Memorandum WORK PROPOSED

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1 TO: Scott Albright, City of Santa Monica DATE: November 9, 2011 CC: FROM: Jon L. Wilson, M.Arch, LEED AP RE: SECRETARY OF THE INTERIOR S STANDARDS REVIEW: 2009 LA MESA DRIVE, SANTA MONICA, CA PCR has conducted a site visit of the City of Santa Monica Landmark located at 2009 LA Mesa Drive, in the Canyon Vista Tract in the City of Santa Monica. In addition, PCR has completed its review of the proposed plans for the property in respect to compliance with the Secretary of the Interior s Standards, and submits the following comments to the City of Santa Monica Planning Department. If you have any questions please do not hesitate to contact me at , ext Any work proposed for this particular property should respect the building s original historic character and fabric. For CEQA compliance, any proposed maintenance; repair; stabilization; preservation; restoration; reconstruction; conservation; and/or rehabilitation, that has an effect on the historic property should be conducted in a manner consistent with the Secretary of the Interior s Standards for the Treatment of Historic Properties with Guidelines for Preserving, Rehabilitating, Restoring, and Reconstructing Historic Properties (1995) Weeks and Grimmer (Standards). The subject property, 2009 La Mesa Drive, is a large irregularly-planned single-family residential property. The two-story Period Revival residence combines elements of both the English Cottage and Tudor Revival styles. The architecture of the English Cottage style was based on the English vernacular tradition found throughout rural England from the eighteenth century through the Second World War. English Cottage Revival style was centered on the authenticity of materials, form, and program, in contrast to the more decorative Tudor Revival style. The English Cottage Revival tended to use half-timbering, stucco or brick, and a thatched appearance to the roof. 1 However, Tudor Revival architecture was loosely based upon the architecture of Medieval cottages to grand houses that emphasized high-pitched gable roofs, decorative half-timbering, parapets, patterned stonework, and elaborated chimneys. During the 1920s and 1930s Tudor Revival became a popular style for residential architecture. The architecture of the Tudor Revival Style was defined by steeply pitched, gable roofs, decorative half-timbering, stucco or brick, narrow windows with multi-pane glazing, heavy wood timber posts and lintels, and massive chimneys. WORK PROPOSED The existing residence at 2009 LA Mesa Drive was designated a City of Santa Monica Landmark for its association with the early development and architectural history of Santa Monica, for its association with the Tudor Revival/English Cottage style in architecture, and because it s a 1 John Summerson, The Architecture of the Eighteenth Century, (London: Thames and Hudson), 1986, Wilshire Boulevard, Suite 130, Santa Monica, CA INTERNET TEL FAX

2 representative example of the work of the notable Los Angeles architect, Elmer Grey. Therefore, in order for the proposed work to conform with the Secretary of the Interior s Standards, the existing Landmark must not be altered in a manner that detracts from the residence s ability to represent the early development and architectural history of Santa Monica, negatively alter its architectural features associated with the Tudor Revival/English Cottage Style, or detract from the original design intent of its architect, Elmer Grey. The proposed project intends to both rehabilitate historic fabric and replace in-kind. Proposed work includes the following: Remove the existing stucco and replace in-kind; Repair existing windows and replace wood window trim in-kind; Remove existing asphalt and asbestos shingle roofing and replace with slate tiles; Add a brick veneer to the existing stucco chimney, and Repair existing woodwork. Secretary of the Interior s Standards The proposed project was reviewed by a qualified architectural historian, who satisfies the Secretary of the Interior s Professional Qualification Standards for History, Architectural History, or Architecture, pursuant to 36 CFR 61, to determine the significance of potential impacts to the identified historical resources on the project site. A discussion of how the proposed rehabilitation conforms to the Secretary of the Interior s Standards follows. Standard 1: A property will be used as it was historically or be given a new use that requires minimal change to its distinctive materials, features, spaces, and spatial relationships. The property will be rehabilitated and used as a residence, as it historically was. The proposed project retains the current footprint. The project complies with Standard 1. PCR Services Corporation Page 2 November 9, 20

3 Standard 2: The historic character of a property will be retained and preserved. The removal of distinctive materials or alteration of features, spaces, and spatial relationships that characterize a property will be avoided. The proposed project intends to remove the existing stucco and replace in-kind. The existing stucco, consisting of a textured non-pigmented stucco undercoat with a handtroweled and painted finish, includes some original fabric, but also areas of later incompatible re-stuccoing. In many areas the wood-framing and substrate behind the stucco has failed from water damage and the stucco is unreinforced. Furthermore, in order to deter future water damage to the framing around the windows, new waterproofing will be installed. Stucco surrounding the windows will be removed in order to waterproof the historic windows. Finally, much of the water causing damage to the wood framing is entering through the failed flashing at the joint between the roof-framing and the exterior wall. Existing stucco will be removed at the roof line around the entire residence to install new flashing. Therefore, the proposed project will remove incompatible stucco patching, remove stucco where the wood framing has failed, remove stucco around the historic windows, and remove stucco at the roof line to replace failed flashing. Because of the extensive removal of stucco necessary to waterproof the residence and to recreate a consistent finish based on the original stucco texture, the proposed project calls for the removal of the entirety of the existing stucco and replacement in-kind. The alternative, to patch where removed, would visually alter the façade and be a negative impact to the Landmark. Therefore, replacement in-kind to the original stucco, which appears to be extant in the middle sections of the primary elevation, is the preferable treatment. The proposed project intends to repair existing windows and replace wood window trim in-kind. Much of the wood trim and some of the wood window framing is water damaged. Furthermore, removing the windows for repair requires that some of the window trim be dismantled in order to remove the windows. The wood moldings and trim on the exterior windows has a modest profile and therefore, can easily be matched and replaced in-kind. Therefore, repair of the existing windows and repair and in-kind replacement of the damaged wood trim wood trim is the preferable treatment. The proposed project intends to remove existing asphalt and asbestos shingle roofing and replace with slate tiles. The existing roofing is a later alteration and its removal does not alter distinctive materials, features, spaces, or spatial relationships that characterize the property. PCR Services Corporation Page 3 November 9, 20

4 The proposed project intends to add a brick veneer to the existing stucco chimney. The existing stucco was applied after the 1994 Northridge earthquake destroyed, what was likely, the original chimney. Based on a historic rendering from the Los Angeles Times it appears that the original chimney was masonry and not stucco. The existing stucco chimney is a later addition and its removal does not alter distinctive materials, features, spaces, or spatial relationships that characterize the property. The proposed project intends to repair existing exterior woodwork. Exterior woodwork includes wood trim, half timbering, chamfered posts, wood brackets, wood ceilings, and lintels. Exterior wood will be largely repaired and treated, however, if any exterior wood work is found to be severely deteriorated it will be replaced only as necessary with in-kind material, matching the existing in shape, form, and texture, and if possible the same wood species. Repair or existing exterior woodwork and if necessary, replacement in-kind of deteriorated exterior woodwork, is the preferable treatment. The project complies with Standard 2. Standard 3: Each property will be recognized as a physical record of its time, place, and use. Changes that create a false sense of historical development, such as adding conjectural features or elements from other historic properties, will not be undertaken. The proposed project intends to remove existing asphalt and asbestos shingle roofing and replace with slate tiles. Based on the original building permit for the property, the original roofing material was wood shingles. An existing Elmer Grey-designed residence, The Max Factor Home at 336 South Hudson, does currently have a slate roof. However, the Max Factor Residence is more of a traditional Tudor Revival than 2009 La Mesa, which is largely an English Cottage Revival with some Tudor elements. While a slate roof appears compatible to the masonry residence, it is not compatible with the English Cottage style. Furthermore, the artist rendering of 2009 La Mesa invokes the vernacular English Cottage house type and even renders the roof as thatched or irregularly shaped wood shingle roofing. The documentary and physical evidence indicate that Grey s design intent was to imbue the residence with the an authentic English Cottage appearance that he articulated in his design through the simply rendered stucco surfaces, multi-light windows, and hand-hewn rustic exterior woodwork crowned by a thatch-like wood shake roof. Exterior decorative embellishment was limited to the half timbering above the front door and the masonry chimney; by contrast, evidence of the Tudor Revival is more prevalent on PCR Services Corporation Page 4 November 9, 20

5 the interior. The proposed slate roof is a conjectural feature from other historic properties and therefore would not be compliant with the Standard 3. The proposed project intends to add a brick veneer to the existing stucco chimney. The existing stucco was rebuilt after the 1994 Northridge earthquake destroyed, what was likely, the original chimney. Based on a historic rendering from the Los Angeles Times it appears that the original chimney was masonry and not stucco. The proposed brick veneer is a compatible material and this treatment would comply with Standard 3. The project does not fully comply with Standard 3 due to the proposed slate roof, which is a conjectural feature and would not be compliant with Standard 3. Standard 4: Changes to a property that have acquired historic significance in their own right will be retained and preserved. There are no changes or additions that appear to have acquired historic significance in their own right that should be retained or preserved. The proposed project complies with Standard 4. Standard 5: Distinctive materials, features, finishes, and construction techniques or examples of craftsmanship that characterize a property will be preserved. The proposed project intends to remove the existing stucco and replace in-kind. The stucco exterior is a primary character-defining feature of the Landmark residence. The original stucco consists of a textured non-pigmented stucco undercoat with a hand-troweled and painted finish. The existing stucco includes some original fabric, but also areas of later incompatible re-stuccoing. In many areas the wood-framing and substrate behind the stucco has failed from water damage and the stucco is unreinforced. Furthermore, in order to deter future water damage to the framing around the windows, new waterproofing will be installed. Stucco surrounding the windows will be removed in order to waterproof the historic windows. Finally, much of the water causing damage to the wood framing is entering through the failed flashing at the joint between the roof-framing and the exterior wall. Existing stucco will be removed at the roof line around the entire residence to install new flashing. Therefore, the proposed project will remove incompatible stucco patching, remove stucco where the wood framing has failed, remove stucco around the historic windows, and remove stucco at the roof line to replace failed flashing. Because of the extensive removal of stucco necessary to waterproof the residence and to recreate a consistent finish based on the original stucco texture, the proposed project calls for PCR Services Corporation Page 5 November 9, 20

6 the removal of the entirety of the existing stucco and replacement in-kind. The alternative, to patch where removed, would visually alter the façade and be a negative impact to the Landmark. Replacing in-kind to the original stucco, which appears to be extant in the middle sections of the primary elevation, is the preferable treatment. The proposed project intends to repair existing windows and replace wood window trim in-kind. Much of the wood trim and some of the wood window framing is water damaged. Furthermore, removing the windows for repair requires that some of the window trim be dismantled in order to remove the windows. The wood moldings and trim on the exterior windows has a modest profile and therefore, could easily be matched and replaced in-kind. Repair of the existing windows and replacement of the wood window trim in-kind is the preferable treatment. The proposed project intends to remove existing asphalt and asbestos shingle roofing and replace with slate tiles. The existing roofing is a later alteration and is therefore, not a distinctive material, feature, finish, construction technique or example of craftsmanship that characterize the property. The proposed project intends to add a brick veneer to the existing stucco chimney. The existing stucco was rebuilt after the 1994 Northridge earthquake destroyed, what was likely, the original chimney. Based on a historic rendering from the Los Angeles Times it appears that the original chimney was masonry and not stucco. The existing stucco chimney is a later addition and is therefore, not a distinctive material, feature, finish, construction technique or example of craftsmanship that characterize the property. The proposed project intends to repair existing exterior woodwork. Exterior woodwork includes wood trim, chamfered posts, wood brackets, wood ceilings, and lintels. Exterior wood will be largely repaired and treated, however if any exterior wood work is found to be severely deteriorated it will be replaced only as necessary with in kind material, matching the existing in shape, form, and texture, and if possible the same wood species. The project complies with Standard 5 PCR Services Corporation Page 6 November 9, 20

7 Standard 6: Deteriorated historic features will be repaired rather than replaced. Where the severity of deterioration requires replacement of a distinctive feature, the new feature will match the old in design, color, texture, and, where possible, materials. Replacement of missing features will be substantiated by documentary and physical evidence. The proposed project intends to remove the existing stucco and replace in-kind. The existing stucco includes some original fabric, but also areas of later incompatible restuccoing. In many areas the wood-framing and substrate behind the stucco has failed from water damage and the stucco is unreinforced. Furthermore, in order to deter future water damage to the framing around the windows, new waterproofing will be installed. Stucco surrounding the windows will be removed in order to waterproof the historic windows. Finally, much of the water causing damage to the wood framing is entering through the failed flashing at the joint between the roof-framing and the exterior wall. Existing stucco will be removed at the roof line around the entire residence to install new flashing. Therefore, the proposed project will remove incompatible stucco patching, remove stucco where the wood framing has failed, remove stucco around the historic windows, and remove stucco at the roof line to replace failed flashing. Because of the extensive removal of stucco necessary to waterproof the residence and to recreate a consistent finish based on the original stucco texture, the proposed project calls for the removal of the entirety of the existing stucco and replace in-kind. The alternative, to patch where removed, would visually alter the façade and be a negative impact to the Landmark. Replacing in-kind to the original stucco texture, based upon physical evidence extant in the middle sections of the primary elevation, is the preferable treatment. The proposed project intends to repair existing windows and replace wood window trim in-kind. Much of the wood trim and some of the wood window framing is water damaged. Furthermore, removing the windows for repair requires that some of the window trim be dismantled in order to remove the windows. The wood moldings and trim on the exterior windows has a modest profile and therefore, could easily be matched and replaced in-kind. Replacing the wood window trim in-kind, based upon the physical evidence, is the preferable treatment. The proposed project intends to remove existing asphalt and asbestos shingle roofing and replace with slate tiles. Based on the original building permit for the property, the original roofing material was wood shingles. An existing Elmer Grey-designed residence, The Max Factor Home at 336 South Hudson, does currently have a slate roof. However, the Max Factor Residence is more of a traditional Tudor Revival than 2009 La Mesa, which is largely an English Cottage Revival with some Tudor PCR Services Corporation Page 7 November 9, 20

8 elements. While a slate roof appears compatible to the Tudor Revival masonry residence, it is not compatible with the English Cottage style. Furthermore, the artist rendering of 2009 La Mesa invokes the vernacular English Cottage house type and even renders the roof as thatched or irregularly shaped wood shingle roofing. The documentary and physical evidence indicate that Grey s design intent was to imbue the residence with the an authentic English Cottage appearance that he articulated in his design through the simply rendered stucco surfaces, multi-light windows, and hand-hewn rustic exterior woodwork crowned by a thatch-like wood shake roof. Exterior decorative embellishment was limited to the half timbering above the front door and the masonry chimney; by contrast, evidence of the Tudor Revival is more prevalent on the interior. The proposed slate roof is a conjectural feature from other historic properties. The preferable treatment would be a compatible roofing material that conforms to the architect s original design intent, as indicated by the documentary and physical evidence. The proposed project intends to add a brick veneer to the existing stucco chimney. The existing stucco was rebuilt after the 1994 Northridge earthquake destroyed, what was likely, the original chimney. Based on a historic rendering from the Los Angeles Times it appears that the original chimney was masonry and not stucco. The proposed masonry chimney is compatible to the original design of the residence. The proposed project intends to repair existing exterior woodwork. Exterior woodwork includes wood trim, half timbering, chamfered posts, wood brackets, wood ceilings, and lintels. Exterior wood will be largely repaired and treated, however, if any exterior wood work is found to be severely deteriorated it will be replaced only as necessary with in-kind material, matching the existing in shape, form, and texture, and if possible the same wood species. Repair of existing exterior woodwork and replacement of deteriorated woodwork based upon the physical evidence is the preferred treatment. The project does not fully comply with Standard 6 due to the proposed slate roof, which is a conjectural and incompatible feature. It is recommended a more suitable roofing material be used that is compatible with the architect s original design intent, based upon the documentary evidence (building permit and artist s rendering) and the character of English Cottage style roofing. PCR Services Corporation Page 8 November 9, 20

9 Standard 7: Chemical or physical treatments, if appropriate, will be undertaken using the gentlest means possible. Treatments that cause damage to historic materials will not be used. Chemical or physical treatments of historic fabric will follow strict guidance contained in Preservation Briefs, Interpreting the Standards bulletins and other approaches prescribed by the National Park Service. Gentlest means possible will be employed. The proposed project conforms to Standard 7. Standard 8: Archeological resources will be protected and preserved in place. If such resources must be disturbed, mitigation measures will be undertaken. There are no known archaeological resources at the project site. If any archaeological resources are uncovered, mitigation measures shall be undertaken. The proposed project conforms to Standard 8. Standard 9: New additions, exterior alterations, or related new construction will not destroy historic materials, features, and spatial relationships that characterize the property. The new work shall be differentiated from the old and will be compatible with the historic materials, features, size, scale, and proportion, and massing to protect the integrity of the property and its environment. The proposed project intends to remove the existing stucco and replace in-kind. The existing stucco includes some original fabric, but also areas of later incompatible restuccoing. In many areas the wood-framing and substrate behind the stucco has failed from water damage and the stucco is unreinforced. Furthermore, in order to deter future water damage to the framing around the windows, new waterproofing will be installed. Stucco surrounding the windows will be removed in order to waterproof the historic windows. Finally, much of the water causing damage to the wood framing is entering through the failed flashing at the joint between the roof-framing and the exterior wall. Existing stucco will be removed at the roof line around the entire residence to install new flashing. Therefore, the proposed project will remove incompatible stucco patching, remove stucco where the wood framing has failed, remove stucco around the historic windows, and remove stucco at the roof line to replace failed flashing. Because of the extensive removal of stucco necessary to waterproof the residence and to recreate a consistent finish based on the original stucco texture, the proposed project calls for the removal of the entirety of the existing stucco and replace in-kind. The alternative, to patch where removed, would visually alter the façade and be a negative impact to the Landmark. Replacing in-kind PCR Services Corporation Page 9 November 9, 20

10 to the original stucco texture, which appears to be extant in the middle sections of the primary elevation, is the preferable treatment. The proposed project intends to remove existing asphalt and asbestos shingle roofing and replace with slate tiles. Based on the original building permit for the property, the original roofing material was wood shingles. An existing Elmer Grey-designed residence, The Max Factor Home at 336 South Hudson, does currently have a slate roof. However, the Max Factor Residence is more of a traditional Tudor Revival than 2009 La Mesa, which is largely an English Cottage Revival with some Tudor elements, and the slate roof appears compatible to the masonry residence. Furthermore, the artist rendering of 2009 La Mesa invokes the vernacular English Cottage house type and even renders the roof as thatched or irregularly shaped wood shingle roofing, showing that Grey intended the wood shakes to give the residence the authentic English Cottage look that he articulated through the rest of the exterior design. The proposed slate roof would not protect the integrity of the property because it would alter the stylistic character of the residence and detract from the architect s original design intent. The proposed project intends to add a brick veneer to the existing stucco chimney. The existing stucco was rebuilt after the 1994 Northridge earthquake destroyed, what was likely, the original chimney. Based on a historic rendering from the Los Angeles Times it appears that the original chimney was masonry and not stucco. The proposed masonry chimney is compatible to the original design of the residence. The project does not comply with Standard 9 due to the proposed slate roofing which would not protect the integrity of the property because it would alter the stylistic character of the residence and detract from the architect s original design intent. Standard 10: New additions and adjacent or related new construction will be undertaken in such a manner that, if removed in the future, the essential form and integrity of the historic property and its environment would be unimpaired. No new additions or related new construction are a part of the proposed project. The project complies with Standard 10. CONCLUSION The goal of rehabilitation is to respectfully add to or alter a historic building in order to meet new use requirements. The proposed rehabilitation of the existing Landmark includes removing the existing stucco and replacing in-kind; repairing existing windows and replacing the wood window PCR Services Corporation Page 10 November 9, 20

11 trim in-kind; removing the existing asphalt and asbestos shingle roofing and replacing it with slate tiles; adding a brick veneer to the existing stucco chimney, and repairing existing woodwork. The proposed project does not fully meet the Secretary of the Interior s Standards. The project does not conform to Standards 3, 6 or 9 because of the addition of a new conjectural and incompatible material to the residence, the slate roofing tiles. While slate might be common to some Tudor Revival and even some English Cottage style residences, the original roofing material used by Elmer Grey for 2009 La Mesa was wood shake shingle. Furthermore, it appears from the artist s conceptual rendering of the residence that the architect was designing the residence to be an authentic example of the English Cottage style by having vernacular style roofing. The slate roofing tile would be a stylistically incompatible material and is a conjectural feature derived from other historic properties, which is not allowable under the Standards; this project feature, therefore, keeps the project from conforming fully to the Secretary of the Interior s Standards. It is recommended the project be conditioned to require a more suitable roofing material that is compatible with the architect s original design intent, based upon the documentary evidence (building permit and artist s rendering) and the character of English Cottage style roofing. American architects felt a strong kinship with the English Arts and Crafts movement and its exponents, and kept abreast of what was published in the English art and architectural magazines such as The Studio (or its American version, International Studio), which provides the major link between England and America. After 1901, presentation of the ideas and products of the English Arts and Crafts movement was supplemented by the United States publication, The Craftsman ( ), edited by Gustav Stickley. 2 The concept of American Period Revival style architecture in relation to its antecedent style is set forth clearly by Frank J. Foster, one of the most progressive architects of the twenties, There is... no type of European architecture so adaptable to our uses in America as the English or Norman Country House.... The style is informal, and hence appropriate to our modern way of living. 3 Those who wrote about the Period House in the 1920s generally dismissed the question of plan with statements of this kind, and passed on to the burning issue of the day, the question of the propriety of the Period exterior. 4 2 David Gebhard, C.F.A. Voysey- to and from America, Journal of the Society of Architectural Historians, Vol. 30, No. 4 (Dec. 1971), page Frank J. Foster, Use of English and French Types for American Country Homes, Architectural Forum XLIX (1928), 361, from Jonathan Lane, The Period House in the Nineteen-Twenties, Journal of the Society of Architectural Historians, Vol. 20, No. 4 (Dec. 1961), page Lane, page 172. PCR Services Corporation Page 11 November 9, 20

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