CORONEL APARTMENT PROJECT DRAFT EIR                               APPENDIX B HISTORIC RESOURCE ASSESSMENT REPORTS CORONEL APARTMENT PROJECT DRAFT EIR                               APPENDIX B.1 Historic Resources Assessment Report 1601-1605 North Hobart Boulevard (APN:554-020-009) and 1600-1605 North Serrano Avenue (APN:5544-020-010) Los Angeles, Los Angeles County, California PCR Services Corporation, July 2012 HISTORIC RESOURCES ASSESSMENT REPORT 1601‐1605 NORTH HOBART BOULEVARD (APN: 5544‐020‐009) AND 1600‐1606 NORTH SERRANO AVENUE (APN: 5544‐020‐010) LOS ANGELES, LOS ANGELES COUNTY, CALIFORNIA PREPARED FOR HOLLYWOOD COMMUNITY HOUSING CORPORATION 5020 SANTA MONICA BOULEVARD LOS ANGELES, CALIFORNIA 90029 PREPARED BY MARGARITA J. WUELLNER, PH.D. JON L. WILSON, LEED AP, M.ARCH. AMANDA KAINER, M.S. PCR SERVICES CORPORATION 233 WILSHIRE BOULEVARD, SUITE 130 SANTA MONICA, CA 90401 JULY 2012 Table of Contents  I. INTRODUCTION ................................................................................................................................................................... 1  A.  Executive Summary ............................................................................................................................................................. 1  B.  Project Description ............................................................................................................................................................... 2  C.  Research and Field Methodology ................................................................................................................................... 3  II. REGULATORY FRAMEWORK ......................................................................................................................................... 5  A.  Federal Level ........................................................................................................................................................................... 5  1. National Register of Historic Places ............................................................................................................................... 5  B.  State Level ................................................................................................................................................................................ 6  1. California Register of Historical Resources ................................................................................................................ 6  2. California Office of Historic Preservation Survey Methodology ........................................................................ 8  C.  Local Level ............................................................................................................................................................................... 8  1. City of Los Angeles ................................................................................................................................................................ 8  a. Los Angeles Cultural Heritage Ordinance ............................................................................................................. 9  III. ENVIRONMENTAL SETTING....................................................................................................................................... 11  A.  Historic Context .................................................................................................................................................................. 11  1. Theme: Rancho Los Feliz and Early Settlement, 1821‐1882 ............................................................................ 11  2. Theme: Early Settlement and Growth, 1898‐1910 ............................................................................................... 11  a. Hollywood, 1886‐1910 .............................................................................................................................................. 14  3. The Development of the Ferry Tract, 1905‐1918 ................................................................................................. 17  4. Interwar Residential Development, 1918–1945 ................................................................................................... 19  a. Construction History of 1601‐1605 Hobart Boulevard, APN: 554‐402‐0009 (Project Site) ........ 19  b. Construction History of 1600‐1606 North Serrano Avenue, APN: 5544‐020‐010 (Project Site) 24  5. Post‐World War II Transformation 1945 – present ............................................................................................ 25  6. Spanish Colonial Revival Style Architecture (1905‐1930) ................................................................................ 27  a. Pueblo Revival (1905‐1940) .................................................................................................................................... 28  b. Mediterranean Revival (1900‐1930) ................................................................................................................... 30  7. Bungalow Courts ................................................................................................................................................................ 30  8. Henry Harwood Hewitt (1874‐1926) ........................................................................................................................ 33  9. Occupancy and Ownership History ............................................................................................................................. 35  a. 1601‐1605 Hobart Boulevard (Project Site) Ownership and Occupancy ............................................. 37  b. 1600 ‐1606 N. Serrano Avenue (Project Site) Ownership and Occupancy .......................................... 38  B.  Historic Resources Identified........................................................................................................................................ 41  1. Known Historical Resources in the Project Vicinity ............................................................................................ 42  2. Evaluation of Historical Resources: 1601‐1605 N. Hobart Boulevard, APN: 5544‐020‐009 (Project Site) ........................................................................................................................................................................ 45  a. Architectural Description .......................................................................................................................................... 46  b. Integrity............................................................................................................................................................................ 47  c. Statement of Significance: 1601‐1605 N. Hobart Boulevard, APN: 5544‐020‐009 (Project Site)58  d. Conclusion ....................................................................................................................................................................... 60  3. Evaluation of Historical Resources: 1600‐1606 N. Serrano Avenue, APN: 5544‐020‐010 (Project Site) ........................................................................................................................................................................ 61  a. Architectural Description .......................................................................................................................................... 61  1601‐1605 N. Hobart Boulevard and 1600 N. Serrano Avenue Historic Resources Assessment Report PCR Services Corporation i Table of Contents    August 2011  b. Integrity............................................................................................................................................................................ 62  c. Statement of Significance: 1600‐1606 N. Serrano Avenue, APN: 5544‐020‐010 (Project Site) .. 72  d. Conclusion ....................................................................................................................................................................... 74  IV. BIBLIOGRAPHY .............................................................................................................................................................. 75  A.  Publications .......................................................................................................................................................................... 75  B.  Newspapers (chronological order) ............................................................................................................................ 76  V. APPENDIX ........................................................................................................................................................................ A‐1  List of Tables  Table Page Table 1 Construction Permit History for 1601‐1605 N. Hobart Boulevard ................................................................... 20  Table 2 Construction Permit History for 1600 N. Serrano Avenue .................................................................................... 24  Table 3 Henry Harwood Hewitt’s Principal Architectural Projects ................................................................................... 34  Table 4 Ownership History ................................................................................................................................................................. 37  Table 5 Los Angeles Directory Research ....................................................................................................................................... 39  Table 6 1930 Census Research .......................................................................................................................................................... 41  Table 7 Ownership History ................................................................................................................................................................. 41  Table 8 1930 Census Research .......................................................................................................................................................... 42  List of Figures  Figure Page Figure 1  Regional and Vicinity Map ............................................................................................................................................... 4  Figure 2  Map of Rancho Las Felis, ca. 1821‐1847 ................................................................................................................. 12  Figure 3  Lick Tract in Los Felis, April 1880 ............................................................................................................................. 13  Figure 4  Topographic Map with Hollywood and Colegrove Noted, 1902 ................................................................... 15  Figure 5  Territory Annexed to the City of Los Angeles, 1916 .......................................................................................... 16  Figure 6  Ferry Tract, Subdivided August 1905 ...................................................................................................................... 18  Figure 7  1919 Sanborn Map ........................................................................................................................................................... 21  Figure 8  Rendering of 1605 N. Hobart, 1920 .......................................................................................................................... 22  Figure 9  Family Room Addition to Residence, 1989............................................................................................................ 23  Figure 10  1950 Sanborn Map ........................................................................................................................................................... 26  Figure 11  Residence in La Brea Canyon, Hollywood, built for author and playwright Hector Turnbull, Harwood Hewitt architect (“Charming Homes for City and Suburbs,” Los Angeles Times, January 18, 1920, p. V1.) ................................................................................................................................................................ 31  Figure 12  William P. Hanson House, designed by H. Harwood Hewitt, 1920 ............................................................ 36  Figure 13  1601 N Hobart Blvd, East and south elevation, view to northwest (PCR 2011) .................................... 48  Figure 14  1601 N Hobart Blvd, Primary (east) elevation, view to west (PCR 2011) ................................................ 48  Figure 15  1601 N Hobart Blvd, family room interior ceiling, original light fixture (PCR 2011) .......................... 49  Figure 16  1601 N Hobart Blvd, family room interior, view to north (PCR 2011) ...................................................... 49  Figure 17  1601 N Hobart Blvd, family room interior, view to south east (PCR 2011) ............................................ 50  1601‐1605 N. Hobart Boulevard and 1600 N. Serrano Avenue Historic Resources Assessment Report PCR Services Corporation ii List of Figures (Continued)  Page Figure 18  1601 N Hobart Blvd, family room interior, view to south west (PCR 2011) ........................................... 50  Figure 19  1601 N Hobart Blvd, family room interior, door detail (PCR 2011) ........................................................... 51  Figure 20  1601 N Hobart Blvd, dining room interior, original built‐in cabinets, view to east (PCR 2011) .... 51  Figure 21  1601 N Hobart Blvd, kitchen, view to south west (PCR 2011) ...................................................................... 52  Figure 22  1601 N Hobart Blvd, west and north elevation, view to south east (PCR 2011) ................................... 52  Figure 23  1601 N Hobart Blvd, north elevation, view to south (PCR 2011) ................................................................ 53  Figure 24  1601 N Hobart Blvd, north elevation, primary entrance, view to south (PCR 2011) .......................... 53  Figure 25  Driveway, view to west, rear apartment (PCR 2011) ....................................................................................... 54  Figure 26  1601 N Hobart Blvd, Rear (west) elevation, view to east (PCR 2011) ....................................................... 54  Figure 27  1601 N Hobart Blvd, rear (west) elevation, addition, view to east (PCR 2011) .................................... 55  Figure 28  1601 N Hobart Blvd, South elevation, view to north east (PCR 2011) ...................................................... 55  Figure 29  View to south, house and rear apartment (PCR 2011) ..................................................................................... 56  Figure 30  1603‐1605 N. Hobart Boulevard, Primary (east) elevation, rear apartment, view to west (PCR 2011) ..................................................................................................................................................................................... 56  Figure 31  1603‐1605 N. Hobart Boulevard, North elevation, rear apartment, view to south west (PCR 2011)57  Figure 32  Eastside of N. Serrano Avenue, view to northeast .............................................................................................. 63  Figure 33  1600 N. Serrano Avenue, primary (west) elevation, view to southeast .................................................... 63  Figure 34  1600 N. Serrano Avenue, north elevation, view to southwest ...................................................................... 64  Figure 35  1600 N. Serrano Avenue, north elevation, view to southeast ........................................................................ 64  Figure 36  1600 N. Serrano Avenue, rear (east) elevation, view to west ........................................................................ 65  Figure 37  1600 N. Serrano Avenue, rear (east) elevation, view to northwest ............................................................ 65  Figure 38  1600 N. Serrano Avenue, south elevation, view to west .................................................................................. 66  Figure 39  1600‐1606 N. Serrano Avenue, rear bungalows, 1606 back bungalow, 1604 ‐1604 1/2 bungalows to right, view to east ........................................................................................................................................................ 66  Figure 40  1604 ½ N. Serrano Avenue, north elevation, view to south ........................................................................... 67  Figure 41  1604 N. Serrano Avenue, north elevation, view to southwest ...................................................................... 67  Figure 42  1604 ‐1604 1/2 N. Serrano Avenue, west elevation, view to east ............................................................... 68  Figure 43  1604 ‐ 1604 1/2 N. Serrano Avenue, east elevation, view to west .............................................................. 68  Figure 44  1604 – 1604 1/2 N. Serrano Avenue, south elevation, view to east ........................................................... 69  Figure 45  1606 N. Serrano Avenue, west elevation, view to southeast .......................................................................... 69  Figure 46  1606 N. Serrano Avenue, north elevation, view to southeast ........................................................................ 70  Figure 47  1606 N. Serrano Avenue, south elevation, view to north ................................................................................ 70  Figure 48  1646‐48 N. Hobart Boulevard (constructed in 1920/24), an un‐altered version of 1600 N. Serrano Avenue ................................................................................................................................................................. 71  1601‐1605 N. Hobart Boulevard and 1600 N. Serrano Avenue Historic Resources Assessment Report PCR Services Corporation iii I.  INTRODUCTION  A.  EXECUTIVE SUMMARY  This historic resources assessment report, completed by PCR Services Corporation (PCR), documents and evaluates the federal, state, and local significance and eligibility of the property located at 1601‐1605 North Hobart Boulevard and 1600‐1606 North Serrano Avenue, East Hollywood, Los Angeles County, California. The Historic Resources Assessment report includes a discussion of the survey methods used, a brief historic context of the property and surrounding area, and the identification and evaluation of the subject property. The property located at 1601‐1605 North Hobart Boulevard is occupied by a two‐story U‐shaped Spanish Colonial Revival style dwelling constructed in 1920 and a rear two‐story Spanish Colonial revival style multi‐ family residence constructed in 1924 on Lot 16. The two buildings are situated on the west side of North Hobart Boulevard (formerly Oak Avenue), between North Kingsley Drive to the east, North Serrano Avenue to the west, Sunset Boulevard to the north, and Hollywood Boulevard to the south (Figure 1). The property located at 1600‐1606 North Serrano Avenue is occupied by a two‐story multi‐family residence constructed in 1920 and 1977 and two rear bungalows constructed in 1922 on Lot 17. The three residential buildings are situated on the east side of North Serrano Avenue, between Hobart Boulevard to the east, North Western Avenue to the west, Sunset Boulevard to the north, and Hollywood Boulevard to the south (Figure 1). Both lots 16 and 17 are located in the Ferry Tract. The Spanish Colonial Revival two‐story dwelling at 1601‐1605 North Hobart Boulevard was previously surveyed in February 1979 and was recommended eligible for listing on the National Register as an individual resource with a status code of 3, “appears eligible for the National Register as an individual property through survey evaluation.”1 A California Department of Parks and Recreation Primary Record Form was completed, submitted, and accepted by the California Office of Historic Preservation (OHP).2 No formal determination of eligibility was made by the OHP and the property has not been listed in the National Register or California Register. PCR’s Historic Resources Division conducted an intensive pedestrian survey, research and evaluation of the property at 1601‐1605 North Hobart in July and August 2011. As a result of these investigations, 1601‐1605 North Hobart Boulevard does not appear potentially eligible, either individually or as a contributing member of a potential district, under any of the applicable federal, state or local eligibility criteria. Architecturally, 1601‐1605 North Hobart Boulevard is an altered example of what was originally a two‐story U‐shaped Spanish Colonial Revival residence constructed with wood stud‐walls and finished in stucco. Originally the residence was one single‐family residence, but was later remodeled into three apartments. The eclectic design of the residence includes diverse elements of the Spanish Colonial Revival style including Mission Revival windows and the stark minimal stucco facades of the Pueblo Revival style. While the residence is architecturally creative in its use of design features, it does not represent the design principles of the Spanish Colonial Revival Style or its variants, which was based on authenticity of historic precedents from the 1 Christy Johnson and Denver Miller, “1601‐05 Hobart Avenue, “Department of Parks and Recreation Historic Resources (DPR) form, March 1979. 2 California Office of Historic Preservation, Historic Resources Index, Los Angeles County, Property# 021828, Primary #19‐167855, Historic Survey, NRS 3S. 1601‐1605 N. Hobart Boulevard and 1600 N. Serrano Avenue Historic Resources Assessment Report PCR Services Corporation 1 I.  INTRODUCTION    July 2012    Spanish and Mexican period of California and the Southwest, rather than an eclectic combination of diverse  and  contrasting  design  features.    As  such,  the  1601‐1605  North  Hobart  Boulevard  residence  may  be  classified  as  a  minor  example  of  architect  Henry  Harwood  Hewitt’s  unique  personal  interpretation  of  California  Mediterranean  architecture,  which  was  inspired  by  but  did  not  replicate  period  styles.   Nevertheless, the subject property does not hold a place of distinction within the architectural works of  Hewitt, nor is it notable as an example of his vision or philosophy of architecture.  Other better examples of  his work include the William P. Hanson House in Flintridge (circa 1920) and the Hector Turnbull residence  in La Brea Canyon (circa 1920).    PCR’s Historic Resources Division conducted an intensive pedestrian survey, research and evaluation of the  property at 1600‐1606 N. Serrano Avenue in June and July 2012.  As a result of these investigations, the  1600‐1606 N. Serrano Avenue property does not appear potentially eligible, either individually or as a  contributing member of a potential district, under any of the applicable federal, state or local eligibility  criteria.  The overall appearance of the subject property indicates that the integrity is low in terms of  location, design, setting, materials, workmanship, feeling, and association.  The front apartment building at  1600 N. Serrano Avenue is highly altered.  While the primary elevations of the rear bungalows at 1604‐1604  ½  and  1606  N.  Serrano  Avenue  retain  greater  integrity,  they  are  ubiquitous  Mediterranean  revival  contractor ‐built pattern book bungalows of a type found throughout Los Angeles and are not architecturally  distinctive nor were they designed by a notable architect.    None of the residences at 1601‐1605 North Hobart Boulevard or 1600‐1606 N. Serrano Avenue reflect or  exemplify the broad cultural, political, economic, or social history of the nation, state, or city.  Because of  their lack of historical or architectural merit, both of the properties are assigned a California Historic  Resources Status Code of 6Z.  The surveyed properties are not eligible historical resources, therefore, the  proposed project has no impact on historical resources and no further evaluation is needed to comply with  CEQA.  B.  PROJECT DESCRIPTION  The Proposed Project site includes the parcel located at 1601‐1605 North Hobart (APN: 5544‐020‐009)  Boulevard and adjacent parcel located at 1600‐1606 North Serrano Avenue (APN: 5544‐020‐010).  The  Proposed Project includes the demolition of four existing 2‐story apartment buildings located at 1600 N.  Serrano, 1608 N. Serrano, and 1601‐1605 N. Hobart, including the two structures at 1601‐1605 North  Hobart Boulevard, and retaining the two 1‐story bungalow structures located at 1604‐1606 N. Serrano on  the project site.  The two bungalow structures will contain three, 1‐bedroom dwelling units and be relocated  to have direct access from the sidewalk along the Serrano Avenue frontage.  A new 3‐ to 4‐story apartment  building over one level of subterranean parking will be constructed behind the bungalow buildings and will  contain 51 new dwelling units.  The Proposed Project would result in a total 54 dwelling units on‐site, a net  increase of 24 dwelling units compared to existing conditions.  While technically considered one structure,  the new construction will visually appear to be two separate buildings above ground with an approximate  22,564 square foot portion of the building fronting along Serrano Avenue and an approximate 23,128 square  foot portion of the building fronting along Hobart Boulevard.  1601­1605 N. Hobart Boulevard and 1600 N. Serrano Avenue  Historic Resources Assessment Report  PCR Services Corporation      2