This Chapter shall be known as the
Landmark and Historic District Ordinance of the City of Santa Monica.
(Added by Ord. No. 2486CCS §§ 1, 2, adopted June 23, 2015)
It is hereby declared as a matter
of public policy that the purpose of this Chapter is to promote the
public health, safety and general welfare by establishing such procedures
and providing such regulations as are deemed necessary to:
A.
Protect improvements and areas which represent
elements of the City's cultural, social, economic, political and architectural
history.
B.
Safeguard the City's historic, aesthetic
and cultural heritage as embodied and reflected in such improvements
and areas.
C.
Foster civic pride in the beauty and noble
accomplishments of the past.
D.
Protect and enhance the City's aesthetic
and historic attractions to residents, tourists, visitors and others,
thereby serving as a stimulus and support to business and industry.
E.
Promote the use of Landmarks, Structures
of Merit and Historic Districts for the education, pleasure and welfare
of the people of this City.
(Added by Ord. No. 2486CCS §§ 1, 2, adopted June 23, 2015)
As used in this Chapter, the following
words and phrases shall have the meaning set forth herein, unless
it is apparent from the context that a different meaning is intended:
A certificate issued by the Landmarks Commission approving
such plans, specifications, statements of work, and any other information
which is reasonably required by the Landmarks Commission to make a
decision on any proposed alteration, restoration, construction, removal,
relocation or demolition, in whole or in part, of or to a Structure
of Merit, Landmark or Landmark Parcel, or to a building or structure
within a Historic District.
Any existing building or structure that is designated by
the City as a Landmark, Structure of Merit, or a Contributor to a
Designated Historic District.
A building or structure which has been identified by the
Landmarks Commission as one which contributes to the designation of
an area as a Historic District.
The Landmarks Commission.
The Department of Planning and Community Development.
The Director of the Department of Planning and Community
Development or his/her designee.
The architectural style, design, general arrangement, components
and natural features or all of the outer surfaces of an improvement,
including, but not limited to, the kind, color and texture of the
building material, the type and style of all windows, doors, lights,
signs, walls, fences and other fixtures appurtenant to such improvement,
and the natural form and appearance of, but not by way of limitation,
any grade, rock, body of water, stream, tree, plant, shrub, road,
path, walkway, plaza, fountain, sculpture or other form of natural
or artificial landscaping.
Any geographic area or noncontiguous grouping of thematically
related properties which the City Council has designated as and determined
to be appropriate for historical preservation pursuant to the provisions
of this Chapter.
Any building, structure, place, site, work of art, landscape
feature, plantlife, life-form, scenic condition or other object constituting
a physical betterment of real property, or any part of such betterment.
Any improvement which has been designated as and determined
to be appropriate for historical preservation by the Landmarks Commission,
or by the City Council on appeal, pursuant to the provisions of this
Chapter.
Any portion of real property, the location and boundaries
as defined and described by the Landmarks Commission, upon which a
Landmark is situated, which is determined by the Landmarks Commission
as requiring control and regulation to preserve, maintain, protect
or safeguard the Landmark.
The Secretary of the Interior Standards for Treatment
of Historic Properties published by the U.S. Department of
the Interior found at 36 C.F.R. Section 68.3 as it may be amended
from time to time.
Any improvement which has been designated as and determined
to be appropriate for official recognition by the Landmarks Commission
pursuant to the provisions of this Chapter.
(Added by Ord. No. 2486CCS §§ 1, 2, adopted June 23, 2015)
A Landmarks Commission is hereby
established which shall consist of seven members appointed by the
City Council, all of whom shall be residents of the City over eighteen
years of age. Of the seven members, at least one shall be a registered
architect, at least one shall be a person with demonstrated interest
and knowledge, to the highest extent practicable, of local history,
at least one shall have a graduate degree in architectural history
or have demonstrated interest, knowledge and practical or professional
experience to the highest extent practicable of architectural history
and at least one shall be a California real estate licensee. The Director,
or his or her designated representative, shall act as the Secretary
of the Commission and shall maintain a record of all resolutions,
proceedings, and actions of the Commission.
(Added by Ord. No. 2486CCS §§ 1, 2, adopted June 23, 2015)
In the event of a vacancy occurring during the term of a member of the Landmarks Commission, the City Council shall make an interim appointment to fill the unexpired term of such member, and where such member is required to have special qualifications pursuant to Section 9.56.040, such vacancy shall be filled by interim appointment with a person possessing such qualifications.
(Added by Ord. No. 2486CCS §§ 1, 2, adopted June 23, 2015)
In addition to any other powers set
forth in this Chapter or in the Zoning Ordinance, the Landmarks Commission
shall have the power to:
A.
Designate Structures of Merit, Landmarks and Landmark Parcels, and to make any preliminary or supplemental designations, determinations or decisions, as additions thereto, in order to effectuate the purposes of this Chapter. Except as provided in Section 9.56.110, the designation of any improvement as a Structure of Merit, Landmark, or Contributing Building or Structure shall only include the exterior features of the improvement and shall not include any portion of its interior space.
B.
Conduct studies and evaluations of applications
requesting the designation of a Historic District, make determinations
and recommendations as such appropriateness for consideration of such
applications, and make any preliminary or supplemental designations,
determinations or decisions, as additions thereto, in order to effectuate
the purposes of this Chapter.
C.
Regulate and control the alteration, restoration,
construction, removal, relocation or demolition, in whole or in part,
of or to a Structure of Merit, a Landmark or Landmark Parcel, or of
or to a building or structure within a Historic District, and make
any preliminary or supplemental designations, determinations, decisions,
as additions thereto, in order to effectuate the purposes of this
Chapter.
D.
Adopt, promulgate, amend, and rescind,
from time to time, such rules and regulations as it may deem necessary
to effectuate the purposes of this Chapter.
E.
Maintain a current listing and description
of designated structures of merit, landmarks and historic districts.
F.
Provide for a suitable sign, plaque or
other marker, at public or private expense, on or near a Landmark
or Historic District, indicating that the Landmark or Historic District
has been so designated. The sign, plaque or other marker shall contain
information and data deemed appropriate by the Commission, and the
placement of such shall be mandatory in the case of a landmark held
open to the public use, and shall be at the discretion of the owner
of the landmark in the case of a landmark not held open to the public
use.
G.
Certify and/or ratify applicable environmental
documents, or when acting in an advisory capacity only, recommend
certification or ratification of environmental documents, in accordance
with the California Environmental Quality Act or the National Environmental
Policy Act.
H.
Evaluate and comment upon proposals and
environmental reviews pending before other public agencies affecting
the physical development, historic preservation and urban design in
the City.
(Added by Ord. No. 2486CCS §§ 1, 2, adopted June 23, 2015)
Unless a certificate of appropriateness
has been issued by the Landmarks Commission, or by the City Council
upon appeal, or unless an express exemption as provided for in this
Chapter specifically applies, any alteration, restoration, construction,
removal, relocation, or demolition, in whole or in part, of or to
a Structure of Merit, Landmark or Landmark Parcel, or of or to a building
or structure within a Historic District is prohibited, and no permit
authorizing any such alteration, restoration, construction, removal,
relocation or demolition shall be granted by any Department of the
City.
(Added by Ord. No. 2486CCS §§ 1, 2, adopted June 23, 2015)
For the purposes of this Chapter,
an improvement may be designated a Structure of Merit if the Landmarks
Commission determines that it merits official recognition because
it has one of the following characteristics:
A.
The structure has been identified in the
City's Historic Resources Inventory.
B.
The structure is a minimum of 50 years
of age and meets one of the following criteria:
(Added by Ord. No. 2486CCS §§ 1, 2, adopted June 23, 2015)
Structures of Merit shall be designated
by the Landmarks Commission in accordance with the following procedure:
A.
Except as limited by Section 9.25.040(E), any person may request the designation of an improvement as a Structure of Merit by properly filing with the Director an application for such designation on a form furnished by the Department. Additionally, the Commission may file an application for the designation of a Structure of Merit on its own motion. Within 30 days of filing a Structure of Merit designation application, the property owner and tenants of the subject property shall be notified of the application filing.
B.
Upon determination that an application
for designation of an improvement as a Structure of Merit is complete,
removal or demolition, in whole or in part, of or to a proposed Structure
of Merit is prohibited, and no permit issued by any City Department,
Board or Commission, including, but not limited to, a conditional
use permit, a tentative tract map, or tentative parcel map permit,
a development review permit, any Zoning Conformance permit, Architectural
Review Board approval, rent control permit, or building permit, authorizing
any such removal or demolition shall be granted while any action on
the application is pending.
C.
The Director shall conduct an evaluation
of the proposed designation and shall make a recommendation to the
Commission as to whether the structure merits such designation. A
public hearing to determine whether the structure merits such designation
shall be scheduled before the Landmarks Commission within 100 days
of the determination that the application is complete. The owner of
the improvement may agree to extend the time period for the Commission
to hold the public hearing on the application.
D.
Not more than 20 days and not less than
10 days prior to the date scheduled for a public hearing, notice of
the date, time, place, and purpose thereof shall be given by at least
one publication in a daily newspaper of general circulation, and shall
be mailed to the applicant, owner of the improvement, and to all owners
and residential and commercial tenants of all real property within
300 feet of the exterior boundaries of the lot or lots on which a
proposed Structure of Merit is situated, using for this purpose the
names and addresses of such owners as are shown on the records of
the Los Angeles County Assessor. The failure to send notice by mail
to any such real property owner where the address of such owner is
not a matter of public record shall not invalidate any proceedings
in connection with the proposed designation. The Commission may also
give such other notice as it may deem desirable and practicable.
E.
At the conclusion of the public hearing,
or any continuation thereof, the Commission shall approve, in whole
or in part, or disapprove the application for the designation of a
Structure of Merit. Any continued public hearing must be completed
within 35 days from the date set for the initial public hearing. If
the Commission fails to take action on the application for the designation
of a Structure of Merit within the 35-day time period, the application
for such designation shall be deemed disapproved. The owner of the
improvement may agree to extend the time period for the Commission
to hold and conclude the public hearing on the application.
F.
The decision of the Commission shall be
in writing and shall state the findings of fact and reasons relied
upon to reach the decision, and such decision shall be filed with
the Director.
G.
Upon the rendering of a decision to designate
a Structure of Merit, the owner of the designated Structure of Merit
shall be given written notification of such designation by the Commission,
using for this purpose the name and address of such owner as is shown
in the records of the Los Angeles County Assessor.
H.
Subject to other provisions of this Section and Section 9.56.180 of this Chapter, a decision of the Commission to designate a Structure of Merit shall be in full force and effect from and after the date of the rendering of such decision by the Commission.
I.
The Commission shall have the power, after
a public hearing, to amend, modify, or rescind any decision to designate
a Structure of Merit and to make any preliminary or supplemental designations,
determinations or decisions, as additions thereto.
J.
The Commission shall determine the instances
in which cases scheduled for public hearing may be continued or taken
under advisement. In such instances, no new notice need be given of
the further hearing date, provided such date is announced at the scheduled
public hearing.
K.
Whenever an application for the designation
of a Structure of Merit has been disapproved or deemed disapproved
by the Commission, no application which contains the same or substantially
the same information as the one which has been disapproved shall be
resubmitted to or reconsidered by the Commission or City Council within
a period of 5 years from the effective date of the final action upon
such prior application. However, if significant new information is
available, the City Council, upon recommendation from the Landmarks
Commission, may waive the time limit by resolution and permit a new
application to be filed. In addition, an application by the owner
of the improvement proposed for Structure of Merit designation may
be resubmitted or reconsidered notwithstanding said 5-year time period.
L.
If an improvement is designated as a Structure of Merit because the improvement contributes to a potential Historic District, this designation shall remain in full force and effect only if within 90 days from the date of designation, either by the Landmarks Commission or by the City Council on appeal, an application for designation of an Historic District has been filed pursuant to Section 9.56.130 which would include the Structure of Merit within its area. If a Historic District application is timely filed, the Structure of Merit designation shall remain in full force and effect during the Historic District designation process. If an application for designation of a Historic District is not timely filed or a Historic District is not designated in accordance with Section 9.56.130, then the Structure of Merit designation shall be automatically nullified without any action required by the Commission.
(Added by Ord. No. 2486CCS §§ 1, 2, adopted June 23, 2015; amended by Ord. No. 2520CCS § 55,
adopted June 14, 2016; Ord. No. 2697CCS § 7, adopted January
25, 2022)
A.
For purposes of this Chapter, the Landmarks
Commission may approve the landmark designation of a structure, improvement,
natural feature or an object if it finds that it meets one or more
of the following criteria:
1.
It exemplifies, symbolizes, or manifests
elements of the cultural, social, economic, political or architectural
history of the City.
2.
It has aesthetic or artistic interest or
value, or other noteworthy interest or value.
3.
It is identified with historic personages
or with important events in local, state or national history.
4.
It embodies distinguishing architectural
characteristics valuable to a study of a period, style, method of
construction, or the use of indigenous materials or craftsmanship,
or is a unique or rare example of an architectural design, detail
or historical type valuable to such a study.
5.
It is a significant or a representative
example of the work or product of a notable builder, designer or architect.
6.
It has a unique location, a singular physical
characteristic, or is an established and familiar visual feature of
a neighborhood, community or the City.
B.
For purposes of this Chapter, a geographic
area or a noncontiguous grouping of thematically related properties
may be designated a Historic District if the City Council finds that
such area meets one of the following criteria:
1.
Any of the criteria identified in Section
9.56.100(A)(1) through (6).
2.
It is a noncontiguous grouping of thematically
related properties or a definable area possessing a concentration
of historic, scenic or thematic sites, which contribute to each other
and are unified aesthetically by plan, physical development or architectural
quality.
3.
It reflects significant geographical patterns,
including those associated with different eras of settlement and growth,
particular transportation modes, or distinctive examples of park or
community planning.
4.
It has a unique location, a singular physical
characteristic, or is an established and familiar visual feature of
a neighborhood, community or the City.
(Added by Ord. No. 2486CCS §§ 1, 2, adopted June 23, 2015; Amended by Ord. No. 2520CCS § 56,
adopted June 14, 2016)
For purposes of this Chapter, any interior space regularly open to the general public, including, but not limited to, a lobby area may be included in the landmark designation of a structure or structures if the Landmarks Commission, or the City Council upon appeal, finds that such public spaces meet one or more of the criteria listed under Section 9.56.100.
(Added by Ord. No. 2486CCS §§ 1, 2, adopted June 23, 2015; Amended by Ord. No. 2520CCS § 57,
adopted June 14, 2016)
Landmarks shall be designated by
the Landmarks Commission in accordance with the following procedure:
A.
Except as limited by Section 9.25.040(E), any person may request the designation of an improvement as a Landmark by filing a complete application for such designation with the Department on a form furnished by the Department. Additionally, the Commission may file an application for the designation of a Landmark on its own motion. Within 30 days of filing a landmark designation application, the property owner and tenants of the subject property shall be notified of the filing of such application.
B.
Upon the filing of an application for designation
of an improvement as a Landmark, any alteration, restoration, construction,
removal, relocation or demolition, in whole or in part, of or to a
proposed Landmark or Landmark Parcel is prohibited. No permit shall
be issued by any City Department, board or commission, including,
but not limited to, a conditional use permit, a tentative tract map
or tentative parcel map permit, a development review permit, any Zoning
Conformance permit, Architectural Review Board approval, certificate
of appropriateness permit, rent control permit, or building permit,
which would authorize any such alteration, restoration, construction,
removal, relocation or demolition until a final determination on the
application is rendered by the Commission, or the City Council on
appeal.
C.
The Director shall conduct an evaluation
of the proposed designation and shall make a recommendation to the
Commission as to whether the improvement merits designation. A public
hearing to determine whether the improvement merits designation shall
be scheduled before the Landmarks Commission within 100 days of the
determination that the application is complete. The owner of the improvement
may agree to extend the time period for the Commission to hold the
public hearing on the application.
D.
Not more than 20 days and not less than
10 days prior to the date scheduled for a public hearing, notice of
the date, time, place and purpose thereof shall be given by at least
one publication in a daily newspaper of general circulation, and shall
be mailed to the applicant, the owner of the improvement, all owners
and residential and commercial tenants of all real property within
300 feet of the exterior boundaries of the lot or lots on which a
proposed Landmark is situated, and to residential and commercial tenants
of the subject property, using for this purpose the names and addresses
of such owners as are shown on the records of the Los Angeles County
Assessor. The address of the residential and commercial tenants shall
be determined by visual site inspection or other reasonably accurate
means. The failure to send notice by mail to any such real property
owner where the address of such owner is not a matter of public record
shall not invalidate any proceedings in connection with the proposed
designation. The Commission may also give such other notice as it
may deem desirable and practicable.
E.
At the conclusion of the public hearing,
or any continuation thereof, the Commission shall approve, in whole
or in part, or disapprove the application for the designation of a
Landmark, and may define and describe an appropriate Landmark Parcel.
Any continued public hearing must be completed within 35 days from
the date set for the initial public hearing. If the Commission fails
to take action on the application for the designation of a Landmark
within the 35-day time period, the application for such designation
shall be deemed disapproved. The owner of the improvement may agree
to extend the time period for the Commission to hold and conclude
the public hearing on the application.
F.
The Commission shall have the power, after
a public hearing, whether at the time it renders such decision to
designate a Landmark or at any time thereafter, to specify the nature
of any alteration, restoration, construction, removal, relocation
or demolition of or to a Landmark or Landmark Parcel which may be
performed without the prior issuance of a certificate of appropriateness
pursuant to this Chapter. The Commission shall also have the power,
after a public hearing, to amend, modify or rescind any decision to
designate a Landmark or Landmark Parcel and any specifications made
pursuant to this subsection. The Commission shall further have the
power to make any preliminary or supplemental designations, determinations
or decisions, as additions to its designation determinations.
G.
Subject to other provisions of this Section and Section 9.56.180 of this Chapter, a decision of the Commission to designate a Landmark shall be in full force and effect from and after the date of the rendering of such decision by the Commission.
H.
Within 35 days after the decision has been
rendered, the Commission shall approve a statement of official actions
which shall include:
1.
A statement of the applicable criteria
and standards against which the application for designation was assessed.
2.
A statement of the facts found that establish
compliance or noncompliance with each applicable criteria and standards.
3.
The reasons for a determination to approve
or deny the application.
4.
The decision to deny or to approve with
or without conditions and subject to compliance with applicable standards.
I.
The official owner of the designated Landmark
shall be provided a copy of the statement of official action after
Commission approval using for this purpose the name and address of
such owner as is shown in the records of the Los Angeles County Assessor.
J.
Whenever an application for the designation
of a Landmark has been disapproved or deemed disapproved by the Commission,
or by the City Council on appeal, no new application which contains
the same or substantially the same information shall be filed within
a period of 5 years from final action on the prior application. However,
if significant new information is available, the Landmarks Commission
may waive the time limit by resolution and permit a new application
to be filed. In addition, an application of the owner of the subject
improvement proposed for Landmark designation may be resubmitted or
reconsidered notwithstanding the 5-year time period.
(Added by Ord. No. 2486CCS §§ 1, 2, adopted June 23, 2015; Amended by Ord. No. 2697CCS § 8,
adopted January 25, 2022)
Historic Districts shall be designated
by the City Council in accordance with the following procedure:
A.
Any person may request the designation
of an area as a Historic District by properly filing with the Director
of Planning an application for such designation on a form furnished
by the Planning Department. Additionally, the Landmarks Commission
may file an application for the designation of a Historic District
on its own motion.
B.
No later than 60 days after the application
for the designation of a Historic District is determined to be complete,
City staff shall conduct a public meeting to discuss the potential
District designation, including, but not limited to, the designation
process, the effect of designation on future property development,
and the benefits of designation. The Landmarks Commission may request
that City staff conduct this public meeting prior to the Landmark
Commission's determination to file an application on its own motion.
No more than 20 days and not less than 10 days prior to the date scheduled
for the public meeting, notice of the date, time, place, and purpose
thereof shall be given by at least one publication in a daily newspaper
of general circulation, and shall be mailed to the applicant, and
to all owners and occupants of all real property within the potential
Historic District.
C.
Upon determination by City staff that an
application for designation of an Historic District is complete, any
alteration, restoration, construction, removal, relocation or demolition,
in whole or in part, of or to a building or structure within a proposed
Historic District is prohibited, and no permit issued by any City
department, board or commission including a conditional use permit,
a tentative tract map or parcel map permit, a final tract map or parcel
map permit, a development review permit, any Zoning Conformance permit,
Architectural Review Board approval, rent control permit, or building
permit authorizing any such alteration, restoration, construction,
removal, relocation or demolition shall be granted while a public
hearing or any appeal related thereto is pending.
D.
Any person subject to subsection (C) of this Section may apply to the Director, and to the Landmarks Commission, on appeal, for an exception. Exceptions may be granted for repairs or alterations which do not involve any detrimental change or modification to the exterior of the structure in question or for actions which are necessary to remedy emergency conditions determined to be dangerous to life, health or property.
E.
The Director shall conduct a preliminary
evaluation of the proposed designation and shall make a recommendation
to the Commission as to the appropriateness and qualification of the
application for consideration by the Commission.
F.
A hearing to determine whether to recommend to the City Council that the application for the designation of a Historic District be approved, in whole or in part, or disapproved shall be scheduled before the Commission within 180 days after the application has been determined to be complete but no sooner than 45 days after the public meeting held pursuant to subsection (B) of this Section.
G.
Not more than 20 days and not less than
10 days prior to the date scheduled for such public hearing, notice
of the date, time, place and purpose thereof shall be given by at
least one publication in a daily newspaper of general circulation,
and shall be mailed to the applicant, owners of all real property
within the proposed Historic District and to the owners and residential
and commercial tenants of all real property within 300 feet of the
exterior boundary of the Historic District, using for this purpose
the names and addresses of such owners as are shown on the records
of the Los Angeles County Assessor. The failure to send notice by
mail to any such real property owner where the address of such owner
is not a matter of public record shall not invalidate any proceedings
in connection with the proposed designation. The Commission may also
give such other notice as it may deem desirable and practicable.
H.
At the conclusion of a public hearing,
or any continuation thereof, but in no case more than 45 days from
the date set for the initial public hearing, the Commission shall
recommend to the City Council the approval, in whole or in part, or
disapproval of the application for the designation of a Historic District,
and shall forward such recommendation to the City Council stating
in writing the findings of fact and reasons relied upon in reaching
such a recommendation. If the Commission fails to take action on the
application for the designation of a Historic District within the
45-day time period, the application for such designation shall be
deemed disapproved, and it shall be the duty of the Director to certify
such disapproval.
I.
Within 45 days from the date the Landmarks Commission renders a recommendation on the Historic District application, a public hearing shall be scheduled before the City Council. The same notice requirements set forth in subsection (G) of this Section shall apply to the hearing before the City Council. At the conclusion of the public hearing, or any continuation thereof, but in no case more than 45 days from the date set for the initial public hearing, the City Council shall by ordinance approve, in whole or in part, the application for the designation of the Historic District, or shall by motion disapprove the application in its entirety. If the City Council fails to take action on the application for the designation of a Historic District within the 45-day time period, the application for such designation shall be deemed disapproved, and it shall be the duty of the City Clerk to certify such disapproval.
J.
The decision of the City Council to approve
the application for the designation of a Historic District, in whole
or in part, by ordinance, or to disapprove the application in its
entirety by motion, shall be in writing and shall state the findings
of fact and reasons relied upon to reach the decision, and such decision
shall be filed with the City Clerk.
K.
The City Council shall by ordinance have
the power, after a public hearing, whether at the time it renders
a decision to designate a Historic District or at any time thereafter,
to specify the nature of any alteration, restoration, construction,
removal, relocation or demolition of or to a building or structure
within a Historic District which may be performed without the prior
issuance of a certificate of appropriateness pursuant to this Chapter.
The City Council shall by ordinance also have the power after a public
hearing to amend, modify or rescind any specification made pursuant
to the provisions of this subsection.
L.
Upon the rendering of such decision to
designate a Historic District, the owners of all real property within
the designated Historic District shall be given written notification
of such designation by the City Council, using for this purpose the
names and addresses of such owners as are shown in the records of
the Los Angeles County Assessor.
M.
Subject to other provisions of this Section 9.56.130, a decision of the City Council to designate a Historic District shall be in full force and effect from and after the effective date of the ordinance approving, in whole or in part, the application for the designation of a Historic District.
N.
The City Council shall by ordinance have
the power, after a public hearing, to amend, modify or rescind any
decision to designate a Historic District and to make any preliminary
or supplemental designations, determinations or decisions, as additions
thereto. The Commission shall have the power to forward the recommendations
of the Commission to the City Council on its own motion or at the
direction of the City Council.
O.
The City Council shall determine the instances
in which cases scheduled for public hearing may be continued or taken
under advisement. In such instances, no new notice need be given of
the further hearing date, provided such date is announced at the scheduled
public hearing.
P.
Whenever an application for the designation
of a Historic District has been disapproved or deemed disapproved
by the Commission or the City Council, no application which contains
the same or substantially the same information as the one which has
been disapproved shall be resubmitted to or reconsidered by the Commission
or City Council within a period of 5 years from the effective date
of the final action upon such prior application. However, if significant
new information is available, the City Council, upon recommendation
from the Landmarks Commission, may waive the time limit by resolution
and permit a new application to be filed. In addition, an application
of all owners of the majority of parcels within the subject area proposed
for Historic District designation, may be resubmitted or reconsidered
notwithstanding said 5-year time period.
(Added by Ord. No. 2486CCS §§ 1, 2, adopted June 23, 2015; Amended by Ord. No. 2520CCS § 58,
adopted June 14, 2016)
For purposes of this Chapter, the Landmarks Commission, or the City Council on appeal, shall issue a certificate of appropriateness for any proposed alteration, restoration, construction, removal, relocation or demolition, in whole or in part, of or to a Landmark or Landmark Parcel, or of or to a Structure of Merit if the Structure of Merit is subject to a deed restriction pursuant to Section 9.43.100(G) or 9.64.030(C), or of or to a building or structure within a Historic District if it makes a determination in accordance with any one or more of the following criteria.
A.
In the case of any proposed alteration, restoration, removal or relocation, in whole or in part, of or to a Landmark or to a Landmark Parcel or upon a parcel that contains a City-designated Historic Resource subject to a deed restriction pursuant to Section 9.43.100(G) or 9.64.030(C), the proposed work would not detrimentally change, destroy or adversely affect any exterior feature of the Landmark or Landmark Parcel upon which such work is to be done.
B.
In the case of any proposed alteration,
restoration, construction, removal or relocation, in whole or in part,
of or to a building or structure within a Historic District, the proposed
work would not be incompatible with the exterior features of other
improvements within the Historic District, not adversely affect the
character of the Historic District for which such Historic District
was designated, or not be inconsistent with such further standards
as may be embodied in the ordinance designating such Historic District.
For any proposed work to any building or structure whose exterior
features are not already compatible with the exterior features of
other improvements within the Historic District, reasonable effort
shall be made to produce compatibility, and in no event shall there
be a greater deviation from compatibility.
C.
In the case of any proposed construction of a new improvement upon a Landmark Parcel or upon a parcel that contains a City-designated Historic Resource subject to a deed restriction pursuant to Section 9.43.100(G) or 9.64.030(C), the exterior features of such new improvement would not adversely affect and not be disharmonious with the exterior features of other existing improvements situated upon such Landmark Parcel.
D.
The applicant has obtained a certificate of economic hardship in accordance with Section 9.56.160.
E.
The Commission makes both of the following
findings:
1.
That the structure does not embody distinguishing
architectural characteristics valuable to a study of a period, style,
method of construction or the use of indigenous materials or craftsmanship
and does not display such aesthetic or artistic quality that it would
not reasonably meet the criteria for designation as one of the following:
National Historic Landmark, National Register of Historic Places,
California Registered Historical Landmark, or California Point of
Historical Interest.
2.
That the conversion of the structure into
a new use permitted by right under current zoning or with a conditional
use permit, rehabilitation, or some other alternative for preserving
the structure, including relocation within the City, is not feasible.
F.
In the case of any proposed alteration, restoration, removal or relocation, in whole or in part, to interior public space incorporated in a Landmark designation pursuant to Section 9.56.110, the proposed work would not detrimentally change, destroy or adversely affect any interior feature of the Landmark structure.
G.
The Secretary of Interior's Standards shall
be used by the Landmarks Commission in evaluating any proposed alteration,
restoration, or construction, in whole or in part, of or to a Landmark,
Landmark Parcel, or to a Contributing Building or Structure within
a Historic District.
H.
Notwithstanding subsections (A) though (F) of this Section, a City-designated Historic Resource protected by a deed restriction pursuant to Section 9.43.100(G) or 9.64.030(C) shall not be relocated, removed, or demolished in contravention of the deed restriction.
(Added by Ord. No. 2486CCS §§ 1, 2, adopted June 23, 2015; Amended by Ord. No. 2742CCS § 2,
adopted April 11, 2023)
A.
Except as provided in Section 9.56.140, a certificate of appropriateness shall not be required for the alteration, restoration, construction or relocation of a Structure of Merit. However, the Architectural Review Board or the Planning Commission shall take into consideration the fact that the building has been designated a Structure of Merit in reviewing any permit concerning such structure.
B.
Application for a certificate of appropriateness for the demolition of a Structure of Merit shall be made on a form furnished by the Department. An application shall be processed in accordance with the same procedures set forth in Sections 9.56.170 and 9.56.180 of this Chapter and shall be reviewed in accordance with the standards set forth in Section 9.56.140.
C.
In an effort to agree to a means of historically
preserving a Structure of Merit proposed for demolition, the Landmarks
Commission shall have the following powers:
1.
During a 180-day time period commencing
from proper filing of an application for a certificate of appropriateness,
the Commission may negotiate with the owner of a Structure of Merit,
or with any other parties, in an effort to agree to a means of historically
preserving the designated property. The negotiations may include,
but are not limited to, acquisition by gift, purchase, exchange, condemnation
or otherwise of the Structure of Merit.
2.
Notwithstanding any of the foregoing, the
Commission shall have the power to extend the required 180-day time
period to a duration not to exceed a 360-day time period in any case
where the Commission determines that such an extension is necessary
or appropriate for the continued historical preservation of a Structure
of Merit.
D.
Notwithstanding subsection (C) of this Section, a Structure of Merit shall not be demolished in contravention of a deed restriction recorded pursuant to Section 9.43.100(G) or 9.64.030(C).
(Added by Ord. No. 2486CCS §§ 1, 2, adopted June 23, 2015; Amended by Ord. No. 2742CCS § 2,
adopted April 11, 2023)
B.
The Landmarks Commission may solicit expert
testimony or require that the applicant for a certificate of economic
hardship make submissions concerning any or all of the following information
before it makes a determination on the application:
1.
Estimate of the cost of the proposed construction,
alteration, demolition or removal, and an estimate of any additional
cost that would be incurred to comply with the recommendations of
the Landmarks Commission for changes necessary for the issuance of
a certificate of appropriateness. In connection with any such estimate,
rehabilitation costs which are the result of the property owner's
intentional or negligent failure to maintain the designated landmark
or property in good repair shall not be considered by the Landmarks
Commission in its determination of whether the property may yield
a reasonable return to the owner.
2.
A report from a licensed engineer or architect
with experience in rehabilitation as to the structural soundness of
any structures on the property and their suitability for rehabilitation.
3.
Estimated market value of the property
in its current condition; estimated market value after completion
of the proposed construction, alteration, demolition or removal; estimated
market value after any changes recommended by the Landmarks Commission;
and, in the case of a proposed demolition, estimated market value
after renovation of the existing property for continued use.
4.
In the case of a proposed demolition, an
estimate from an architect, developer, real estate consultant, appraiser
or other real estate professional experienced in rehabilitation as
to the economic feasibility of rehabilitation or reuse of the existing
structure on the property.
5.
Amount paid for the property, the date
of purchase, and the party from whom purchased, including a description
of the relationship, if any, between the owner of record or applicant
and the person from whom the property was purchased, and any terms
of financing between the seller and buyer.
6.
If the property is income-producing, the
annual gross income from the property for the previous 2 years; itemized
operating and maintenance expenses for the previous 2 years; and depreciation
deduction and annual cash flow before and after debt service, if any,
during the same period.
7.
If the property is not income-producing,
projections of the annual gross income which could be obtained from
the property in its current condition, in its rehabilitated condition,
or under such conditions that the Landmarks Commission may specify.
8.
Remaining balance on any mortgage or other
financing secured by the property and annual debt service, if any,
for the previous 2 years.
9.
All appraisals obtained within the previous
2 years by the owner or applicant in connection with the purchase,
financing or ownership of the property.
10.
Any listing of the property for sale
or rent, price asked, and offers received, if any, within the previous
2 years.
11.
Assessed value of the property according
to the 2 most recent assessments.
12.
Real estate taxes for the previous
2 years.
13.
Form of ownership or operation of
the property, whether sole proprietorship, for profit or not-for-profit
corporation, limited partnership, joint venture or other.
14.
Any other information considered
necessary by the Landmarks Commission for a determination as to whether
the property does yield or may yield a reasonable return to the owners.
C.
In considering an application for a certificate
of economic hardship, the Commission shall consider all relevant factors.
In order to grant a certificate of economic hardship, the Landmarks
Commission must make a finding that without approval of the proposed
demolition or remodeling, all reasonable use of or return from a designated
landmark or property within a Historic District will be denied a property
owner. In the case of a proposed demolition, the Landmarks Commission
must make a finding that the designated landmark cannot be remodeled
or rehabilitated in a manner which would allow a reasonable use of
or return from such landmark or property to a property owner.
D.
Upon a finding by the Commission that without
approval of the proposed work, all reasonable use of or return from
a designated landmark or property within a historic district will
be denied a property owner, then the application shall be delayed
for a period not to exceed 120 days. During this period of delay,
the Commission shall investigate plans and make recommendations to
the City Council to allow for a reasonable use of, or return from,
the property, or to otherwise preserve the subject property. Such
plans and recommendations may include, but are not limited to, provisions
for relocating the structure, a relaxation of the provisions of the
ordinance, a reduction in real property taxes, financial assistance,
building code modifications and/or changes in zoning regulations.
E.
If, by the end of this 120 day period,
the Commission has found that without approval of the proposed work,
the property cannot be put to a reasonable use or the owner cannot
obtain a reasonable economic return therefrom, then the Commission
shall issue a certificate of economic hardship approving the proposed
work. If the Commission finds otherwise, it shall deny the application
for a certificate of economic hardship and notify the applicant by
mail of the final denial.
(Added by Ord. No. 2486CCS §§ 1, 2, adopted June 23, 2015; Amended by Ord. No. 2520CCS § 59,
adopted June 14, 2016)
An application for a certificate
of appropriateness or an application for a certificate of economic
hardship approving any proposed alteration, restoration, construction,
removal, relocation, or demolition, in whole or in part, of or to
a Landmark or Landmark Parcel, or of or to a building or structure
within a Historic District shall be processed in accordance with the
following procedure:
A.
Any owner of a Landmark, or of a building
or structure within a Historic District, may request the issuance
of a certificate of appropriateness or certificate of economic hardship
by properly filing with the Director an application for such certificate
of appropriateness or certificate of economic hardship on a form furnished
by the Department. Each application for a certificate of appropriateness
or certificate of economic hardship shall include such plans, specifications,
statements of work, and any other information which are reasonably
required by the Landmarks Commission to make a decision on any such
proposed work. An application shall be determined complete within
30 days after the Department receives a substantially complete application
together with all information, plans, specifications, statements of
work, and any other materials and documents required by the appropriate
application forms supplied by the City. If, within the specified time
period, the Department fails to advise the applicant in writing that
his or her application is incomplete and to specify additional information
required to complete that application, the application shall automatically
be deemed complete.
B.
The Director shall schedule a public hearing
to be held within 65 days of the date on which an application for
a certificate of appropriateness or certificate of economic hardship
is determined complete and shall make a preliminary recommendation
to the Commission on or before the date scheduled for a public hearing
as to the appropriateness and qualification of the application for
a certificate of appropriateness or certificate of economic hardship.
C.
Not more than 20 days and not less than
10 days prior to the date scheduled for a public hearing, notice of
the date, time, place and purpose thereof shall be given by at least
one publication in a daily newspaper of general circulation, shall
be mailed to the applicant, and to the owners and residential and
commercial tenants of all real property within 300 feet of the exterior
boundaries of the Landmark Parcel upon which a Landmark is situated
in the case of any proposed work to a Landmark, or within 300 feet
of the exterior boundaries of the lot or lots on which a building
or structure within a Historic District is situated in the case of
any proposed work to a building or structure within a Historic District,
using for this purpose the names and addresses of such owners as are
shown on the records of the Los Angeles County Assessor. The failure
to send notice by mail to any such real property owner where the address
of such owner is not a matter of public record shall not invalidate
any proceedings in connection with the proposed designation. The Commission
may also give such other notice as it may deem desirable and practicable.
D.
The Commission shall have up to 6 months, or one year if the project requires an Environmental Impact Report, to render a decision on the certificate application. If the Commission does not render a decision within this time period, then the certificate application shall be automatically determined approved if any required environmental review has been completed. Notwithstanding the foregoing, the Commission may mutually agree with the applicant for a certificate of appropriateness or certificate of economic hardship to extend the 6 months or one year time period in which the Commission must take action to another time period which is mutually agreeable. The time period provided for in this Section shall be extended by the time period provided for in Section 9.56.160(D) when applicable.
E.
The decision of the Commission shall be
in writing and shall state the findings of fact and reasons relied
upon to reach the decision, and such decision shall be filed with
the Director of Planning.
F.
Subject to the provisions of Section 9.56.180 of this Chapter, upon the rendering of such decision to approve an application for a certificate of appropriateness or certificate of economic hardship, the Commission shall issue the certificate of appropriateness or certificate of economic hardship within a reasonable period of time and such issued certificate of appropriateness or certificate of economic hardship may be obtained by the applicant from the Department.
G.
Subject to other provisions of this Section 9.56.170 and Section 9.56.180 of this Chapter, a decision of the Commission shall be in full force and effect from and after the date of the rendering of such decision by the Commission. A certificate of economic hardship may be appealed to the City Council in the same manner and according to the same procedures as for a certificate of appropriateness.
H.
Subject to other provisions of Sections 9.56.170 and 9.56.180 of this Chapter, a certificate of appropriateness or certificate of economic hardship shall be in full force and effect from and after the date of the issuance by the Commission. Any certificate of appropriateness or certificate of economic hardship issued pursuant to this Chapter shall expire within the following time frames, unless the work authorized by the certificate of appropriateness has commenced:
1.
Except as provided in paragraph 2 below,
one year from the date of issuance.
2.
Notwithstanding paragraph 1 above, 3 years
from the date of issuance for a certificate of appropriateness:
3.
In addition, any such certificate of appropriateness
or certificate of economic hardship shall also expire and become null
and void if such work authorized is suspended or abandoned for a 180-day
time period after being commenced.
I.
The Commission shall have the power, after
a public hearing, to amend, modify or rescind any decision to approve,
in whole or in part, an application for a certificate of appropriateness
or certificate of economic hardship and to make any preliminary or
supplemental designations, determinations or decisions, as additions
thereto.
J.
The Commission shall determine the instances
in which cases scheduled for public hearing may be continued or taken
under advisement. In such instances, no new notice need be given of
the further hearing date, provided such date is announced at the scheduled
public hearing.
K.
The following rules shall limit the resubmittal
of an application for a certificate of appropriateness or certificate
of economic hardship:
1.
Whenever an application for a certificate of appropriateness or certificate of economic hardship for demolition has been disapproved or deemed disapproved by the Commission, or by the City Council on appeal, no application which is the same or substantially the same as the one which has been disapproved shall be resubmitted to or reconsidered by the Commission or City Council for a period of 5 years from the effective date of the final action upon the prior application. A certificate of appropriateness or certificate of economic hardship for demolition may be re-filed at any time during the 5-year period provided that the applicant submits significant additional information which was not and could not have been submitted with the previous application. A re-filed application shall be processed in the manner outlined in this Section 9.56.170. Under this provision, should the applicant still seek to demolish the Landmark structure after the 5-year period has expired, a new and separate certificate of appropriateness or certificate of economic hardship application would be required to be re-filed. This application shall be subject to the same conditions as the prior application.
2.
Whenever an application for a certificate of appropriateness or certificate of economic hardship for other than demolition has been disapproved or deemed disapproved by the Commission, or by the City Council on appeal, no application which is the same or substantially the same as the one which has been disapproved shall be resubmitted to or reconsidered by the Commission or City Council within a period of 180 days from the effective date of the final action upon such prior application. A certificate of appropriateness or certificate of economic hardship for other than demolition may be re-filed at any time during the 180-day period provided that the applicant submits significant additional information, which was not and could not have been submitted with the previous application. A re-filed application shall be processed in the manner outlined in this Section 9.56.170. Under this provision, should the applicant still seek approval for other than the demolition of a Landmark structure after the 180-day period has expired, a new and separate certificate of appropriateness or certificate of economic hardship application would be required to be re-filed. This application shall be subject to the same conditions as the prior application.
L.
Under the authority of Section 9.56.060, the Commission may, by resolution, establish criteria under which the Landmarks Commission Secretary may approve certificate of appropriateness applications for minor or insignificant alterations, restorations, or construction, in whole or in part, of or to a Landmark or Landmark Parcel, or of or to a building or structure within a Historic District which would not defeat the purposes and objectives of this Chapter.
(Added by Ord. No. 2486CCS §§ 1, 2, adopted June 23, 2015; amended by Ord. No. 2520CCS § 60,
adopted June 14, 2016; Ord. No. 2697CCS § 9, adopted January
25, 2022)
An appeal to the City Council of
an action of the Landmarks Commission shall be processed in accordance
with the following procedure:
A.
Each of the following actions by the Commission
may be appealed to the City Council:
1.
Any decision relating to an application
for the designation of a Landmark.
2.
Any decision defining and describing a
Landmark Parcel upon which a Landmark is situated.
3.
Any decision amending, modifying or rescinding
any decision to designate a Landmark or Landmark Parcel, or any preliminary
or supplemental designations, determinations or decisions, as additions
thereto.
4.
Any decision relating to an application
for a certificate of appropriateness.
5.
Any decision relating to a structure of
merit.
6.
The approval or disapproval of an application
of a Landmark, Historic District, Structure of Merit, or certificate
of appropriateness that occurred as a result of the expiration of
the required time periods for processing such applications.
B.
Any person may appeal a determination or
decision of the Commission by filing a notice of appeal with the Department
on a form furnished by the Department. Such notice of appeal shall
be filed within 10 consecutive days commencing from the date that
such determination or decision is made by the Commission or from the
date an application is deemed approved or disapproved because of the
failure to comply with any time period set forth in this Chapter.
The notice of appeal shall be accompanied by a fee required by law.
Notwithstanding any of the foregoing, any member of the Commission
or City Council may request a review by the Commission or City Council
of any determination or decision of the Commission without the accompaniment
of such fee in the amount required by law. Once an appeal is filed,
the review is de novo, and the City Council may review and take action
on all determinations, interpretations, decisions, judgments, or similar
actions taken which were in the purview of the original hearing body
on the application or project and is not limited to only the original
reason stated for the appeal.
C.
The City Council shall schedule a public
hearing to be held within 45 days after the notice of appeal is properly
filed with the Department. The owner of the improvement may agree
to extend the time period for the City Council to hold and conclude
the public hearing on the application.
D.
Notice.
1.
Not more than 20 days and not less than
10 days prior to the date scheduled for a public hearing, notice of
the date, time, place and purpose thereof shall be given by the Director
by at least one publication in a daily newspaper of general circulation,
and shall be mailed to:
a.
The appellant;
b.
The owner and residential and commercial
tenants of the Landmark in the case of any action regarding a Landmark;
c.
The owners of all real property within
the Historic District in the case of any action regarding an entire
Historic District;
d.
The owners of all real property and
residential and commercial tenants within 300 feet of the exterior
boundaries of the lot or lots on which a Landmark is located in the
case of any action regarding a Landmark;
e.
The owners and all commercial and
residential tenants of all real property within 300 feet of the exterior
boundaries of the Historic District in the case of any action regarding
an entire Historic District;
f.
The owners of all real property and
all commercial and residential tenants within 300 feet of the exterior
boundaries of the lots or lots on which a building or structure is
located in the case of any action regarding a building or structure
within a Historic District.
2.
The names and addresses of such owners
as are shown on the records of the Los Angeles County Assessor shall
be used for providing this notification. The address of the residential
and commercial tenants shall be determined by visual site inspection
or other reasonably accurate means. The failure to send notice by
mail to any such real property where the address of such owner is
not a matter of public record shall not invalidate any proceedings
in connection with the proposed designation. The Commission or the
City Council may also give such other notice as it may deem desirable
and practicable.
E.
At the conclusion of the public hearing,
or any continuation thereof, the City Council shall render its decision
on the notice of appeal and shall approve, in whole or in part, or
disapprove the prior determination or decision of the Commission.
Any continued public hearing must be completed within 30 days from
the date set for the initial public hearing. The City Council decision
shall be in full force and effect from and after the date such decision
is made. If the City Council fails to take action on the notice of
appeal within the 30-day time period, the notice of appeal shall be
deemed disapproved. The owner of the improvement may agree to extend
the time period for the City Council to hold and conclude the public
hearing on the application.
F.
Within 30 days after the decision has been
made, the City Council shall approve a statement of official action
which shall include:
1.
A statement of the applicable criteria
and standards against which the application for designation was assessed.
2.
A statement of the facts found that establish
compliance or noncompliance with each applicable criteria and standards.
3.
The reasons for a determination to approve
or deny the application.
4.
The decision to deny or to approve with
or without conditions and subject to compliance with applicable standards.
G.
The appellant and the owner of the Landmark
in the case of a decision regarding a Landmark, the owners of all
real property within the Historic District in the case of a decision
regarding an entire Historic District, or the owner of a building
or structure in the case of a building or structure within a Historic
District shall be provided a copy of the statement of official action,
using for this purpose the names and addresses of such owners as are
shown in the records of the Los Angeles County Assessor.
(Added by Ord. No. 2486CCS §§ 1, 2, adopted June 23, 2015; Amended by Ord. No. 2520CCS § 61,
adopted June 14, 2016)
A.
Every owner, or person in charge, of a Landmark, a Structure of Merit protected by a deed restriction pursuant to Section 9.43.100(G) or 9.64.030(C), or of a building or structure within a Historic District, shall have the duty of keeping in good repair all of the exterior features of such Landmark, Structure of Merit, or of such building or structure within a Historic District, and all interior features thereof which, if not so maintained, may cause or tend to cause the exterior features of such Landmark, or of such building or structure within a Historic District to deteriorate, decay, or become damaged, or otherwise to fall into a state of disrepair. All designated buildings or structures shall be preserved against such decay and be kept free from structural defects through the prompt repair of any of the following:
1.
Façades which may fall and injure
members of the public or property.
2.
Deteriorated or inadequate foundation,
defective or deteriorated flooring or floor supports, deteriorated
walls or other vertical structural supports.
3.
Members of ceilings, roofs, ceiling and
roof supports or other horizontal members which age, split or buckle
due to defective material or deterioration.
4.
Deteriorated or ineffective waterproofing
of exterior walls, roofs, foundations or floors, including broken
windows or doors.
5.
Defective or insufficient weather protection
for exterior wall covering, including lack of paint or weathering
due to lack of paint or other protective covering.
6.
Any fault or defect in the building which
renders it not properly watertight or structurally unsafe.
B.
This Section 9.56.190 of this Chapter shall be in addition to any and all other provisions of law requiring such Landmark, Structure of Merit protected by a deed restriction pursuant to Section 9.43.100(G) or 9.64.030(C) or such building or structure within a Historic District to be kept in good repair.
(Added by Ord. No. 2486CCS §§ 1, 2, adopted June 23, 2015; Amended by Ord. No. 2742CCS § 2,
adopted April 11, 2023)
Nothing contained in this Chapter shall prohibit the making of any necessary alteration, restoration, construction, removal, relocation or demolition, in whole or in part, of or to a Landmark or Landmark Parcel, or a Structure of Merit protected by a deed restriction pursuant to Section 9.43.100(G) or 9.64.030(C), or of or to a building or structure within a Historic District pursuant to a valid order of any governmental agency or pursuant to a valid court judgment, for the purpose of remedying emergency conditions determined to be dangerous to life, health or property. A copy of such valid order of any governmental agency or such valid court judgment shall be filed with the Director of Planning and in such cases, no certificate of appropriateness from the Landmarks Commission shall be required.
(Added by Ord. No. 2486CCS §§ 1, 2, adopted June 23, 2015; Amended by Ord. No. 2742CCS § 2,
adopted April 11, 2023)
Nothing contained in this Chapter shall be construed to prevent ordinary maintenance or repair of any exterior features of a Landmark, a Structure of Merit protected by a deed restriction pursuant to Section 9.43.100(G) or 9.64.030(C), or of a building or structure within a Historic District which does not involve any detrimental change or modification of such exterior features. In such cases, the work must be approved by the Landmarks Commission Secretary and no certificate of appropriateness from the Landmarks Commission shall be required. The administrative determination is appealable to the Landmarks Commission and shall be filed and processed in the same manner as a certificate of appropriateness. Examples of this work shall include, but not be limited to, the following:
A.
Construction, demolition or alteration
of side and rear yard fences.
B.
Construction, demolition or alteration
of front yard fences, if no change in appearance occurs.
C.
Repairing or repaving of flat concrete
work in the side and rear yards.
D.
Repaving of existing front yard paving,
concrete work, and walkways, if the same material in appearance as
existing is used.
E.
Roofing work, if no change in appearance
occurs.
F.
Foundation work, if no change in appearance
occurs.
G.
Chimney work, if no change in appearance
occurs.
H.
Landscaping, unless the Landmark designation
specifically identifies the landscape layout, features, or elements
as having particular historical, architectural, or cultural merit.
(Added by Ord. No. 2486CCS §§ 1, 2, adopted June 23, 2015; Amended by Ord. No. 2742CCS § 2,
adopted April 11, 2023)
All designations of Landmarks and
any definitions and descriptions of a Landmark Parcel thereto, and
all designations of Historic Districts, shall be recorded on a Landmark
and Historic District map by the Director of Planning.
(Added by Ord. No. 2486CCS §§ 1, 2, adopted June 23, 2015)
Upon approval by the City Council,
the owner of a Landmark may enter into a restrictive covenant with
the City regarding such Landmark after negotiations with the Landmarks
Commission.
(Added by Ord. No. 2486CCS §§ 1, 2, adopted June 23, 2015)
The Building Officer of the City
shall have the power to vary or waive any provision of the Santa Monica
Building, Electrical, Housing, Mechanical or Plumbing Codes, pursuant
to such Codes, in any case which he determines that such variance
or waiver does not endanger the public health or safety, and such
action is necessary for the continued historical preservation of a
Landmark.
(Added by Ord. No. 2486CCS §§ 1, 2, adopted June 23, 2015)
The Landmarks Commission Secretary may extend the time period for exercising a certificate of appropriateness as provided for in Section 9.56.170(H) for a period of up to 180 days upon such terms and conditions as the Secretary deems appropriate consistent with the original approval and Section 9.56.170 if the development standards relevant to the project have not changed since project approval. An extended certificate of appropriateness shall expire if the work authorized thereby is not commenced by the end of the extension period. Except as otherwise provided for in this Section, all provisions of this Code applicable to a certificate of appropriateness shall apply to an extended certificate of appropriateness.
(Added by Ord. No. 2486CCS §§ 1, 2, adopted June 23, 2015)
All buildings or structures designated as Landmarks or as part of a Historic District pursuant to this Chapter shall be so recorded by the City in the office of the Los Angeles County Recorder. The document to be recorded shall contain the name of the owner or owners, a legal description of the property, the date and substance of the designation, a statement explaining that the demolition, alteration, or relocation of the structure is restricted, and a reference to this Section 9.56.260 authorizing the recordation.
(Added by Ord. No. 2486CCS §§ 1, 2, adopted June 23, 2015)
A.
Architectural Review Exemption.
1.
Provided that a Certificate of Appropriateness
is obtained from the Landmarks Commission, the following projects
shall be exempt from review by the Architectural Review Board:
a.
All work to a designated landmark
building or contributing building or structure to an adopted Historic
District; and
b.
All additions to, modifications of,
alterations of, or new construction on a landmark parcel or parcel
containing a contributing building or structure to an adopted Historic
District.
2.
The Landmarks Commission may refer any
of these matters to the Architectural Review Board for comment.
B.
Certificates of Appropriateness/Administrative
Approval Fees. All certificate of appropriateness and certificate
of administrative approval fees for any alteration, restoration or
construction, in whole or in part, to a designated landmark or to
a contributing building or structure located in a Historic District
shall be waived.
C.
Parking Incentives. Any parking
incentives permitted by the Zoning Ordinance.
D.
Streetscape Improvements in Historic
Districts. Whenever streetscape improvements are proposed by
the City in areas that are designated Historic Districts, the City
shall consider the use of materials, landscaping, light standards
and signage that are compatible with the area's historic and architectural
character.
E.
State Historical Building Code. The California State Historical Building Code (Title 24, Part 8,
California Administrative Code) shall be applied to alterations to
designated structures of merit, landmarks, and contributing buildings
and structures located in Historic Districts.
F.
Historical Property Contracts. Designated structures of merit, landmarks and contributing buildings or structures located in Historic Districts that are privately owned and not exempt from taxation shall be considered qualified historical properties eligible for historical property contracts submitted or entered into, pursuant to the provisions of Article 12, commencing with Section 50280, Chapter 1, Part 1, Division 1, Title 5, of the California Government Code. The City Council shall, by resolution approve a historical property contract with the owner of a qualified historical property, provided that:
1.
The property has no confirmed and outstanding
violations of this Code, or any other applicable Federal, State or
local law, rule or regulation;
2.
The property is not subject to a tax delinquency;
and
3.
All completed or ongoing alterations, construction
or rehabilitation to designated buildings or structures located on
the property conform to the Secretary of Interior's Standards for
the treatment of Historic Properties.
G.
Plan Check Processing. Structures
designated as landmarks or contributing buildings or structures to
a Historic District shall receive priority Building Division plan
check processing.
(Added by Ord. No. 2486CCS §§ 1, 2, adopted June 23, 2015; Amended by Ord. No. 2642CCS § 1,
adopted July 14, 2020)
Any time periods set forth in this
Chapter may be extended by the Director of Planning by such periods
as are necessary to comply with the California Environmental Quality
Act (CEQA).
(Added by Ord. No. 2486CCS §§ 1, 2, adopted June 23, 2015)
A.
The City Council has reviewed and considered
the Historic District application for the Third Street Neighborhood,
and has reviewed and considered the recommendation on the application
transmitted from the Landmarks Commission.
B.
The City Council finds and declares that:
1.
The Third Street Neighborhood Historic
District possesses aesthetic significance to Santa Monica in that
the area displays a high percentage of original, turn of the century,
structures, a consistency in building type, primarily the California
bungalow, and a close association with the natural environment, as
demonstrated in the particular by the siting of the homes on the east
side of Third Street which are set into the slope of the hill. These
elements combine to create an area with both a sense of place and
a sense of Santa Monica's past.
2.
The Third Street Neighborhood Historic
District possesses historical economic significance to Santa Monica
in that the Vawter family, leading developers of the Neighborhood,
were also influential in the economic success of Ocean Park through
the founding and operation of Ocean Park's first bank and through
the ownership and operation of one of Ocean Park's earliest businesses
and tourist attractions, the Ocean Park Floral Company. In addition,
the development of piers, bathhouses and hotels stimulated growth
in the Ocean Park area by providing jobs and attracting both residents
and visitors to Ocean Park and to the Third Street Neighborhood.
3.
The Third Street Neighborhood Historic
District possesses historic significance to Santa Monica in that the
neighborhood is associated with many prominent early City residents,
including the Vawter, Hostetter and Archer families, and Abbot Kinney.
The Vawters subdivided the District into residential lots, and also
assisted in the establishment of Ocean Park's first water company
and Santa Monica's first regular transportation service to Ocean Park.
Moses Hostetter and his son William were both Neighborhood residents
(2601 Second Street and 237 Beach Street, respectively). Moses Hostetter
was a member of the Santa Monica Board of Trustees between 1896 and
1900, serving as chairman of the police, fire, and light committees.
Alvin Archer constructed the American Colonial Revival home at 245
Hill Street and was also a founder of Ocean Park's first volunteer
fire brigade. His wife, Louetta, was Ocean Park's first postwoman.
Abbot Kinney, before developing "Venice of America," owned property
on the west side of Second Street in the District, and also gave Ocean
Park its name, naming the area after the eucalyptus groves planted
by the Vawters near South Santa Monica Beach.
4.
The Third Street Neighborhood Historic
District possesses architectural significance to Santa Monica in that
the area displays a variety of architectural styles, from Victorian
to Gothic, to American Colonial Revival, to California Craftsman,
to Spanish Colonial Revival, which provide a visual representation
of the Neighborhood's development through the 1930s. In addition,
the Neighborhood is dominated by bungalows; twenty-nine bungalows
and one bungalow court are extant in the District. While typically
designed in a variety of architectural styles, the common bungalow
theme is the association with the surrounding environment, the use
of front porches, sun porches, front steps, overhanging eaves, and
numerous windows to provide views and to merge the interior and exterior
landscapes. The Third Street Neighborhood is a representative example
of this architectural movement in Santa Monica.
5.
The Third Street Neighborhood Historic
District possesses cultural significance to Santa Monica in that the
area has ties to Santa Monica's religious, artistic and political
life through the inclusion of both the Church in Ocean Park and the
Iglesia El Sermonte Del Monte Assembleas De Dios (built in 1916 as
the First Baptist Church) in the District, the Neighborhood's proximity
to the murals along the Ocean Park Boulevard/Fourth Street Overpass,
and the use of the Archer House by the Ocean Park Community Center.
C.
The Third Street Neighborhood Historic
District boundaries consist of the area bounded on the east by the
rear property line of the parcels on the east side of Third Street;
bounded on the south by Hill Street including the parcels on the south
side of the street but excluding the parcel on the southeast corner
of Hill Street and Third Street; bounded on the west by the rear property
line of the parcels on the west side of Second Street; and bounded
on the north by Ocean Park Boulevard.
D.
Structures that contribute to the character
and integrity of the Third Street Neighborhood Historic District shall
be defined as all structures built prior to 1935; noncontributing
structures and sites shall be defined as post 1935 developments and
vacant parcels.
E.
Pursuant to Santa Monica Municipal Code Section 9.56.130, until such time as an ordinance is adopted that specifies the nature of any alteration, restoration, construction, removal, relocation, or demolition of or to a building or structure within the Historic District that can occur without prior approval of a certificate of appropriateness, any such work must obtain approval of a certificate of appropriateness or certificate of economic hardship by the Landmarks Commission.
(Added by Ord. No. 2486CCS §§ 1, 2, adopted June 23, 2015)
A.
The City Council has reviewed and considered
the Historic District Application for the four buildings located at
137, 141, 145, and 147 Bay Street (hereinafter "The Bay Street Cluster"),
and has reviewed and considered the recommendation on the application
transmitted from the Landmarks Commission.
B.
The City Council finds and declares that:
1.
The Bay Street Cluster exemplifies, symbolizes,
and manifests elements of the cultural, social, economic, political,
or architectural history of the City in that:
a.
The Bay Street Cluster are intact
representations of Craftsman architecture style. Craftsman architecture
was developed in Southern California, and this prototype complex provides
an early, intact example of this style of architecture in the two-story,
multi-family format. These structures exemplify classic Craftsman
characteristics such as low-pitched overhanging roofs with wide eaves,
extended rafters, tripartite windows, and sleeping porches.
b.
The location of the Bay Street Cluster
adjacent to the old Pacific Electric railway line is significant from
a cultural and social perspective as it provides a link to the City's
original development of Ocean Park, and particularly Main Street as
a new commercial area. Neilson Way was originally the Pacific Electric
right-of-way known as the "Trolley way," and became a vehicular street
in the 1930s. When the Pacific Electric street railway was linked
between Los Angeles and Ocean Park in 1896, summer vacationers and
weekend fun seekers were able to travel from the City to the coast
in only forty minutes. This new transportation mode spurred growth
in the area as it drew more visitors and crowds. Hotels and rooming
houses sprang up to accommodate the weekend onslaught. Beach cottages,
or small houses that were simply constructed, were built both speculatively
for the tourist trade, and by individual families for occasional use.
c.
By the close of the 1910s, a substantial
portion of Ocean Park had been improved. The 1920s and 1930s gave
rise to a near-complete buildout of the area. This pattern of development
has continued in the post-World War II era, with the result that Ocean
Park is characterized by a multi-layered historical legacy in terms
of the ages, styles, and building types it contains. The Bay Cluster
exemplifies typical Ocean Park development during the earliest portion
of the twentieth century.
2.
The Bay Street Cluster has aesthetic or
artistic interest or value, or other noteworthy interest or value
in that:
a.
These buildings retain a high integrity
of design, materials, workmanship, and selling. The Craftsman architectural
style is characterized by rustic-textured building materials, board
roof overhangs with exposed rafter tails at the eaves, and extensive
pergolas and trellises over porches.
b.
The two-story Craftsman four-plexes
at the corner of Bay Street and Neilson Way (137 and 141 Bay Street)
feature front-gabled apartments that are oriented end-to-end. Articulated
bargeboards, or boards attached to the projecting end of the gable
roof, outline the shingled buildings. Horizontal slat vents are also
located in the gable ends. A smaller gable, similarly pitched and
detailed, covers an entry on the first floor of the southern elevation.
Tripartite windows are visible on the lower story along the side elevations
and above the entry gable on the south elevation. A continuous wood-railed
balcony is attached to the west elevation where a series of glazed
doors, double-hung sash windows, and tripartite openings also appear.
c.
The 2 buildings at 145 and 147 Bay
Street are also intact examples of a Craftsman four-plex. Each of
the buildings is 2 stories, capped by a front, low-pitched gable roof.
Three gables face forward (south), one over each projecting bay at
the ends of the building, and one over the building's center bay.
Extended bargeboards and exposed beams and rafters characterize the
Craftsman roof-styling. Three doors are located in the recessed central
bay. Tripartite windows filter bands of square light across the top
and nearly fill the side bays on both stories, and wrap the corners
onto the side elevations. Other than the siding material which appears
to simulate brick, the four-plex remains substantially unaltered.
3.
The Bay Street Cluster embodies distinguishing architectural characteristics valuable to a study of a period, style, method of construction, or the use of indigenous materials or craftsmanship, or is a unique or rare example of an architectural design, detail, or historical type to such a study in that the early Craftsman design and high degree of integrity remaining in these structures makes these buildings a rare example of the Craftsman period and style. The buildings exist as an intact representative of circa 1910 Craftsman architecture which had its genesis in Southern California. As more fully described in paragraphs (1) and (2) above of this subsection (B), these 1910 buildings retain most of their original components with the exception of what appears to be some simulated brickwork siding.
4.
The Bay Street Cluster has a unique location,
a singular physical characteristic, or is an established and familiar
visual feature of a neighborhood, community or the City in that these
buildings have a unique location on the north side of Bay Street between
Neilson Way and Main Street. They exist as a mostly intact block face
in a neighborhood that is highly fragmented in terms of age and building
styles. As most other buildings of this era have been replaced, the
buildings have become an established visual feature of the neighborhood
that represents turn of the century Ocean Park.
5.
The Bay Street Cluster reflects significant
geographical patterns, including those associated with different eras
of settlement and growth, particular transportation modes, or distinctive
examples of park or community planning. These buildings are located
on the north side of Bay Street between Neilson Way and Bay Street.
Neilson Way was originally the Pacific Electric right-of-way known
as the "Trolley way." It became a vehicular street in the 1930s. The
tracks, which connected Santa Monica to the rest of the region, were
a major stimulus for the development of the City and the Ocean Park
area. In addition to its proximity to transportation, these structures
were close to both the beach and the retail area on Main Street. This
remains a desirable location to this day.
C.
Pursuant to Sections 9.56.130 and 9.56.140 of this Code, until such time as an ordinance is adopted that specifies the nature of any alteration, restoration, construction, removal, relocation, or demolition of or to a building or structure within the Historic District that can occur without prior approval of a Certificate of Appropriateness, any such work must obtain approval of a Certificate of Appropriateness or Certificate of Economic Hardship by the Landmarks Commission.
(Added by Ord. No. 2486CCS §§ 1, 2, adopted June 23, 2015)
A.
The City Council has reviewed and considered
the Historic District application for the area bounded on the north
by the alley between San Vicente Boulevard and Adelaide Drive; on
the south by the alley between San Vicente Boulevard and Georgina
Avenue; on the east by Seventh Street; and on the west by First Court
and Ocean Avenue; excepting therefrom the properties located at 301
Ocean Boulevard and 605, 621, 527 and 537 San Vicente Boulevard (the
"San Vicente Boulevard Courtyard Apartments Historic District" or
"District") and has reviewed and considered the recommendation on
the Historic District application transmitted from the Landmarks Commission.
B.
The City Council finds and declares that:
1.
The San Vicente Boulevard Courtyard Apartments
Historic District exemplifies, symbolizes, or manifests elements of
the cultural, social, economic, political or architectural history
of the City in that it reflects a major pattern of multi-family housing
in the City, is an excellent and distinctive concentration of courtyard
apartments, and reflects the development of housing along San Vicente
Boulevard. Courtyard apartments are a multi-family housing type that
emerged in the 1920s and were a popular form of multi-family housing
in Santa Monica and throughout Southern California through the 1950s.
Responding to the temperate climate of the region and the growing
popularity of multi-family living among middle- and upper-middle income
residents in the years preceding and following World War II, courtyard
apartments are an important regional dwelling type in the architectural
history of Southern California. Although courtyard apartments are
relatively common in the larger area of Southern California, it is
rare to find a geographic concentration such as that which exists
in the District within the boundaries of the City of Santa Monica.
Therefore, the District is significant as exemplifying patterns of
multi-family housing in Santa Monica and trends in regional dwelling
types, in particular the courtyard apartment.
2.
The San Vicente Boulevard Courtyard Apartments
Historic District embodies distinguishing architectural styles 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 the work or product of a notable builder, designer or architect
in that the District comprises an excellent collection of 1930s to
1950s courtyard apartments in Santa Monica and is a rare contiguous
concentration of courtyard housing in Santa Monica. As demands for
high density, multi-family housing have continued to grow in Santa
Monica, intact groupings of smaller scale, multi-family properties
have become increasingly rare in the City. Courtyard apartments in
the District are low-scale courtyard apartment buildings, with open
plans partially or fully surrounding exterior landscaped courtyards
with unique specimen trees and features. Notable architects who have
worked in the District include Carl Maston and Edith Northman. Consistency
of scale, plan and layout distinguishes the District from other residential
neighborhoods in Santa Monica. The buildings are constructed in a
variety of architectural styles, including Streamline Moderne, American
Colonial Revival, Minimal Traditional, and Mid-Century Modern. The
architectural styles and related character-defining features found
in the District are described as follows:
a.
Streamline Moderne emerged in the
1930s and is often considered to be a later subtype of the Art Deco
style. Whereas Art Deco architecture is typically brightly colored
and richly decorated, Streamline Moderne is sparse, unornamented and
monochromatic. The Streamline Moderne style offered a modern aesthetic
and streamlined appearance appropriate to the motor age and automobile
culture in Southern California. Common character-defining features
of the Streamline Moderne style found in this District include: smooth
stucco cladding; curved surfaces, such as rounded corners and/or bays;
a flat roof, often with banded coping at the parapet; projecting bands
accenting the façade between stories and emphasizing horizontality;
minimal use of applied ornament; and multi-paned steel casement windows.
b.
American Colonial Revival experienced
a resurgence in popularity in the 1920s and continued to be applied
to both single- and multi-family properties in Santa Monica and throughout
the greater Los Angeles area through the 1950s. American Colonial
Revival elements are applied to several Minimal Traditional style
buildings in the District as well. Common character-defining features
of the American Colonial Revival style found in this District include:
front or side gabled roofs; wood clapboard siding, sometimes applied
in combination with stucco cladding; double-hung wood sash windows,
at times with divided lights; shutters at windows; pediments over
entryways; and columns or pilasters at entries (either as porch supports
or surrounding doorways).
c.
Minimal Traditional emerged in the
late 1930s and was popular through the mid-1950s. Minimal Traditional
buildings often reflect the form of Period Revival buildings, but
lack the ornament and decorative detailing of the Period Revival style.
Common character-defining features of the Minimal Traditional style
found in this District include: low-pitched hipped roofs, typically
with narrow eaves; smooth stucco cladding, often used in combination
with clapboard, brick or stone veneer; minimal applied ornament; steel
casement windows; and stripped down decorative features such as shutters
or pilasters.
d.
Mid-Century Modern emerged after
World War II and was influenced by an early and influential tradition
of Modernism in Southern California, which found precedents in Europe's
International Style. Modern architecture in the postwar era was widely
applied to all property types, including residential, commercial,
and institutional, many of which were designed by some of Southern
California's most influential architects. In general, Mid-Century
Modernism rejected previous architectural traditions and historicist
styles, instead embracing new, innovative materials and technologies
and prioritizing function over form. Common character-defining features
of Mid-Century Modern architecture found in this District include:
stucco cladding at times used in combination with other textural elements,
such as brick or concrete block; low-pitched or flat roofs, often
with wide, cantilevered overhang; horizontal elements such as fascias
that cap the front edge of the flat roofs or parapets; aluminum-frame
windows grouped within horizontal frames; oversized decorative elements
or decorative face-mounted light fixtures; and prominent graphic signage
at front façade, often displaying apartment name and address.
|
Thus, the District contains buildings
that embody the distinguishing characteristics of the courtyard apartment
dwelling type; in addition, it is a rare contiguous concentration
of the property type in Santa Monica.
|
3.
The San Vicente Boulevard Courtyard Apartments
Historic District has a unique location, a singular physical characteristic,
or is an established and familiar visual feature of a neighborhood,
community or the City in that multi-family courtyard apartments with
distinctive signage reflecting original building names comprise the
majority of the District, distinguishing it from adjacent neighborhoods,
which are almost exclusively single-family residential in composition.
Additionally, the District's setting is distinctive due to its location
on San Vicente Boulevard, a major corridor that originally had streetcar
tracks running down its center from 1906 to 1940, and is now occupied
by a 50-foot wide median featuring regularly spaced coral trees. Due
to its distinctive location along San Vicente Boulevard and its unique
multi-family residential composition in northwest Santa Monica, the
District is an established and familiar visual feature in the City.
4.
The San Vicente Boulevard Courtyard Apartments
Historic District is a noncontiguous grouping of thematically related
properties or a definable area possessing a concentration of historic,
scenic or thematic sites, which contribute to each other and are unified
aesthetically by plan, physical development or architectural quality
in that the District contains a significant concentration of courtyard
apartments, a popular multi-family housing type in Southern California
from the 1920s to the 1950s. Though a few courtyard apartments within
the District were constructed prior to World War II, the majority
were built in response to Santa Monica's postwar housing demands.
All courtyard apartments within the District have L-, O-, I-, C-,
or U-shaped plans that partially or fully surround a landscaped courtyard.
Since most courtyard apartments within the District were constructed
after World War II, popular 1940s-1950s architectural styles, including
Streamline Moderne, American Colonial Revival, Minimal Traditional,
and Mid-Century Modern, are prominent in the District. Thus, the district
is composed of a concentration of similar multi-family property subtypes
that are united aesthetically by their plans, scale, appearance, and
architectural styles.
5.
The San Vicente Boulevard Courtyard Apartments
Historic District reflects significant geographical patterns, including
those associated with different eras of settlement and growth, particular
transportation modes, or distinctive examples of park or community
planning. The District was originally subdivided as part of the Palisades
Tract in 1905. Initial development of the district paralleled the
development of the surrounding area, as a number of large single-family
residences lined this stretch of San Vicente Boulevard by 1918. However,
by the 1920s, small apartment houses, bungalow courts, and courtyard
apartments began filling empty lots between single-family dwellings,
and by 1937, the District was zoned for multi-family residential development.
Development of the District increased substantially during Santa Monica's
population boom after World War II. By the late 1950s, two- and three-story
courtyard apartment complexes had filled empty lots and replaced smaller
multi-family dwellings and single-family houses. The District reflects
multi-family residential development patterns, and in particular,
the popularity of courtyard apartment housing in Santa Monica during
the postwar era.
C.
The San Vicente Boulevard Courtyard Apartments
Historic District consists of the area bounded on the north by the
alley between San Vicente Boulevard and Adelaide Drive; on the south
by the alley between San Vicente Boulevard and Georgina Avenue; on
the east by Seventh Street; and on the west by First Court and Ocean
Avenue; excepting therefrom the properties located at 301 Ocean Boulevard
and 605, 621, 527 and 537 San Vicente Boulevard.
D.
Structures that contribute to the character
and integrity of the San Vicente Boulevard Courtyard Apartments Historic
District shall be defined as apartment buildings constructed between
1937 and 1956 with an overall layout or plan that includes a landscaped
open space courtyard and representative of the Streamline Moderne,
American Colonial Revival, Minimal Traditional or Mid-Century Modern
architectural styles; noncontributing buildings, structures or sites
shall be defined as buildings or structures constructed after 1956,
that are not of the courtyard apartment type, and vacant lots.
E.
Pursuant to Sections 9.56.130 and 9.56.140 of this Code, until such time as an ordinance is adopted that specifies the nature of any alteration, restoration, construction, removal, relocation, or demolition of or to a building or structure within the District that can occur without prior approval of a Certificate of Appropriateness, any such work must obtain approval of a Certificate of Appropriateness or Certificate of Economic Hardship by the Landmarks Commission.
F.
Until such time as an ordinance is adopted
that specifies the nature of any alteration, restoration, construction,
removal, relocation, or demolition to a building or structure within
the District that can occur without prior approval of a Certificate
of Appropriateness, all work to buildings, structures or sites located
within the District is exempt from review by the Architectural Review
Board, provided that a Certificate of Appropriateness is obtained
from the Landmarks Commission, and all Certificate of Appropriateness
fees for any alteration, restoration, or construction, in whole or
in part, to a building, structure or site located within the Historic
District are waived.
(Added by Ord. No. 2507CCS § 1, adopted January 12, 2016)
A.
The City Council has reviewed and considered
the Historic District application for the area (the "11th Street Historic
Bungalow District" or "district") and has reviewed and considered
the recommendation on the Historic District application transmitted
from the Landmarks Commission.
B.
The City Council finds and declares that:
1.
The 11th Street Bungalow Historic District
exemplifies, symbolizes, or manifests elements of the cultural, social,
economic, political or architectural history of the City. Although
the Historic District is located in the original town of Santa Monica
and the lots were recorded during the 19th century, this section of
town was the eastern "frontier" and was not developed until the early
20th century. By 1891, the north and eastward push of the residential
district was well underway. In 1898, the first high school, Lincoln,
was built at Oregon (Santa Monica Boulevard) and 11th Street and this
block has remained an educational facility ever since. In 1902, only
one house had been built on the block; by 1909 sixteen wood frame
cottages had been erected. Much of this early development and residential
growth was directly linked to the expanding network of streetcar lines
in the City and nearby Los Angeles, which enable suburban growth outside
of the City's central core. Three of these early homes, all hipped
roof, turn-of-the-century cottages survive: 1233, 1239, and 1259 (1107
Arizona), although 1233 was modified to its current American Colonial
Revival appearance around 1923 and 1239 has lost integrity. In 1911/1912
respectively, the 1221-23 and 1229 residences were added. Both were
developed in the Craftsman style. By 1918, the block was fully developed,
with additional Craftsman bungalows filling in the empty lots, reflecting
the popularity of this form of development during the first quarter
of the twentieth century. The final contributing structure, 1115 Arizona
Avenue, was built in 1925. Consequently, of the ten properties in
the district, 5 have substantially intact improvements that date from
the area's period of significance (1905-1925) and fall into three
property types/architectural styles: hipped roof cottages from the
turn-of-the-century era, Craftsman bungalows from the teens, and the
small, Spanish Colonial Revival style bungalow, located at 1115 Arizona
Avenue. A combination of factors contributed to the area's desirability,
including the beach accessible living, temperate climate, the local
entertainment industry, tourism, adjacency to good schools, thriving
downtown, and accessibility to affordable and efficient transportation.
Like much of the surrounding neighborhood, this block of 11th Street
was built for the middle and working class with moderate incomes.
Because of their relative economy, bungalows were the preferred housing
type to respond to the growing need for affordable housing during
the 1910s and 1920s. Many of the residents were active and contributed
to the City and Southern California via education, construction, commerce,
and movie technologies and they exemplified the proliferation of single-family
dwellings in the Santa Monica Townsite. Following the real estate
boom of the 1920s, many of the property owners built second units
behind or adjacent to their main homes for extra income or extended
family. Given this, the district reflects an important aspect of the
City's overall association with the middle and working class from
the first quarter of the twentieth century. These 5 properties are
significant for conveying patterns of residential development that
shaped the Mid-City neighborhood of Santa Monica in the early decades
of the twentieth century. Each of these properties contribute to the
scale, continuity, and character of this district. As a whole, their
integrity of location, design, workmanship, material, setting, feeling,
and association work together to visually and physically convey time,
place, historical development and authenticity from its period of
significance. The collective low-scale and working-class feeling of
the district has been retained as a cohesive whole, even with the
development of the noncontributing apartment buildings built in the
1950's. This cluster of pre-1925 homes in the original Santa Monica
tract is rare. As such, the district is an early and prime example
of middle-class housing in the City and retains an important linkage
to a significant architectural period that is rapidly disappearing
in the City. Although there have been significant changes to the district
since its period of significance identified as 1905-1925, these changes
do not unduly compromise the ability of the overall district to exemplify
and manifest this City's history by conveying an important development
pattern. More specifically, the district does not contain so many
alterations or new intrusions that it fails to convey the sense of
a historic environment. For instance, the adjoining apartment buildings
built in the 1950s extend the vernacular, working class nature of
the neighborhood and maintain its low scale. As such, they do not
diminish the integrity. The district, taken as a whole, is a microcosm
of Santa Monica development. Additionally, while the residential property
at 1239 11th Street is no longer a contributing structure due to significant
modifications after the Northridge Earthquake, it still maintains
adequate aspect of integrity based on location, setting, feeling,
and association so as not to detrimentally compromise the overall
integrity of the district. Many of the other extant pockets of residential
neighborhoods in the Santa Monica tract also developed during this
period of significance do not have subsequent infill that maintain
this relationship. For all of these factors, this district exemplifies
the neighborhood's earliest development and the middle-class in Santa
Monica during the first quarter of the twentieth century, and as such,
it exemplifies and manifests elements of the cultural, social, economic,
and architectural history of the City.
2.
The 11th Street Bungalow Historic District
is identified with historic personages or with important events in
local, State or national history. Kenneth Strickfaden lived at 1223
12th Street from 1914 to 1920. He is largely known for his creation
of the electronic special effects in the film Frankenstein (1931)
as well as others, including The Wizard of Oz (1939). His development
of techniques applied in these and other films can be seen in experiments
conducted in his workshop behind his home, where he worked with electrical
effects, wireless communications and Tesla coils. These experiments
were part of a continuum of his opus as an artist, achieving international
fame in adult life applying applications of electronics to filmic
artistry. A picture of an early Strickfaden laboratory in his backyard
workshop dating from 1915 can be found in the book on Kenneth Strickfaden
written by Harry Goldman in 2005 entitled: Kenneth Strickfaden: Dr.
Frankenstein's Electrician. He was recognized for his expertise while
a student in Santa Monica High School. A review in the Santa Monica
Bay Outlook of June 9, 1916, praises his contribution to a drama production:
Kenneth Strickfaden of the high school student body has charge of
the electrical features of the performance which are quite effective.
In a story on June 13, 1918, the newspaper calls attention to Strickfaden's
military service in the war, and highlights his electrical skills:
The boy is a master electrician and well known here as "Edison No.
2," receiving his name on account of his many clever electrical inventions,
which made for him the wizard's name. The story further describes
him as a sensation at the Panama Pacific Exposition, a major international
fair in 1915. He continued to participate in Santa Monica activities
well into his career. A story in the March 22, 1935, Outlook records
him scheduled to present a demonstration of electrical equipment "used
in sound pictures" at a Boy Scout honors event. A long career in his
field of specialty continued, highlighted by his heralded electronic
special effects in films such as Frankenstein and The Wizard of Oz.
He was honored in 1981 by the Academy of Motion Pictures Arts and
Sciences at a special event dedicated to the then 85-year old's contributions
to film electronic artistry. During Strickfaden's attendance at Santa
Monica High School from 1914-16, he was an active photographer, and
he continued working in this genre after graduation. The Santa Monica
Public Library owns 57 of these and other photographs associated with
him in their Strickfaden Collection, as well as offering images of
pages from the Santa Monica Evening Outlook with references to his
activities into the 1930's. He is also in the archives of the Santa
Monica History Museum and the Homestead Museum in the City of Industry.
Waldo K. Cowan (Willie) built 5 houses on the east side of 11th Street
between what is now Wilshire and Arizona: 1233, 1239, 1247, 1253 and
1259 11th Street (the latter now 1107 Arizona Avenue) and one on Arizona,
1109. He also lived in 1259 11th Street with his family from 1906
to 1914. Records show Cowan is known for complete careers in several
fields: real estate building and improvements; automobile introduction,
use, and industrial development; pear agriculture and improvement;
and civic and community leadership and service. His name appears in
numerous newspaper articles from the Santa Monica Evening Outlook
and Los Angeles Times for his participation in each of these from
the 1890's to the 1920's. He is identified for his early support of
the automobile as a new phenomenon and a developing industry, plus
its applications for fun and entertainment. He owned one of the first
autos in Santa Monica and was an avid auto racer, favoring Ramblers,
the second most popular brand after Ford. He is associated with early
models of autos serving as firefighting equipment, making the first
delivery of such a vehicle to the Long Beach Fire Department. And
his name appears as an officer or leader in auto sales and service.
Active in Santa Monica public affairs, he was a member of the 1899
Cycle Path Committee. He helped develop the first bicycle path in
the City. A photo of the early days of this path is in the Santa Monica
Public Library Strickfaden Collection. He headed the Santa Monica
Board of Trade and was an organizer and participant in several auto
races when the City was known as an attraction for these events. Cowan
and his wife also owned a pear ranch in Lancaster, CA and was mentioned
in newspapers for its development of model fruit.
3.
The 11th Street Bungalow Historic District
is a significant or representative example of the work or product
of a notable builder, designer or architect. Within the Historic District
are 2 Craftsman-style bungalows that were constructed by local contractor
Joseph J. Rowe; 1223 11th Street (1910) and 1229 11th Street (1908).
Both of these bungalows reflect typical elements of the Craftsman
idiom. Rowe is a notable builder who was a very active contractor
having constructed many cottages and bungalows in the City during
the 1900s and 1910s. Two other properties in the City constructed
by Rowe have been previously identified through survey: 426 Palisades
Avenue (1914), an American Foursquare, and 929 Lincoln Boulevard (1916),
a Craftsman bungalow designated as a City Landmark (2008) that features
the unusual use of clinker brick in its front porch walls and piers.
The district, consisting of the properties located at 1223 11th Street
and 1229 11th Street, is representative of the work of Joseph J. Rowe,
a notable builder in Santa Monica.
4.
The 11th Street Bungalow District reflects
significant geographical patterns, including those associated with
different eras of settlement and growth, particular transportation
modes, or distinctive examples of park or community planning. The
Historic District is one of the last remaining examples of a contiguous
grouping of low-scale, working-class housing that spans the entire
first half of the twentieth century. It represents the easternmost
boundary of the earliest phase of development of the Santa Monica
tract in the twentieth century. The east side of the 1200 block of
the 11th Street and the adjacent three parcels on the north side of
Arizona comprise single-unit residences, multi-unit apartments and
a residential condominium. Buildings in the area are predominantly
one and 2 stories with the tallest, a later 1992 three story multi-family
condominium. The corner structure's change in address from 1259 11th
Street to 1107 Arizona serves as a historic transition turning the
corner within the period of significance. The district contains early
single-unit residences set at the front of the parcels, several with
additional residences in the rear with post WWII-era apartments infilling
the adjacent lots. Architectural styles present along this portion
include California Craftsman bungalow, hipped roof cottage, Spanish
Colonial Revival, minimal traditional and contemporary vernacular.
Although the period of significance is 1905 to 1925, the adjoining
apartments extend the vernacular, working-class nature of the neighborhood
into the 1950's and maintain its rare low scale. They do not diminish
the integrity of the district associated with its period of significance
from 1905 to 1925. The district, taken as a whole, is a microcosm
of Santa Monica development. As such, the Historic District "reflects
significant geographic patterns, including those associated with settlement
and growth."
C.
The 11th Street Bungalow Historic District
consists of the properties along the east side of 11th Street, between
Wilshire Boulevard and Arizona Avenue (1221 to 1253 11th Street),
and the properties along the north side of Arizona Avenue between
11th Street and 11th Court Alley (1107 to 1115 Arizona Avenue).
D.
Structures that contribute to the character
and integrity of the 11th Street Bungalow Historic District shall
be defined as primary, street-facing bungalows constructed between
1905 and 1925 during the district's period of significance and located
at 1223 11th Street, 1229 11th Street, 1233 11th Street, 1107 Arizona
Avenue and 1115 Arizona Avenue, including hipped roof cottages from
the turn of the twentieth century era, Craftsman bungalows from the
teens, and a Spanish Colonial Revival-style bungalow; noncontributing
buildings, structures or sites shall be defined as buildings or structures
constructed after 1925 that are not listed as contributors or of the
bungalow type, and vacant lots.
E.
Pursuant to Sections 9.56.130 and 9.56.140 of this Code, until such time as an ordinance is adopted that specifies the nature of any alteration, restoration, construction, removal, relocation, or demolition of or to a building or structure within the district that can occur without prior approval of a certificate of appropriateness, any such work must obtain approval of a certificate of appropriateness or certificate of economic hardship by the Landmarks Commission.
F.
Until such time as an ordinance is adopted that specifies the nature of any alteration, restoration, construction, removal, relocation, or demolition to a building or structure within the district that can occur without prior approval of a certificate of appropriateness, all work to buildings, structures or sites located within the district is exempt from review by the Architectural Review Board, provided that a certificate of appropriateness is obtained from the Landmarks Commission or the Landmarks Commission Secretary pursuant to authority granted by the Landmarks Commission in accordance with Section 9.56.130(L), and all certificate of appropriateness fees for any alteration, restoration, or construction, in whole or in part, to a building, structure or site located within the Historic District are waived.
(Adds Ord. No. 2602CCS § 1, adopted February 12, 2019)
A.
The City Council has reviewed and considered
the Historic District application for the area (the "4th Street Corner
Historic District" or "District") and has reviewed and considered
the record of proceedings before the Landmarks Commission.
B.
The City Council finds and declares that:
1.
The 4th Street Corner Historic District
exemplifies, symbolizes, or manifests elements of the cultural, social,
economic, political or architectural history of the City. The District
is a diverse grouping of buildings spanning the first third of the
twentieth century and manifests the patterns of residential development
that shaped the Ocean Park neighborhood of Santa Monica in the early
decades of the twentieth century. Constructed in 2 of the earliest
subdivisions in Ocean Park, the District exemplifies early twentieth
century residential development in the area, with its variety of architectural
styles and modest scale. All of the properties within the District
retain substantial elements of historic integrity. The District also
exemplifies the economic history of the City, when new transportation
infrastructure in Ocean Park created the framework for residential
development. In 1875, when the Town of Santa Monica was established,
Ocean Park was the Lucas Ranch. Early settlement of Ocean Park was
concentrated at the western end close to the beach. The Lucas family
homestead was a grand mansion on what is now Hotchkiss Park at 4th
and Strand Street. This block of Fourth Street extended all the way
to Hill Street, as Central Avenue (which was later renamed Ocean Park
Boulevard) terminated east of 4th Street. Until a major roadway improvement
was launched by the City in 1917, 4th Street was a very long block
with sparse development. Then Central Avenue/Ocean Park Boulevard
was opened up through 4th Street and extended to the beach. The new
thoroughfare reaching from Los Angeles through the heart of Ocean
Park to the ocean was a catalyst. Residential development in the 4th
Street Corner District began immediately, with most of the homes dating
from 1917-1925. The Period of Significance for the 4th Street Corner
District is 1904-1936. The 1904 house at 2506 4th Street was the first
in this then-sparsely settled neighborhood, followed by a cluster
of residential structures built from 1917 to 1925. The last house
in the District dates from 1936 and represents a new step forward
in residential development as a multi-family residence in the Spanish
Colonial Revival style. It replaced a small 1905 single-family residence
that was adjacent to the original 1904 structure on the block. This
group of early residential properties has remained intact to the present
day, despite major infrastructure changes that occurred beginning
in the late 1960s, with Redevelopment Agency projects intended to
remove what was considered blight. 4th Street and Ocean Park Boulevard
were widened, and the intersection of 4th Street and Ocean Park Boulevard
was reconfigured to create an underpass for a larger Ocean Park Boulevard.
Despite these major alterations of the urban streetscape, this cluster
of historic properties remained intact and unaltered, manifesting
the original residential character of early Ocean Park.
2.
The 4th Street Corner Historic District
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. The architectural features of the residences within
the District are valuable to a study of the early period of residential
architectural history in Ocean Park. A variety of architectural styles
are represented that portray the architectural evolution of the period,
and different residential property types. Moreover, the District maintains
a high level of original architectural integrity. Generally, the character-defining
features of the District include modestly sized, one- and two-story
residential buildings in a variety of architectural styles popular
in the early twentieth century. The earliest residence in the District
is a late Victorian/Neoclassical hipped roof cottage at 2506 Fourth
Street, constructed in 1904. This architectural style was prevalent
in the first decade of the 20th century, but has become increasingly
rare. Its character-defining features consist of wood cladding of
both shingles and clapboard, a steeply-pitched hipped roof with flared
bracketed eaves, wood sash double-hung windows with plain surrounds
and projecting sills, recessed partial-width porch with Corinthian
columns; central dormer with leaded-glass window and decorative scrollwork.
The original wraparound porch was partially enclosed between 1909
and 1918. The next architectural phase reveals the emergence of diverse
architectural styles: Craftsman, American Colonial Revival and Mediterranean
Revival. This development is manifested in 2 clusters, Craftsman and
American Colonial Revival in the bungalow court adjacent to the original
1904 Victorian/Neoclassical cottage on the west side of 4th Street,
and Craftsman and Mediterranean Revival adjacent to the corner of
4th Street and Ocean Park Boulevard. There are three modest Craftsman
bungalows at 317, 319 and 321 Ocean Park Boulevard (c.1920), and a
pair of Craftsman bungalows at 2514 and 2516 4th Street (1921). Character-defining
architectural features of the Craftsman bungalows include: simple
rectangular massing; wood cladding of clapboard or shingles; low-pitched
front-facing gable roof with extended eaves and exposed rafter tails;
front porch with gable supported by wood posts; wood sash casement
or double-hung windows with plain surrounds and projecting sills.
The four-unit, two-story structure at 2510 4th Street is a unique
hybrid reflecting American Colonial Revival, Monterey Revival and
Tudor Revival in a one-of-a-kind eclectic design. Constructed in 1925,
it is valuable for a study of architectural trends in the 1920s. The
bungalow court also includes 2 American Colonial Revival bungalows
constructed in 1925 located at 2508 and 2512 4th Street. Character-defining
features are wood clapboard exterior cladding, divided-light wood
sash casement windows with plain surrounds and projecting sills; side
gable roof with tight eaves; asymmetrical composition. Three Mediterranean
Revival-style residences located at 2524, 2525 and 2528 4th Street
form a distinct subgroup that is worthy of further study. Based upon
the stucco cladding and terra cotta roof tiles, these residences relate
to Mission Revival precedents combined with Craftsman windows and
doors. Character-defining architectural features are: horizontal orientation,
smooth plaster exterior wall cladding, flat roof with stepped parapet,
wood sash windows of Craftsman design (tripartite or crossed muntins),
shed roofs with terra cotta barrel tiles supported by wood brackets.
Leaded glass windows and ornate window design are also found. The
Spanish Colonial Revival triplex located at 2518 4th Street, constructed
in 1936, is a designated Structure of Merit. This architectural style
was the successor to the earlier adjacent Mediterranean Revival residences
Character-defining features include: asymmetrical composition, complex
massing; smooth stucco exterior wall cladding; low pitched roofs with
terra cotta barrel tiles; wood sash double-hung windows with plain
surrounds and projecting sills; curving exterior staircase. In the
rear of this triplex is an accessory two-story structure with ground
floor garages and residential units above. It is stucco clad with
a low-pitched side gable roof and clay barrel tiles.
3.
The 4th Street Corner Historic District
has a unique location, singular physical characteristic, or is an
established visual feature of a neighborhood, community, or the City.
The 4th Street Corner District is an established and familiar visual
feature of the Ocean Park neighborhood. This highly intact group of
historic residences has a unique location at the summit of a hill,
giving the District a strong visual and physical presence. The visibility
of this intersection was enhanced when reconfigured in the 1960s to
create a vehicular bridge and underpass for Ocean Park Boulevard.
Despite these roadway reconfigurations, the District has maintained
its integrity as a cohesive group of historic residences. As a group
of residential properties uninterrupted by noncontributing properties
located at the crest of a hill, the highly visible integrity and cohesion
of the District is a singular physical characteristic.
4.
The 4th Street Corner District is a noncontiguous
grouping of thematically related properties or a definable area possessing
a concentration of historic scenic or thematic sites, which contribute
to each other and are unified aesthetically by plan, physical development,
or architectural quality. The District is a highly unified and cohesive
grouping of residential structures located in the Ocean Park neighborhood,
at the north side of the intersection Ocean Park Boulevard and Fourth
Street. As a group of residential properties uninterrupted by noncontributing
properties, the District is unified by physical development and architectural
quality. The buildings represent modest examples of a variety of architectural
styles popular in the early 20th century and reflect the development
of Ocean Park during such time. The period of significance begins
in 1904 with the first residence in the District at 2506 4th Street
and ends with the 1936 Spanish Colonial Revival triplex at 2518 4th
Street. Most structures in the District are Craftsman bungalows and
Mediterranean Revival architecture and were constructed between 1917
and 1925 following the westward extension of Central Avenue (now Ocean
Park Boulevard) toward the beach. Most are one story and of modest
scale, oriented towards the 2 streets that frame the District; a second
group is oriented around an open grass courtyard in a bungalow court
configuration. Architectural variety is manifest in the different
architectural styles, which portray a chronological sequence from
late Victorian to mature Spanish Colonial Revival. The residences
retain a high level of original architectural integrity, and, therefore,
the District retains a sense of time and place.
5.
The 4th Street Corner Historic District
reflects significant geographical patterns, including those associated
with different eras of settlement and growth, particular transportation
modes, or distinctive examples of park or community planning. The
4th Street Corner District provides a visible representation of early
twentieth century residential development in Ocean Park, a period
of growth in the neighborhood. The catalyst for early residential
development was new transportation infrastructure, the extension of
Central Avenue (later Ocean Park Boulevard) across 4th Street to the
west in 1917. The new roadway, Ocean Park Boulevard from 4th Street
to the west, provided access to the parcels which became the 4th Street
Corner District. Thus the area is united by a transportation mode
and physical development. The period of significance, 1904-1936 portrays
different eras of settlement and growth, from a late Victorian hipped
roof cottage to a highly articulated example of Spanish Colonial Revival
in 1936. The District contains an unusual example of a bungalow court,
with homes of different architectural styles sited around an open
grass courtyard. Subsequent reconfiguration of the street infrastructure
of Fourth Street and Ocean Park Boulevard, due to Redevelopment Agency
activity in the late 1960s, did not result in compromise or loss of
the integrity of the District. The streetscape reflects those changes,
but the homes remained intact and cohesive.
C.
The 4th Street Corner Historic District
consists of the properties located within the 2500 block of 4th Street
and situated on the corner of 4th Street and Ocean Park Boulevard,
including 2506-2516, 2518, 2524, 2525, and 2528 4th Street, and 317-321
Ocean Park Boulevard.
D.
Structures that contribute to the character
and integrity of the 4th Street Corner Historic District shall be
defined as the multi-unit residential condominium complex located
at 2506-2516 4th Street, the front residential triplex structure and
rear detached residence above garage structure located at 2518 4th
Street, the multi-unit residential structure located at 2524 4th Street,
the single-unit residences located at 2525 and 2528 4th Street, and
the single-unit residences located at 317-321 Ocean Park Boulevard.
Noncontributing buildings or structures shall be defined as buildings
or structures constructed that are not listed as contributors.
E.
Pursuant to Sections 9.56.130 and 9.56.140 of this Code, until such time as an ordinance is adopted that specifies the nature of any alteration, restoration, construction, removal, relocation, or demolition of or to a building or structure within the District that can occur without prior approval of a Certificate of Appropriateness, any such work must obtain approval of a Certificate of Appropriateness or Certificate of Economic Hardship by the Landmarks Commission.
F.
Until such time as an ordinance is adopted that specifies the nature of any alteration, restoration, construction, removal, relocation, or demolition to a building or structure within the District that can occur without prior approval of a Certificate of Appropriateness, all work to buildings, structures or sites located within the District is exempt from review by the Architectural Review Board, provided that a Certificate of Appropriateness is obtained from the Landmarks Commission or the Landmarks Commission Secretary pursuant to authority granted by the Landmarks Commission in accordance with Section 9.56.130(K), and all Certificate of Appropriateness fees for any alteration, restoration, or construction, in whole or in part, to a building, structure or site located within the Historic District are waived.
(Added by Ord. No. 2613CCS § 1, adopted August 27, 2019)
