls and posts would be installed to provide lateral support. The Landmark Buildings would then be carefully 1 Some windows were originally single pane.
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separated from their existing foundations, lifted and supported on a series of stabilized girders, and relocated to their temporary locations on the 101 Santa Monica Boulevard site. Refer to Attachment E: Landmark Buildings Sequence of Relocation. Refer to the construction details contained in the Environmental Impact Report for additional detailed information.
Once the Landmark Buildings are moved to their temporary locations, permanent foundations for the Landmark Buildings on the northern portion of the project site would be prepared. After their permanent foundations are prepared, the Landmark Buildings would be moved to their permanent locations for incorporation into the Cultural Use Campus. After the Landmark Buildings are placed on their permanent foundations, excavation would occur under and around them for construction of the basement level of the Cultural Use Campus and subterranean parking. The new building for the Cultural Use Campus would be constructed east of the Landmark Buildings, and the three buildings would collectively become one cohesive complex. The relocation of the Landmark Buildings would be guided by professional standards in Moving Historic Buildings by John Obed Curtis (National Park Service, 1979).
Landmark Buildings Relocation, Rehabilitation and Restoration The proposed project includes rehabilitation of the Landmark Buildings with some restoration to incorporate them into the Cultural Use Campus. The proposed project includes a creative design to incorporate the Landmark Buildings into the Cultural Use Campus while still conforming to the Secretary’s Standards. Below is an overview of the proposed treatment to the Landmark Buildings following their relocation and reinstallation on new foundations.
In evaluating historic properties, the National Park Service reviews whether a property has integrity, meaning whether a property is able to convey its significance. There are seven aspects of integrity:
location, setting, design, materials, workmanship, feeling, and association. In the proposed project, the Landmark Buildings would retain all aspects of integrity following relocation and rehabilitation.
However, in order for a property to retain integrity, it need not retain all aspects of integrity, but should retain several or most aspects.2 The proposed project was designed to ensure the Landmark Buildings would continue to retain most aspects of integrity so that they would be able to continue to convey the significance as described in their respective STOAs. An integrity analysis following relocation is provided to provide further information on how the Landmark Buildings would continue to retain integrity in the proposed project.
Landmark Buildings Relocation
The proposed project includes relocation of the Landmark Buildings. The Queen Anne Landmark and the Spanish Colonial Revival Landmark would trade locations, with the Spanish Colonial Revival Landmark being located proximate to the current location of 1327 Ocean Avenue on the north end of the project site, and the Queen Anne Landmark being located proximate to the current location of the Spanish Colonial Revival Landmark. Both would retain their orientation toward the street as well as the approximate depth of their respective existing, historic setbacks.
In 1926 this block of Ocean Avenue was a combination of turn-of-the-century residences and newer commercial buildings. As evidenced by historic photographs and Sanborn Maps, immediately south of the Spanish Colonial Landmark was a one-story building, and the two lots south of the one-story building were two multi-story American Colonial Revival style residences. Currently, this block of Ocean Avenue is a combination of surface parking lots, and early to mid-twentieth century buildings, with the Gussie Moran House and the Queen Anne Landmark as the only remaining examples of buildings designed as single-family residences. Therefore, since the setting of the Landmark 2 “How to Evaluate the Integrity of a Property,” U.S. Department of the Interior, National Park Service, https://www.nps.gov/nr/publications/bulletins/nrb15/nrb15_8.htm.
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Buildings has already changed substantially, relocating them would not have a negative impact on their integrity of setting.
The Spanish Colonial Revival Landmark was designated in part because it is associated with the continuation of the downtown commercial district toward the north in the 1920s. The STOA also identifies its relationship to the Gussie Moran House (1323 Ocean Avenue, built circa 1891, designated 1979), and the Queen Anne Landmark. Thus, the designation of the Spanish Colonial Revival Landmark is tied to its proximity to these adjacent Landmark Buildings. By retaining the Landmark Buildings, this historic pattern of development on Ocean Avenue is retained. The proposed new locations for the Landmark Buildings put them in closer proximity to the Gussie Moran House, which strengthens the visual understanding of the historic appearance of Ocean Avenue in the 1920s. In the proposed project, the Landmark Buildings would continue to convey the sense of Ocean Avenue in the 1920s as a street that contained a combination of early examples of residential architecture alongside newer commercial buildings.
The Landmark Buildings are being relocated on-site and adaptively reused as part of the proposed project as opposed to being relocated off-site. The proposed relocation is preferable because the Landmark Buildings will retain integrity of setting, as well as integrity of design, materials, workmanship, feeling, and association.
Once the buildings are relocated, they will be rehabilitated and incorporated into a new Cultural Use Campus. New construction would connect to both Landmark Buildings. A new one-story gallery entry lobby would be constructed between the Landmark Buildings, connecting with the south elevation of the Spanish Colonial Revival Landmark and the north elevation of the Queen Anne Landmark. New construction would be added to the east of the Landmark Buildings and would incorporate the east elevations of the Landmark Buildings to create a cohesive complex.
Queen Anne Landmark Rehabilitation and Restoration
In the proposed project, following relocation, the Queen Anne Landmark would retain its compass orientation facing west, its current setback from Ocean Avenue, and its proximate relationship to grade through retention of a raised foundation.
The primary (west) elevation of the Queen Anne Landmark would be restored based on physical evidence and historic documentation. The tower and widow’s walk would be restored to its full height and would be clad in wood siding as it was historically. The enclosed porch on the first floor would be opened. First floor porch column capitals would be restored to their original appearance. The integral porch on the second story would be restored to its full length, extending in front of the north window. The gable ornamentation previously removed would be restored. The north window would be restored. The chimney would be accurately reconstructed above the roof only (to the extent permitted by Code) and the roof would receive new wood shingle roofing material.
The north elevation has previously received few to no alterations. In the proposed project this elevation would be altered to be incorporated into the Cultural Use Campus. A rectangular-shaped opening would occur roughly centered on the first floor to connect to what is proposed to be a gallery entry lobby. This opening would be approximately as wide as the eaves of the second-floor dormer and would remove four existing windows and an existing door at the first floor. The second-floor dormer would be retained, and all remaining exterior wall finishes would be retained and rehabilitated. See Attachment F for existing and proposed views of this elevation.
The east elevation has previously been altered through the addition of a door and bridge at the second floor. In the proposed project the door and bridge would be removed. In the proposed project, a rectangular-shaped opening would be cut at the proximate location of first floor windows Ocean Avenue Project Conformance Recommendations
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and door and would open into a hallway connecting to other portions of the new construction. The second-floor dormer would be retained and would be visible inside of the new construction.
The south elevation has previously been substantially altered. Currently the building has three gables at the second floor, though based on historic photographs it originally had one. The one original gable, roughly centered on the elevation, would be restored. At the first floor, porch supports and curved brick stairs (both of which are alterations) would be removed. While most of this elevation would be visible, a portion of the east end would be incorporated inside the new construction.
The building currently has a contemporary asphalt shingle roof, but historically had a wood shingle roof. Existing roofing material would be removed, and new flame-retardant wood shingles would be installed.
Spanish Colonial Revival Landmark Rehabilitation and Restoration In the proposed project, following relocation, the Spanish Colonial Revival Landmark would retain its compass orientation facing west, its current minimal setback on Ocean Avenue, and its proximate relationship to grade. Currently there are terra cotta pavers in front of the centered entrance door which would either be salvaged and reinstalled or replaced in-kind following relocation. It currently has a slab on grade foundation and would have a new foundation proximate to its original grade following relocation.
The primary (west) elevation of the Spanish Colonial Revival Landmark would be restored based on physical evidence and historic documentation. This elevation originally featured several cast stone ornamentation features. This includes the center entrance door surround, which would be accurately reconstructed based on historic photographs and physical evidence. Cast stone sconces above the north and south windows at the first floor would be reconstructed. Cast stone wall ornamentation including a panel above the door and a round flourish at the top of the gable wall would be reconstructed. New compatible (i.e., historically appropriate) metal sconces would be installed on either side of the center entrance door surround. Where windows and doors have been altered, new compatible (i.e., historically appropriate) windows and doors would be installed and would have the same muntin pattern as they did historically. At the second floor, previously covered over open railings would be restored and cast stone balusters would be reconstructed.
The north elevation has previously been minimally altered. In the proposed project it would receive few alterations and would be minimally visible due to its new location at the northern portion of the site, adjacent to the Gussie Moran House to the north which has a tall hedge in the front yard setback. It would retain its essential form and massing, though some windows may become blind windows to accommodate the function of the proposed interior galleries. This would be achieved likely through the installation of Mecho shadecloth on the interior, or by a similar, reversible method.
On the interior of the building a wall would be installed inset of the windows.
The east elevation has previously been substantially altered with a one-story addition at the first floor, and a wood porch at the second floor. In the proposed project, these alterations would be removed. This elevation would receive an addition slightly narrower in massing than the historic building. This addition would connect the Landmark Building and new building by extending the gallery space on the interior. The addition is slightly inset from the north and south elevations of the Landmark Building to delineate the historic and new buildings. The addition would connect to the new construction to the east.
The south elevation has previously been altered. At the west end of the first floor, an inset archway where there was previously a door now contains a rectangular greenhouse window. The door in the Ocean Avenue Project Conformance Recommendations
January 27, 2020
inset archway on the north elevation is intact. At the west end of the second floor, a window which was previously casement has been altered to become a hung window. The casement window in the same location on the north elevation is intact. At the east end of the south elevation, two windows have been added at the second-floor overhang. These windows are not present on the north elevation and historically did not exist. In the proposed project, the south elevation would receive alterations, and the majority of the elevation would remain visible.
At the first floor, where windows have been replaced, new windows would be installed to match historic. The greenhouse window in the inset archway would be removed and replaced with a door based on documentation. This door would be fixed shut. At the second floor, existing historic fenestration pattern would remain. Where windows have been replaced, new windows would be installed to match historic based on documentation. Windows at the second floor would be rehabilitated and fixed shut in-situ. In order to accommodate the proposed interior galleries, all of these windows would become blind through the installation of Mecho shadecloth on the interior, or by a similar, reversible method. On the interior of the building a wall would be installed inset of the windows. The shed roof on the east, cantilevered portion of this elevation would be retained. Nonoriginal windows on the cantilevered portion of this elevation would be removed.
Terra cotta roof tiles on shed roofs of the building would be removed, salvaged, and reinstalled.
Deteriorated or broken terra cotta roof tiles would be replaced in-kind to match historic.
Integrity of Landmark Buildings Following Relocation and Rehabilitation Following relocation, the Landmark Buildings would retain integrity as described below:
Location-Both Landmark Buildings would be moved from their original locations to new locations on lots immediately adjacent to where each were originally constructed. Due to this relocation the Landmark Buildings would suffer some loss of location. However, since they are being relocated adjacent to their original location and would retain their compass orientation and proximate setbacks, overall the Landmark Buildings would continue to retain integrity of location.
Design-The Landmark Buildings are designed in two different and distinct period styles of architecture, and both were designed to face Ocean Avenue. Following relocation, the Landmark Buildings would retain their compass orientations facing west toward Ocean Avenue. The shape and massing of the respective Landmark Buildings would be retained. The Landmark Buildings would be incorporated into new construction, and exterior walls included on the interior of the new construction would retain and display original design and materials including exterior wall materials and fenestration patterns. Both Landmark Buildings were originally constructed with distinct historic ornamental features; some of which are extant, some which have been altered or removed. Missing historic features of the Queen Anne Landmark include the full height corner tower with widow’s walk; full length second floor porch, now cut off at the north; open porch on first floor, now enclosed; first floor porch column capitals; gable ornamentation; and brick chimney. As part of the rehabilitation of the Queen Anne Landmark, all of these features would be restored or reconstructed based on physical evidence and documentation. Missing historic features of the Spanish Colonial Revival Landmark include center entrance door surround with spiraled columns, sconces above the north and south windows at the first floor, wall ornamentation on first and second floors of west elevation, sconces on either side of the center entrance door surround turned balusters at second floor balconies, and multi-light windows on the west elevation (some extant). Extant historic features will be retained and rehabilitated. As part of the rehabilitation of the Spanish Colonial Revival Landmark, all of these features would be restored/reconstructed based on physical evidence and documentation. As discussed in Materials below, extant historic features of both Landmark Buildings will be retained and rehabilitated. Therefore, the Landmark Buildings would retain integrity of design.
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Setting-The Landmark Buildings have previously suffered losses of integrity of setting, as the lot adjacent to the Spanish Colonial Revival Landmark, which was previously a two-story single-family residence, then became a one-story commercial building, and subsequently the extant surface parking lot. As evidenced by historic photographs and maps, the lot to the north of Queen Anne Landmark was previously a one-story building at the front of the lot, this lot is currently occupied by a two-story commercial building that extends east the full length of the lot. Following relocation, the Landmark Buildings would be put in closer proximity to the Gussie Moran house, another early twentieth century building, which would be an improvement to their setting. Though relocated, the Landmark Buildings new locations would be proximate to their original locations and would still be located adjacent to each other. Both Landmark Buildings would retain their compass orientation and proximate setbacks. Therefore, the setting of the Landmark Buildings would improve following relocation and they would retain integrity of setting.
Materials-Following relocation, the Landmark Buildings would retain all existing historic materials except their original foundations but including historic wall materials, windows, doors, roofs, and ornamentation. The Queen Anne Landmark would retain its original wood siding and wood windows and frames. Bricks from the original foundation would be salvaged and reinstalled as veneer on a portion of the new foundation. Any materials in poor condition would be repaired or replaced in-kind.
Previously removed historic materials including wood ornamentation on west elevation, wood shingle roof, wood open front porch, and brick chimney would be restored or reconstructed based on physical evidence and documentation. The Spanish Colonial Revival Landmark would retain its stucco exterior, red clay barrel tiles on shed roofs, original wood windows and doors, and wrought iron balconettes. Any materials in poor condition would be repaired or replaced in-kind. Previously removed historic materials including the center entrance door surround with spiral columns, cast stone sconces above the north and south windows at the first floor, cast stone wall ornamentation on first and second floors of west elevation, metal sconces on either side of the center entrance door surround, and cast stone turned balusters at second floor balconies, would be restored or reconstructed based on physical evidence and documentation. Therefore, the Landmark Buildings would retain integrity of materials.
Workmanship-Following relocation and rehabilitation, the Landmark Buildings would retain integrity of design and materials as described above. Therefore, the Landmark Buildings would also retain integrity of workmanship.
Feeling-Following relocation and rehabilitation, the Landmark Buildings would retain integrity of feeling because they would be relocated in closer proximity to the Gussie Moran house, which would strengthen their association with the early twentieth century pattern of development on Ocean Avenue related to their respective designations. Therefore, the Landmark Buildings would retain integrity of feeling.
Association-Following relocation and rehabilitation, the Landmark Buildings would retain integrity of association because they would continue to be able to convey their significance as early twentieth century resources associated with this period of development on Ocean Avenue. Therefore, the Landmark Buildings would retain integrity of association.
Recommendations
The compatibility of the proposed work will be reviewed in a future conformance review following the development of design drawings.
This conformance recommendations report documents character-defining features of the Landmark Buildings based on the respective STOAs and observations made during multiple site visits. Future design drawings should not alter or remove any character-defining features. All proposed restoration Ocean Avenue Project Conformance Recommendations
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to missing or altered features of the Landmark Buildings should be based on physical evidence and historic documentation. Restoration should not put back any feature which cannot be accurately documented, and no alteration should be made which would give a false sense of history. All proposed additions should be located on secondary elevations of the Landmark Buildings and should be reversible so that if they were to be removed in the future the essential form and integrity of the buildings would not be impaired.
Prior to removal of the Landmark Buildings from their current foundations, the existing conditions of the Queen Anne Landmark and Spanish Colonial Landmark would be documented through field photographs and written descriptions including documenting the Landmark Buildings’ characterdefining features. This documentation would be reviewed and approved by the Landmarks Commission Planning Staff liaison with consultation with other City staff as necessary before issuance of any permits.
Conclusion
The proposed project incorporates, rehabilitates and restores the Landmark Buildings, which ensures their long-term use and protection. Future design drawings should utilize the recommendations contained herein in order to ensure the proposed project conforms with the Secretary’s Standards and would be subject to review for a Certificate of Appropriateness by the Landmarks Commission.
Attachments
Attachment A: Contemporary Images
Attachment B: Historic Images
Attachment C: Statements of Official Action
Attachment D: Project Drawings
Attachment E: Sequence of Relocation
Attachment A:
Contemporary Images
Ocean Avenue Project
Santa Monica, CA
Ocean Avenue Project--Preliminary Conformance Review
Attachment A: Contemporary Images
Chattel, Inc. | Historic Preservation Consultants
Image 1: Proposed project site, view northeast (Chattel, 2018) Image 2: Proposed project site, 1327 Ocean (left), Queen Anne Landmark (middle), Spanish Colonial Revival Landmark (right), west elevations, view east (Chattel, 2018) Ocean Avenue Project--Preliminary Conformance Review
Attachment A: Contemporary Images
Chattel, Inc. | Historic Preservation Consultants
Image 3: Spanish Colonial Revival Landmark, west elevation, view east (Chattel, 2018)
Image 4: Queen Anne Landmark, west elevation, view east (Chattel, 2018) Ocean Avenue Project--Preliminary Conformance Review
Attachment A: Contemporary Images
Chattel, Inc. | Historic Preservation Consultants
Image 5: Queen Anne Landmark, west elevation, view east (Chattel, 2018) Image 6: Front steps, recessed entry, enclosed porch (Chattel, 2018) Ocean Avenue Project--Preliminary Conformance Review
Attachment A: Contemporary Images
Chattel, Inc. | Historic Preservation Consultants
Image 7: Queen Anne Landmark, west elevation, view southeast (Chattel, 2018) Image 8: Queen Anne Landmark, second floor, west elevation, view southeast (Chattel, 2018)
Ocean Avenue Project--Preliminary Conformance Review
Attachment A: Contemporary Images
Chattel, Inc. | Historic Preservation Consultants
Image 9: Queen Anne Landmark, tower, south elevation, view north (Chattel, 2018) Image 10: Queen Anne Landmark, tower, second floor, north elevation, view south (Chattel, 2018)
Ocean Avenue Project--Preliminary Conformance Review
Attachment A: Contemporary Images
Chattel, Inc. | Historic Preservation Consultants
Image 11: Queen Anne Landmark, south elevation, view northwest (Chattel, 2018) Image 12: Queen Anne Landmark, detail of bay window, south elevation, view northwest (Chattel, 2018)
Ocean Avenue Project--Preliminary Conformance Review
Attachment A: Contemporary Images
Chattel, Inc. | Historic Preservation Consultants
Image 13: Queen Anne Landmark, south elevation, view north (Chattel, 2018) Image 14: Queen Anne Landmark, south elevation, view north (Chattel, 2018) Ocean Avenue Project--Preliminary Conformance Review
Attachment A: Contemporary Images
Chattel, Inc. | Historic Preservation Consultants
Image 15: Queen Anne Landmark, east elevation, view northwest (Chattel, 2018) Image 16: Queen Anne Landmark, east elevation, view west (Chattel, 2018)