Commercial (Residential) Property 1337 Ocean Avenue Santa Monica, California City Landmark Evaluation Report Evaluation Report City Directory Research Tax Assessor Records Additional Photographs Sanborn Map Tax Assessor’s Map
Prepared for: City of Santa Monica Prepared by: PCR Services Corporation Santa Monica, California
May 4, 2004
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City of Santa Monica 1337 Ocean Avenue Landmark Evaluation Report APN: 4291-014-016 BACKGROUND INFORMATION Description of site or structure, note any major alterations and dates of alterations The building at 1337 Ocean Avenue is located on Lot Q, Block 148 in the Town of Santa
Monica Tract in the City of Santa Monica. Sited on the east side of Ocean Avenue the property is located just west of the central business district. The property situated on a lot approximately 50 feet by 150 feet, is located two blocks west of the Third Street Promenade. This building was previously identified and evaluated in the 1985-1986 Santa Monica Historic Resources Inventory Final Report. At that time it was given a State Office of Historic Preservation (OHP) rating of 5S1, ineligible for the National Register of Historic Places, but eligible for local landmark designation.
This two-story, wood-frame commercial building incorporates Spanish Colonial Revival
styling in its design. The primary (west) elevation is three bays wide. The central largest section is capped with a red tiled front-facing gabled roof. Three arched openings consisting of a smaller non-original glazed door flanked by lanterns and two large wood-framed, multi-paned French doors (one ornamented with a wrought iron balconet) appear on the recessed central bay. Two large, flat headed French doors, also with balconets, are on the second story of the central bay. The projecting, square shaped side bays contain large fixed-paned windows (replaced) along the street level, while French doors open onto the semi enclosed, awning covered second floor landings. Tiled shed roofs cap each side bay, while a flat roof with tiled parapets tops the main body of the building. Attached onto either side of the building are tile capped wing walls with arched shaped openings. These openings lead to walkways along both sides of the building. Fenestration along the south and east elevations include multi-paned casements and double-hung sash. Non-original windows include a greenhouse planter box window along the first floor of the north elevation and an aluminum slider along the second floor of the south elevation. Both the south and east elevations have arched shaped secondary entries. The rear (east) elevation is comprised of a flat wall punctuated by wood-framed casements, double-hung sash windows, French doors, and a single glazed door. There is also a swimming pool located between the main building and the garage (now office space). The one-story, wood-framed garage is situated along the eastern portion of the parcel along the alley. Minor elements of the Spanish Colonial Revival idiom, including exterior stuccoed sheathing and a flat roof with tiled parapet, were incorporated into the architectural style of back structure. The structure was added onto in 1951, and later converted and modified to office use.
No original permits for the property are on file with the City; however, according to tax assessor records and Sanborn maps the building was erected in circa 1926. According to later building permits on file, and from visual observations, some modifications to the subject property have occurred over the years. A 1951 permit notes that a large sign was installed along the primary (west) elevation approximately 12 feet from the ground, just
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above the central bay door entry (this sign is now gone; however, patchwork shadows indicating its location are visible). Another permit from 1951, indicates a 280 square foot stucco addition to the existing one-story garage ($700). In 1969, a long wood-framed deck was attached to the rear (east) of the building and a swimming pool was installed behind the apartment house. A permit dated two years later outlines interior work that was done to the building and describes the use of the building as office and apartments. As further documented in the building permits, throughout the 1970s extensive interior modifications occurred. A 1974 permit notes the use of the building as office. In 1988, additional modifications to the rear of the building were made, including the enclosure of the area below the balcony. Undocumented alterations to the building include the restuccoing of some exterior surfaces; the removal of a few original windows and their replacement with non-original window types and glazing along the primary (west) elevation; the replacement of three original divided-light French doors with single glazing French doors along the second floor of the front (west) elevation (two of these doors are within the projecting bay landings and are hardly visible from the public right-of-way); the installation of a greenhouse planter box window along the first floor of the north elevation; and the installation of a single aluminum slider along the second floor of the south elevation. Though these alterations have occurred, it should be noted that most of the building’s original window and door opening configurations and wooden window frames (all elevations, accept the east) are still intact and have not been modified.
Statement of Architectural Significance
The property at 1337 Ocean Avenue is a typical example of the Spanish Colonial Revival style as interpreted for multi-family dwellings and commercial buildings of the period. The beginnings of this style date to 1915, when it was introduced at the Panama-California Exposition in San Diego. The style was widely used throughout southern California for both commercial and residential properties. The unique feature of the Spanish Colonial Revival style is the ornate low-relief carvings highlighting arches, columns, window surrounds, cornices, and parapets. Features that characterize the style include stuccoed exterior walls; low-pitched, multi-level tile roofs; arched shaped window and door openings; iron railings and window grilles; and corbeled balconies. The facades of large buildings often are enriched with curvilinear and decorated parapets, cornice window heads, and symbolic bell tower. The subject property displays standard features of the style in its architectural design and composition, stuccoed walls, red clay tile roof highlights, wrought iron balconets, and arched shaped window and door openings. Distinctive, more elaborate signatory elements, such as low-relief carvings, corbeled balconies, decorative vents, chimney tops, and/or towers; however, are not evident to distinguish the building from the many other Spanish Colonial Revival style multi-family residences or commercial buildings in the area.
Statement of Historical Importance Santa Monica. In 1875, the original townsite of Santa Monica was surveyed, including all the land extending from Colorado Street on the south to Montana on the north, and from 26th Street on the east to the Pacific Ocean on the west. Between 1893 and the 1920s, the
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community operated as a tourist attraction, visited by mostly wealthy patrons. Those areas just outside of the incorporated city limits were semi-rural in setting and were populated with scattered residences. After the advent of the automobile in the 1920s, Santa Monica experienced a significant building boom, with homes being constructed in the tracts north of Montana and east of Seventh Street for year-round residents. Santa Monica Township. The area that includes the property at 1337 Ocean Avenue was part of the original town of Santa Monica. Ocean Avenue was once a eucalyptus lined street of the late 19th and early 20th century residences that faced Linda Vista (later Palisades) Park and the Pacific Ocean. Miramar, the Shingle Style home of one of the founders of the City, Senator John P. Jones, was a landmark of the neighborhood in the early years. Located on the corner of Nevada (Wilshire) and Ocean, the site is now occupied by the hotel which perpetuates the name and is remembered by a landmark Moreton Bay Fig tree, planted in 1899 on the Jones’ estate. From the beginning, the neighborhood was a residential district. Building activity began to pick-up in the years after the turn of the twentieth century. Queen Anne style homes were built along Ocean Avenue. Small hipped roof cottages infilled many of the empty lots just east of Ocean Avenue. Shortly thereafter, the Craftsman bungalow became the dominant building type in this area as elsewhere in Santa Monica and southern California. Construction in this mode continued, spreading a few blocks to the north and east, although by 1918, few buildings had been erected east of Lincoln Boulevard. In the 1920s and 1930s, most of the empty lots were filled in with single- and multi-family housing. Many of the older homes were demolished for or converted into multi-family units. This new residential development boom left a strong imprint on the character of the historic built environment of the neighborhood. Revival styles of architecture were favored, especially the Spanish Colonial Revival, for houses, duplexes, apartments, bungalow courts, and commercial buildings. The subject property is one such example of a Spanish Colonial Revival style designed building that incorporates a mixed-use of residential and commercial. By the mid 1920s, the block in which the property at 1337 Ocean Avenue was constructed was more of a mixed-use area that include commercial and residential uses. The Queen Anne inspired residence immediately adjacent the subject property to the north (1333 Ocean Avenue) was occupied by the Santa Monica Conservatory in 1925.1 In the 1930s, a significant minority of residences and commercial buildings were designed in the modernistic Art Deco or Streamline Moderne idiom. Such extant examples of these styles constructed along Ocean Avenue include the Georgian (1415) and the Shangra-la Hotel. Although the neighborhood was substantially built-up by the onset of World War II, a marked change in character occurred in the late 1950s and early 1960s, when older buildings began to be replaced by apartment buildings. Today, the area displays a mix of building types, styles, and periods with historic properties usually isolated or clustered in small groups. The subject building is one such example, situated within the 1300 block of Ocean Avenue. It is the only Spanish Colonial Revival style building of its type set in amongst an eclectic architectural assortment of buildings. Within an expanded linear boundary area along Ocean Avenue, the subject property is one of several multi-family dwellings designed in the Spanish Colonial Revival style. Other which include the dwellings at 923, 927, and 933 Ocean Avenue, are better representative examples of that particular
1 According to the 1925 Santa Monica City Directory.
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architectural idiom. However, these other examples were not designed with a commercial space as was the subject property.
Person(s) of Historical Importance
There are no original permits on file to indicate the architect and/or builder of the property. Tax assessor information indicates that John Balsley and his wife Ella purchased the parcel in 1911. In 1926, they constructed the four unit apartment house and garage currently present on the site. Though they did not reside at this location, the Balsleys owned the property until 1937.2 During this period the units that comprise the building were utilized as rentals apartments with a commercial space on the first floor. Tenants included the Universal Truth Library in the commercial space and a number of professional individuals and widows in the residential units.3 According to city directory research the Universal Truth Library occupied the building until around 1938. Ownership of the subject property changed hands several times in the following years. During the early 1940s, Ethlyn L. Hronmadka owned the subject property. At this time Hronmadka, widow of Dr. A. B. Hronmadka (past vice president of Santa Monica Hospital during the 1930s), live elsewhere in Santa Monica and operated the building as income generating property. Interesting enough, the 1940 city directory listed the widow of the original property owner, Mrs. Ella Balsley as a tenant. From 1948 to around 1960, Edwin G. and Hazel F. Berdine owned the property. According to city directory research they occupied one of the units in the 1952-1953s, but not before or after that time. It was under the Berdine’s ownership, however, that the building took on a formal name: the Casa Bonita Apartments. At the time, the building was still utilized as a mixed-use property that included a real estate business and four apartment units. During the early 1970s, the building was still being used for commercial and residential purposes.4 However, by the mid 1970s, the building was converted to full commercial use. The businesses that have occupied the building since that time have changed several times. In researching past ownership and previous occupants, the biographical material collected and reviewed did not reveal any information on any of the individuals or businesses associated with the building to indicate historical significance or notability.
Statement of other significance
Though the subject property exhibits typical Spanish Colonial Revival elements in its design, the building does not appear to meet the criteria for aesthetic or artistic value as it is defined in National Register Bulletin 15 “How to Apply the National Register Criteria for Evaluation,” due to its lack of distinctive, notable architectural features associated with this style. Further, no other evidence was discovered in the current research material on the property to indicate any other significance.
2 According to tax assessor records and city directory information. 3 Please refer to the city directory research list on page 8 of this report for details. 4 According to building permit information.
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Is the structure representative of a style in the City that is no longer prevalent?
Incorporating the ubiquitous Spanish Colonial Revival style into its design, the subject building was originally designed as a mixed-use building that included four apartment units and a commercial space. Converted to full commercial use in the mid 1970s, the property is not representative of a particular style or type that is no longer prevalent in the City. The Spanish Colonial Revival style was utilized throughout the Los Angeles region, including Santa Monica, during the 1920s and 1930s, particularly in the design of residential and commercial properties. Though the subject property exhibits typical elements of the Spanish Colonial Revival style, other representative examples of this architectural style can still be found elsewhere in this area (923, 927, and 933 Ocean Avenue) and other parts of the City (1417-1419 2nd Street and 1210 4th Street).
Does the structure contribute to a potential historic district?
The subject property does not appear to contribute to a potential historic district, since the area in which it is located has been significantly altered through the addition of commercial development and modern construction. There is no identifiable cohesiveness or significant concentration of buildings unified historically or architecturally within the immediate area that could be defined as a potential historic district.
CONCLUSION In summary, based on current research and the above assessment, the property located at 1337 Ocean Avenue appears to meet applicable City of Santa Monica criteria for individual City Landmark status. The property was evaluated according to statutory criteria as follows: 9.36.100(a)(1) It exemplifies, symbolizes, or manifests elements of the cultural, social, economic, political or architectural history of the City.
Though ubiquitous, the Spanish Colonial Revival style was certainly key to the architectural history and character of the City. This fact is evident by the presence of so many extant Spanish Colonial Revival residences and commercial buildings, including the subject property, within the area. While there are other, more interesting examples of this style found elsewhere in Santa Monica the subject property does retain sufficient historical context and architectural integrity to reflect and manifest the evolutionary urban development of the City’s architectural history, particularly along Ocean Avenue.
9.36.100(a)(2) It has aesthetic or artistic interest or value, or other noteworthy interest or value. The property does not appear to meet this criterion. While it does retain moderate integrity,
this Spanish Colonial Revival style mixed-use property does not exhibit sufficient aesthetic or artistic value necessary for designation. It does not possess architectural elements, such as heavily applied textured stucco exterior walls, low-pitched gabled roofs with red tiled roofs, balconets with corbeled supports, dramatically carved doors and window surrounds, entries emphasized with adjacent spiral columns, pilasters, carved stonework, or patterned tiles,
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brick or tiled vents, fountains, arcaded walkways, and round or square towers, to warrant aesthetic or artistic consideration.
9.36.100(a)(3) It is identified with historic personages or with important events in local, state or national history.
The subject property does not appear to meet this criterion. Current research does not indicate that this property is associated with any persons significant in local, state, or national history.
9.36.100(a)(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.
The property at 1337 Ocean Avenue is a moderate example of a Spanish Colonial Revival designed mixed-use building incorporating standard architectural trademarks of the style. While it is reflective of a particular architectural idiom there are better examples found elsewhere in the area and within the City at-large that would be more valuable to the study of an architectural period, design, style, type, method of construction, or craftsmanship. Such examples include those Spanish Colonial Revival multi-family properties at 923, 927, and 933 Ocean Avenue and the commercial . As stated previously, the subject property displays standard features of the style in its architectural design and composition, including stuccoed walls, red clay tile roof highlights, wrought iron balconets, and arched shaped window and door openings. Distinctive, more elaborate signatory elements, such as low-relief carvings, corbeled balconies, decorative vents, chimney tops, and/or towers; however, are not evident to distinguish the building from the many other Spanish Colonial Revival designed buildings in the area. Therefore, the property does not appear to meet this criterion.
9.36.100(a)(5) It is a significant or a representative example of the work or product of a notable builder, designer or architect.
The property does not appear to meet this criterion. Because of lack of original building permit information and other relevant records that would indicate the architect or builder, it is unknown who designed or built this residence.
9.36.100(a)(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.
Application of this criterion does not indicate that the property has a unique location or singular physical characteristic that makes it unique. However, by virtue of the fact that this building has been in at this location, 1337 Ocean Avenue, since its construction in circa 1926, it has become an established feature of the area, and may meet this criterion.
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CITY DIRECTORY RESEARCH 1337 Ocean Avenue
Year Entry
1925 West S.H. & Company, real estate
1927 1337 Ocean Avenue, no listing West S.H. & Company, real estate listed at 1333 Ocean Avenue
1928 West S.H. & Company, real estate
1930-1931 1337: Universal Truth Library
1337a: McCormick, Alex (Louise), occupation not listed 1337a: Reid, Mrs. Mary P., hostess Universal Truth Library
1337b: Vacant
1337c: Watt, Mrs. Edara P.
1337d: Donovan, Donald D. (Dulcie), dentist
1933 1337: Universal Truth Library
1337a: Reid, Mrs. Mary P.
1337b: Covington, G…. W.
1337c: Watt, Mrs. Edara P.
1337d: Vacant
1936 1337: Universal Truth Library
1337a: Price, Mrs. Bertha
1337b: Greene, DeLamont (Elizabeth)
1337c: Vacant
1337d: Vacant
1938 1337: Stiles, Ella P., public stenographer 1337: Stinson, George D. (A…), real estate
1337a: Convington, G…
1337b: Vacant
1337c: Vacant
1337d: Vacant
1940 1337: Stinson, George D., real estate
1337a: Vacant
1337b: Vacant
1337c: Balsley, Mrs. Ella, property owner
1337d: Vacant
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1947-1948 1337: Bay Dist Bonded Escrows
1337a: Fieldcamp, Charles A. (Mabel H.)
1337b: Riggs, Mrs. Elizabeth
1337c: Lee, Venon E. (Gladys)
1337d: Newman, James A. (Edythe), radio writer
1952-1953 1337: Casa Bonita Apartments, Central Realty Exchange
1337a: Tarry, Arch S. L. (Emma)
1337b: Berdine, Edwin G. (Hazel), Casa Bonita Apts. property owners
1337c: Lee, Raymond (Georgia), brick layer
1337d: Bryant, Susannah, technician @ Hughes
1954 1337: Casa Bonita Apartments, Berdine, Edwin G., Central Realty Exchange
1337a: Tarry, Arch S.L.
1337b: Sizer, James B. (Edna)
1337c: Lee, Raymons
1337d: Bryant, Susannah
1958-1959 1337: Osio Pat Realty
1337a: Vacant
1337b: Edwall, Abe (Vera B.)
1337c: Vacant
1337d: Meng, Mrs. Lucille E. 1337d: Meng, David A., salesman @ Leed’s
1960-1961 1337: All State Realty & Investment
1337a: Edwall, Mrs.
1337b: McDermott, Kate
1337c: Tufts, Kingsley (Kate)
1337d: Vacant
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BIBLIOGRAPHY City of Santa Monica. Existing Conditions Report, prepared by Historic Resources Group and PCR
Services Corporation, 2000. City of Santa Monica Building and Safety Department. Building Permits for 616 20th Street. City of Santa Monica Building. 1985-1986 Santa Monica Historic Resources Inventory Final Report. Gebhard, David and Robert Winter. Architecture in Los Angeles. Salt Lake City, Utah: Peregrine Smith Books, 1985. H.M. Gousha Company. Aerial Atlas of Los Angeles County, Atlas # LA 315. Santa Ana: Aerial Map
Industries, 1965. Los Angeles County Tax Assessor’s Records. McAlester, Virginia & Lee. A Field Guide to American Houses. New York: Alfred A. Knopf, 1990.
National Park Service. National Register Bulletin 15: How to Apply the National Register Criteria for Evaluation. Washington DC: U.S. Dept. of the Interior, National Park Service, Interagency Resources Division, 1990.
Newmark, Harris. Sixty Years in Southern California, 1853-1913. New York: Knickerbocker Press,
1916. Polk’s City Directories, City of Santa Monica. Robinson, W.W. Santa Monica: A Calendar of Events in the Making of a City. California Title
Insurance and Trust Company, 1959. Sanborn Fire Insurance Maps, City of Santa Monica. Storrs, Les. Santa Monica, Portrait of a City, 1875-1975. Santa Monica: Santa Monica Bank, 1874. Ward, Elva. Building A City: Life in Santa Monica From 1872. A Social Studies Resource Reader for
Third Grade. Santa Monica: Santa Monica Unified School District, 1962. Warren, Charles S. ed. History of the Santa Monica Bay Region. Santa Monica: Cawston, 1934. Warren, Charles S. ed. Santa Monica Blue Book. Santa Monica: Cawston, 1941. Warren, Charles S. ed. Santa Monica Community Book. Santa Monica: Cawston, 1944.
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TAX ASSESSOR RECORDS 1337 Ocean Avenue
Year Property Owner
1911-1937 John A. Balsley
1937 Ella V. Balsley (widow of John A.)
1945 Ethlyn L. Hronmadka
1948 Edwin G. and Hazel F. Berdine
1954 Edwin Berdine
1960 Edwin G. and Hazel Berdine
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PHOTOGRAPHS
Front (west elevation) façade, looking southeast.
Front (west elevation) façade, looking northeast.
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Front (west elevation) entry area detail, looking southeast.
North bay of west elevation with second story landing and wall wing.
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North elevation, looking southeast.
South elevation, looking northeast.
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ATTACHMENTS
Location Map
Tax Assessor Map
Sanborn Maps
Miscellaneous Material
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LOCATION MAP
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North
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TAX ASSESSOR MAP
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APN 4291-014-016
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SANBORN MAP, 1918
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SANBORN MAP, Paste-up 1918-1950
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MISCELLENOUS MATERIAL
Postcard
Photograph
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POSTCARD
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View of Ocean Avenue (looking north) at Santa Monica Boulevard, c. late 1920s. Subject property situated just behind large building in forefront (on corner).
Courtesy of the Santa Monica Public Library On-line Archive Collection.
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PHOTOGRAPH
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Photographed for the 1985-1986 City of Santa Monica Historic Resources Inventory.
Courtesy of the Santa Monica Public Library On-line Archive Collection.
