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11/28 PLUM Hearing Impact Report

Nora WymanPosted in group: Clerk-PLUM-Committee

Nov 26, 2017 11:19 AM

Hello Ms. Cheng,

I am the appellant for Case Number AA-2016-2034-PMLA-SL-1A, for the property located at 453 N Stanley Ave. I have a hearing date in front of the PLUM committee this coming Tuesday, November 28th at 2:30 PM.

Katie Horak, an expert architectural historian with the firm ARG, provided comments on the Project’s impacts on the Orange Grove Avenue-Gardner Street Multi-Family Residential Historic District.

I am attaching her report, and it is my hope that it will be added to the file, and that the committee can receive a copy and/or review this report prior to my scheduled hearing. It provides valuable information regarding our appeal.

Thank you for your time.

Sincerely,

Nora Wyman

Architectural Resources Group

8 Mills Place, Suite 300 Pasadena, California 91105 arg-la.com

MemorandumCentral Area Planning Commission City of Los Angeles 200 North Spring Street, Room 1020 Los Angeles, CA 90012

To

Project: Project No.: Date:Via:

453-455 N. Stanley Ave., AA-2016-2034-PMLA-SL-1A; ENV-2016-2035-CE 17028February 27, 2017E-mail, [email protected]

Architectural Resources Group (ARG) has reviewed the City's Staff Report for the proposed project at 453-455 N. Stanley Avenue, regarding the forthcoming appeals hearing to be held Feb. 28, 2017. The report includes a plan set for the project (dated 2/20/17), which would demolish an existing duplex building (constructed in 1927) and construct a four-lot subdivision in its place. The project is located within the potential Orange Grove Avenue - Gardner Street Multi-Family Residential Historic District, which was identified as eligible against federal, state, and local criteria as part of the SurveyLA survey of the Wilshire Community Plan Area (2015).

At the request of the appellant, Save Beverly Fairfax, we are providing this evaluation of the proposed design of the new development in the context of the potential historic district, and specifically the street of multi-family residences that form its immediate setting. We understand that the project must meet the Secretary of the Interior's Standards for Rehabilitation in order to be granted an exemption from further review under the California Environmental Quality Act, or CEQA.

The Staff Report notes that the proposed project was reviewed by a qualified historic preservation architect (per the Secretary of the Interior's Professional Qualification Standards) and that the project meets all ten of the Secretary of the Interior's Standards for Rehabilitation. ARG does not agree with this finding. Specifically, the project does not comply with Standard #9.

Of the ten Standards for Rehabilitation, only #9 and #10 apply to new construction. Standard #10 states that "(n)ew additions and adjacent or related new construction shall be undertaken in such a manner that if removed in the future, the essential form and integrity of the historic property and its environment would be unimpaired." Removal of the building in the future would not impact the district.

AA-2016-2034-PMLA-SL-1A

Architects,Planners &

Conservators

At issue, rather, is the potential impact of construction of the new building on the historic district, to which only Standard #9 applies, and the precedent that will be set with this type of new development as infill. A project may be considered to meet Standard #9 if the "new work (is) differentiated from the old and... compatible with the massing, size, scale, and architectural features to protect the historic integrity of the property and its environment."

The Staff Report, in recommending that the project is in conformance with all ten Standards, appears content to have the project mimic the features and materials of Spanish Colonial Revival style buildings while ignoring the issues of scale and sheer size that present the greatest potential to adversely impact the district.

Size and Scale of the Project

The proposed project consists of a three-story complex of four attached dwellings. Every building on the 400 block of North Stanley Avenue is two stories in height. The third story of the new building appears to be set back at a distance of 6 feet from the plane of the front facade. It is clear from the photo simulations at the bottom of Sheet A5.0 that the setback of the third story is not substantial enough to lessen the visibility of the building's bulk and, further, that the mostly solid third-story balcony front mostly negates the small setback that is present.

The consistent size, height, and massing of the historic duplexes is the key to the cohesiveness of the block. The extensive variation in the arrangement of the facades (including some variety of styles) acts as a balance to the consistent typology of the buildings.

The forward-most portion of the street facade should be two stories high (consistent with average nearby cornice or roof lines) and follow a height and width based on most other buildings in its immediate context. Any third story should step back substantially from this point far enough that it makes a meaningful difference in the street appearance of the building's massing. The depth of a small balcony is clearly insufficient to allow the building to settle in with the neighboring buildings.

Set the bulk of the project's massing away from the street to maintain the two-story streetscape. As currently designed, the equal massing of the two buildings distributes the height equally around the site, which places too much height at the front of the property near the street. A reduction in the size of the front units to be more consistent with those in the neighborhood may be a necessary solution.

RECOMMENDATION:

AA-2016-2034-PMLA-SL-1A

Architects,Planners &

Conservators

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Figure 1. Suggestions for massing and scale in order to be more compatible with the surrounding environment of the potential historic district. (ARG, 2017)

Massing and Architectural Features: Symmetry of the Facade

The architect of the proposed project appears to intend to distinguish the two front units by dividing the facade into two generally mirrored halves. However, the central design conceit of the typical 1920s Los Angeles duplex, particularly as seen on North Stanley Avenue, is that the casual observer should read the facade as a single unified building that resembles a larger single-family residence at first glance. This is accomplished through the organization of the elements of the facade in a composition that is balanced but not symmetrical.

The hard symmetry that regulates the facade of the proposed project is not consistent with the character of Spanish Colonial Revival duplexes or most other building types of the style. The only exception that has been made from the symmetrical facade - second-floor main window shapes - does not amount to a meaningful gesture of architectural variety. Such variety is an important component in tempering the scale of the facade.

Observe the varied and balanced placement of architectural elements seen on other fagades on the street. Eliminate the mirror effect of the two units to give each half a distinct but unified appearance.

RECOMMENDATION:

AA-2016-2034-PMLA-SL-1A

Architects,Planners &

Conservators

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Figure 2. Typical buildings on the 400 block of N. Stanley Avenue, showing varied fagade composition and asymmetry. (Google maps, Feb 2016)

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Figure 3. Conceptual suggestion for fagade balance and asymmetry to be more compatible with the character of the surrounding environment. (ARG, 2017)

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Architects,Planners &

Conservators

In conclusion, the massing, scale, and size of the building, particularly its bulk at the street, present an impact to the historic streetscape. Changing the details of the fagade without changing its size and scale will be insufficient to avoid such impacts.

Without meeting Standard #9 in being "compatible with the massing, size, scale, and architectural features" of the proposed project's environment, an eligible historic district, the project cannot be said to meet the Standards.

Sincerely,

Katie Horak Principal

Jennifer Trotoux Senior Associate

Attached: Preparers' qualifications

AA-2016-2034-PMLA-SL-1A

Resume

,£TKATIE E. HORAKPrincipal | Architectural Historian & Preservation Planner

Katie is a Los Angeles-area native and Architectural Historian and Preservation Planner in

ARG's Pasadena office. She has more than twelve years experience in the field of historic

resource management in both the public and private sectors. Katie is a recognized leader

in the industry, bringing creative and innovative solutions to complex issues related to

historic site documentation, management, and adaptive re-use. Katie brings additional

experience with California Environmental Quality Act (CEQA) compliance documentation,

historic structure reports, determinations of eligibility, design review, and Mills Act

Property Tax Abatement Program administration.

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EducationMaster of Heritage Conservation, University of Southern California, Los Angeles

University of Oregon, Eugene Historic Preservation Field School in Canova, Italy

Bachelor of Arts, Art (Painting/ Drawing), Whitworth College, Spokane, Washington

Meets The Secretary of the Interior's Professional Qualifications Standards in Architectural History and History

Relevant Project Experience

■ Los Angeles Union Station, Historic Structures Report, Los Angeles, CA

■ SurveyLA, Los Angeles Citywide Historic Resources Survey: Citywide Historic Context

Statement (The Ranch House and Los Angeles Modernism), Pilot Survey, Groups 1, 2, 4, 5,

6, 7, 8, 9, and 10 Surveys

■ Bay Cities Guaranty Building (Clock Tower Building), Mills Act Application, Santa Monica,

CA

■ Historic Signs Survey and Ordinance Review, Burbank, CA

■ Beverly Hills Citywide Historic Resources Survey, Beverly Hills, CA

■ Dana Point Citywide Historic Resources Survey, Dana Point, CA

■ Arcadia Citywide Historic Resources Survey, Arcadia, CA

■ Santa Monica Citywide Historic Resources Inventory (HRI) Update, Santa Monica, CA

■ City of Redlands, Historic Context Statement, Redlands, CA

■ University of California, San Diego, Campus-wide Historic Resources Survey, San Diego, CA

■ View Park Historic District National Register Nomination, Los Angeles County, CA

■ Village Green, Historic Structures Report and Mills Act Application, Los Angeles, CA

■ Miracle Mile Historic Preservation Overlay Zone, Historic Resources Survey, Los Angeles, CA

■ Jefferson Park Historic Preservation Overlay Zone, Historic Resources Survey, Los Angeles, CA

■ Balboa Highlands Historic Preservation Overlay Zone, Historic Resources Survey (in

collaboration with community volunteers), Los Angeles, CA

■ Windsor Village Historic Preservation Overlay Zone, Historic Resources Survey (in

collaboration with community volunteers), Los Angeles, CA

MembershipsFounding President, Docomomo US, Southern California Chapter

Los Angeles Conservancy

National Trust for Historic Preservation

Society of Architectural Historians, Southern California Chapter

Claremont Heritage

Academic Involvement Adjunct Lecturer, University of Southern California.

Current courses taught: Introduction to Historic Site Documentation, and Advanced Documentation: Historic Resources Surveys

Architectural Resources Group 1AA-2016-2034-PMLA-SL-1A

Resume

■ Country Club Park Historic Preservation Overlay Zone, Historic Resources Survey (in

collaboration with community volunteers), Los Angeles, CA

■ Garvanza Historic Preservation Overlay Zone, Historic Resources Survey, Los Angeles, CA

■ Carthay Square Historic Preservation Overlay Zone, Historic Resources Survey (in

collaboration with community volunteers), Los Angeles, CA

■ Oxford Square Historic Preservation Overlay Zone, Historic Resources Survey, Los Angeles, CA

■ Garden Apartments of Los Angeles County, Historic Context Statement, Los Angeles, CA

■ Century Plaza Hotel, Historical Resources Technical Report under CEQA, Los Angeles, CA

■ 1800 Stewart Street, Historic Resource Evaluation under CEQA, Santa Monica, CA

■ 710 Wilshire, Historical Resources Technical Report under CEQA, Santa Monica, CA

■ City of Los Angeles, Mills Act Property Tax Abatement Program, Pre-Contract Approval

Inspections

■ 844 South Plymouth Blvd, Historic-Cultural Monument Nomination, Los Angeles, CA

■ Dunsmuir Flats, Historic-Cultural Monument Nomination (in collaboration with the

owner), Los Angeles, CA

■ University of Southern California, Historic Resources Survey, Los Angeles, CA

■ La Rosita Drive-Thru, Historic Resource Assessment and Design Review for compliance

with The Standards, Redlands, CA

■ Claremont McKenna College, Historical Resources Technical Report under CEQA,

Claremont, CA

■ Pomona College Master Plan EIR, Historical Resources Technical Report under CEQA,

Claremont, CA

Selected Lectures

■ "Historic Surveys and Designation: From Identification to Nomination." California

Preservation Foundation Workshop, January 2016.

■ "Beyond Mid-Century Modern," California Preservation Conference, May 2015.

■ "How to Measure Integrity in Historic Resources," Palm Springs Modernism Week,

February 2015, and California Preservation Conference, May 2015.

■ "Garden Apartments: Rehabilitating 20th Century Multifamily Garden Apartments for the

21st Century," Traditional Building Conference, Los Angeles, CA, Nov. 2013.

■ "Current Trends in Historic Resources Surveys for Preservation Planning," California APA

Conference, Visalia, CA Oct. 2013.

■ "Know Your Strengths: Innovative Historic Resources Surveys," National Preservation

Conference, Spokane, WA, Oct. 2012.

Architectural Resources Group 2AA-2016-2034-PMLA-SL-1A

Resume

JENNIFER TROTOUXSenior Associate | Architectural Historian & Preservation Planner

Jennifer is an architectural historian and historic preservation planner in ARG's

Pasadena office with twenty years of professional experience in Southern California.

She provides office leadership in such areas as design review, California Environmental

Quality Act (CEQA) compliance, federal Rehabilitation Tax Credit projects, and Section

106 documentation. She has led the evaluations of diverse resources including college

campuses, institutional buildings, recreational venues, private residences, office

and apartment buildings, and public parks. She meets the Secretary of the Interior's

Qualifications Standards for History and Architectural History.

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EducationAttingham Trust Summer School

University of Chicago, Chicago, IL. Coursework completed toward Master of Arts, Art History

Bachelor of Arts, Architectural Studies, Scripps College, Claremont, CA

Meets the Secretary of the Interior's Professional Qualifications Standards in Architectural History and History

Relevant Project Experience

■ Pomona College, Historical Resources Evaluation of Master Plan under CEQA, Claremont, CA

■ Hillsides Master Plan Phase 4, CEQA Evaluation, Pasadena, CA

■ City of Anaheim, Citywide Historic Preservation Plan & Historic Resources Consulting,

Anaheim, CA

■ Scripps College, Historic Landscape Resources Consulting, Claremont, CA

■ Meridian Iron Works/South Pasadena Historical Museum Exterior Rehabilitation and

Historical Assessment, South Pasadena, CA

■ One Bunker Hill/Edison Building Mills Act Application and Consulting, Los Angeles, CA

■ 1828 Ocean Ave. Development, CEQA Evaluation, Santa Monica, CA

■ Mission Place Development, CEQA Evaluation, South Pasadena, CA

■ Culver City Ice Arena, Historical Resource Evaluation and CEQA Evaluation, Culver City, CA

■ Hotel Green Apartments, Historic Context Study, Pasadena, CA

■ Pasadena YWCA Rehabilitation Study, Pasadena, CA

■ Pasadena Playhouse, Historic Structures Report, Pasadena, CA

■ Casino San Clemente, HSR and Historic Resources Evaluation under CEQA, San Clemente, CA

■ Claremont McKenna College, Historical Resources Evaluation under CEQA, Claremont, CA

■ Hollenbeck Terrace/Linda Vista Hospital, Tax Credit Certification Application, Boyle

Heights, Los Angeles, CA

■ Huntington Mausoleum Conservation, San Marino, CA

■ 312 N. Spring Street, Federal Courthouse Adaptive Reuse Assessment, Los Angeles, CA

■ Tustin Regional Park, General Plan Development at former Marine Corps Air Station,

Tustin, CA

Memberships Friends of the Gamble House, Board of Directors, 2008­2013; President, 2011-2013; Gamble House Docent Council 2004-present

California Garden and Landscape History Society, Director at Large, 2017

Society of Architectural Historians/Southern California Chapter, Board of Directors, 1995-1998

City of West Hollywood, Cultural Heritage Commission 1998-2002; Chair, 2002-2003

Pasadena Heritage/Pasadena Museum of History/The Los Angeles Conservancy/National Trust for Historic Preservation

HonorsOutstanding Recent Alumna, Scripps College, 2007

Architectural Resources Group iAA-2016-2034-PMLA-SL-1A

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Ole Hanson Beach Club & Pool Rehabilitation, San Clemente, CA

The California Club, National Register Nomination, Los Angeles, CA

La Quinta Hotel, CEQA Evaluation, La Quinta, CA

Howard Hughes Industrial Historic District at Playa Vista, Los Angeles, CA

Paseo Colorado Redevelopment, CEQA Review, Pasadena, CA

1065 Locust Street Rehabilitation Study, Pasadena, CA

Selected Presentations

■ "Historic Preservation in Three Orange County Cities: Anaheim, Santa Ana, and Orange," Leader of panel discussion,

American Planning Association (APA) California Conference, Pasadena, 2016

■ "Architectural Styles of Pasadena," Keynote talk for Historic Properties Workshop, Pasadena Heritage, 2014.

■ "Pasadena YWCA: History and Evolution of a Landmark," A Tribute to Julia Morgan, Architect, Pasadena Heritage, 2011

■ "The National Register of Historic Places and the Secretary of the Interior's Standards for the Treatment of Historic

Properties," presented at California Preservation Foundation 2010 Workshops Series, Tustin, CA

■ "Historic Preservation in Los Angeles: Some History and Context," Scripps College, Malott Commons Tuesday Noon Academy,

2005

The Superior Oil Company Building (federal tax credit project, the Standard Hotel), California Preservation Foundation annual

conference, "Identification, Evaluation, and Preservation of Modern Buildings and Landscapes" session, 2004

"Documentation of Historic Buildings," University of Southern California, Summer Short Course in Historic Preservation,

2001-2004

Additional Professional Experience

■ Taught two-semester survey course in Architectural History, Adjunct Lecturer, Department of Interior Architecture,

Woodbury University, Burbank, CA, 1997-2001

Architectural Resources Group 2AA-2016-2034-PMLA-SL-1A