II

September 8, 2015PCR

Hon. Jose Huizar, ChairHonorable Members of the Planning and Land Use Management Committee Attn: Sharon Dickinson, Legislative AssistantCITY OF LOS ANGELES200 N. Spring Street, Rm. 395 Los Angeles, CA 90012

RE: ITEM NO. 15-0914, HISTORIC-CULTURAL MONUMENT DESIGNATIONOF 1905 GRACE AVENUE; HEARING DATE: SEPTEMBER 8, 2015

Dear Chair Huizar and Honorable Members of the Planning and Land Use Management Committee:

PCR Services Corporation [PCR) was retained on June 8, 2015 by Dana Haynes and Michael Mossman, to conduct a preliminary assessment of the N. F. Stokes Residence, located at 1905 Grace Avenue ("subject residence”) in the Hollywood community of Los Angeles. PCR conducted a pedestrian survey of the property, reviewed SurveyLA records, and the California Office of Historic Preservation’s Historic Resources Inventory, and conducted a review of the construction history of the subject residence. PCR presented its findings at the Cultural Heritage Commission ("CHC") meeting on July 16, 2015, recommending that the residence not be designated a Historic-Cultural Monument ("HCM”). However, the CHC voted in favor of designation. On August 28, 2015, PCR was again retained by Mr. Mossman to present its findings for your consideration, a brief summary of which is provided below.

PCR respectfully disagrees with the HCM Application filed by Hollywood Heritage recommending the N. F. Stokes residence eligible for designation, as well as the CHC's decision to designate the property. Hollywood Heritage found the subject property eligible at the local level as a good example of the "American Colonial Revival" style (a misidentification) and a notable work of contractor Naldo F. Stokes.

A property must have both integrity and significance to meet the requirements for designation as an HCM. As a result of our site survey, PCR found that the subject residence, constructed by contractor Naldo F. Stokes in 1917, retains integrity as an example of the Neoclassical Revival style (not American Colonial Revival as misidentified in the HCM Application), representing an early phase of the style from 1900 to 1920. The residence has been previously identified by SurveyLA as eligible for local designation and listing on the National Register of Historic Places and California Register of Historic Resources. However, PCR believes that the residence does not appear to rise to the threshold of significance for two main reasons.

201 Santa Monica Boulevard, Suite 500, Santa Monica, CA 90401 internet www.pcmet.com tel 31 0.451.4488 fax 310.451.5279

Hon. Jose Huizar, ChairCITY OF LOS ANGELESSeptember 8, 2015 - Page 2

PCR

First, and most importantly, the N. F. Stokes residence is not an outstanding example of the Neoclassical Revival style. There are numerous other residences in the Los Angeles area that appear to meet eligibility standards as significant representations of that style. PCR believes that better examples of the Neoclassical Revival style include the residences at 930 South Albany Street (1895), 1726 South New England Street (1902), and 1438 S. Magnolia Avenue (1912). Photographs of these properties are provided below for your review (Exhibit A). The facade compositions of these examples are well-balanced and convey an overall sense of harmony, a characteristic that is of central importance to the Neoclassical Revival style. Meanwhile, the facade of the N.F. Stokes Residence is awkwardly proportioned, especially due to the over-dominating scale of the portico. Additionally, the ornamentation, which is limited to the front facade (fronting Grace Avenue), is plain and not of outstanding quality in terms of design and workmanship. This is apparent when the subject residence is compared to other Neoclassical Revival examples in the area, such as the residence located at 820 Fedora Street built one year earlier (1916) by contractor R. 0. Young (Exhibit A). Unlike this contemporaneous example, the subject residence does not have ornate Neoclassical detailing, such as corner pilasters and paired columns with intricate Corinthian capitals and a balcony balustrade. Other details, such as the subject property’s semicircular pediments surmounting two ground floor windows flanking the front entrance, appear to be of stock grade. Accordingly, PCR believes that the N. F. Stokes Residence is not eligible for designation as a good example of the Neoclassical Revival style.

Furthermore, the Neoclassical Revival style is a nationally represented style which has been substantially documented throughout the United States and is widely known. The threshold of architectural significance for the style in Los Angeles must be examined on a broader basis to understand the style’s fundamental qualities required for eligibility. Three recognized examples, photographs of which are provided in Exhibit A, include the Goodwin House in Raleigh, North Carolina designed by William P. Rose (architect) in 1903; the Governor’s Mansion, in Montgomery, Alabama designed by Watherly Carter (architect) in 1907; and a Neoclassical Revival residence constructed c. 1910 by an unknown architect in Taylor, Texas. In contrast to the subject residence, these examples communicate a thorough knowledge and understanding of the Classical Orders and antique precedents, especially in terms of scale and proportion. As such, they embody the essential qualities of the Neoclassical Revival style and further illustrate how the N. F. Stokes Residence is not eligible for designation as a good example of that style.

Hon. Jose Huizar, ChairCITY OF LOS ANGELESSeptember 8, 2015 - Page 3

Second, having built only a few residences in the Los Angeles area, N. F. Stokes is not a master builder, nor has he had a significant impact on the City*s early development. Moreover, the contractor's work does not appear to demonstrate the same level of innovation and craftsmanship of other builders or trained architects active in the area in the early twentieth- century. Furthermore, the 1905 Grace Avenue residence is not unique; it appears to be a copy of an earlier residence. In 1916, the contractor erected a residence that is still in existence at 339 South Oxford Avenue, south of the subject property (Exhibit B); it is a virtual facsimile of the N. F. Stokes Residence, built one year later.

Additionally, the HCM Application filed by Hollywood Heritage makes a misleading claim that "In the various news articles promoting his business...Stokes lists his address at 1905 Grace, indicating that the home was also used as an example of his quality of work." PCR reviewed period publications, including Southwest Contractor and Manufacturer, finding that builders and architects routinely listed their home or office addresses before providing the addresses of project sites (Exhibit C). PCR was not able to find any evidence to substantiate the claim made in the Application that Naldo F. Stokes listed 1905 Grace Avenue as his address for promotional purposes. In Southwest Contractor and Manufacturer, Stokes lists 1905 Grace Avenue as his residence in July 1916. Only four years later (1920), however, he lists the address of a nearby residence (6561 Franklin Avenue) that he constructed for his wife Minnie in 1919. Based on the Los Angeles City directories and U.S. Census data, it appears that Stokes lived at both of these residences during the early twentieth-century. The 1918 City directory lists Stokes’ home address as 6561 Franklin Avenue. The 1920 Census also indicates this as Stokes' home address. However, the 1923 City directory shows Stokes as living back at 1905 Grace Avenue. Considering this data, PCR believes that Stokes was not listing 1905 Grace Avenue to promote that building as a showpiece of his work in period publications, but rather as his residence at various times during his career.

Hon. Jose Huizar, ChairCITY OF LOS ANGELESSeptember 8, 2015 - Page 4

PCR

Conclusion

According to federal, state and local eligibility criteria for historical resources, a property must embody the distinctive characteristics of a style in order to be eligible for designation. The subject property retains integrity as an example of the Neoclassical Revival style. However, a property must have both integrity and significance to be eligible for designation. In this particular case, 1905 Grace Avenue does not possess sufficient architectural merit to meet the threshold of significance as a representative example of its style. The residence is not unique, and appears to be a copy of another similar residence built a year earlier by the same contractor. Moreover, it is the work of a local contractor, not a master builder; N. F. Stokes only constructed a few residences in the Los Angeles area. As such, the contractor was not a prolific, influential, or important builder in Los Angeles, nor did he help to shape the architectural character of the City. The residence is a contractor designed and built example of the Neoclassical style which Stokes appears to have copied or devised from other buildings he knew and/or admired. The residence is not a distinctive or outstanding example, nor is it worthy of designation as a representative of the Neoclassical Revival style. Therefore, PCR concludes that 1905 Grace Avenue is not eligible for designation as a good example of the Neoclassical Revival style.

Sincerely,

PCR SERVICES CORPORATION

Margarita Jerabek, Ph.D. Director of Historic Resources

ExhibitsA - Better examples of the Neoclassical Revival style B - 339 South Oxford Avenue, N. F. Stokes (contractor), 1916C - Excepts from Southwest Contractor and Manufacturer and Los Angeles City directories

1438 S. Magnolia Ave., Los Angeles, 1912 (Historic PlacesLA].

820 Fedora St, R. 0. Young (contractorj, Los Angeles, 1916 (Google Maps).

339 South Oxford Avenue and built by N. F. Stokes in 1916 (left) is a virtual facsimile of 1905 Grace Avenue (right), constructed by Stokes one year later in 1917 (Google Maps, left, and

PCR 2015, right).

Goodwin House, Raleigh, North Carolina, William P. Rose (architect), 1903 (Google Maps).

Governor’s Mansion, Montgomery, Alabama, Watherly Carter (architect), Alabama, 1907(Library of Congress).

Neoclassical Revival residence, Taylor, Texas, architect unknown, c. 1910 (Google Maps).

C - EXCERPTS FROM SOUTHWEST CONTRACTOR AND MANUFACTURER AND LOS ANGELES CITY DIRECTORIES

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BKACH PAVILION- *4H#gfl§g W. HMhMh 1# W. Iltl 9L, wae tow bidder at 931,133 ter rrwltoB of a pavilion on Ocean Promt at Ma­tte* At*., Manhattan Beach, la acoordaorr with plane *»d eportflcatloaa by Archta Trala A WLUUuaa, a** E*eh*i»*» Bldg Other bide received were: Merchants Realty A in­vestment Co,. $31,344: Broadway Coast rac- 1km Ca. 133.4*3: Georg# M Easton #24.- m; Joseph Prater. *tO«S; J. V. McNeil. $33,3**. Daohcaapeck * Drydea. ft*,8*5, The chunks of th* three lowest Mdlvrc were rs* talaad and th# Mde take* trader advisement eat it th# next regular niethf, The pa* vfltoa wfli to* a frame etmwtarav 13*x90 ft., nopfldftedl by rein forced oooc nte ptere. Thera will be a tear*# danetew hstl with ma pte floor. Dressing room* for bathers will be prov ided on a Boor suspended on the eon mite pier* beneath the dancing ball. Com* pooli(o» roof. exterior plastered on mete! hub, pf probing, etectrtc wiring.____________

Excerpt from Southwest Contractor and Manufacturer, vol. 17, July 1916, indicating Naldo F. Stokes' address as 1905 Grace Avenue (highlighted). It appears that architects and builders

routinely listed home or office addresses, followed by the location of project sites, as evidenced bythe subsequent listing (highlighted).

Excerpt from Southwest Contractor and Manufacturer, vol. 56-57, January 1920, indicating Naldo F. Stokes' address as 6561 Franklin Avenue (highlighted).

Excerpt from Los Angeles City Directory, 1923, indicating Naldo F. Stokes' address as 1905Grace Avenue (highlighted).

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Excerpt from Los Angeles City Directory, 1918, indicating Naldo F. Stokes' home addressas 6561 Franklin Avenue (highlighted).

Via Email

Brian Dyer 1835 Grace Avenue Los Angeles, CA 90028 bwdyer@hotmail.com

September 4, 2015

Los Angeles City Council Room 395, City Hall 200 North Spring Street Los Angeles, CA 90012

Attention: Sharon Gin - Legislative Assistant; Planning and Land Use Management Committee

RE: CASE NO: CHC-2015-1483- HCM PUBLIC COMMENT FOR COUNCIL PLANNING AND LAND USE MANAGEMENT COMMITTEE HEARING SCHEDULED SEPTEMBER 8, 2015 N.F. Stokes Residence 1905 N. Grace Avenue

To the Honorable member of the PLUM committee of the Los Angeles City Council:

I, Brian Dyer, have lived for more than 24 years at 1835 Grace Avenue, across Franklin Avenue from the Stokes residence at 1905 Grace Avenue. As part of my commitment to my Hollywood neighborhood, I am the Area 3 Committee Chair for the Hollywood Hills West Neighborhood Council. However, I am only representing myself in this letter.

I support the Los Angeles Cultural Heritage Commission of the N.F. Stokes house that was brought forward by Hollywood Heritage. Although not part of the Whitely Heights Historical Overlay Zone, it actually stands as its gateway. It establishes and preserves the historical context for the area, and holds sentinel to the character of the area for many of the residents. Just two blocks down, Hollywood is seeing quick, dramatic change as it moves into the future. 1905 Grace holds an anchor point to the past and thereby, grounds its culture. Please give careful consideration to this vital nomination. Thank you.

Brian Dyer 1835 Grace Avenue Los Angeles, CA 90028 bwdyer@hotmail.com

cc:Councilmember David Ryu, Fourth Council District, care of Renee Weitzer Catherine LandersChristy McAvoy, Hollywood Heritage

9/8/2015

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Gmail - CASE NO: CHC-2015-1483- HCM

John Girodo <jgirodo@gmail.com>

CASE NO: CHC-2

Susan Winsberg <susanwinsberg@sbcglobal.net> Fri, Sep 4, 2015 at 10:57 AMReply-To: Susan Winsberg <susanwinsberg@sbcglobal.net>To: HSharon.Gin@lacity.org" <Sharon.Gin@lacity.org>Cc: "renee.weit2er@lacity.0rg" <renee.weitzer@lacity.org>, "catherine.landers@lacity.org“ <catherine.landers@lacity.org>, "christy@historicla.com" <christy@historicla.com>

September 4, 2015

Los Angeles City Council Room 395, City Hall 200 North Spring Street Los Angeles, CA 90012

Attention: Sharon Gin - Legislative Assistant Planning and Land Use Management Committee

RE:PUBLIC COMMENT FOR COUNCIL PLANNING AND LAND USE MANAGEMENTCOMMITTEE HEARING SCHEDULED SEPTEMBER 8, 2015CASE NO: CHC-2015-1483- HCMN.F. Stokes Residence1905 N. Grace Avenue

To whom it may concern:

My name is Susan Winsberg and I have lived for 25 years at 6536 Franklin Ave., directly across the street from the Stokes residence at 1905 Grace Ave. I regret that I cannot get out of work to attend the PLUM Committee meeting on Tuesday, Sept. 8th. I've attended every other meeting regarding 1905 Grace because it is extremely important to me and my neighbors that this building be preserved and protected as a Cultural Heritage Monument.

This majestic house built by Stokes almost a hundred years ago is a source of great pride and inspiration to me and my neighbors. It gives us a sense of our historic heritage and adds character and beauty to our neighborhood. It was built in an age when buildings were like works of art, with materials, craftsmanship and attention to detail that no longer exist.This fine example of that era must not be destroyed!

I wholeheartedly support the Cultural Heritage Monument nomination and Designation of the Stokes residence. To tear down this building would be an assault to the very soul of Hollywood.

Thank you for your consideration,Susan Winsberg 6536 Franklin Ave., #1

https://mal.google.com/mail/u/0/?ui=28iik=6755fe4e0a&view=pt&search=inbox&msg=14f99815048e608e&siml=14f99815048e608e 1/2

M/2015 t Gmail - CASE NO: CHC-2015-1483- HCM

Los Angeles, CA 90028 213-446-0362

cc:Councilmember David Ryu, Fourth Council District, care of Renee WeitzerCatherine LandersChristy McAvoy, Hollywood Heritage

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