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 six 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 six 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 timeframes stipulated in Section 9.37.090(A), Expiration, for projects that are active and issued as of July 1, 2024.
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 five 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 five-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 five-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; Ord. No. 2786CCS, 8/27/2024)
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) pursuant to Section 9.37.090(C), Extensions, 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; amended by Ord. No. 2786CCS, 8/27/2024)
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)