226 Palisades Avenue
N/A
N/A
John LoCascio
556 S Fair Oaks Ave, Suite 101-514, Pasadena, CA 91105
818-399-8283 [email protected]
N/A
226 Palisades Avenue, Santa Monica, CA 90402
310-849-8443 [email protected]
The Palisades Lot 51 Block A
4293-014-008
Single Family Housing R-1
Erik Hodge and Heather Phillips Warburton
25ENT-0084 5/20/25
March 2025
Single-family residence
The building is in generally fair condition, with several alterations.
SANTA MONICA MILLS ACT APPLICATION REHABILITATION/MAINTENANCE PLAN CHARLES S. WITBECK HOUSE
226 PALISADES AVENUE
Historic Resources Group 226 Palisades Avenue 1
RECENTLY COMPLETED WORK
Feature Description of Work Year Cost
Sewer Replace root-damaged 4” CIPP lining to property line and 6” lateral from property line to city connection; replace cleanout 2024 $12,680
Foundation Install foundation waterproofing, surface drains, and drainpipe along north side of house, and sump pump
containment box in basement
2024 $7,900
Framing Treatment and repairs for subterranean and drywood termites and fungus/dry rot
2024 $11,540
Roof,
garage/guest
house
Replace deteriorated wood shake roofing with new asphalt composition shingle roofing
2024 $22,000
Interior walls Mold remediation and repairs 2024 $39,754 HVAC Repair coils/condensers; repair exhaust flue installation to provide required 1” clearance from combustible materials 2024 $3,435
Electrical Install GFCI outlets 2024 $1,115
Subtotal Recently Completed Work $98,424
REHABILITATION PLAN
Feature Description of Work Schedule Estimated Cost
Windows Remove shutters. Repair existing historic wood window frame, sash, and casings. Strip paint from jambs and parting beads, patch or replace glazing putty; repaint as needed 2026 $50,000
Exterior Prepare and re-paint exterior siding, trim, windows, doors, eaves, and rakes. Apply best practices for standard exterior painting; fill and level cracks, holes, and divots, prime, and paint all previously painted surfaces utilizing a high-quality acrylic latex. Assure that the existing substrate is compatible prior to coating.
2026 $65,000
HVAC Install new HVAC units to meet current use and code requirements
2028 $7,500
Plumbing Insall new water heater to meet current use and code requirements
2028 $2,500
East façade Replace existing non-historic cement plaster with compatible wood shingle siding; replace existing non-historic windows and French doors with new, compatible wood units.
2028 $200,000
French doors,
south façade
Remove three sets of French doors on south façade (two in living room and one in breakfast room); restore living room openings to original door and window configuration per
Greene and Greene drawings and historic photographs,
including restoration of missing window hood; replace
breakfast room doors with new, compatible French doors, including restoration of missing window hood.
2028 $35,000
Windows Repair or replace sagging lead cames in stair window transom lights
2028 $3,500
SANTA MONICA MILLS ACT APPLICATION REHABILITATION/MAINTENANCE PLAN CHARLES S. WITBECK HOUSE
226 PALISADES AVENUE
Historic Resources Group 226 Palisades Avenue 2
Driveway Replace existing cracked concrete driveway with new, compatible brick driveway that recalls configuration of original brick walk
2028 $70,000
Window/roof Restore second-floor east window on north façade to original design per Greene and Greene drawings and archival photos; replicate original six-over-six wood sash window, shingled hood, and secondary gable
2030 $25,000
Entrance steps
and stoop
Restore entrance steps and stoop to match original design with four risers and bullnosed brick treads
2030 $35,000
Front fence Replace existing metal fence, brick piers, and metal lanterns with new compatible design
2030 $60,000
Roof Replace roof with new, compatible composition shingle roofing; replace all flashing and install additional as needed to prevent water infiltration
2032 $75,000
Gutters and
downspouts
Replace gutters and downspouts with new galvanized iron gutters and downspouts in custom profiles to match original Greene and Greene design
2032 $20,000
Replacement
window, south
façade, second
floor, center
Restore to original configuration per Greene and Greene drawings. Replicate coupled four-over-four wood sash
windows with shingled hood; remove eave skirt above
2032 $7,500
North façade Reconstruct wood window boxes per Greene and Greene drawings and archival photos
2034 $5,000
Foundation Replace existing brick veneer water table with new veneer and bullnosed coping brick to restore original appearance 2034 $55,000
Subtotal Rehabilitation Plan $716,000
MAINTENANCE PLAN
Feature Description of Work Schedule Estimated Cost
Foundation
plantings
Trim away from the structure at least 2 inches to prevent direct access to the structure by insects and damage to the siding
Quarterly $12,000
Trees Trim trees overhanging the roof so that limbs and leaves will not clog the gutters, damage the roof, or promote moss
growth
Annually $25,000
Pest control Inspection/treatment Annually $15,000
Subtotal Maintenance Plan $52,000
TOTAL REHABILITATION/MAINTENANCE PLAN $866,424
SANTA MONICA MILLS ACT APPLICATION REHABILITATION/MAINTENANCE PLAN CHARLES S. WITBECK HOUSE
226 PALISADES AVENUE
Historic Resources Group 226 Palisades Avenue 3
INTERIOR REHABILITATION PLAN
Feature Description of Work Schedule Estimated Cost
Laundry room Install washer pan and adequate ventilation system in laundry room
2026 $1,200
Staircase Strip paint from staircase stringer and balusters; restore stained finish
2026 $7,500
Casework Strip paint from original casework and restore stained finish 2026 $12,000 Fireplaces Restore living room and dining room fireplaces and mantels to original Batchelder design
2030 $100,000
Wood flooring Restore and refinish oak flooring 2030 $65,000 Total Interior Rehabilitation Plan $185,700
ARCHITECTURAL REPORT
CHARLES S. WITBECK HOUSE, 226 PALISADES AVENUE
MAY 2025
prepared for
Heather Warburton & Erik Hodge
226 Palisades Avenue
Santa Monica, CA 90402-2734
TABLE OF CONTENTS
1.0 INTRODUCTION ...................................................................................................................... 1
2.0 DESCRIPTION OF THE RESOURCE ........................................................................................ 2 PHYSICAL DESCRIPTION .......................................................................................................................................... 2 ALTERATIONS ................................................................................................................................................................ 3 CHARACTER-DEFINING FEATURES ................................................................................................................. 17
3.0 HISTORIC CONTEXT ............................................................................................................. 18 CRAFTSMAN ARCHITECTURE ............................................................................................................................ 18 GREENE AND GREENE, ARCHITECTS .............................................................................................................. 19
4.0 HISTORIC SIGNIFICANCE ..................................................................................................... 21
5.0 FEATURES AND CONDITIONS INVENTORY ...................................................................... 22
6.0 TREATMENT RECOMMENDATIONS .................................................................................. 37 REQUIREMENTS FOR TREATMENT ................................................................................................................. 37 The Secretary of the Interior’s Standards ............................................................................................................ 37 Rehabilitation as a Treatment ............................................................................................................................ 39 Building and Safety Codes ......................................................................................................................................... 39 California Environmental Quality Act ................................................................................................................... 39 PROPOSED TREATMENT AND ALTERNATIVES ........................................................................................ 39 General Principles ......................................................................................................................................................... 40 Criteria for Treatment ........................................................................................................................................... 40 Period of Significance ............................................................................................................................................. 40 Adaptive Uses ........................................................................................................................................................... 40 Historic Fabric .......................................................................................................................................................... 40 Historic Setting......................................................................................................................................................... 40 GUIDELINES FOR MATERIAL CONSERVATION ......................................................................................... 41 Concrete and Masonry ................................................................................................................................................ 41 Wood ................................................................................................................................................................................. 42 Architectural Metals .................................................................................................................................................... 43 Doors and Entrances .................................................................................................................................................... 43 Windows .......................................................................................................................................................................... 44 Roofs .................................................................................................................................................................................. 45 Structural and Mechanical Systems ....................................................................................................................... 45 Interior Spaces................................................................................................................................................................ 46 Site Characteristics ....................................................................................................................................................... 46 Health and Safety Code Compliance ..................................................................................................................... 47 RECOMMENDATIONS FOR TREATMENT ..................................................................................................... 48
8.0 REFERENCES ......................................................................................................................... 52 APPENDIX A ................................................................................................................................ 53 APPENDIX B ................................................................................................................................. 57 APPENDIX C................................................................................................................................. 67 PRESERVATION BRIEFS ......................................................................................................................................... 68 PRESERVATION TECH NOTES ............................................................................................................................ 69 Exterior Woodwork ...................................................................................................................................................... 69 Masonry ............................................................................................................................................................................ 70 Temporary Protection ................................................................................................................................................. 70 Windows .......................................................................................................................................................................... 70 INTERPRETING THE STANDARDS (ITS) BULLETINS ............................................................................... 70 APPENDIX D ................................................................................................................................ 72 Historic Resources Group Charles S. Witbeck House, Santa Monica 1
1.0 INTRODUCTION
This Architectural Report for the Charles S. Witbeck House has been prepared to comply with the City of Santa Monica Mills Act Contract application requirements. The purpose of this Report is to summarize the historic significance of the Charles S. Witbeck House, document its characterdefining features and materials, evaluate existing conditions, and make recommendations for treatment. This Report will provide the stewards of the property with recommendations for the rehabilitation and maintenance of the extant architectural character-defining features of the site within the scope of the proposed rehabilitation and maintenance plan, including treatment of features that contribute to the safety and security of the existing building.
This Report consists of a physical description of the Charles S. Witbeck House; a brief history of the property and its historic context; a summary of the property’s historic significance; a description of the building’s character-defining features and materials and their current conditions; and recommendations for treatment and work.
The recommendations in this Report are based on historical research and field analysis of existing conditions. A variety of sources was consulted regarding the appropriate methods of analysis for evaluating historic significance and maintaining historic integrity. These sources include technical publications from the National Park Service, including National Register Bulletin 15: How to Apply the National Register Criteria for Evaluation. The definitions and philosophies contained in these documents provide the framework for federal policy regarding historic structures. They were used in this Report, in conjunction with The Secretary of the Interior’s Standards for Rehabilitation, to define appropriate treatments for rehabilitation and maintenance of the Charles S. Witbeck House.
Research, field inspection, and analysis for this report were performed by John LoCascio, AIA, Principal Architect, a qualified professional who meets the Secretary of the Interior’s Professional Qualification Standards in Architecture and Historic Architecture. A resume is included in Appendix D.
Historic Resources Group Charles S. Witbeck House, Santa Monica 2
2.0 DESCRIPTION OF THE RESOURCE
Physical Description
The Charles S. Witbeck House is located on the south side of Palisades Avenue between Ocean Avenue and 4th Avenue in the North of Montana neighborhood, in the City of Santa Monica. It is located on a large, generally flat, rectangular parcel flanked to the north by Palisades Avenue; to the east by a separate parcel occupied by a fenced garden, lawn, and garage; to the south by a service alley; and to the west by another single-family residential parcel. The Witbeck House is set back from Palisades Avenue with a brick and iron fence, a small lawn, and a U-shaped concrete and brick driveway. The rear (south) yard includes a concrete terrace, swimming pool, tennis court, and a detached two-story garage accessed from the alley.
The Charles S. Witbeck House is a two-and-one-half-story, English-influenced Craftsman style single-family residence originally constructed in 1917. It has a roughly L-shaped plan, simple massing, and asymmetrical composition. It has a moderately-pitched combination hipped and gable roof with open eaves, shaped rafter tails, overhanging rakes, and asphalt composition shingle roofing. The two front (north) facing gables are jettied, with decorative half timbering and cambered girts. Each gable has three small, narrow, wood sash windows lighting the attic, and there is a gabled attic dormer on the south (rear) slope of the roof, with coupled two-overtwo wood sash windows. There is an interior brick chimney in the southwest portion of the main roof and an exterior shingled chimney on the south façade of the 1984 addition. The House’s exterior walls are clad primarily in random width, coursed wood shingle siding atop a brick water table. The east wall of the 1984 addition, which forms the east façade of the House, is veneered in smooth cement plaster.
Fenestration is varied and consists primarily of six-over-six, double hung, wood sash windows in single, coupled or tripartite configurations. Those on the north (primary) façade are fitted with louvered wood shutters. The first-floor windows on the north (primary) and west façades, and one second-floor window on the south (rear) façade, have shingled hoods, and the secondfloor windows on the primary façade have blind transom panels. There is a large tripartite window with six-light casements and leaded glass transom lights on the south (primary) façade; a polygonal bay window with a hipped roof on the west façade; and a polygonal bay with French doors and a hipped roof on the south (rear) façade. There are three other sets of divided light, wood French doors on the south (rear) façade, and coupled French doors with transom lights on the west and east façades of the 1984 addition.
The primary entrance is asymmetrically located on the north (primary) façade and consists of a partially glazed, paneled wood door with the central lights in the shape of a shallow Tudor arch; it is framed by a wide, molded wood architrave. It is sheltered under a projecting, one-story porch with a front gable roof supported on wood posts, knee braces, and a wood truss with a cambered beam. The porch is accessed from the driveway by polygonal brick steps flanked by brick pedestals. There is a secondary projecting porch on the west end of the south (rear) façade, with clustered wood posts and wood knee braces supporting a hipped roof.
The interior of the Witbeck House has been altered, but the entrance hall, living room, and dining room retain their general configuration. The entrance hall has a three-flight, open well Historic Resources Group Charles S. Witbeck House, Santa Monica 3 staircase with paneled wood newels and stringers, turned wood balusters, and a wood handrail.
There is a plaster Tudor arch on the second-floor landing that leads to a secondary corridor.
The detached garage is located in the southeast corner of the property. It is a two-story building with a rectangular plan, simple massing, and asymmetrical composition. It has a hipped roof with open eaves and asphalt composition shingle roofing. The exterior walls are veneered in textured cement plaster at the first floor and clad in random-width, coursed wood shingle siding at the second. Fenestration consists of horizontal sliding aluminum sash windows. There is a flush wood door on the north façade and an overhead sectional automobile door on the south façade. An exterior wood staircase on the west façade leads to a small, recessed secondfloor porch with a paneled wood door.
Alterations
The Charles S. Witbeck House and property have been altered since the building’s initial construction in 1917. Building permits prior to 1963 are not available. Alterations to the House and property since 1963 include:
1963: Construction of a new two-car garage and tool shed, utilizing the existing concrete slab from the previous garage
1977: Addition of a second-story guest house over the garage and tool shed 1984: Construction of a two-story addition on the east side of the original house; removal of the secondary gable on the north (primary) façade, replacement of the window below, and modification of the flanking eaves; removal of the small casement window on the service stair landing; and replacement of the original box bay window on the west façade with a larger, polygonal bay. Though not specifically documented in the permit record, it appears that additional alterations were likely made as part of this project, including reconstruction of the primary entrance steps; replacement in kind of most of the shingle siding below the second-floor windows; replacement in kind of some windows; replacement of the dining room bay windows, two additional windows, and a glazed door on the south façade with French doors; and construction of a terrace across the back of the house. Interior alterations likely undertaken at the same time include removal of the partition and pocket doors between the reception room and living room; reconfiguration of the kitchen, pantry, and maid’s room to create a larger, open kitchen and breakfast room; replacement of all interior moldings, casings, baseboards, mantels, doors, and casework; replacement of wood flooring; and remodel of bath #2 on the second floor.
1985: Construction of a swimming pool and spa
2007: Modification to place spa within outline of existing pool; installation of solar panels
Current photographs of the Charles S. Witbeck House are included on the following pages.
Historic Resources Group Charles S. Witbeck House, Santa Monica 4 Image 1: North (primary) façade, view southeast from driveway Image 2: North (primary) façade, view southeast from driveway Historic Resources Group Charles S. Witbeck House, Santa Monica 5 Image 3: North (primary) entrance and porch, view southeast from driveway Image 4: North (primary) entrance steps, view southeast from driveway Historic Resources Group Charles S. Witbeck House, Santa Monica 6 Image 5: Detail of northwest jettied gable, view southwest from driveway Image 6: Primary (north) entrance door, view south from driveway Historic Resources Group Charles S. Witbeck House, Santa Monica 7 Image 7: South (primary) façade, tripartite window on stairwell, view south from driveway Image 8: South (primary) façade, first-floor windows with shingled hood, view south from driveway Historic Resources Group Charles S. Witbeck House, Santa Monica 8 Image 9: South (primary) façade, second-floor windows and northwest jettied gable, view south from driveway Image 10: South (primary) façade, first floor windows with shingled hood, view southeast from driveway Historic Resources Group Charles S. Witbeck House, Santa Monica 9 Image 11: North (primary) façade, detail of brick water table, view southeast from driveway Image 12: West façade, detail of windows and window hood, view northeast from side yard Historic Resources Group Charles S. Witbeck House, Santa Monica 10 Image 13: West façade, bay window, view northeast from side yard Image 14: West façade, secondary (southwest) porch, view east from side yard Historic Resources Group Charles S. Witbeck House, Santa Monica 11 Image 15: West and south (rear) façades, view northeast from back yard Image 16: South (rear) façade and terrace, view north from back yard Historic Resources Group Charles S. Witbeck House, Santa Monica 12 Image 17: South (rear) façade, view northwest from terrace Image 18: South (rear) façade, second-floor window and southwest gable, view north from terrace Historic Resources Group Charles S. Witbeck House, Santa Monica 13 Image 19: South (rear) façade, attic dormer, view northeast from terrace Image 20: West façade of 1984 addition, view east from terrace Historic Resources Group Charles S. Witbeck House, Santa Monica 14 Image 21: South (rear) façade of 1984 addition, view north from back yard Image 22: East façade, 1984 addition, view west from adjacent parcel Historic Resources Group Charles S. Witbeck House, Santa Monica 15 Image 23: Swimming pool and garage, view southeast
Image 24: Tennis court, view northeast toward house
Historic Resources Group Charles S. Witbeck House, Santa Monica 16 Image 25: Garage, north façade, view southwest from adjacent parcel Image 26: Garage, south façade, view north from alley
Historic Resources Group Charles S. Witbeck House, Santa Monica 17 Character-defining Features
The Charles S. Witbeck House is significant as the only example in Santa Monica of the work of master architects Charles Sumner Greene and Henry Mather Greene. The property’s period of significance is therefore 1917, the year in which it was originally constructed. Although the property has been altered, it retains a majority of the features that date from the period of significance and convey its historic character. These include:
Roughly rectangular plan, simple massing, vertical proportions, and asymmetrical composition of the original portion of the residence;
Moderately-pitched combination hipped and gable roof with open eaves, shaped rafter tails, and overhanging rakes;
Jettied front gables with decorative half timbering and cambered girts; Three small, narrow, wood sash attic windows in each gable; Gabled attic dormer on the south (rear) slope of the roof, with coupled two-over-two wood sash windows;
Exterior walls clad in random width, coursed wood shingle siding; Six-over-six, double hung, wood sash windows in single, coupled or tripartite configurations;
Shingled window hoods above the first-floor windows on the north (primary) and west façades, and one second-floor window on the south (rear) façade; Blind transom panels above the second-floor windows on the primary façade; Large tripartite window with six-light casements and leaded glass transom lights on the south (primary) façade;
Angled bay with hipped roof on the south (rear) façade; Partially glazed, paneled wood primary entrance door with the central lights in the shape of a shallow Tudor arch, and wide, molded wood architrave Projecting, one-story primary entrance porch with a front gable roof supported on wood posts, knee braces, and a wood truss with a cambered beam, accessed by polygonal brick steps flanked by brick pedestals
Secondary projecting porch on the west end of the south (rear) façade, with clustered wood posts and wood knee braces supporting a hipped roof.
Historic Resources Group Charles S. Witbeck House, Santa Monica 18
3.0 HISTORIC CONTEXT
The significance of a historic property can be judged and explained only when it is evaluated within its historic context. Historic contexts are those patterns or trends in history by which a specific occurrence, property, or site is understood and its meaning (and ultimately its significance) within history or prehistory is made clear.1 The Charles S. Witbeck House is significant as the only example in Santa Monica of the work of master architects Charles Sumner Greene and Henry Mather Greene, the most important architects of the American Arts and Crafts Movement.
Craftsman Architecture
Craftsman architecture grew out of the late-19th century English Arts and Crafts movement. A reaction against industrialization and the excesses of the Victorian era, the movement stressed simplicity of design, hand craftsmanship, and the relationship of the building to the climate and landscape. Craftsman architecture developed in the first decade of the 20th century as an indigenous California version of the American Arts and Crafts movement, incorporating Southern California’s unique qualities. Constructed primarily of stained wood, with wide overhanging eaves, balconies, and terraces extending the living space outdoors, the style embodied the goals of the Arts and Crafts movement.
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 and stone, was a regional interpretation of the reforms espoused by the Arts and Crafts movement’s founder, William Morris. Craftsman bungalows generally have rectangular or irregular plans, and are one to one-and-a-half stories tall. They have wood clapboard or shingle exteriors and a pronounced horizontal emphasis, with broad front porches, often composed with stone, clinker brick, or plastered porch piers. Other character-defining features include low-pitched front-facing gable roofs, and overhanging eaves with exposed rafter tails.
As opposed to smaller developer-built or prefabricated bungalows, two-story Craftsman houses were often commissioned for wealthy residents and designed specifically with the homeowner’s needs and the physical site in mind. They generally feature a low-pitched gable roof, wide overhanging eaves with exposed rafter tails, and windows grouped in horizontal bands. A high-style Craftsman house is distinguished by the quality of the materials and complexity of design and may feature elaborate, custom-designed woodwork, stained glass, and other fixtures.
The Craftsman style is characterized by a degree of eclecticism because of the numerous influences on the architects of the movement including Swiss, Japanese, and English architecture. The English-inspired Craftsman sub-type, a hybrid of Tudor Revival and Arts and Crafts styles, is characterized by vertical orientation, a gabled roof with a moderate pitch, and half-timbering in the gable ends – hallmarks of the Tudor Revival style. However, they are 1 U.S. Department of the Interior, National Park Service, Preservation Brief 15: How to Apply the National Register Criteria for Evaluation (Washington, D.C.: National Park Service, 1990; revised for Internet 1995),
https://www.nps.gov/subjects/nationalregister/upload/NRB15_web508.pdf, 7. Accessed March 2025.
Historic Resources Group Charles S. Witbeck House, Santa Monica 19 almost always sheathed in shingle or clapboard and sometimes feature spacious front porches, elements of the Craftsman style.
By World War I, the Craftsman style declined in popularity and was largely replaced by Period Revival styles. The Craftsman bungalow continued to be built into the 1920s, but was often painted in lighter colors, stripped of its dark wood interiors, or blended with characteristics of various revival styles.
Greene and Greene, Architects2
Charles Sumner Greene (1868-1957) and Henry Mather Greene (1870-1954) are widely considered to have brought high-art aesthetics and exquisite craftsmanship to the American Arts and Crafts Movement in the early part of the 20th century. Their work continues to be exhibited worldwide and is included in decorative arts collections in museums in the United States and throughout Europe. Greene and Greene designs strongly influenced California’s architectural heritage, and their work has had international significance as well, inspiring countless architects and designers around the world through a legacy of extant structures, scholarly books and articles. They were recognized by the American Institute of Architects in 1952 for contributing to a "new and native architecture" and are generally credited with fostering a new way of considering buildings and their furnishings as examples of artistic craft.
Charles Greene and his younger brother Henry were born in Cincinnati, Ohio. The family later moved to St. Louis where, as teenagers, the brothers attended Calvin Woodward’s Manual Training School of Washington University, which offered a revolutionary curriculum based on the education of the hand as well as the mind. This early training was the primary source of the brothers’ focus on tools, materials, and craftsmanship. In 1888 the brothers enrolled in the architectural program at the Massachusetts Institute of Technology in Boston. In 1891 both brothers completed their studies with Certificates of Partial Course, the two-year program followed by most MIT architecture students. They then apprenticed with several of the finest architectural firms in Boston, including those whose principals had been associates of the noted Henry Hobson Richardson.
In 1893 the Greene brothers traveled west to Pasadena to join their parents, who had moved from St. Louis the previous year. En route they famously stopped in Chicago to visit the World’s Columbian Exhibition and saw the Ho-o-den Japanese Pavilion; the intricate joinery, repeated decorative details, and meticulous craftsmanship of traditional Japanese architecture would become a defining characteristic of much of their later work. In the fall of 1894, the brothers opened their architectural practice, Greene and Greene, Architects, in Pasadena. Henry married in 1899 and Charles in 1901; it was while on his four-month honeymoon in England, Scotland, and continental Europe that Charles’ interest in the English Arts and Crafts Movement was sparked.
Activity in the Greene and Greene office was at its peak during the years 1902-1910, with a primary focus on residential design. It was during this period that they created some of their 2 Excerpted and adapted from “About the Greenes,” Greene & Greene Virtual Archives, Greene & Greene Virtual Archives:
About The Greenes (accessed November 2024); and “Greene and Greene Collection: Collection Overview,” Online Archive of California, Greene and Greene Collection (accessed
November 2024).
Historic Resources Group Charles S. Witbeck House, Santa Monica 20 finest work and developed their distinctive California Craftsman style, inspired by the theories of the Arts and Crafts Movement as well as New England Shingle Style houses and Asian art and design. By 1903, Greene and Greene began to offer integrated design services for their clients, providing design and construction supervision of furniture and other interior appointments. They completed approximately 150 projects during these prolific years. Houses for James Culbertson (1902 and later), Mary Darling (1903), Theodore Irwin (1906), Robert R.
Blacker (1907), David Gamble (1908), William Thorsen (1908), and Charles Pratt (1910) established the firm's reputation. The Gamble house in particular represents the apotheosis of Craftsman architecture, exemplifying the ideals of handcrafted materials and decorative motifs inspired by natural elements and pre-industrial architectural designs. Popular architecture and design magazines such as The Craftsman, House Beautiful, The International Studio, Country Life in America, House and Garden, Good Housekeeping, and American Home and Garden began featuring articles on Greene and Greene’s work in 1902, and this acclaim helped spread their designs throughout the country.
After 1911 the practice began to decline because Greene and Greene designs demanded higher fees and clients experienced frequent schedule overruns. The situation became unacceptable to most clients and by 1916, the brothers’ personal interests diverged. Charles moved to Carmel to pursue other creative paths, while Henry continued the firm's work in Pasadena until the dissolution of the firm in 1922. Henry practiced independently after the separation and Charles, too, worked on occasional commissions during the 1940’s, most being additions and renovations for former clients.
The death of Henry’s wife in 1935 affected him so deeply that he eventually moved to the home of his son and daughter-in-law, where he continued to work on small projects, reuniting with Charles briefly on a commission. Charles managed to remain much more active in architecture during the Depression of the 1930s, but his interests soon shifted to passionate study of Eastern philosophy, spiritualism and creative writing. Henry passed away on October 2, 1954, in Pasadena, California and Charles died on June 11, 1957 in Carmel-by-the-Sea, California.
Although their work was largely forgotten between the wars, the Greene brothers lived to see renewed recognition of their achievements after World War II, when they were honored by the American Institute of Architects, Southern California Chapter (1948) and by the national AIA (1952). The rediscovery of their work by the architectural press in the 1950s created a new group of admirers who celebrated their distinctly American interpretation of the Arts and Crafts style as an antidote to the International Style, which had gained popularity in Europe and elsewhere. Today, a current generation of aficionados tour the Greene and Greene residences and other buildings in California with reverence, like pilgrims paying homage to honored monuments. The Gamble House receives 30,000 visitors a year from all over the world.
Recently available public tours of the Thorsen and Blacker houses drew thousands of visitors and raised awareness of both Greene and Greene residential architecture and furniture design.
Interior, architectural design, and architectural history journals such as Style 1900 and American Bungalow are now full of vendors offering reproductions of their furniture and décor.
Historic Resources Group Charles S. Witbeck House, Santa Monica 21
4.0 HISTORIC SIGNIFICANCE
The Charles S. Witbeck House was designated a City of Santa Monica Landmark in March, 2025. It is significant as the only known example in Santa Monica of the work of master architects Charles Sumner Greene and Henry Mather Greene. The brothers, partners in their eponymous Pasadena-based firm Greene and Greene, Architects, are the most celebrated architects of the Arts and Crafts movement in Southern California. Greene and Greene translated the tenets of the broader American Arts and Crafts movement into the Southern California-specific Craftsman style of architecture, profoundly influencing the built environment of the region. They helped to popularize the Craftsman architectural style with their complete designs for “ultimate bungalows” like Pasadena’s Gamble House (1908), their best-known work, in which they not only designed the buildings but the contents as well. The Gamble House represents the apotheosis of Craftsman architecture, exemplifying the ideals of handcrafted materials and decorative motifs inspired by natural elements and pre-industrial architectural designs.3
Most remaining works by Greene and Greene are located in the city of Pasadena. The Charles S.
Witbeck House is the firm’s only known work in the City of Santa Monica. It was designed for Charles Strong Witbeck (1868-1934), a Pasadena lawyer and businessman.4 It appears that he commissioned the Santa Monica house as a second home, as he maintained his primary residence at 820 South Madison Avenue in Pasadena until his death in July of 1934, at the Palisades Avenue house.5
Although it has been altered, the Witbeck House retains most of the essential physical features that characterize its original English-inspired Craftsman design by Greene and Greene, including its vertical proportions, asymmetrical composition, moderately-pitched hipped roof with jettied gables, open eaves with shaped rafter tails, cambered girts and beams, knee braces, decorative half-timbering in the gable ends, projecting porch with brick steps, wood shingle siding, double hung wood sash windows in horizontal groupings, leaded glass transom lights, and partially glazed paneled wood entrance door. It therefore continues to exhibit its historic appearance and retains sufficient integrity of location, design, setting, materials, workmanship, and feeling to convey its historic significance as the only known example in Santa Monica of the work of master architects Greene and Greene. Its period of significance is 1917, the year of its initial construction.
3 City of Los Angeles Department of City Planning, 1, 7. 4 United States Census Bureau, 1920 U.S. Census,
Ancestry.com (accessed November 2024).
5 “Deaths,” Los Angeles Times, July 31, 1934,
https://www.newspapers.com/image/380341614/?match=1&t
erms=%22charles%20strong%20witbeck%22 (accessed
November, 2024).
Historic Resources Group Charles S. Witbeck House, Santa Monica 22
5.0 FEATURES AND CONDITIONS INVENTORY
The existing conditions inventory contains a comprehensive list of the features and materials that comprise the Charles S. Witbeck House, including photographs, narrative descriptions, and as-found conditions of each. The table is organized by location.
Each record contains a determination of significance and an assessment of condition. These determinations were made upon close observation in the field, and subsequently verified by comparative analysis of features in each building on the property. The levels of significance are divided into primary, secondary, and not significant. Significant features are those that date from the period of significance and contribute substantially to the historic character of the site.
The removal or substantial alteration of a significant feature may result in an incremental loss of the historic character of the site.
The criteria used to categorize conditions are good, fair, and poor. The term good, as used in this report, means that the feature appears sound and well maintained; it may need minor rehabilitation. The term fair, as used in this report, means that the feature shows a degree of disrepair and neglect, and needs rehabilitation. The term poor, as used in this report, means that the feature is deteriorated and needs substantial rehabilitation or replacement.
The features determined to be historically significant are considered to be character-defining features of the property. These may include major architectural features as well as the smaller details of the building. All of the character-defining features of the building are important because they contribute to the completeness of that record.
FEATURES AND CONDITIONS INVENTORY
Historic Resources Group Charles S. Witbeck House, Santa Monica 23
EXTERIOR
Location Feature Significance Condition Comments Photographs Site Iron fence with brick
wall and piers
Not
significant
Good Likely constructed in the 1970s with the U-shaped
driveway. Design of the piers, wall, fencing, and
lanterns is not compatible with the architectural
character of the historic design
Site Concrete driveway
with brick bands
Not
significant
Fair Likely constructed in the 1970s in place of the
original brick pedestrian path. Design is not
compatible with the architectural character of the
historic design. Concrete has large cracks in several
areas.
Roof Asphalt composition
shingle roofing
Not
significant
Fair Roofing appears to have a remaining life
expectancy of approximately 10 years. Valley
flashing shows wear and needs repair.
FEATURES AND CONDITIONS INVENTORY
Historic Resources Group Charles S. Witbeck House, Santa Monica 24
EXTERIOR
Location Feature Significance Condition Comments Photographs Roof Open eaves with
shaped rafter tails and
exposed sheathing
Primary Fair The ends of the rafter tails are weathered from exposure and require ongoing maintenance.
Roof Overhanging rakes
with shaped rake
rafters, purlins, and
exposed sheathing
Primary Fair The rake rafters are weathered from exposure and require ongoing maintenance
Roof Gabled attic dormer
with coupled twoover-two double hung
wood sash windows
Primary Fair Shingles are cupped and weathered from exposure and require ongoing maintenance, including
selective replacement in kind as needed.
Windows require ongoing maintenance.
The skirt roof directly below the dormer is not
historic; it was added at an unknown date.
FEATURES AND CONDITIONS INVENTORY
Historic Resources Group Charles S. Witbeck House, Santa Monica 25
EXTERIOR
Location Feature Significance Condition Comments Photographs Roof Brick chimney Not
significant
Good The chimney appears to have been replaced,
probably as part of the 1984 alterations.
Roof Gutters and
downspouts
Not
significant
Fair Gutters and downspouts are standard
replacements. They show some wear but are in
serviceable condition.
North
(Primary)
Façade
Projecting porch with
front gable roof, wood
posts, knee braces,
cambered beam and
truss
Primary Good The porch appears to have been restored and is in good condition.
FEATURES AND CONDITIONS INVENTORY
Historic Resources Group Charles S. Witbeck House, Santa Monica 26
EXTERIOR
Location Feature Significance Condition Comments Photographs North
(Primary)
Façade
Brick stoop and steps Not
significant
Good The stoop and steps have been replaced, probably
in the 1970s when the U-shaped driveway was
installed. The design is somewhat similar to the
original but does not match exactly. The original
steps had four risers instead of three, and the tread
bricks appear to have had a molded nosing.
North
(Primary)
Façade
Partially glazed,
paneled wood entrance
door with wide wood
architrave
Primary Good The entrance door and architrave appear to have been restored and are in good condition.
North
(Primary)
Façade
Brick water table Not
significant
Good The brick water table has been replaced and does
not match the design of the original.
FEATURES AND CONDITIONS INVENTORY
Historic Resources Group Charles S. Witbeck House, Santa Monica 27
EXTERIOR
Location Feature Significance Condition Comments Photographs North
(Primary)
Façade
Random width wood
shingle siding
Primary Fair The shingles appear to be generally sound, though many are cupped and weathered from exposure
and there is what appears to be organic matter on
the lower portions. It appears that some areas
have been replaced in kind. Ongoing maintenance
is required.
North
(Primary)
Façade
Jettied gable with
cambered girt and
decorative halftimbering
Primary Fair The jettied gable and its decorative features are in good condition. Many of the shingles are cupped
and weathered from exposure and require ongoing
maintenance, including selective replacement in
kind as needed.
North
(Primary)
Façade
Attic windows Primary Fair The attic windows have paint buildup but otherwise appear intact and sound. Ongoing
maintenance is required.
FEATURES AND CONDITIONS INVENTORY
Historic Resources Group Charles S. Witbeck House, Santa Monica 28
EXTERIOR
Location Feature Significance Condition Comments Photographs North
(Primary)
Façade
First floor, west,
tripartite six-over-six
wood sash windows
with shingled hood
Primary Fair The windows have some areas of damaged or
missing glazing putty, and the jambs and parting
beads have been painted. They require
rehabilitation and ongoing maintenance. The
decorative shutters are not historic and should be
removed.
North
(Primary)
Façade
First floor, east,
coupled six-over-six
wood sash windows
with shingled hood
Primary Fair The windows have some areas of damaged glazing putty, the paint on the bottom rails is failing, and
the jambs and parting beads have been painted.
They require rehabilitation and ongoing
maintenance. The decorative shutters are not
historic and should be removed.
North
(Primary)
Façade
Second floor, east,
coupled six-over-six
wood sash windows
with paneled transom
and louvered shutters
Not
significant
Good This was installed in 1984 to replace the original single window with shingled hood. The secondary
gable above the window was removed at the same
time.
FEATURES AND CONDITIONS INVENTORY
Historic Resources Group Charles S. Witbeck House, Santa Monica 29
EXTERIOR
Location Feature Significance Condition Comments Photographs North
(Primary)
Façade
Stairwell, tripartite
nine-light casements
with leaded glass
transom lights
Primary Fair The windows have some areas of cracked glazing putty, the paint is chipped and peeling, and the
lead cames in the transom lights are sagging.
These windows require rehabilitation and ongoing
maintenance.
North
(Primary)
Façade
Second floor, west,
coupled six-over-six
wood sash windows
with paneled transom
Primary Fair The jambs and parting beads have been painted.
The windows require rehabilitation and ongoing
maintenance. The decorative shutters are not
historic and should be removed.
North
(Primary)
Façade
East addition Not
significant
Good Constructed 1984.
FEATURES AND CONDITIONS INVENTORY
Historic Resources Group Charles S. Witbeck House, Santa Monica 30
EXTERIOR
Location Feature Significance Condition Comments Photographs West Façade Brick water table Not
significant
Good The brick water table has been replaced and does
not match the design of the original.
West Façade Random width wood
shingle siding
Primary Fair The shingles appear to be generally sound, though many are cupped and weathered from exposure. It
appears that some areas have been replaced in
kind. Ongoing maintenance is required.
West Façade First floor, north,
coupled six-over-six
wood sash windows
with shingled hood
Primary Fair The jambs and parting beads have been painted.
The windows require rehabilitation and ongoing
maintenance.
FEATURES AND CONDITIONS INVENTORY
Historic Resources Group Charles S. Witbeck House, Santa Monica 31
EXTERIOR
Location Feature Significance Condition Comments Photographs West Façade Second floor, north,
coupled six-over-six
wood sash windows
Primary Fair The jambs and parting beads have been painted.
The windows require rehabilitation and ongoing
maintenance.
West Façade Second floor, south,
tripartite six-over-six
wood sash windows
Primary Fair The jambs and parting beads have been painted.
The windows require rehabilitation and ongoing
maintenance.
West Façade Bay window Not
significant
Good Remodeled in 1984.
FEATURES AND CONDITIONS INVENTORY
Historic Resources Group Charles S. Witbeck House, Santa Monica 32
EXTERIOR
Location Feature Significance Condition Comments Photographs West Façade East addition Not
significant
Good Constructed in 1984
South
Façade
Random width wood
shingle siding
Primary Fair The shingles appear to be generally sound, though many are cupped and weathered from exposure. It
appears that some areas have been replaced in
kind. Ongoing maintenance is required.
South
Façade
Projecting porch with
clustered wood posts,
knee braces, and
hipped roof
Primary Good The porch appears to have been restored and is in good condition.
FEATURES AND CONDITIONS INVENTORY
Historic Resources Group Charles S. Witbeck House, Santa Monica 33
EXTERIOR
Location Feature Significance Condition Comments Photographs South
Façade
French doors, living
room, west
Not
significant
Good Pair of doors, date unknown, replacing the single, 18-light glazed wood door shown in the original
drawings and historic photographs.
South
Façade
French doors, living
room, east
Not
significant
Good Pair of doors, date unknown, replacing the nineover-nine wood sash window with flared hood shown in the original drawings and in historic
photographs.
South
Façade
Second floor, west,
coupled six-over-six
wood sash windows
with shingled hood
Primary Fair The jambs and parting beads have been painted.
The windows require rehabilitation and ongoing
maintenance.
FEATURES AND CONDITIONS INVENTORY
Historic Resources Group Charles S. Witbeck House, Santa Monica 34
EXTERIOR
Location Feature Significance Condition Comments Photographs South
Façade
Attic windows Primary Fair The attic windows have paint buildup, and a wasp nest is visible at the sill of the westernmost
window, but otherwise appear intact and sound.
Ongoing maintenance is required.
South
Façade
Dining room bay Secondary Good The bay has been altered from its original design.
The original nine-over-nine windows have been
replaced with French doors and sidelights, and the
low-slope roof with paneled parapet has been
replaced with a hipped roof.
South
Façade
Second floor, center,
six-over-six wood sash
window
Not
significant
Good This was installed probably in 1984. It replaces
couped four-over-four wood sash windows with a
shingled hood as shown in the original drawings
and historic photographs.
FEATURES AND CONDITIONS INVENTORY
Historic Resources Group Charles S. Witbeck House, Santa Monica 35
EXTERIOR
Location Feature Significance Condition Comments Photographs South
Façade
French doors, breakfast
room
Not
significant
Good Installed probably in 1984 in place of coupled, sixover-six wood sash windows with a shingled hood, as shown in the original drawings and historic
photographs.
South
Façade
Second floor, east,
tripartite six-over-six
wood sash windows
Primary Fair The jambs and parting beads have been painted.
The windows require rehabilitation and ongoing
maintenance.
South
Façade
Terrace Not
significant
Good Constructed probably in 1984
FEATURES AND CONDITIONS INVENTORY
Historic Resources Group Charles S. Witbeck House, Santa Monica 36
EXTERIOR
Location Feature Significance Condition Comments Photographs South
Façade
East addition Not
significant
Good Constructed in 1984
East Façade East addition Not
significant
Good Constructed in 1984
Historic Resources Group Charles S. Witbeck House, Santa Monica 37
6.0 TREATMENT RECOMMENDATIONS
Requirements for Treatment
There are a number of applicable laws, regulations, and functional requirements that should be considered in the development, rehabilitation, and/or future use of the Charles S. Witbeck House. The Witbeck House was designated a City of Santa Monica Landmark in March 2025. It is therefore considered a “historical resource” for purposes of the California Environmental Quality Act (CEQA).
The Landmark and Historic District Ordinance of the City of Santa Monica (Code of Ordinances, Chapter 9.56) requires a certificate of appropriateness for any proposed alteration, restoration, construction, removal, relocation, or demolition of or to a Landmark (9.56.140) and requires the Landmarks Commission to use the Secretary of the Interior’s Standards for the Treatment of Historic Properties to evaluate any such proposed alteration, restoration, or construction (9.56.140.G).
In addition to CEQA and the Secretary of the Interior’s Standards for the Treatment of Historic Properties, any projects affecting historical resources should also implement the California Historical Building Code, where appropriate.
THE SECRETARY OF THE INTERIOR’S STANDARDS
The preservation and protection of historic objects and sites is guided in the United States by a set of principles known as the Secretary of the Interior’s Standards for the Treatment of Historic Properties. 6 These Standards provide four primary treatments to be used in the protection of cultural resources listed in or eligible for listing in the National Register of Historic Places. The treatments are “Preservation,” “Rehabilitation,” “Restoration,” and “Reconstruction,” and they have been defined as follows:
Preservation is defined as the act or process of applying measures necessary to sustain the existing form, integrity, and materials of an historic property.
Restoration is defined as the act or process of accurately depicting the form, features, and character of a property as it appeared at a particular period of time by means of the removal of features from other periods in its history and reconstruction of missing features from the restoration period.
Reconstruction is defined as the act or process of depicting, by means of new construction, the form, features, and detailing of a non-surviving site, landscape, building, structure, or object for the purpose of replicating its appearance at a specific period of time and in its historic location.
Rehabilitation is defined as the act or process of making possible a compatible use for a property through repair, alterations, and additions, while preserving those portions or features 6 Kay D. Weeks and Anne E. Grimmer, The Secretary of the Interior’s Standards for the Treatment of Historic Properties with Guidelines for Preserving, Rehabilitating, Restoring and Reconstructing Historic Buildings (Washington, D.C.: United States Department of the Interior, 1995).
Historic Resources Group Charles S. Witbeck House, Santa Monica 38 which convey its historical, cultural, or architectural values.
The United States Department of the Interior has established standards and guidelines for each of the four basic treatments. These standards and guidelines are intended as general guidance for any historic preservation project. They are designed to promote responsible preservation practices and to provide philosophical consistency in an approach to the work.
Choosing the appropriate treatment for the continued protection of the Witbeck House should be the result of careful inquiry, research and data gathering; analysis of the collected information; and informed decision-making.
The historic distinctive materials and features of the Witbeck House are substantially intact and convey the building’s historic significance. Retaining and repairing these materials and features, as found, are important to the overall protection of the building’s historic integrity.
Therefore, it is important to adopt a treatment standard that preserves the historic spaces and features, while allowing the compatible use and continued evolution of the building.
Rehabilitation is recommended as the guiding principle in preparing a treatment plan for protection, repair, and maintenance of the Witbeck House.
The Secretary of the Interior’s Standards for Rehabilitation are as follows:
1. A property will be used as it was historically or be given a new use that requires minimal change to its distinctive materials, features, spaces and spatial relationships.
2. The historic character of a property will be retained and preserved. The removal of distinctive materials or alteration of features, spaces and spatial relationships that characterize a property will be avoided.
3. Each property will be recognized as a physical record of its time, place, and use. Changes that create a false sense of historical development, such as adding conjectural features or elements from other historic properties, will not be undertaken.
4. Changes to a property that have acquired historic significance in their own right will be retained and preserved.
5. Distinctive materials, features, finishes, and construction techniques or examples of craftsmanship that characterize a property will be preserved.
6. Deteriorated historic features will be repaired rather than replaced. Where the severity of deterioration requires replacement of a distinctive feature, the new feature will match the old in design, color, texture and, where possible, materials. Replacement of missing features will be substantiated by documentary and physical evidence.
7. Chemical or physical treatments, if appropriate, will be undertaken using the gentlest means possible. Treatments that cause damage to historic materials will not be used.
8. Archeological resources will be protected and preserved in place. If such resources must be Historic Resources Group Charles S. Witbeck House, Santa Monica 39 disturbed, mitigation measures will be undertaken.
9. New additions, exterior alterations, or related new construction will not destroy historic materials, features, and spatial relationships that characterize the property. The new work will be differentiated from the old and will be compatible with the historic materials, features, size, scale and proportion, and massing to protect the integrity of the property and its environment.
10. New additions and adjacent or related new construction will be undertaken in such a manner that, if removed in the future, the essential form and integrity of the historic property and its environment would be unimpaired.
Rehabilitation as a Treatment
Rehabilitation may be considered as a treatment when repair and replacement of deteriorated features are necessary; when alterations or additions to the property are planned for a new or continued use; and when its depiction at a particular period of time is not appropriate. Prior to undertaking work, a documentation plan for Rehabilitation should be developed.
BUILDING AND SAFETY CODES
The Witbeck House qualifies for the application of two building codes that specifically address the special situations often encountered in existing buildings and historic buildings. The currently adopted version of the California Historical Building Code (California Title 24, Division 8; a part of the California Building Code) has many alternatives and exemptions for qualified historic structures. Application of its provisions is mandatory upon application to the local building official.
Similarly, the International Existing Building Code is a model code for application to rehabilitation, which is part of the International Code Council (ICC) family of codes. This code could be applied, subject to the jurisdiction of the local building official, in any initial project code analysis, or to the resolution of health and safety code compliance issues, as provided by the alternate analysis provisions of the California Historical Building Code.
CALIFORNIA ENVIRONMENTAL QUALITY ACT
In most cases there is discretionary review that results in projects being subject to review under the California Environmental Quality Act (CEQA). This regulation has several levels of review, depending on the nature of the project. The review alternatives that may apply include a categorical exemption, a negative declaration, or an environmental impact report. A project that conforms to the Secretary of the Interior’s Standards and does not include any other substantial construction might receive a categorical exemption or a mitigated negative declaration. CEQA provides an additional mechanism under the state law for the protection of cultural properties.
Proposed Treatment and Alternatives
To aid in the planning for the future of the Charles S. Witbeck House, this section provides recommendations and guidelines for the repair and rehabilitation of the building and many of Historic Resources Group Charles S. Witbeck House, Santa Monica 40 its features and spaces. All of the recommendations and guidelines are based, in part, on the Secretary of the Interior’s Standards.
GENERAL PRINCIPLES
The following are recommended guiding principles for the treatment of the property:
Criteria for Treatment
The Secretary of the Interior’s Standards for Rehabilitation, with the accompanying Guidelines for Rehabilitating Historic Buildings, should provide the basis for any work proposed for the property and should also guide the treatment of specific materials, systems, and features, and the approaches to practice and documentation.
Period of Significance
The Charles S. Witbeck House is significant as the only known example in Santa Monica of the work of master architects Charles Sumner Greene and Henry Mather Greene, the most important architects of the American Arts and Crafts Movement. The period of significance for the Witbeck House is therefore 1917, the year in which it was originally constructed. The period of significance should be used to inform the evaluation of existing spaces and features in determining the appropriate treatments.
Adaptive Uses
Changes in ownership, access, or occupancy to accommodate a new use will present problems of security, wear and tear, safety and liability, and may make it necessary to introduce certain alterations to the building. Where the new use requires these kinds of changes, the building should be adapted for a new use in a manner that retains the integrity of the structure and its character-defining features and spaces to the greatest extent possible. Balancing the conservation of significant materials with the accommodation of uses requires thoughtful and creative solutions to the constraints presented by code requirements, regulations, and other issues typically found in the rehabilitation of public facilities.
Historic Fabric
Rehabilitation treatments of the property should respect the historic significance and architectural character of the structure by retaining significant features, spaces, and materials.
Historic Setting
The historic setting of the building is part of its character and should be respected when introducing new structures and additions to the site. Walls, fences, landscape, paving, lighting, seating, and any features and materials added to the exterior spaces adjacent to the site should be appropriate and compatible with the historic building and the historic neighborhood character.
Historic Resources Group Charles S. Witbeck House, Santa Monica 41 Guidelines for Material Conservation
This section provides general guidelines for the conservation and rehabilitation of primary historic materials found at the Witbeck House.
CONCRETE AND MASONRY
Exterior features as well as exterior surfaces and their treatment (modeling, tooling, bonding patterns, joint size, and color) are important in defining the historic character of a building.
Buildings that have concrete exteriors or masonry detailing may exhibit the following conditions and, therefore, require maintenance and rehabilitation: impact damage at building corners; cracks; damage due to spalling; damaged ornamentation on friezes and columns; peeling paint; inappropriate patching methods; inappropriate treatments such as sandblasting which exposes softer inner materials; and repointing of brick with non-matching tooling.
Guidelines for Concrete and Masonry:
1. Repair walls and other features where there is evidence of deterioration such as spalling, damp walls, or damaged concrete or masonry.
2. Sandblasting shall not be used to prepare or clean exterior concrete or masonry.
Blasting by any media, including liquids, shall not be used unless it can be demonstrated that no surface material is removed by application. Application of any liquid media shall not exceed a pressure of 150 pounds per square inch measured where the liquid leaves the application nozzle. Use non-abrasive tools, such as natural bristle brushes; do not use abrasive or gouging tools, such as wire brushes and scrapers.
3. Repair concrete or masonry features by patching, piecing-in, or consolidating the concrete or masonry. Repair may also include the limited replacement in kind, or with compatible substitute material, of those extensively deteriorated or missing parts of concrete or masonry features when there are surviving prototypes, such as brackets, pilasters or chimneys.
4. Install a new concrete or masonry feature such as steps, door pediments, detailing, or chimneys when the historic feature is completely missing. This should be an accurate reconstruction using historical, pictorial, and physical documentation when available. If documentation is not available, this may be a new design that is compatible with the size, scale, material, and color of the historic building.
5. It is recommended, but not required, that the building be repainted with colors that are identified through examination of strata by a qualified architect or conservator, or which are historically appropriate to the building.
6. Testing and application of treatments to stabilize historic concrete, stone and masonry materials is encouraged, provided that any consolidants or coatings can be demonstrated to have a minimum permeability rating of 12 perms, and to have no longterm detrimental effects on the historic materials.
Historic Resources Group Charles S. Witbeck House, Santa Monica 42
7. Repointing of historic masonry mortar joints shall utilize mortar mixes formulated to match the composition and color of historic mortar based on laboratory analysis and reporting of the composition and color of the matrix and aggregate in the historic mortar. Tooling of mortar repairs and restorations shall match historic mortar tooling.
Removal of deteriorated or inappropriate mortars prior to repair shall be accomplished with the utmost care, preferably using hand tools, and shall cause no damage or change to the historic masonry.
8. Do not permit plants or weeds to grow on the building. Uproot all weeds as soon as possible. Remove climbing plants from walls.
9. Provide sound roofs and flashing, and proper drainage so that water does not infiltrate, wash down, stand or accumulate. Provide inconspicuous site drainage.
WOOD
Buildings with wood features exhibit the following conditions which may require maintenance and rehabilitation: repair of deteriorating material; sealing or painting eaves or trim due to weathering, water damage, fungal or insect damage.
Guidelines for Wood:
1. Evaluate the overall condition of the wood to determine the extent of protection and maintenance required.
2. Repair wood features by patching, piecing-in, consolidating, or otherwise reinforcing the wood using recognized preservation methods. Repair may also include the limited replacement in kind, or with compatible substitute material, of those extensively deteriorated or missing parts of features where there are surviving prototypes such as brackets, moldings, or sections of siding.
3. Use matching species wherever feasible when replacing irreparable historic painted elements. Utilize wherever possible wood which is naturally resistant or treated to be resistant to water, fungus and insect damage. Utilize wood which is naturally dried or kiln dried and relatively free of knots and checks in order to assure a longer life for replacement materials.
4. Design and install a new wood feature such as a cornice or doorway when the historic feature is completely missing. This should be an accurate restoration using historical, pictorial, and physical documentation. Where documentation does not exist, a new design that is compatible with the size, scale, material, and color of the historic building may be used.
5. Apply compatible paint coating systems following proper surface preparation.
Sandblasting shall not be used to prepare or clean historic wood exterior elements.
Blasting by any media, including liquids, shall not be used unless it can be demonstrated that no surface material is removed by application. Application of any liquid media shall not exceed a pressure of 150 pounds per square inch measured where the liquid leaves Historic Resources Group Charles S. Witbeck House, Santa Monica 43 the application nozzle. Paint shall match existing surface coating thickness. Use nonabrasive tools, such as natural bristle brushes; do not use abrasive or gouging tools, such as wire brushes and scrapers.
6. It is recommended, but not required, that the building be refinished with colors that are identified through examination of strata by a qualified architect or conservator, or which are historically appropriate to the building.
ARCHITECTURAL METALS
Architectural metal features may require rehabilitation and maintenance due to weathering and corrosion.
Guidelines for Architectural Metals:
1. Identify, retain, and preserve architectural metal features such as columns, capitals, window hoods, canopy cladding or fascia, stairways, light fixtures, or gates that are important in defining the overall historic character of the building. Also identify and preserve their finishes and colors. If originally painted, it is recommended, but not required, that the architectural metals be repainted with colors that are historically appropriate to the building.
2. Clean architectural metal, when necessary, with gentle non-abrasive cleaning methods to remove corrosion. Sandblasting shall not be used to clean historic metal surfaces.
3. Apply appropriate paint or other coating systems after cleaning in order to decrease the corrosion rate of metals or alloys.
4. Repair architectural metal features by patching, splicing, or otherwise reinforcing the metal. Repairs may also include the limited replacement in kind, or with a compatible substitute material, of those extensively deteriorated or missing parts of features when there are surviving prototypes such as porch balusters, column capitals or bases, or roof ornaments.
5. Design and install a new architectural metal feature such as an entry door or sheet metal cornice when the historic feature is completely missing. It may be an accurate reconstruction using historical, pictorial, and physical documentation; or be a new design that is compatible with the size, scale, material, and color of the building.
DOORS AND ENTRANCES
Doors and entrances are often the principal features of historic buildings, particularly when they occur on primary elevations. Their functional and decorative features, such as the type of door, steps, balustrades, and entrances are extremely important in defining the overall historic character of a building. Their retention, protection, and repair should always be carefully considered when planning rehabilitation work.
Doors are subject to weathering and deterioration and may require maintenance and rehabilitation, which could include cleaning and repair of attachments, flashing and hardware.
Historic Resources Group Charles S. Witbeck House, Santa Monica 44 Guidelines for Doors, Entrances and Porches:
1. Identify, retain, and preserve entrances, and their functional and decorative features that are important in defining the overall historic character of the building such as doors, transoms, sidelights, columns, balustrades, and stairs.
2. Protect and maintain the masonry and architectural metal that comprise entrances through appropriated surface treatments such as cleaning, rust removal, limited paint removal, and re-application of protective coating systems, replacement of broken glass, and replacement of deteriorated sealants or glazing compounds.
3. Repair entrances by reinforcing the historic materials. Repair will also generally include the limited replacement in kind, or with compatible substitute material, of those extensively deteriorated or missing parts of repeated features where there are surviving prototypes such as balustrades, columns, sidelights, and stairs.
4. Design and construct a new entrance if the historic entrance is completely missing. It may be a reconstruction based on historical, pictorial, and physical documentation; or be, a new design that is compatible with the historic character of the building.
5. Design and install additional entrances when required for the new uses in a manner that preserves the historic character of the building. In general, such alterations should be limited to non-character defining elevations. New entrances shall be compatible and may be of contemporary design provided they do not destroy character-defining features. To the extent visible, new entrances shall be reversible.
WINDOWS
The type and size of window openings are extremely important in defining the overall historic character of a building. Their retention, protection, and repair should always be carefully considered when planning rehabilitation work. Wood windows may deteriorate from hard use, warping, or settling, and metal windows are susceptible to water damage. Glazed openings may shatter.
Guidelines for Windows:
1. Identify, retain, and preserve historic window features that are important in defining the overall historic character of the building. Such features include frames, sash, muntins, glazing, sills, heads, and hood molds.
2. Protect and maintain the wood and architectural metal, which comprise the window frame, sash, muntins, and surrounds through appropriate surface treatments such as cleaning, rust removal, limited paint removal, and re-application of protective coating systems.
3. Make windows weather tight and improve thermal efficiency by re-caulking and replacing or installing weather stripping.
4. Construct and install new windows if the historic windows (frame, sash and glazing) are Historic Resources Group Charles S. Witbeck House, Santa Monica 45 completely missing, have been replaced with non-original materials, or are too deteriorated to repair. The replacement windows shall be an accurate reconstruction using historical, pictorial, and physical documentation.
5. Replace broken clear glass with clear non-reflective glass to match historic materials and configuration.
ROOFS
The roof is a contributing factor in defining the building’s overall historic character. In addition to the design role it plays, a weather tight roof is essential to the preservation of the entire structure. Thus, protecting and repairing the roof as a “cover” is a critical aspect of a rehabilitation project.
Guidelines for Roofs:
1. Protect and maintain a roof by cleaning and refinishing coping, cleaning the gutters and downspouts, and replacing deteriorated flashing. Roof sheathing should also be checked for proper venting to prevent moisture condensation and water penetration; and to insure that materials are free from insect infestation.
2. Provide adequate anchorage for roofing material to guard against wind damage and moisture penetration.
3. Repair a roof by reinforcing the historic materials which comprise roof features.
Replacement or repairs should use replacement in kind, or with compatible substitute material. When replacing the roof, remove existing membrane down to wood decking.
Inspect exposed decking and replace deteriorated wood members; retain historic sheathing materials such as board sheathing.
4. Install mechanical and service equipment on the roof so that they are inconspicuous from the public right-of-way and do not damage or obscure character-defining features.
5. Repair broken gutters and downspouts. If repair is not possible, replace in kind to match existing. Re-solder broken joints. Where missing, replicate historic gutters and downspouts or provide compatible new gutters and downspouts.
STRUCTURAL AND MECHANICAL SYSTEMS
Structural systems of historic buildings may need repair or replacement due to deterioration, fire, or seismic activity.
Guidelines for Structural and Mechanical Systems:
1. Protect and maintain the structural system by cleaning the roof gutters and downspouts; replacing roof flashing; keeping masonry, wood, and architectural metals in a sound condition; and assuring that structural members are free from insect infestation.
2. Repair the structural system by augmenting or upgrading individual parts or features.
Historic Resources Group Charles S. Witbeck House, Santa Monica 46 For example, weakened structural members such as floor framing can be spliced, braced, or otherwise supplemented and reinforced.
3. Install new work as a requirement of current seismic or code requirements so as not to adversely impact exterior facades. Provide seismic reinforcements as required to an historic building in a manner that avoids damaging the structural system and characterdefining features, including window and door openings.
4. Design and install new mechanical or electrical systems which minimize the number of cutouts or holes in structural members.
INTERIOR SPACES
Interior character-defining features and materials can include space configurations, interior walls, finishes, trim, and some decorative elements.
Guidelines for Interior Spaces:
1. Interior character-defining spaces and features should be retained where feasible.
2. Construction of new interior floor plans or arrangement of spaces shall not adversely impact the exterior historic character of the building facade, i.e. infill of window or door openings, or the creation of new inappropriate openings. Where doors or windows are no longer needed, the existing doors and windows should be retained in place, and if necessary, made inoperable in a reversible manner which would allow for later reuse. If in the reuse of existing spaces, the covering of door and window openings cannot be avoided by alternate uses or interior space design, then interior coverings shall be added in such a manner that any glazed openings match the appearance of uncovered glazed openings in both daylight and at night.
3. Retention, protection, and repair should be given prime consideration and caution exercised in pursuing any plan that would radically change character-defining spaces or obscure, damage or destroy interior features or finishes.
4. Materials, surfaces and finishes on ceilings, walls, floors and trim shall be retained in the course of any alterations or additions.
5. It is recommended, but not required, that the building be repainted with colors identified through examination of strata by a qualified architect or conservator, or which are historically appropriate to the building.
SITE CHARACTERISTICS
The relationship between historic buildings and landscape features helps to define historic character and should be considered an integral part of planning for rehabilitation project work.
Guidelines for Site Characteristics:
1. Identify and evaluate building site features important in defining its historic character.
Site features can include walkways, lighting, fencing, signage, fountains, plants, trees, Historic Resources Group Charles S. Witbeck House, Santa Monica 47 paving, sidewalks, and curbs.
2. Retain the historic relationship between buildings, landscape features, and open space to the extent feasible.
3. New plantings shall be compatible with the historic landscape character of the site and may be of contemporary design provided such alterations and additions do not destroy character-defining features. Important resources, such as healthy large specimen trees, shall be retained if feasible. All planted areas shall reflect the need for water conservation.
4. In general, the existing streets and their elements (curbs, sidewalks, and street paving) should be retained where possible. Where changes are made, the new design shall reflect the traditional elements of the existing streets by referencing elements of street, curb, and sidewalk. These references may be made by delineating materials, colors, or texture of paving.
5. New paving, if any, should not overwhelm or detract from the colors and architectural features of the building. Use of street furniture and movable landscaping are appropriate for enhancing the setting and pedestrian use of the site.
HEALTH AND SAFETY CODE COMPLIANCE
It is often necessary to make modifications to an historic building so that it can comply with current health, safety, and code requirements. Such work needs to be carefully planned and undertaken so that it does not result in a loss of interior or exterior character-defining spaces, features, and finishes.
In general, there are special rules and minimum access requirements where an alteration would threaten or destroy the historic significance of an historic building. To use the minimum requirements, consultation is required with the State Office of Historic Preservation. The California Historical Building Code offers alternative measures for application to qualified historical structures that help avoid the loss of historic character. It is mandatory that local and state building and fire safety officials recognize the code where applicants utilize relevant provisions.
Guidelines for Code Compliance:
1. Identify the historic building’s character-defining spaces, features, and finishes so that code-required work will not result in their damage or loss.
2. Comply with health and safety codes, including seismic codes and barrier-free access requirements, in such a manner that character-defining spaces, features, and finishes are preserved.
3. If alterations for code compliance result in the loss of historic character due to the substantial alteration of character-defining features and spaces, study alternatives to demonstrate whether or not there are other designs that would provide both code Historic Resources Group Charles S. Witbeck House, Santa Monica 48 compliance and retention of historic character.
4. If there are not alternatives under general application codes allowing historic character to be retained, use of the California Historical Building Code shall govern code requirements. Study alternatives to demonstrate whether or not there are other designs which would provide both compliance and retention of historic character using this code.
5. New structural or seismic reinforcement members, including anchor bolts, shall be hidden from view whenever possible.
Recommendations for Treatment
Having a firm knowledge of the condition of materials and systems in a historic property is essential to planning appropriate rehabilitation work. Deteriorated materials and non-operating systems not identified as significant could be lost during intensive rehabilitation, thereby reducing a property’s historic integrity. Poor and deteriorated conditions, if left uncorrected, often worsen over time.
The Existing Conditions Survey beginning on page 10 of this report is a record of characterdefining features that comprise the Witbeck House. Character-defining spaces, features, and materials have been documented in both photographs and written narrative format. The condition of each feature or space has also been recorded and categorized as being good, fair or poor. Recommendations for the treatment of features and materials are provided in this section, as appropriate, to be used in future rehabilitation and planning on the property.
The Witbeck House is generally in fair condition. The building has an adequate level of integrity to convey its significance. The majority of the building’s significant features are in fair condition.
Recommended treatments are provided in the table below. The table is a prioritized list of features, spaces, or items and their recommended treatments. Note that the term “treatment” may refer to a broad range of actions, not just the physical treatment of a specific feature. Each feature has been assigned a prioritized ranking of “high,” “medium,” or “low.” The rankings reflect the condition of each feature, applicable criteria for the health and safety of the occupants, and the conservation of the building and its contents. The rankings should be considered when planning and implementing repairs or rehabilitation. Features with a “high” ranking should receive the most immediate attention, while features with a “low” ranking are considered to have a lower priority. The rankings are not based on the comfort and convenience of the building’s potential users, or the relative cosmetic appearance of the building features.
Our rankings favor building conservation, whereas operational priorities may be different for the owner.
Historic Resources Group Charles S. Witbeck House, Santa Monica 49
RECOMMENDATIONS FOR TREATMENT
Feature Recommended Rehabilitation Treatment Priority
Foundation plantings Plantings around the perimeter of the house need to be trimmed away from the structure at least 2 inches to prevent direct access to the structure by insects and damage to the siding.
High
Trees Trim trees overhanging the roof so that limbs and leaves will not clog the gutters, damage the roof, or promote moss growth.
High
Driveway Replace existing cracked concrete driveway with new, compatible brick driveway that recalls configuration of original pedestrian path.
Low
Front fence Replace existing metal fence, brick piers, and lanterns with compatible new design
Low
Roof The asphalt composition roofing appears to have a remaining life expectancy of approximately 10 years and is in a condition that is consistent with its age. The valley flashing shows wear and needs repair.
Replace roofing with new, compatible composition shingle roofing.
Replace all flashing and install additional as needed to prevent water infiltration.
Inspect annually; monitor all spaces for leaks and moisture during the rainy season.
Medium
Eaves Retain existing eaves including rafter tails and starter board; repair as needed. If any portion is rotted, termite damaged, or lost to the extent that it cannot be filled and repainted, then replace in kind with matching wood species of similar moisture content (kiln dried if need be), milled to same section. Remove loose paint using a scraper or trowel, taking care not to inscribe any marks in the wood. Nonabrasive chemical removal is acceptable provided the chemical does not damage wood and is fully neutralized and removed; abrasive methods such as any high pressure blasting above 50 psi, including water, is not acceptable.
Medium
Gutters, leader heads,
and downspouts
Existing gutters, leader heads, and downspouts show wear but are in serviceable condition. Replace when required with new galvanized iron downspouts in custom profiles to match original Greene and Greene design.
Medium
Foundation Replace existing brick veneer water table with new veneer and bullnosed coping brick to restore original appearance
Low
Entrance steps and
stoop
Restore entrance steps and stoop to match original design with four risers and bullnosed treads
Low
Wood shingle siding,
decorative half
timbering, and
cambered girts
Retain and repair or selectively replace as needed. Remove organic matter and stains.
Do not use high pressure washing or any materials or methods that may potentially change the profile of or remove the surface of exterior materials, or deposit chemicals and materials that are not adequately neutralized or removed.
Medium
Exterior cement plaster Replace incompatible cement plaster on east façade with compatible but differentiated wood siding.
Low
Historic windows and
leaded glass transom
lights
Remove shutters. Retain and repair as needed existing historic wood window frames, sash and casings. Strip paint from jambs and parting beads, patch or replace glazing putty, and maintain in good operable condition.
Medium
Historic Resources Group Charles S. Witbeck House, Santa Monica 50
RECOMMENDATIONS FOR TREATMENT
Feature Recommended Rehabilitation Treatment Priority
Replacement window,
north façade, second
floor, east
Restore to original configuration per Greene and Greene drawings and archival photos. Replicate six-over-six wood sash window, shingled hood, and secondary gable.
Medium
Replacement window,
south façade, second
floor, center
Restore to original configuration per Greene and Greene drawings and archival photos. Replicate coupled four-over-four wood sash windows with shingled hood; remove eave skirt above
Low
Window boxes Reconstruct wood window boxes on north façade per Greene and Greene drawings and archival photos.
Low
French doors Remove three sets of French doors on south façade (two in living room and one in breakfast room); restore living room openings to original door and window configuration per Greene and Greene drawings and historic photographs, including restoration of missing window hood; replace breakfast room doors with new, compatible French doors, including restoration of missing window hood.
Low
Window and door
hardware
Remove overpaint/stain and restore door locksets as needed. Use gentle methods, no abrasive brushes or blasting. Chemical or natural strippers recommended.
Medium
Paint, exterior Apply best practices for standard exterior painting; fill and level cracks, holes, and divots, prime, and paint all previously painted surfaces utilizing a high-quality acrylic latex. Assure that the existing substrate is compatible prior to coating. When repainting metal or galvanized metal surfaces, use enamel paint products that are formulated for metal substrates. For preparation and priming of galvanized metal surfaces, use either a traditional “pickling” primer prior to application of the primer coat, or otherwise a contemporary primer product formulated to adhere to a galvanized surface.
Non-alkyd exterior paint products may also be used if of high quality and compatible with application to the existing substrate.
Medium
Wood baseboards,
casings, and casework
Retain and re-use historic interior wood baseboards, door and window casings, decorative trim, and casework. Apply compatible paint coating systems following proper surface preparation. Use non-abrasive tools, such as natural bristle brushes; do not use abrasive or gouging tools, such as wire brushes and scrapers.
Low
Hardwood flooring Where feasible for the new use, retain or consolidate historic hardwood strip flooring.
A synthetic polyurethane finish is not recommended because it is easily damaged and not easily repaired resulting in more frequent sanding, which removes a layer a wood.
Damp mop to remove dust and grit. Finish with a “short oil” varnish (high resin content), plus a hard wax finish. Avoid sanding. Use “screening” to selectively remove soil and damaged areas when wear dictates application of new varnish.
Low
Pest control Complete a pest control inspection annually. If evidence of termites is observed, fumigation may be advisable at this time, and at intervals (e.g. seven years or less) in order to mitigate insect activity at wood framing, wood finishes, and block cavities.
High
Mechanical Install complete new HVAC units to meet current use and code requirements.
High
Plumbing Install new water heater to meet current use and code requirements. High Historic Resources Group Charles S. Witbeck House, Santa Monica 51
RECOMMENDATIONS FOR TREATMENT
Feature Recommended Rehabilitation Treatment Priority
Hazardous materials Retain an industrial hygienist or qualified hazardous materials specialist to inspect and identify potentially hazardous materials at the site. These materials may include lead-based paints and asbestoscontaining materials. Confer with a qualified historic preservation consultant prior to writing or undertaking any hazardous materials abatement plan because abatement can potentially destroy historic character. In many cases certain hazardous materials can be managed safely in place rather than removed where historic character is at risk.
High
Historic Resources Group Charles S. Witbeck House, Santa Monica 52
8.0 REFERENCES
“About the Greenes.” Greene & Greene Virtual Archives,
Greene & Greene Virtual Archives: About The Greenes
(accessed November 2024).
California Office of Historic Preservation. Built
Environment Resource Directory, Los Angeles County,
2020.
City of Los Angeles Department of City Planning, Office of Historic Resources. “Los Angeles Citywide Historic
Context Statement, Theme: Arts and Crafts
Movement, 1895-1930,” June 2016.
City of Santa Monica. “2018 Historic Resources Inventory Update – Individual Resources,” Appendix B_Individual
Resources 090418.xlsx (accessed October 2024).
City of Santa Monica Permit Document Archive. Permit
Document Archive Search - Laserfiche WebLink
(accessed November 2024).
City of Santa Monica Planning & Community
Development Department, City Planning Division. “City
of Santa Monica Historic Resources Inventory Update
Historic Context Statement,” prepared by Architectural
Resources Group and Historic Resources Group, March
2018.
“Deaths.” Los Angeles Times, July 31, 1934,
https://www.newspapers.com/image/380341614/?matc
h=1&terms=%22charles%20strong%20witbeck%22
(accessed November, 2024).
Digital Sanborn Maps, 1867–1970. ProQuest.
http://proquest.umi.com/pqdweb
Greene & Greene Architectural Records and Papers
Collection. Drawings and Archives, Avery Architectural
and Fine Arts Library, Columbia University, New York,
NY.
“Greene and Greene Collection: Collection Overview.”
Online Archive of California, Greene and Greene
Collection (accessed November 2024).
Santa Monica Public Library Image Archives.
State of California, Department of Parks and Recreation. “California Office of Historic Preservation Technical
Assistance Series #6: California Register and National
Register: A Comparison.” Sacramento, CA: Office of
Historic Preservation, 2011.
United States Census Bureau. 1920 U.S. Census.
Ancestry.com (accessed November 2024).
U. S. Department of the Interior. National Park Service.
National Register Bulletin 15: How to Apply the National Register Criteria for Evaluation, by the staff of the
National Register of Historic Places, finalized by Patrick W. Andrus, and edited by Rebecca H. Shrimpton.
Washington, DC: 1990; revised for Internet, 2002.
https://www.nps.gov/subjects/nationalregister/upload/
NRB-15_web508.pdf (accessed May 2022).
–––. National Park Service. National Register Bulletin 16A:
How to Complete the National Register Nomination
Form. Washington, DC: 1997.
https://www.nps.gov/subjects/nationalregister/upload/
NRB16A-Complete.pdf (accessed May 2022).
Historic Resources Group Charles S. Witbeck House, Santa Monica 53
APPENDIX A
ARCHIVAL PHOTOGRAPHS
Historic Resources Group Charles S. Witbeck House, Santa Monica 54 Charles S. Witbeck House, 1918, view of north (primary) façade. Source: USC Digital Library, Greene and Greene Digital Archive, https://digitallibrary.usc.edu/asset-management/2A3BF11V4DTF?&WS=SearchResults&Flat=FP Historic Resources Group Charles S. Witbeck House, Santa Monica 55 Charles S. Witbeck House, 1918, view of rear (south) façade. Source: USC Digital Library, Greene and Greene Digital Archive, https://digitallibrary.usc.edu/asset-management/2A3BF11V4PVA?&WS=SearchResults&Flat=FP Historic Resources Group Charles S. Witbeck House, Santa Monica 56 Charles S. Witbeck House, 1984, view of north (primary) façade. Source: Santa Monica Public Library Image Archives Historic Resources Group Charles S. Witbeck House, Santa Monica 57
APPENDIX B
SELECTED ARCHITECTURAL DRAWINGS, GREENE AND GREENE, ARCHITECTS Historic Resources Group Charles S. Witbeck House, Santa Monica 58 Foundation Plan, Residence for Mr. Charles S. Witbeck, Greene and Greene, Architects. Source: Greene and Greene Architectural Records and Papers Collection. Drawings and Archives, Avery Architectural & Fine Arts Library, Columbia University, New York, NY, https://www.columbia.edu/cu/lweb/eresources/archives/avery/greene/html/subs/NYDA89- F728.html
Historic Resources Group Charles S. Witbeck House, Santa Monica 59 First Floor Plan, Residence for Mr. Charles S. Witbeck, Greene and Greene, Architects. Source: Greene and Greene Architectural Records and Papers Collection. Drawings and Archives, Avery Architectural & Fine Arts Library, Columbia University, New York, NY, https://www.columbia.edu/cu/lweb/eresources/archives/avery/greene/html/subs/NYDA89- F728.html
Historic Resources Group Charles S. Witbeck House, Santa Monica 60 Second Floor Plan, Residence for Mr. Charles S. Witbeck, Greene and Greene, Architects. Source: Greene and Greene Architectural Records and Papers Collection. Drawings and Archives, Avery Architectural & Fine Arts Library, Columbia University, New York, NY, https://www.columbia.edu/cu/lweb/eresources/archives/avery/greene/html/subs/NYDA89- F728.html
Historic Resources Group Charles S. Witbeck House, Santa Monica 61 Attic and Roof Plan, Residence for Mr. Charles S. Witbeck, Greene and Greene, Architects. Source: Greene and Greene Architectural Records and Papers Collection. Drawings and Archives, Avery Architectural & Fine Arts Library, Columbia University, New York, NY, https://www.columbia.edu/cu/lweb/eresources/archives/avery/greene/html/subs/NYDA89- F728.html
Historic Resources Group Charles S. Witbeck House, Santa Monica 62 North Elevation, Residence for Mr. Charles S. Witbeck, Greene and Greene, Architects. Source: Greene and Greene Architectural Records and Papers Collection. Drawings and Archives, Avery Architectural & Fine Arts Library, Columbia University, New York, NY, https://www.columbia.edu/cu/lweb/eresources/archives/avery/greene/html/subs/NYDA89- F728.html
Historic Resources Group Charles S. Witbeck House, Santa Monica 63 West Elevation, Residence for Mr. Charles S. Witbeck, Greene and Greene, Architects. Source: Greene and Greene Architectural Records and Papers Collection. Drawings and Archives, Avery Architectural & Fine Arts Library, Columbia University, New York, NY, https://www.columbia.edu/cu/lweb/eresources/archives/avery/greene/html/subs/NYDA89- F728.html
Historic Resources Group Charles S. Witbeck House, Santa Monica 64 South Elevation, Residence for Mr. Charles S. Witbeck, Greene and Greene, Architects. Source: Greene and Greene Architectural Records and Papers Collection. Drawings and Archives, Avery Architectural & Fine Arts Library, Columbia University, New York, NY, https://www.columbia.edu/cu/lweb/eresources/archives/avery/greene/html/subs/NYDA89- F728.html
Historic Resources Group Charles S. Witbeck House, Santa Monica 65 East Elevation, Residence for Mr. Charles S. Witbeck, Greene and Greene, Architects. Source: Greene and Greene Architectural Records and Papers Collection. Drawings and Archives, Avery Architectural & Fine Arts Library, Columbia University, New York, NY, https://www.columbia.edu/cu/lweb/eresources/archives/avery/greene/html/subs/NYDA89- F728.html
Historic Resources Group Charles S. Witbeck House, Santa Monica 66 Plot Plan, Residence for Mr. Charles S. Witbeck, Greene and Greene, Architects. Source: Greene and Greene Architectural Records and Papers Collection. Drawings and Archives, Avery Architectural & Fine Arts Library, Columbia University, New York, NY, https://www.columbia.edu/cu/lweb/eresources/archives/avery/greene/html/subs/NYDA89-F728.html Historic Resources Group Charles S. Witbeck House, Santa Monica 67
APPENDIX C
PRESERVATION BRIEFS AND TECHNICAL NOTES
Historic Resources Group Charles S. Witbeck House, Santa Monica 68 The National Park Service provides additional guidance on preserving and rehabilitating historic buildings through its Technical Preservation Services, which develops historic preservation standards. Publications of the National Park Service developed by Technical Preservation Services include Preservation Briefs, Preservation Tech Notes, and Interpreting the Standards (ITS) Bulletins. Those particular publications that may be useful in the rehabilitation and maintenance of the Charles S. Witbeck House are referenced below.
Preservation Briefs
Preservation Briefs provide information on preserving, rehabilitating, and restoring historic buildings. The Briefs help the owners of historic buildings recognize and resolve common problems prior to undertaking work and recommend methods and approaches for rehabilitating historic buildings that are consistent with their historic character. The Preservation Briefs may be found on the National Park Service’s website at https://www.nps.gov/tps/how-topreserve/briefs.htm.
Preservation Brief 1: Cleaning and Water-Repellent Treatments for Historic Masonry Buildings Preservation Brief 2: Repointing Mortar Joints in Historic Masonry Buildings Preservation Brief 3: Improving Energy Efficiency in Historic Buildings Preservation Brief 4: Roofing for Historic Buildings
Preservation Brief 6: Dangers of Abrasive Cleaning to Historic Buildings Preservation Brief 7: The Preservation of Historic Glazed Architectural Terra-Cotta Preservation Brief 9: The Repair of Historic Wooden Windows Preservation Brief 10: Exterior Paint Problems on Historic Woodwork Preservation Brief 13: The Repair and Thermal Upgrading of Historic Steel Windows Preservation Brief 14: New Exterior Additions to Historic Buildings-Preservation Concerns Preservation Brief 15: Preservation of Historic Concrete Preservation Brief 16: The Use of Substitute Materials on Historic Building Exteriors Preservation Brief 17: Architectural Character-Identifying the Visual Aspects of Historic Buildings as an Aid to Preserving their Character
Preservation Brief 18: Rehabilitating Interiors in Historic Buildings-Identifying CharacterDefining Elements Preservation Brief 21: Repairing Historic Flat Plaster-Walls and Ceilings Preservation Brief 22: The Preservation and Repair of Historic Stucco Preservation Brief 23: Preserving Historic Ornamental Plaster Preservation Brief 24: Heating, Ventilating, and Cooling Historic Buildings-Problems and Recommended Approaches
Preservation Brief 27: The Maintenance and Repair of Architectural Cast Iron Preservation Brief 28: Painting Historic Interiors
Preservation Brief 30: The Preservation and Repair of Historic Clay Tile Roofs Historic Resources Group Charles S. Witbeck House, Santa Monica 69 Preservation Brief 32: Making Historic Properties Accessible Preservation Brief 33: The Preservation and Repair of Historic Stained and Leaded Glass Preservation Brief 34: Applied Decoration for Historic Interiors-Preserving Historic Composition Ornament
Preservation Brief 35: Understanding Old Buildings-The Process of Architectural Investigation Preservation Brief 38: Removing Graffiti from Historic Masonry Preservation Brief 39: Holding the Line- Controlling Unwanted Moisture in Historic Buildings Preservation Brief 40: Preserving Historic Ceramic Tile Floors Preservation Brief 41: The Seismic Rehabilitation of Historic Buildings Preservation Brief 42: The Maintenance, Repair and Replacement of Historic Cast Stone Preservation Brief 44: The Use of Awnings on Historic Buildings- Repair, Replacement, and New Design
Preservation Brief 47: Maintaining the Exterior of Small and Medium Size Historic Buildings Preservation Tech Notes
Preservation Tech Notes are case studies in historic preservation that “provide practical information on traditional practices and innovative techniques for successfully maintaining and preserving cultural resources.”7 Preservation Tech Notes may be found on the National Park Service’s website at https://www.nps.gov/tps/how-to-preserve/tech-notes.htm.
EXTERIOR WOODWORK
Proper Painting and Surface Preparation. Sharon Park, AIA. 1986.
Paint Removal from Wood Siding. Alan O’Bright. 1986.
Protecting Woodwork Against Decay Using Borate Preservatives. Ron Sheetz and Charles Fisher. 1993.
7 National Park Service, U.S. Department of the Interior, “Preservation Tech Notes,” https://www.nps.gov/tps/how-topreserve/tech-notes.htm.
Historic Resources Group Charles S. Witbeck House, Santa Monica 70
MASONRY
Stabilization and Repair of a Historic Terra Cotta Cornice. Jeffrey Levine and Donna Harris. 1991.
Water Soak Cleaning of Limestone. Robert M. Powers. 1992.
Non-destructive Evaluation Techniques for Masonry Construction. Marilyn E. Kaplan, Marie Ennis and Edmund P. Meade. 1997.
TEMPORARY PROTECTION
Temporary Protection of Historic Stairways. Charles Fisher. 1985.
Specifying Temporary Protection of Historic Interiors During Construction and Repair. Dale H.
Frens. 1993.
Protecting a Historic Structure During Adjacent Construction. Chad Randl. 2001.
WINDOWS
Planning Approaches to Window Preservation. Charles Fisher. 1984.
Installing Insulating Glass in Existing Steel Windows. Charles Fisher. 1984.
Replacement Wooden Frames and Sash. William Feist. 1984.
Interior Metal Storm Windows. Laura Muckenfuss and Charles Fisher. 1984.
Replacement Wooden Sash and Frames With Insulating Glass and Integral Muntins. Charles Parrott. 1984.
Thermal Retrofit of Historic Wooden Sash Using Interior Piggyback Storm Panels. Sharon Park, AIA. 1984.
Interior Storm Windows: Magnetic Seal. Charles Fisher. 1984.
Installing Insulating Glass in Existing Wooden Sash Incorporating the Historic Glass. Charles Fisher. 1985.
Aluminum Replacements for Steel Industrial Sash. Charles E. Fisher. 1986.
Reinforcing Deteriorated Wooden Windows. Paul Stumes, P.Eng. 1986.
Interior Storms for Steel Casement Windows. Charles E. Fisher and Christina Henry. 1986.
Repair and Retrofitting Industrial Steel Windows. Robert M. Powers. 1989.
Repairing Steel Casement Windows. Chad Randl. 2002.
Aluminum Replacement Windows for Steel Projecting Units with True Divided Lights and Matching Profiles. Chad Randl. 2003.
Replacement Wooden Sash Utilizing True Divided Lights and an Interior Piggyback Energy Panel.
Charles E. Fisher. 2008.
Maintenance and Repair of Historic Aluminum Windows. Karen R. Staveteig. 2008.
Interpreting the Standards (ITS) Bulletins
Interpreting the Standards Bulletins assist building owners in applying the Standards to rehabilitation projects by explaining decisions made by the National Park Service in its administration of the Historic Preservation Tax Incentives program. Each Bulletin references Historic Resources Group Charles S. Witbeck House, Santa Monica 71 the relevant Standards. The Bulletins are case-specific and are provided as information only; they may not be applicable beyond the unique facts and circumstances of each case. The Bulletins may be found on the National Park Service’s website at https://www.nps.gov/tps/standards/applying-rehabilitation/standards-bulletins.htm.
ITS Number 3: New Additions to Mid-size Historic Buildings ITS Number 4: Inappropriate Replacement Doors
ITS Number 9: Inappropriate Porch Alterations
ITS Number 10: Exterior Stair/Elevator Tower Additions
ITS Number 11: Interior Alterations to School Buildings to Accommodate New Uses ITS Number 12: Rehabilitation and Adaptive Reuse of Schools ITS Number 14: New Openings in Secondary Elevations or Introducing New Windows in Blank Walls
ITS Number 18: New Additions to Mid Size Historic Buildings ITS Number 19: Deteriorated Plaster Finishes
ITS Number 21: Adding New Openings on Secondary Elevations ITS Number 22: Adding New Entrances to Historic Buildings ITS Number 23: Selecting New Windows to Replace Non-Historic Windows ITS Number 24: Installing New Systems in Historic Corridors ITS Number 25: Altering the Character of Historically Finished Interiors ITS Number 26: Entrance Treatments
ITS Number 31: Retaining Distinctive Corridor Features
ITS Number 33: Alterations to Rear Elevations
ITS Number 36: Rooftop Additions
ITS Number 39: Changes to Historic Site
ITS Number 40: Corridors in Historic School Buildings
ITS Number 41: Incompatible Alterations to the Setting and Environment of a Historic Property ITS Number 44: Subdividing Significant Historic Interior Spaces ITS Number 46: Modifying Historic Interior Railings to Meet Building Code ITS Number 47: Rooftop Additions on Mid-Size Historic Buildings ITS Number 50: Reusing Special Use Structures
ITS Number 51: Installing New Systems in Historic Buildings ITS Number 52: Incorporating Solar Panels in a Rehabilitation Project ITS Number 53: Designing New Additions to Provide Accessibility ITS Number 54: Installing Green Roofs on Historic Buildings Historic Resources Group Charles S. Witbeck House, Santa Monica 72
APPENDIX D
RESUMES OF AUTHORS/CONTRIBUTORS
JOHN LOCASCIO, AIA
Principal Architect
Experience Profile
Years of Experience: 31
John LoCascio has been with HRG since 2011, involved in historic preservation since 2002, and a licensed, practicing architect since 1993.
John’s areas of focus at HRG include historic architecture and technology, building conservation, historic structure reports and federal historic rehabilitation tax credit projects. He provides technical assistance for construction documents, advises on compliance with the Secretary of the Interior’s Standards and the use of the State Historic Building Code, provides construction monitoring, and paint and materials sampling and analysis services. John has worked on a wide variety of buildings and structures in California as well as in other states. He is currently advising on historic tax credit projects in Los Angeles, the San Francisco Bay area, and Washington State. In addition, John regularly provides historic architecture consultation for numerous LAUSD campus modernization projects.
John LoCascio meets the Secretary of the Interior’s Professional Qualifications Standards in Architecture and Historic Architecture.
Selected Projects
28th Street YMCA Rehabilitation and Adaptive Reuse, Los Angeles Academy Museum of Motion Pictures Rehabilitation, Hollywood Angelus Funeral Home Historic Tax Credit Project, Los Angeles CBS Columbia Square Rehabilitation and Adaptive Reuse, Hollywood Chapman University VPO Packing House Rehabilitation, Orange Climate Pledge Arena Historic Tax Credit Project, Seattle Constance Hotel Historic Tax Credit Project, Pasadena
Grand Central Air Terminal Rehabilitation & Adaptive Reuse, Glendale Los Angeles International Airport Preservation Plan and HSRs Mayfair Hotel Historic Tax Credit Project, Los Angeles
Venice High School Comprehensive Modernization, Los Angeles Professional Affiliations
American Institute of Architects
Professional License
California Architect C24223
Education
Master’s Degree, Historic
Preservation, University of
Southern California
Bachelor of Architecture,
University of Southern California
Honors and Awards
National Trust for Historic
Preservation, Richard H. Driehaus
Foundation National Preservation
Award
Los Angeles Conservancy
Preservation Award
California Preservation
Foundation Preservation Design
Award
City of Pasadena Historic
Preservation Award
AIA Institute Honor Award
12 S. Fair Oaks Avenue, Suite 200
Pasadena, CA 91105 - 3816
Tel 626-793-2400
historicresourcesgroup.com
FINANCIAL ANALYSIS FOR MILLS ACT CONTRACT AT (ADDRESS):__________________________________ REVENUES Current1) Monthly Rental Income 3% 2) Annual Rental IncomeANNUAL EXPENSESGen. Expenses: 25% SFD, Others 30% Vacancy loss 3% $08) Total Expenses $0 (Sum Lines 8-9) NET OPERTING INCOME $0 (Line 2 Minus 8)CAPITALIZATION RATE9) Interest Component 5.5%10) Historic Property Risk 4% (2%, or 4% for SFD)11) Property Tax Component 1%12) Amortization Component 0.5%13) Capitalization Rate 11% (Sum Line 9 - 12)TAXES14) Mills Act Assessment $0 (NOI/ Line 13)15) Tax Under Mills Act $0 (Line 14 X .01035146)16) Current Tax17) Tax Savings (Line 16 - Line 15) $018) Annual Costs to City (Line 17 X 16%) $0 $35,000
$420,000
$98,750
226 Palisades Avenue
Historic Resources Group Charles S. Witbeck House, Santa Monica 4 Image 1: North (primary) façade, view southeast from driveway Image 2: North (primary) façade, view southeast from driveway Historic Resources Group Charles S. Witbeck House, Santa Monica 5 Image 3: North (primary) entrance and porch, view southeast from driveway Image 4: North (primary) entrance steps, view southeast from driveway Historic Resources Group Charles S. Witbeck House, Santa Monica 6 Image 5: Detail of northwest jettied gable, view southwest from driveway Image 6: Primary (north) entrance door, view south from driveway Historic Resources Group Charles S. Witbeck House, Santa Monica 7 Image 7: South (primary) façade, tripartite window on stairwell, view south from driveway Image 8: South (primary) façade, first-floor windows with shingled hood, view south from driveway Historic Resources Group Charles S. Witbeck House, Santa Monica 8 Image 9: South (primary) façade, second-floor windows and northwest jettied gable, view south from driveway Image 10: South (primary) façade, first floor windows with shingled hood, view southeast from driveway Historic Resources Group Charles S. Witbeck House, Santa Monica 9 Image 11: North (primary) façade, detail of brick water table, view southeast from driveway Image 12: West façade, detail of windows and window hood, view northeast from side yard Historic Resources Group Charles S. Witbeck House, Santa Monica 10 Image 13: West façade, bay window, view northeast from side yard Image 14: West façade, secondary (southwest) porch, view east from side yard Historic Resources Group Charles S. Witbeck House, Santa Monica 11 Image 15: West and south (rear) façades, view northeast from back yard Image 16: South (rear) façade and terrace, view north from back yard Historic Resources Group Charles S. Witbeck House, Santa Monica 12 Image 17: South (rear) façade, view northwest from terrace Image 18: South (rear) façade, second-floor window and southwest gable, view north from terrace Historic Resources Group Charles S. Witbeck House, Santa Monica 13 Image 19: South (rear) façade, attic dormer, view northeast from terrace Image 20: West façade of 1984 addition, view east from terrace Historic Resources Group Charles S. Witbeck House, Santa Monica 14 Image 21: South (rear) façade of 1984 addition, view north from back yard Image 22: East façade, 1984 addition, view west from adjacent parcel Historic Resources Group Charles S. Witbeck House, Santa Monica 15 Image 23: Swimming pool and garage, view southeast
Image 24: Tennis court, view northeast toward house
Historic Resources Group Charles S. Witbeck House, Santa Monica 16 Image 25: Garage, north façade, view southwest from adjacent parcel Image 26: Garage, south façade, view north from alley
CITY OF SANTA MONICA – CITY PLANNING DIVISION
ADMINISTRATIVE APPROVAL APPLICATION
Adaptive Reuse Housing Projects
Pursuant to SMMC 9.35.135
ENT No.:
Administrative Approval Application Adaptive Reuse Housing Projects November 2024
Applications are submitted online through a virtual appointment system.
If you have questions about completing this application, please email City Planning at [email protected].
PROJECT ADDRESS:
PROJECT DESCRIPTION: _____________________________________________________________________________________ _____________________________________________________________________________________ _____________________________________________________________________________________ _____________________________________________________________________________________ By applying for a permit, I understand and agree that contact information, including but not limited to, email addresses and telephone numbers, will become part of a disclosable public record pursuant to the California Public Records Act and that the City may elect not to redact contact information contained in this application prior to disclosing a copy of this application to the public. I further agree that I do not object to the City’s disclosure of contact information contained in this application in response to public records requests.
APPLICANT (Note: All correspondences will be sent to the contact person) Name: Organization Name:
Address: City/State: Zip:
Phone: Email:
CONTACT PERSON (If different from applicant)
Name: Organization Name:
Address: City/State: Zip:
Phone: Email:
Relation to Applicant:
PROPERTY OWNER
Name: Organization Name:
Address: City/State: Zip:
Phone: Email:
I hereby certify that I am the owner of the subject property and that I have reviewed the subject application and declare, under penalty of making a false declaration, that to the best of my knowledge and belief, the information provided within this application is true, correct, complete, and made in good faith. I authorize the applicant or contact person to make decisions that may affect my property as it pertains to this application.
Property Owner’s Name (PRINT) Property Owner’s Signature / Date 226 Palisades Avenue
Mills Act application
John LoCascio Historic Resources Group
556 S Fair Oaks Ave., Suite 101-514 91105
818-399-8283 [email protected]
Erik Hodge & Heather Warburton
226 Palisades Avenue Santa Monica CA
Pasadena CA
90402
310-849-8443 [email protected] [email protected]
Erik Hodge & Heather Warburton
Administrative Approval Application Adaptive Reuse Housing Projects October 2024 Page 2
PERMIT APPLICATION SUBMITTAL REQUIREMENTS
PROJECT INFORMATION
Parcel No(s): Project Site SF:
Landmark Property: Yes No
Adaptive Reuse Project Type
Multiple-Unit Dwelling
Live Work
100% Affordable Housing or Extremely
Affordable Adaptive Reuse Project (defined in
Government Code Section 65913.12)
Total Existing Floor Area (SF):
Existing SF to Remain: Existing SF for Adaptive Reuse:
Proposed New Floor Area
No. of Stories Additional SF
Top
Side/Rear
Enclosure of Covered Spaces
Indicate if Project Includes:
Reallocation of Existing SF Additional Story of Open Space No. of Parking Spaces: _______ Existing ______ Proposed No. of “Protected Units” per SB 330 / 8:
Unit Count:
Studios 1 Bedrooms 2 Bedrooms 3 Bedrooms 4 Bedrooms
# of Existing Units
# of Proposed Units
Affordable Housing Units (optional)
Indicate if the project includes affordable housing units.
Very Low Low Moderate Total
# Studios
# 1 Bedrooms
# 2 Bedrooms
# 3 Bedrooms
4293-014-008 17,500
4,938
4,938 N/A
2 2
N/A
Administrative Approval Application Adaptive Reuse Housing Projects October 2024 Page 3
SUBMITTAL REQUIREMENTS
Density Bonus
Pursuant to SMMC 9.22 projects providing affordable housing may be eligible for a density bonus and additional incentives, concessions, waivers, and/or reductions of development standards.
Describe your density bonus request below; provide additional sheets if necessary to show calculations or explain requested incentives, concessions, waivers and/or reductions.
Affordable units proposed on-site _______% Base Density ________________units/SF See SMMC 9.22.050(C)(2) for non-residential parcels
Density bonus qualified for ____________%
Density bonus proposed ______________%
Pursuant to SMMC 9.22.050(C) & (D), applicant shall provide a base density study and a density bonus calculation for the proposed Project.
Describe requested incentives and concessions below; if not listed in SMMC 9.22.060(B) or (C), applicant is required to provide reasonable documentation to establish eligibility for the requested incentives and concessions, as described in SMMC 9.22.080(A)(3). 1.
2. 3.
4. 5.
Describe requested waivers or reductions of development standards below. Pursuant to SMMC
9.22.080(A)(4) applicant is required to provide reasonable documentation to establish eligibility for the requested waiver or reduction of development standards.
1. 2.
3. 4.
5. SUBMITTAL MATERIALS
Project Submittal
All materials must be submitted digitally. Prepare one PDF file with the SIGNED application and all supplemental materials and a second PDF file of the Project Plans. Resolution should allow legible printing at 11" x 17".
Air Quality Assessment
Pursuant to SMMC 9.31.195(C), if a new multiple-unit dwelling project is proposed within the Air Quality Assessment Zone (AQAZ), applicant shall submit documentation that project design features are incorporated to reduce resident exposure to diesel particulate matter (DPM). Please refer to the City’s AQAZ Mitigation Verification form.
Application Fees
Administrative Approval Application Adaptive Reuse Housing Projects October 2024 Page 4
The payment of an application fee is required at time of submittal. Contact City Planning at [email protected] for applicable fees.
Digital Project Plans
Plans for Planning Permits must include:
Detailed project description and vicinity map.
Existing site plan showing all existing improvements and structures.
Site plan showing compliance with development standards, applicable setbacks etc.
Fully dimensioned floor plans indicating square feet and interior layout. Please show floor area calculations. In the case of remodeling, existing and proposed dimensioned floor plans, as well as a demolition plan, are required.
Dimensioned exterior elevations of the proposed Project and adjacent existing buildings.
Exterior elevations must show the height of each building dimensioned from Average Natural Grade (ANG), Segmented Average Natural Grade (SANG), or Theoretical Grade (TG), as applicable. Height calculation methodology must be shown as described in SMMC 9.04.050, Measuring Height. Elevation measurements, accompanied by a survey of existing site conditions, must be certified by a licensed surveyor or engineer. In the case of additions to existing buildings, all exterior elevations of both the addition and the existing building are required.
Cross-section and longitudinal sections calling out building heights, height projections, and all building levels in relation to ANG, SANG, or TG.
Show size and location of any exterior mechanical equipment on both site plan and elevations.
Indicate existing buildings on adjacent parcels and their zoning and use (commercial, residential, etc.)
Compliance with all parking, loading, circulation, and access requirements pursuant to SMMC Chapters 9.28 and 9.21.180. Community Meeting (See page 7) Signed declaration certifying that a community meeting with property owners and tenants within a 750-foot radius of the proposed Project has been conducted prior to submittal of this application, pursuant to SMMC 9.39.050(A).
**Application will not be accepted until this requirement is complete. ** Administrative Approval Application Adaptive Reuse Housing Projects October 2024 Page 5
PERMIT APPLICATION SUBMITTAL REQUIREMENTS
Rent Control Status Form
Contact Rent Control: [email protected]
Replacement Unit Determination Form
Pursuant to the Housing Crisis Act of 2019 (SB330/SB8), a Replacement Unit Determination Form must be completed for a development project meeting any of the following condition:
• Proposing the demolition of existing dwelling units
• Is located on a site that had demolished protected dwelling units in the last 5 years • Is located on a site that had withdrawn units pursuant to the Ellis Act within the last 10 years Demolition Permit Acknowledgement (For Structures 40 Years or Older) Pursuant to SMMC 9.25.040(E) a demolition permit is required for demolition of any building or structure on the property (primary or accessory structure). For buildings or structures constructed more than 40 years ago no entitlement will be accepted until at least 75 days after a complete demolition permit application is accepted. A Landmark or Structure of Merit Designation Application may be filed during this 75-day review period, and the Landmarks Commission may subsequently designate the property (structure and/or parcel) as a Landmark, Landmark Parcel, or Structure of Merit in accordance with and based on findings established in SMMC 9.56 and 9.58. My property contains a structure (or structures) 40 years old or older and the proposed development of this property will require a demolition permit.
My application for a demolition permit has been submitted and, no formal historic designation application has been filed during the 75-day review period. **Application will not be accepted until this requirement is complete. ** Acknowledgement Regarding Use of Rental Units
In accordance with Chapter 6.22 Residential Leasing Requirements:
i. All leases shall be made only to a tenant who is a natural person or to tenants who are natural persons;
ii. All leases shall be made only to a tenant or tenants who, regardless of the term of occupancy, intend to make the rental unit the tenants’ primary residence as defined by SMMC
6.22.020(C)
iii. All prospective tenants shall be offered a written lease which has a minimum term of one (1) year; and
iv. All units shall be leased as unfurnished units.
Transportation Demand Management
A PDF copy of a draft Transportation Demand Management (TDM) Plan, if applicable, in accordance with the requirements of SMMC Section 9.53. A draft TDM Plan is required if the Project meets the requirements of its respective project type:
Residential Projects: 16 or more residential units.
Mixed-use Projects: 16 or more residential units with any associated nonresidential floor area or 7,500 sf or more of nonresidential floor area with any number of residential units.
Administrative Approval Application Adaptive Reuse Housing Projects October 2024 Page 6
PERMIT APPLICATION SUBMITTAL REQUIREMENTS
OAKS INITIATIVE DISCLOSURE FORM
** Required for all Applications **
Pursuant to City Charter Article XXII, The Taxpayer Protection Amendment of 2000, the applicant is required to disclose all of its trustees, directors, partners, officers, and those with more than a ten percent (10%) equity, participation or revenue interest in Applicant / Contractor.
Identify the names of the following individuals
Applicant / Contractor:
Trustees, directors, partners, officers of the Applicant / Contractor (attach additional sheets if necessary):
Those with more than a 10% equity, participation or revenue interest in Applicant / Contractor (attach additional sheets if necessary):
N/A
N/A
N/A
Administrative Approval Application Adaptive Reuse Housing Projects October 2024 Page 7
DECLARATION CERTIFYING
COMMUNITY MEETING
As required by SMMC 9.39.050(A), prior to submittal of an Administrative Approval application, project applicant shall conduct a virtual community meeting. The meeting shall be noticed and conducted pursuant to the following:
Create a project website accessible to the public providing the following information:
Project description including, but not limited to, commercial and residential floor area, height, number of market rate and affordable units, and number of parking spaces.
Project plans including, but not limited to, site plan, floor plans, elevations, renderings.
Date & time of community meeting, along with clear instructions on how to participate.
Applicant contact information provided on the home page of the website. 14 days prior to the meeting, applicant shall mail notifications inviting property owners and tenants within a 750-foot radius of the proposed project site and all neighborhood organizations to the meeting. Notifications must include, but are not limited to, the following:
Project website address (must be active/complete at time of mailing) Applicant contact information (including a monitored email address active at time of mailing)
Time, date, and instructions on how to attend the meeting.
Notify City Planning Division 14 days prior to the meeting: Send an email to [email protected]. Please include the community meeting date/time, link to project website, and copy of the mailed notification.
Post project site 14 days prior to the meeting (see page 8).
Provide for a minimum capacity ensuring that all noticed parties may attend.
Meeting must be scheduled during the following timeframe: Monday through Thursday during the hours of 6:00 PM to 9:00 PM. The meeting cannot be hosted at the same time as a City Council or Planning Commission meeting. An alternative proposal may be approved by the Community Development Director if it can be demonstrated that the alternative would increase community access to the meeting.
Present one or more schematic design options for the proposed project.
Allow public comment on the proposed project from time notifications are sent to at least one week after the community meeting.
Incorporate comments from the meeting and online comment period into the proposed project design to the extent feasible.
Administrative Approval Application Adaptive Reuse Housing Projects October 2024 Page 8
At time of application submittal, the following must be provided to show proof of community meeting:
Project website: ______________________________________________________ Community meeting information:
Date: ______________________________________________
Time: ______________________________________________
Meeting link: _________________________________________ Photo of site posting.
Address list of all property owners and tenants within a 750-radius of the proposed project.
Copy of written notice sent to property owners and tenants.
Schematic design option(s) presented at community meeting.
Written summary of all comments received at community meeting and during comment period and a narrative of how and if comments were addressed in the proposed project.
I hereby certify that I am the Applicant of the subject project and that I have reviewed the subject Community Meeting Declaration and declare, under penalty of making a false declaration, that to the best of my knowledge and belief, the information provided within this application is true, correct, complete, and made in good faith. _____________________________ ____________________________ Applicant Name (Print) Applicant Signature / Date John LoCascio
Administrative Approval Application Adaptive Reuse Housing Projects October 2024 Page 9
EXAMPLE OF REQUIRED SITE POSTING
City of Santa Monica Levine Act Disclosure Form
CITY OF SANTA MONICA
CALIFORNIA LEVINE ACT DISCLOSURE
The Levine Act prohibits City Officers from participating in any action related to a contract, license, permit, or entitlement if such Officer received campaign contributions totaling more than $500 within the previous twelve months, and for twelve months following the date of a final decision, from a party or participant to the proceeding, or their agent.
Section 84308(a)(4) of the Levine Act defines an "Officer" as follows: “Officer” means any elected or appointed officer of an agency, any alternate to an elected or appointed officer of an agency, and any candidate for elective office in an agency. The term “Officer” is further defined 2 Cal.
Code Regs. Section 18438.1, which states:
An officer of an agency includes only those persons who make, participate in making, or in any way attempt to use their official position to influence a decision in the license, permit, or entitlement for use proceeding, or who exercise authority or budgetary control over the agency or officers who may do so, and:
(1) Serve in an elected position, including an official appointed to an elected position due to an interim vacancy or an election otherwise canceled because the official was the sole candidate for the position;
(2) Serve as a member of a board or commission;
(3) Serve as the chief executive of a state agency, or county, city or district of any kind; or (4) Have decision making authority with respect to the proceeding involving a license, permit, or other entitlement for use and is also a candidate for elected office or has been a candidate for elective office in the 12 months prior to the proceeding.
A list of Santa Monica Elected Officials and members of boards and commissions can be found at the following links. The party making this certification is responsible for determining whether a recipient of a political contribution is a City Officer prior to completing this form. https://www.smgov.net/departments/council/
https://www.santamonica.gov/departments/rent-control
https://www.smgov.net/boards/
Have you, your company, or any agent on behalf of you or your company, made any political contributions of more than $500 to any City Officer in the twelve months preceding the date of the submission of your application or proposal? ____YES ____ NO
Name of Councilmember or City Officer: _________________________________ Name of Contributor: _________________________________________________ Date(s) of Contribution(s): ____________________________________________ Amount(s) ________________________________________________________ Please specify below and/or add additional sheet(s) to identify additional Councilmembers or City Officers to whom you and/or your agents made campaign contributions.
City of Santa Monica Levine Act Disclosure Form
Answering YES does not preclude the City of Santa Monica from awarding a contract, license, permit, or entitlement or taking any subsequent action related to the item. It does, however, preclude the identified City Officer from participating in any actions related to such item.
By signing below, you certify you also agree to disclose to the City any future contributions made to Councilmembers or other City Officers by you or your agent(s) after the date of signing this disclosure form, and within 12 months following the approval, renewal, or extension of the requested contract, license, permit, or entitlement.
I HEREBY CERTIFY UNDER PENALTY OF PERJURY UNDER THE LAWS OF THE STATE OF CALIFORNIATHAT THE FOREGOING IS TRUEAND CORRECT.
Signed: ____________________________ Date: ____________________ Print Name: _________________________ Title: _____________________ Company: __________________________
Additional Disclosures:
Please note this form is a public record and subject to a California Public Records Act request.
SANTA MONICA CITY ATTORNEY’S OFFICE
TO: Public
FROM: City Attorney’s Office
RE: Levine Act Disclosure Form
The Levine Act (Government Code 84308) is a California law aimed at preventing “pay to play” practices by prohibiting parties, participants, and their agents in a proceeding involving a license, permit, or other entitlement from contributing more than $500 to an officer of the City during a 12-month period. The prohibition applies to any 12-month period while the proceeding is pending and for 12 months following the date a final decision is rendered in the proceeding.
State law requires a party to a proceeding to disclose any contributions exceeding an aggregate $500 that the party and their agents have made to an officer of the City within the preceding 12 months. The Disclosure Form is intended to assist City officials with recognizing when they have an obligation to disclose and recuse themselves, and to aid parties with their disclosure obligations.
1. To what sort of proceedings is the disclosure form applicable? The Levine Act applies to all discretionary entitlements and contracts, with the exception of labor contracts, personal employment contracts, and contracts that must be awarded to the lowest responsive/responsible bidder. It does not apply to ministerial approvals.
For instance, the Levine Act applies to the following:
• Building and development permits
• Conditional use permits
• Contracts generally (unless an exception applies):
o Real property contracts for purchase, sale, lease
o Contract amendments
o Settlement agreements
o Contracts for goods, services, professional services that are not awarded pursuant to a competitive process
• Public street abandonments
• Private development plans
• Professional license revocations
• Rezoning of specific real estate parcels
• Event permits
• Rulemaking procedures affecting a particular industry where only a small number of businesses are affected
• Special district formation proceedings involving the creation of a special use or benefit to the person in the district
• Tentative subdivision and parcel maps
• Zoning variances
• Vacation of a public easement across private property • Pre-applications, such as for General Plan Amendment, considered by the legislative body prior to filing of formal application
• Contracts entered under the City Manager’s Authority
• Closed session items that may result in a contract/settlement agreement approved by Council (real estate or litigation)
It does not apply to:
• Contracts under $50,000
• Contracts where no party receives financial compensation • Contracts between two or more public agencies
• Competitively bid contracts that are required by law, agency policy, or agency rule to be awarded pursuant to a competitive process
• Purely ministerial decisions
• General policy decisions or rules where the interests affected are many and diverse
• Ordinances and resolutions (except items like development agreements adopted by ordinance)
• Ballot measures
• Departmental policies
• Council rules
• Labor contracts and project labor agreements
• Personal employment contracts
• Allocation of resources in the City budget
2. Who is required to disclose?
A “party” to a proceeding is any person who files an application for, or is the subject of, a proceeding. In general, a person or company who applies for a permit, license, or right to use property in a particular way, which requires the City’s discretionary approval, will qualify as a party.
Parties are also required to disclose contributions by their agents. An “agent” is someone who (1) represents a party to a proceeding for compensation; and (2) appears before or otherwise communicates with the City for the purpose of influencing the pending proceeding. This can include law firms, architects, engineers, consultants, and similar entities. Both the individual and their employer or firm are considered “agents.” A party should also disclose contributions of other entities majority owned by the party, as well as contributions of any other entity whose contributions it directs or controls.
3. What must be disclosed?
A party must disclose campaign contributions over $500 made in the prior twelve months.
A “contribution” is anything of value for which the party has not received full consideration, including money, nonmonetary items, payments made for advertising or
other expenses coordinated with a candidate or committee, loans, tickets to political fundraisers, etc.
4. Who is considered an officer of the City?
An “officer” is anyone who may make, participate in making, or attempt to influence a decision in the proceeding or who exercises authority over officers who may do so. This includes elected officials, members of appointed boards and commissions, the City Manager, and any individual who is a candidate for elected office or who has been a candidate in the twelve months prior to the decision. This definition is included on the Disclosure Form.
5. When should the disclosure occur?
The Disclosure Form must be completed (1) by a party to a contract with the City (or that party’s agent) at the time the party submits a response to a Request for Proposal or other competitive solicitation, enters into contract negotiations with the City, or executes a contract with the City, whichever is earliest; or (2) by a party to a license, permit, or other entitlement proceeding before the City at the time the party (or their agent) submits the license, permit, or entitlement application to the City. The party (or their agent) must submit a supplemental form if they make any new reportable contributions while the same contract, license, permit, or other entitlement is being considered. The party (or their agent) must also use the form if they need to correct any previously submitted form.
Parties are solely responsible for completing the form accurately, and could face penalties for failure to do so. The California Fair Political Practices Commission (FPPC) is the body who enforces violations of the Levine Act. If a party is uncertain about whether they are required to report or combine a contribution, they should consult with their attorney.
Nothing herein constitutes legal advice and individuals are urged to consult with their own attorney regarding the requirements of the law. To the extent there is any inconsistency, the language of the Levine Act and FPPC Regulations govern over this notice. Resources for officers, parties, participants, and agents, are available on the FPPC’s website at https://www.fppc.ca.gov/learn/pay-to-play-limits-and-prohibitions.html
FINDINGS AND DETERMINATION
OF THE LANDMARKS COMMISSION
OF THE CITY OF SANTA MONICA IN THE MATTER OF
THE DESIGNATION OF A LANDMARK
_____________________________________________________________________ 24ENT-0238
DESIGNATION A RESIDENTIAL BUILDING
LOCATED AT 226 PALISADES AVENUE
AS A CITY LANDMARK
SECTION I. An application was filed by John LoCascio, Historic Resources Group on December 22, 2024, to designate the structure at 226 Palisades Avenue as a City Landmark. The Landmarks Commission, having held a Public Hearing on March 10, 2025, hereby designates the residential structure at 226 Palisades Avenue as a Landmark and the real property, commonly known as the Charles S. Witbeck residence, as a Landmark Parcel 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. 226 Palisades Avenue was built in 1917, following construction of four extant houses in the same block built in 1907, 1910, and 1913. While the subject property is representative of the overall pattern of development in the Palisades Tract, it was constructed after development had already begun on the block and in the surrounding neighborhood. It was not the catalyst for development and conformed to an established parcel and street pattern. The residence is not uniquely or individually representative of the broad pattern of residential development in the tract. Further, the subject property’s scale and design within the general Craftsman aesthetic complemented the overall theme of the neighborhood. It does not appear to have influenced the tract or street’s overall residential pattern or stylistic appearance. The City of Santa Monica Historic Context Statement states that an individual property may be eligible under Santa Monica Landmark Criterion 1 for a specific association with one of the ethnic, social, or cultural communities significant in Santa Monica’s history. The subject property does not appear to meet this criterion.
Therefore, the subject property does not satisfy Criterion 1. (2) It has aesthetic or artistic interest or value, or other noteworthy interest or value.
According to guidance from the National Park Service, “a property is eligible for its high 2 artistic value if it so fully articulates a particular concept of design that it expresses an aesthetic ideal. A property is not eligible, however, if it does not express aesthetic ideals or design concepts more fully than other properties of its type.” The structure in its current state, represents a change in style from the 1917 English-influenced Craftsman to it being characterized as an example of a Craftsman with American Colonial Revival influences due to the extensive 1984-1985 renovations. Thus, its design does not rise to the level to be considered an aesthetic ideal of the well-established and highly regarded original architects, Charles and Henry Greene. The integrity of the design is compromised to such an extent that it could not be associated with the office of Greene & Greene. Due to the compromised integrity of design, form, materials and details, the aesthetic or artistic interest in the structure has been lost.
Therefore, the subject property does not satisfy Criterion 2. (3) It is identified with historic personages or with important events in local, state or national history.
The subject property is not significant for its association with past property owners or residents. There have been many accomplished individuals in the academic field, or people aligned with television, movie or recording studios and or concert venues who are associated with the property. Most of these past residents appear to have conducted their work at various off-site locations, i.e. 226 Palisades does not appear to be the primary location for their professional or creative efforts.
Therefore, the subject property does not satisfy Criterion 3. (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.
If the residence at 226 Palisades Avenue was an intact example of an English-Influenced Craftsman style built in 1917 it might qualify for listing on National Registry. The remodeled residence has some features typically associated with this style. However, the significant stylistic English-influenced Craftsman features including a typically compact plan, a more vertical rather than horizontal emphasis, and moderate to steeply pitched roof rather than a low-pitched roof. While traditional in appearance, the Englishinfluenced Craftsman Style often shares the California Craftsman’s use of local materials, well-executed detail, and simplicity. The design changes from 1984-1985 diminished the builder’s irregular massing and asymmetrical façade composition and revised the original roofscape. Demolition of the east façade eradicated the uneven profile of its varied volumes that had been visible from the street, further reducing the asymmetry and idiosyncrasy of the original design.
As detailed in the comparison between the original details and those that remain, the front elevation including removal of the dormer and the broken eave line, small window, the flared shingled hood over the second floor window and a narrow casement window taken 3 in totality, alter the front elevation so that these features no longer remain as character defining nor can these alterations be attributed to the English-influenced Craftsman Style.
As it currently appears the structure retains some features of the building’s massing but has lost the majority of the features that once characterized the English-influenced Craftsman Style.
This is further demonstrated by the mischaracterization of the residence as an American Colonial Revival style in the 2018 HRI. Overall, the building at 226 Palisades Avenue, in its current condition, is not an intact representation of the English-influenced Craftsman style in which it was originally designed. Though a relatively small number of similarly English-influenced residences were built in Santa Monica, including designated Landmarks at 435 Georgina Avenue and 501 24th Street, the subject property is neither the strongest representative nor the best-preserved example within either this small subset or the larger group of designated Craftsman style residences within the Palisades Tract and across Santa Monica. Its style, particularly in its altered state, cannot be considered unique or rare in a way which would recommend it for Landmark status.
Therefore, the subject property does not satisfy Criterion 4.
(5) It is a significant or a representative example of the work or product of a notable builder, designer or architect.
The Witbeck House meets Criterion 5 because it is the only known example in Santa Monica of the work of master architects Charles Sumner Greene and Henry Mather Greene. The brothers, partners in their eponymous Pasadena-based firm Greene & Greene, Architects, are the most celebrated architects of the Arts and Crafts movement in Southern California. Greene & Greene translated the tenets of the broader American Arts and Crafts movement into the Southern California-specific Craftsman style of architecture, profoundly influencing the built environment of the region. They helped to popularize the Craftsman architectural style with their complete designs for “ultimate bungalows” like Pasadena’s Gamble House (1908), their best-known work, in which they not only designed the buildings but the contents as well. The Gamble House represents the apotheosis of Craftsman architecture, exemplifying the ideals of handcrafted materials and decorative motifs inspired by natural elements and pre-industrial architectural designs.
Most remaining works by Greene & Greene are located in the city of Pasadena. The Charles S. Witbeck House is the firm’s only known work in the City of Santa Monica. It was designed for Charles Strong Witbeck (1868-1934), a Pasadena lawyer and businessman. It appears that he commissioned the Santa Monica house as a second home, as he maintained his primary residence at 820 South Madison Avenue in Pasadena until his death in July of 1934, at the Palisades Avenue house. According to the Registration Requirements established for the Architecture & Design context in the 2018 “City of Santa Monica Historic Resources Inventory Update Historic Context Statement:” A property that is eligible for designation as an excellent or rare example of its architectural style retains most- though not necessarily all- of the character-defining features of the style, and continues to exhibit its historic appearance. A property that is 4 an excellent example of a style or type can be eligible if it has lost some historic materials or details, but retains the majority of the essential features from the period of significance.
These features illustrate the style in terms of the massing, spatial relationships, proportion, pattern of windows and doors, texture of materials, and ornamentation. The property is not eligible, however, if it retains some basic features conveying massing but has lost the majority of the features that once characterized its style. A property important for illustrating a particular architectural style or construction technique must retain most of the physical features that constitute that style or technique. Although it has been altered, the Witbeck House retains most of the essential physical features that characterize its original English-inspired Craftsman design by Greene & Greene, including its vertical proportions, asymmetrical composition, moderately-pitched hipped roof with jettied gables, open eaves with shaped rafter tails, cambered girts and beams, knee braces, decorative half-timbering in the gable ends, projecting porch with brick steps, wood shingle siding, double hung wood sash windows in horizontal groupings, leaded glass transom lights, and partially glazed paneled wood entrance door. It therefore continues to exhibit its historic appearance and retains sufficient integrity of location, design, setting, materials, workmanship, and feeling to convey its historic significance as an example of a high-style, two-story English-inspired Craftsman house and the only known example in Santa Monica of the work of master architects Greene & Greene. Its period of significance is 1917, the year of its initial construction.
Therefore, the subject property satisfies Criterion 5 for listing as a City Landmark.
(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 two-and-one half story residence adheres to the setback, lot size, and scale of its overall neighborhood. Situated on an interior lot, the property does not stand out individually as a prominent visual feature along the street frontage or its residential neighborhood.
Therefore, the subject property does not satisfy Criterion 6.
SECTION I. Based on the above findings, the residential structure at 226 Palisades Avenue (also known as the Charles S. Witbeck House) is designated as a City Landmark.
SECTION II. The character-defining features of the residential structure at 226 Palisades Avenue include:
Roughly rectangular plan, simple massing, vertical proportions, and asymmetrical composition of the original portion of the residence; Moderately-pitched combination hipped and gable roof with open eaves, shaped rafter tails, and overhanging rakes;
Jettied front gables with decorative half timbering and cambered girts; Three small, narrow, wood sash attic windows in each gable; Gabled attic dormer on the south (rear) slope of the roof, with coupled two-over- 5 two wood sash windows;
Exterior walls clad in random width, coursed wood shingle siding; Six-over-six, double hung, wood sash windows in single, coupled or tripartite configurations;
Shingled window hoods above the first-floor windows on the north (primary) and west
façades, and one second-floor window on the south (rear) façade; Blind transom panels above the second-floor windows on the primary façade; Large tripartite window with six-light casements and leaded glass transom lights on the south (primary) façade;
Angled bay with hipped roof on the south (rear) façade; Partially glazed, paneled wood primary entrance door with the central lights in the shape of a shallow Tudor arch, and wide, molded wood architrave; Projecting, one-story primary entrance porch with a front gable roof supported on wood posts, knee braces, and a wood truss with a cambered beam, accessed by polygonal brick steps flanked by brick pedestals;
Secondary projecting porch on the west end of the south (rear) façade, with clustered wood posts and wood knee braces supporting a hipped roof..
SECTION III. The property commonly known as 226 Palisades Avenue is designated as a Landmark Parcel in order to preserve, maintain, protect and safeguard the Landmark building. The two-story garage and guest house are not included in the designation.
SECTION IV. There is no possibility of significant effect pursuant to Section 15061(b)(3) (Common Sense Exemption) of the California Environmental Quality Act (CEQA) Guidelines.
SECTION IV. 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 relating to the Designation. All summaries of information contained herein or in the findings are based on the substantial evidence in the record. The absence of any fact from any such summary is not an indication that a particular finding is not based in part on that fact.
I hereby certify that the above Findings and Determination accurately reflect the final determination of the Landmarks Commission of the City of Santa Monica on March 10, 2025 as determined by the following vote:
AYES: Genser, Sloan, Vice-Chair Garvin, Chair Green
NAYES: O’Conner, Summers, Hillbrand
ABSTAIN: None
ABSENT: None
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 relating to the decision. All summaries of information contained herein or in the findings are based on the substantial evidence in the record. The absence of any 6 particular fact from any such summary is not an indication that a particular finding is not based in part on that fact.
NOTICE
If this is a final decision not subject to further appeal under the Landmark and Historic District Ordinance of the City of Santa Monica, Santa Monica Municipal Code Chapter 9.56, the time within which judicial review of this decision must be sought is governed by Code of Civil Procedure Section 1094.6, which provision has been adopted by the City pursuant to Municipal Code Section 1.16.010.
Respectfully Submitted
May 12, 2025
________________________________
Amy Green, Chairperson
Attest:
____________________________
Stephanie Reich, AIA, LEED AP
Landmarks Commission Secretary