1 FINDINGS AND DETERMINATION
OF THE CITY COUNCIL
OF THE CITY OF SANTA MONICA IN THE MATTER OF
THE DESIGNATION OF A LANDMARK
DENIAL OF A MULTI-FAMILY RESIDENTIAL BUILDING 20ENT-0247 LOCATED AT 305 SAN VICENTE BOULEVARD
AS A CITY LANDMARK
SECTION I. On April 27, 2020, the property owner, H. Joseph Soleiman representing Mid Century SV LP, filed a nomination for the multi-family residential building located on the subject property for the property to be considered for designation as a City Landmark. The Landmarks Commission, having held a Public Hearing on October 12, 2020 hereby finds that the subject building located at 305 San Vicente Boulevard does not meet one or more the of the criteria for designation as a City Landmark as enumerated in SMMC 9.56.100. On October 22, 2020, the property owner, MID CENTURY SV LP, filed a timely appeal of the Commission’s determination. The City Council, on appeal, having held a Public Hearing on May 10, 2022 hereby denies the designation of 305 San Vicente Boulevard as a City Landmark based on the following findings:
SMMC 9.56.100(a)(1). It exemplifies, symbolizes, or manifests elements of the cultural, social, economic, political or architectural history of the City.
The altered apartment building at 305 San Vicente Boulevard, completed in 1961, is one of numerous multi-family residential properties constructed in the postwar period to meet the demand for housing. The design rational for these ubiquitous postwar multi-family buildings was to provide inexpensive housing using mass-produced building materials. The subject property was part of a trend that was occurring at the time, not only in Santa Monica, but elsewhere throughout Southern California and beyond. The subject property itself was not the impetus for this trend nor was it a seminal representative of large-scale, multi-family postwar development. As such, the building is not an early, rare, or excellent example of its type or of multi-family residential development within the City. It, along with many others in the community, represents a continued and popular residential development pattern in the postWorld War II period within the City. Although the construction of the property is associated with City’s postwar development period, it cannot be said that this single building alone exemplifies, symbolizes, or manifests a pivotal multi-family residential development pattern of history in the City. Further, the apartment building has undergone notable modifications to its primary (front, south) thereby impacting its historical integrity of design, workmanship, material, and feeling.
Therefore, it does not accurately sufficiently convey its original design intent to fully and accurately exemplify, symbolize, or manifest elements of the economic, social, or architectural history of the City.
Therefore, the property at 305 San Vicente Boulevard does not satisfy Criterion 1. 2 SMMC 9.56.100(a)(2). It has aesthetic or artistic interest or value, or other noteworthy interest or value.
According to the guidance from the National Park Service (NPS), “a property is eligible for its high artistic value if it so fully articulates a particular concept of design that it expresses an aesthetic ideal. A property is not eligible; however, it if does not express aesthetic ideals or design concepts more fully than other properties of its type.” the subject property does not possess sufficient aesthetic interest or value to render it eligible under Criterion 2. Because of the elevated design of the apartment building and the internal configuration of the courtyard area above street level it is further removed from the public realm and not visible from San Vicente Boulevard or the rear alley. Further, the courtyard space does not necessarily epitomize any type of uncommon or unique design as to consider having any notable aesthetic or artistic value to the community.
As the podium style Stucco Box apartment building typology from the early 1960s was designed and built in many communities throughout Southern California it is possible that other internal courtyards with elevated open corridors and integrated planters exist. As for the overall building itself, it lacks any appropriate aesthetic or artistic interest and value necessary for designation under Criterion 2.
Therefore, the property at 305 San Vicente Boulevard does not satisfy Criterion 2.
SMMC 9.56.100(a)(3). It is identified with historic personages or with important events in local, state or national history.
No evidence was provided to suggest that any of the prior owners or occupants of the property were persons of significance or made significant contributions to important events in local, state, or national history.
Therefore, the property at 305 San Vicente Boulevard does not satisfy Criterion 3. (SMMC 9.56.100(a)(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.
Because of its common exterior design attributes and the loss of original decorative trim features on the front of the structure, the 305 San Vicente Boulevard building appears ineligible for designation under Landmark Criterion 4. It was built during the postwar period, when quick and cost-effective construction was valued to meet the unprecedented demand for housing at that time. As such, the materials and methods used are common to postwar buildings in Santa Monica and throughout the region. The subject property, like many others of this type and period, would not individually be valuable to a study of a period, style, method of construction, or craftsmanship nor would it be considered a rare or unique example of an architectural design, detail, or historical type. From a stylistic perspective, the exterior of the building does 3 not necessarily epitomize any type of uncommon or unique design. From the public right-ofway, it appears to be a typical example of its respective style and is constructed of commonly used materials.
The subject property exhibits the typical features of the ubiquitous and rather common podium style Stucco Box apartment typology, a popular building form of the late 1950s, 1960s, and early 1970s. The architectural style of the 305 San Vicente Boulevard property is perhaps best characterized as “Vernacular” Mid-Century Modern, a low style that takes some characteristics of the “classic” Mid-Century Modern idiom and popularizes and dilutes them. In consideration of the building’s ordinary and ubiquitous appearance, alterations made to the front of the building, and its current lack of street presence, the architecture of the structure does not necessarily appear inventive, unique, or well-articulated. In addition, many of its extant design features, such as the entry lobby and staircase, open courtyards, open-air bridging corridors (walkways), integrated planters, fenestration, and front entries to the apartment units, are integrated internally within the core of the structure and are not visible from the public right-ofway. As the interior courtyard features (along with many other aspects of the building) are not visible from San Vicente Boulevard or the rear alley they do not have the capacity to elicit any positive (or negative) value or response when experienced by the general public.
The apartment building is neither a unique or rare example of its type and design and as such is not considered valuable to a study of a period, style, method of construction, or architecture.
There are many other similar extant examples of this typology and style.
Therefore, the property at 305 San Vicente Boulevard does not satisfy Criterion 4.
SMMC 9.56.100(a)(5). It is a significant or a representative example of the work or product of a notable builder, designer or architect.
The architect of record for the 305 San Vicente Boulevard apartment building as listed on the original permit is Samuel Reisbord (1904-1985). This property is also included in the archives of the Samuel Reisbord Papers, a collection of his architectural work and associated ephemeral material held at UCSB. Samuel Reisbord he is recognized for his prolific work in designing a multitude of apartment buildings throughout the Los Angeles region. His designs covered a broad range of projects and included office buildings, schools, tract homes, private residences, public housing, motels and hotels, and community centers, as well as apartment buildings. Reisbord had a very diverse and long career, and was a very prolific architect.
However, he was not a leader or innovator and did not substantially contribute to the cannon of architecture.
Reisbord’s professional portfolio locally included the design of at least seven known apartment buildings in the Santa Monica area that spanned three decades (1950s, 1960s, 1970s).5 The subject property is one of those extant examples; however, it does not represent a significant or prominent portion of his career as an architect. With the removal of the original Mid-Century Modern style geometric fascia board trim that was once set horizontally at each floor level of the primary (front) elevation and with the lack of visibility into the building’s interior courtyard area the structure visually and physically “reads” (from the public right-of-way) as a rather 4 typical, undistinguished apartment building with limited, if any, street presence. The property, though designed by Reisbord, is not a significant or prominent example of his work, nor is it a truly intact representative example of his work associated with his prolific career.
If the exterior of the subject property had not been significantly altered, it’s possible it would be a representative example of Mr. Reisbord’s work. However, the building has been altered and does not represent the work of Mr. Reisbord, even if he were to be considered a notable architect.
Therefore, the property at 305 San Vicente Boulevard does not satisfy Criterion 5.
SMMC 9.56.100(a)(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.
The subject building is a non-contributor to the San Vicente Courtyard Apartment Historic District, sitting in the middle of the block at 305 San Vicente Boulevard. It does not have a unique location or singular physical characteristic and is not an established or familiar visual feature of the neighborhood.
Therefore, the property at 305 San Vicente Boulevard does not satisfy Criterion 6.
SECTION ll. I hereby certify that the above Findings and Determination accurately reflect the final determination of the City Council of the City of Santa Monica on May 10, 2022 as determined by the following vote:
AYES:
NOES:
ABSENT:
Each and all of the findings and determinations are based on the competent and substantial evidence, both oral and written, contained in the entire record of the proceedings relating to this designation. All summaries of information contained herein or in the findings are based on the substantial evidence in the record. The absence of any particular fact from any such summary is not an indication that a 5 particular finding is not based in part on that fact.
Respectfully Submitted
May 10, 2022
Sue Himmelrich, Mayor
Attest:
Stephanie Reich,
Landmarks Commission Secretary