Art Deco Jewel in Hollywood Moves toward Landmark Status

Yucca Vine Tower in Hollywood.

One of Hollywood’s most beautiful buildings is finally getting the recognition it deserves.  On April 18, the City of LA’s Cultural Heritage Commission voted unanimously to recommend that the Yucca Vine Tower be designated a Historic Cultural Monument. 

View of central tower.
Top of central tower.

This Art Deco classic, constructed nearly 100 years ago as the Mountain States Life Building, was designed by LA-based architect Henry Gogerty.  Currently occupied by the AMDA College of the Performing Arts, the list of former tenants includes Gene Autry’s Western Music Publishing, Motion Picture Daily, the Hollywood Anti-Nazi League, and Chao Praya, one of the first Thai restaurants in LA.  In addition to designing other notable buildings in the Hollywood area, Gogerty worked on over 350 schools in Southern California.  His firm is also credited with designing the Hughes Aircraft complex in Playa Vista and the Grand Central Air Terminal at the former Glendale Airport.

Historic image of Yucca Vine Tower from California State Library.

Thanks to John Girodo and the Art Deco Society of Los Angeles, who submitted the nomination.  Thanks also to Kathleen Perricone, whose thorough research in preparing the nomination made an excellent case for historic designation.  For more background on this amazing building, take a look at the CHC agenda packet, which is available here.  The packet contains a wealth of historic photos.  You can jump to them by clicking on Historic-Cultural Monument Application in the index on the first page.

View of Yucca Vine Tower from west.
Detail of base.

The designation isn’t final yet.  It still has to be approved by the full City Council.  Hopefully they’ll vote soon to give this gorgeous building HCM status.

Dismantling Times Mirror Square: Housing vs. History?

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In late November, the LA City Council’s Planning & Land Use Management (PLUM) Committee considered giving Times Mirror Square landmark status. It was an interesting hearing. The application nominating the site for Historic-Cultural Monument status was submitted by a group of people, including local preservationists Kim Cooper and Richard Schave, as well as architectural historian Alan Hess. There’s really no argument that Times Mirror Square has played a huge part in LA’s history. The debate centered around how much of it should be preserved.

As someone who grew up with newspapers, I have to remind myself that these days most people under 30 see them as a useless holdover from the past. The number of print publications has fallen dramatically over the past 20 years, and while a number of major papers continue to publish on-line, they’re struggling to reach an audience. These days a lot of Americans get their “news” from sources that don’t even claim to be news outlets. Do people under 30 have any idea how powerful and influential major newspapers were before the internet? From the early days of the 20th century the Times had a huge impact on local politics, the regional economy, and the built landscape. If the Times had never existed, LA would probably look very different than it does today.

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Los Angeles Times Building at First and Spring, designed by Gordon Kaufman

At the PLUM hearing, nobody questioned the site’s historical significance. The debate was all about the structure, or really the structures. Times Mirror Square was actually built in pieces over decades. The first segment, located at First and Spring and designed by Gordon Kaufman, was completed in 1935. In 1948 the owners extended the complex to the corner of Second and Spring, and the architect for this phase was Rowland Crawford. The final segment, built on the west side of the site in 1973, was designed by William Pereira. (And if you really want to dig into the details, you’d also have to count the plant building and the parking structure.)

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The Mirror Building at Spring and Second, designed by Rowland Crawford

For those who don’t know much about the Times’ history, here’s a quick summary. The paper was founded at the end of the 19th century and played a major role in LA’s development throughout the 20th. In its early years, editor Harrison Gray Otis made the paper successful through ardent boosterism, pushing hard for LA’s growth. The Times played a key role in advocating for the construction of the LA Aqueduct. Otis’ conservative, pro-business policies were shared by his successors, Harry Chandler and Norman Chandler. But things changed when Otis Chandler took over in 1960. The Times adopted a more independent perspective and expanded its staff, striving to become a national paper on the level of the New York Times. The change was quickly apparent. While in the past the Times had fanned the flames of bigotry, soon after Otis Chandler took over it ran a series exposing racism in the John Birch Society. When Richard Nixon lost the race for California governor, he blamed the LA TImes. Before 1960 the paper had never won a Pulitzer. Since 1960 it’s won 44.

Unfortunately, in 2000 the Times was sold to the pack of idiots at the Tribune Company. They spent over 15 years turning what had been a regional media giant into a pathetic shadow of its former self. In 2018 the paper was finally freed from the toxic grasp of the Tribune when it was purchased by billionaire Patrick Soon-Shiong. Not long after purchasing the Times, Soon-Shiong announced that its offices would be relocating to El Segundo, and that Times Mirror Square would be sold to developer Onni Group.

And this is what the debate at the PLUM hearing was all about. Onni has proposed preserving the Kaufman and Crawford buildings, but getting rid of the Pereira addition in order to build two residential towers. The preservationists who nominated Times Mirror Square wanted to landmark the entire site, which would make development more difficult.

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Times Mirror Headquarters at the corner of First and Broadway, designed by William Pereira

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View of Times Mirror building along Broadway

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City Hall and the Clara Shortridge Foltz Criminal Justice Center reflected in the facade of the Times Mirror building

Back in September, the Cultural Heritage Commission (CHC) sided with the preservationists. In spite of a report from GPA Consulting that took great pains to play down the quality of the Pereira building, the CHC voted to include it in their recommendation, saying that all of Times Mirror Square was worthy of landmark status. Interestingly, GPA also dug deep into the Pereira firm’s archives to question whether the architect designed the project himself. They seemed determined to block the nomination of that segment, which is exactly what Onni Group wanted. But it’s commonplace for the principle of an architectural firm to assign a team to complete the bulk of the work on a project. While GPA argued at the hearing that the Pereira building was not a significant example of the architect’s work, many others, including architectural historian Hess, insisted that it was.

This is the second time I’ve run across GPA in covering preservation issues, and I have to say I’m not impressed by their work. When DLJ Capital bought the 800 Traction building and decided to evict the Japanese-American artists who lived and worked there, the new owners brought in GPA to evaluate the structure’s history. While GPA found that the building deserved landmark status, their report managed to avoid any mention of the Japanese-American community that had lived in the area for decades. They also whitewashed 800 Traction’s history by omitting references to the Japanese-American artists who had lived and worked in the building for years, some going back as far as the 80s. And somehow GPA failed to note that some of these artists played a key role in creating the Downtown Arts District. Seems to me that GPA Consulting basically serves as a hired gun, dedicated to helping real estate investors push their projects forward.

History is a complicated thing. Most of us know relatively little about the city we live in. Sometimes it turns out we aren’t even really familiar with the things we think we know well. In early December I went down to Times Mirror Square to shoot some photos. I have to say the visit was an eye-opener. I bet I’ve walked by the building a thousand times, but while I was taking pictures I realized there was a lot that I’d never really seen. Walking past the main entrance on First Street I’d certainly noticed the contrast between the Kaufman and Pereira buildings, but I’d never paid any attention to the Crawford building. I’d never looked closely at the lines or the materials. I’d never read the inscriptions on the First Street facade. I’d never really thought about the way the Pereira building shapes the space.

And I’d never noticed this plaque near the corner of Spring and Second.

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Looking at it made me think about the many changes that have happened in Downtown, and reminded me that things will always keep changing. There are whole histories that have been bulldozed and buried. Thousands of stories I’ll never know. And while I believe preservation is important, we can’t save every old building, or even every beautiful building. Inevitably, the City will keep growing. It can’t remain static. So we have to weigh these things, and ask whether the changes are happening for better or for worse.

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View of Times Mirror Square from Spring

A number of people spoke at the PLUM Committee hearing, and again, the discussion was pretty all much about whether the Pereira structure should be preserved. Obviously, the developer reps and the business community argued against preserving that portion. The Committee also heard from a number of union workers who shared that view. On the other side you had preservationists arguing that the Pereira addition was an important example of the architect’s work, and an important part of the building’s history.

I agree with the preservationists. While all three architects involved with Times Mirror Square did impressive work, Pereira had the most extensive relationship with the LA area. He played a crucial role in shaping the city’s modernist period, and designed some of its most remarkable structures, including CBS Television City, Otis College of Art & Design (original campus), and the Los Angeles County Museum of Art (original campus). He also made significant contributions to Los Angeles International Airport,
the University of Southern California, and Occidental College. Pereira was a major player in creating the look of mid-century LA.

As for Times Mirror Square, I completely agree with the people who say the Pereira addition has a cold, corporate feel. That doesn’t make it bad architecture. In fact, it has a striking sculptural strength, and the way it shapes the space around it is impressive. Actually, I think it’s an appropriate expression of the power and position the Times held back in the 70s. Does it fit with the older buildings? Depends on what you mean by “fit”. The contrast between the Kaufman and Pereira structures is jarring, and I’m certain that’s what Pereira wanted. And remember, we’re talking about LA architecture. In most other cities this kind of mash-up would stand out as a bizarre oddity. In this city, it’s just one of many examples of extreme stylistic conflict. Over the last hundred years, the story of LA architecture has been all about brash, experimental eclecticism.

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Pereira building in foreground and Kaufman building in background

But it was pretty clear where the PLUM Committee hearing was going. The developer didn’t want the Pereira building to be declared historic, and that was a pretty strong sign the PLUM Committee didn’t want that to happen either. They’re very accomodating. Anybody who thought replacing former Chair Jose Huizar with Marqueece Harris-Dawson might change things was living in a fool’s paradise. At this PLUM hearing the main order of business appeared to be giving real estate investors whatever they asked for, just like when Huizar was running the show.

I did think it was interesting that people kept bringing up housing as an important issue. The developer, the union folks, the PLUM Committee all kept talking about how Downtown needed housing badly, and how Onni’s proposed luxury skyscraper would help ease that need. That’s weird. When I look at web sites for residential buildings in Downtown I find that a lot of them are offering discounts for signing a lease. Some are offering up to two months free rent. You wouldn’t think they’d be offering such great deals if housing was in really short supply.

Something else that’s weird. Onni’s reps are claiming that there’s a housing shortage in Downtown, but at one of their other buildings not too far away they’re turning residential units into hotel rooms. A few years ago the developer opened Level Furnished Living at Ninth and Olive. It was approved as 303 residential units, but in 2017 local activists discovered that Level’s owners were actually offering the units as hotel rooms. At first they were doing it illegally, but City Hall was good enough to grant them a TORS conversion for 97 units. This stands for Transit Occupancy Residential Structure, and basically it means you’re turning housing into hotel rooms. And it looks like were going to see more of this. Another developer has filed an application to build a 27-story high-rise at 949 South Hope. The project description calls it a residential tower, but if you look at the requested approvals you’ll see that the developer is asking for the TORS designation up front. In other words, once the building is open it could be used as housing or hotel rooms.

This is a brilliant way to reduce vacancy rates in Downtown. Obviously Onni is really on to something. If you can’t market your units as apartments or condos, just turn them into hotel rooms. That way you’re turning a profit even if there really is no demand for housing. And the best part is, once you slap on the TORS designation, these units don’t have to be counted when calculating Downtown’s vacancy rate. If an apartment or condo is sitting empty, then it’s a vacant unit. If it’s a hotel room, it’s just an empty hotel room. It’s sheer genius. The City can reduce the Downtown vacancy rate just by calling these units something else.

Of couse, if Onni is turning residential units into hotel rooms at Level, you’ve got to ask if the need for housing in Downtown is really that severe. And at the same time, you have to ask if the PLUM Committee has any real interest in easing LA’s housing crisis. More likely they’re just helping a developer create another valuable asset for their portfolio.

After public comment, the PLUM Committee members spoke briefly, and it was pretty clear they were all on board with Onni’s agenda. They voted to recommend granting historic status to the Kaufman and Crawford buildings, but not to the Pereira building. In early December the full City Council adopted the Committee’s recommendation. Looks like Onni will get to go forward with its two residential towers. And if we find out in a few years that those residential towers have somehow turned into luxury hotels, well, that’s just the way things work in the City of LA.

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Help Save the Regal Place Bungalow Court

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LA’s bungalow courts are becoming extinct. In recent years we’ve seen a number of them demolished by developers. Even the Norton Court, which was eligible for the National Register of Historic Places, was torn down by real estate investors who valued cash over culture.

Now another bungalow court complex is threatened, but you can act to save it. The apartments at 3649-3657 Regal Place are slated for demolition, but community members believe the City should designate these units as a Historic Cultural Monument (HCM). Just above Cahuenga Blvd. near the foot of the Hollywood Hills, the first of these apartments were built in 1928. They stand directly across from Universal Studios, and according to film historian Joseph McBride, Steven Spielberg was living in one of these units when he became the youngest director ever to sign a multi-picture deal with a major studio.  McBride also says that Bobby Darin was a former resident.  Records from the County Assessor’s Office show that actress Yvette Mimieux owned the property in 1970.  The Cahuenga Pass Property Owners Association (CPPOA) strongly supports the HCM nomination. In their letter to the Cultural Heritage Commission, the CPPOA states that they believe the complex is the last bungalow court remaining in the Cahuenga Pass.

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One of the units at Regal Place.

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Stairs leading to the top of the complex.

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The complex is filled with trees and shrubs.

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Looking down from the highest point in the complex.

Visiting these apartments, it’s easy to understand why bungalow courts were so popular in Hollywood’s heyday. This cluster of small units gathered around a central green space, shaded by tall trees, creates an intimate, peaceful space for tenants. You’d never guess that the Hollywood Freeway was just a few hundred feet away. It’s worth mentioning that the developer also plans to cut down five of the seven protected oaks on the property. While replacement trees will be planted, it would take decades before they could reproduce the shady canopy that currently shelters these units.

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One of the apartments at Regal Place.

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Interior of one of the units.

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A shady back porch to relax on.

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View of the neighborhood from one of the units.

Please ask Councilmember David Ryu to nominate this lovely bungalow court for HCM status.

Councilmember David Ryu:
david.ryu@lacity.org

Please copy Randi Aarons at:
lilrandi@yahoo.com

Be sure to include the address, 3649-3657 Regal Place, in your subject line.

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Liberty Park Saved!

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A while back I wrote a post  about the battle to save Liberty Park.  It was in danger of being erased by a large mixed-use project.  But local activists mounted a strong defense, and on March 7 the City Council voted unanimously to designate it a historic cultural monument.

The folks at Save Liberty Park did an amazing job of rallying the community behind this effort.  Not only does their web site tell the story of the fight to save the park, but it also tells why it’s such an important resource for the community.  If you haven’t visited the site already, check it out.

Save Liberty Park

 

 

What Does this Building Mean?

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What does a building mean?

It’s an interesting question, and there’s no easy answer. Any building is going to have different meanings to different people. But the question is crucial when you start talking about preservation. Maybe we want to save a structure because it’s beautifully designed. Or maybe it held a special place in the community. Sometimes we want to hang on to a structure because of the role it played in the city’s history. Then again, there may be reasons why people want to see a building go away….

Back in 2016 I was at a City Planning Commission (CPC) hearing when Parker Center was on the agenda. The former home of the LAPD, the building has been closed for years. It was built in the mid-50s, and was orginally called the Police Administration Building (also the Police Facilities Building).* It was renamed Parker Center after the death of Chief William Parker in 1966. But it’s been empty since the LAPD moved into its new headquarters almost a decade ago. And since then the City has been trying to figure out what to do with it.

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The marker at the entrance bearing the dedication to Chief Parker.

Actually, it doesn’t seem like there was much debate at City Hall over the building’s fate. A new master plan has been proposed for the Civic Center, and there seems to be general agreement that Parker Center needs to be demolished. But the LA Conservancy argued that the structure should be preserved, both because of its design and the role it played in LA history.

So on the day I was at the CPC hearing there were two speakers on different sides of the issue. One was Jeremy Irvine, who argued for saving Parker Center. He pointed out that it was designed by Welton Becket & Associates, an innovative architectural firm that played a crucial role in shaping the look of mid-century LA. Irvine went on to talk about the building’s place in the life of the city, arguing that it was an important piece of LA history.

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A side view of Parker Center

The other speaker agreed that the building had played a role in LA history, but from her perspective it represented pain, loss and prejudice. Ellen Endo is a journalist with deep roots in Japanese community. She talked about how at the beginning of the 20th century Little Tokyo’s boundaries extended far beyond where they lie now, and how over the years LA power brokers have carved out large chunks of the neighborhood. The site where Parker Center stands now used to be a part of Little Tokyo. Endo said that for many in the Japanese community the building represented prejudice and opression.

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A view of Parker Center from First Street

So at the hearing in 2016 the CPC heard two very different versions of what Parker Center means. And really, I think the discussion was moot. The Conservancy’s efforts delayed the process, but I believe it was decided long ago that the building’s coming down. The Board of Public Works will be reeciving bids for demolition through February 21. It will probably be gone by the end of the year.

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The main entrance to the building.  The sculpture, by Tony Rosenthal, is meant to depict a policeman protecting a family.

As to what’s going to replace it, I think that’s still an open question. While the City has an ambitious master plan for Civic Center, nobody knows where they’ll get the money to build it. The plan lays out a long-term vision with multiple phases, and it could be years before any real decisions are made. If you want to learn more, check out this article from the Downtown News.

New Civic Center Master Plan

(* Sam Fuller fans may remember that Parker Center is featured in The Crimson Kimono. Shot in Downtown during the late 50s, the film spends a good deal of time documenting life in Little Tokyo. It’s an amazing view of the community at that time.)

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Downtown Artists Fight Eviction

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Artists are being forced out of the Arts District. This isn’t news. It’s been happening for years. The news is that now the artists are fighting back.

On Saturday, November 4, two groups of artists facing eviction organized a parade to bring attention to the rampant displacement that threatens their community. Earlier this year the residents at 800 Traction were told by the new owners of the building that they’d have to leave. Also this year, the people behind the Artists’ Loft Museum Los Angeles (ALMLA) were hit with a steep rent increase that seems intended to force them out. So the two groups have gotten together to let the world know that they’re not going quietly.  On Saturday, November 4 they staged a parade through Downtown.

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The parade started in Little Tokyo.

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Took a right on Alameda.

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Then the protesters headed down Alameda toward Fourth.

The parade started in Little Tokyo, cut down Alameda to Fourth, then wended its way along Seaton, Fifth and Hewitt, finally winding up at 800 Traction. It was an interesting walk. Protesters waved signs and displayed artwork. Two giant skeleton figures towered over the crowd. A few cars honked to show their support.

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A momentary pause on Alameda.

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Marching along Seaton.

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And then up Merrick.

We passed in front of the building that holds ALMLA, which is actually a brand new enterprise. Michael Parker and Alyse Emdur have lived in this space, along with other artists, for 16 years. Parker says that in just the last 6 years their rent has risen by 200%. The latest increase is beyond what they can pay, and Parker believes it was designed to force them out. So the artists at 454 Seaton decided to create ALMLA, which they hope will draw attention to their situation, and to the larger wave of displacement that’s sweeping across Los Angeles. Just before the museum’s opening, the landlord went to court to shut the event down. Fortunately he failed.

I used to hang out in this area back in the 80s and 90s. It’s depressing to see some of the changes that have taken place. While most of the buildings remain, with the onslaught of gentrification many of them now house chic boutiques and pricey restaurants. Anonymous LLCs have bought up a lot of the real estate, and investors seem bent on turning this part of Downtown into something very close to a suburban mall.

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Shop in the Arts District.

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Eat in the Arts District.

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Gentrify the Arts District.

Like I said, we ended up back at 800 Traction. A number of the artists who live in this building have been here for decades. Some were among the first wave of artists to move to the area back when it was more or less a decaying industrial ghost town. And most of the current residents at 800 Traction are part of the Japanese-American community, which is crucial to this story. This community has hung on in spite of successive waves of forced displacement going back to WWII. In the early part of the 20th century, Little Tokyo stretched far beyond its current boundaries. There were numerous Japanese-owned businesses and Japanese cultural institutions in the area between Alameda and the LA River. The first assault was the internment of Japanese-Americans after Peal Harbor. Since then City Hall has carved out one piece after another. And now these artists, after years of working within the community, are threatened with eviction.

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A performance featuring two of the Downtown elite enjoying a round of golf.

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They seemed to agree that gentrification wasn’t happening fast enough.

Hanging out with the other party guests, I felt like the room was filled with a kind of giddy energy, but there was also an undercurrent of tension. I spoke with Nancy Uyemura and Jaimee Itagaki, and they gave me the latest news about 800 Traction. The building’s new owners, DLJ Real Estate Capital Partners, had hired a property management firm, Pearson, that seemed intent on sabotaging the gathering. Pearson had called the cops before the party, apparently believing they could shut it down, but it went on as planned. They also sent security guards to keep an eye on the tenants and guests. Harrassment in situations like this is commonplace, and Pearson is doing their best to make things uncomfortable. Uyemura said that the tenants at 800 Traction were told in May that they had to leave, and they were supposed to be out by August. Recently they received an unlawful detainer notice. Their hearing date is in December.

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Protesters gathered at 800 Traction after the parade.

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I hope the security guards enjoyed the party.

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Artists sketched their take on what’s happening Downtown.

The attempt to evict the artists at 800 Traction is bad enough, but there’s another layer to this story that makes it even more disturbing. DLJ has decided to go through the process of designating the building a Historic-Cultural Landmark, which will enable them to get significant tax breaks for renovating the structure. They hired GPA Consulting to do the research for the nomination. GPA’s report talks at length about the building’s architect and Beaux Arts revival style and the food processing industry. They even mention Al’s Bar and LACE. But somehow they completely avoid any mention of the Japanese-American community that thrived in the neighborhood for decades. They also neglect to mention that the current residents have deep ties to the current Japanese-American community, and that some of them were among the first artists to move to the neighborhood back in the 80s.

In other words, GPA’s report completely whitewashes the community’s history. At the Cultural Heritage Commission (CHC) hearing where the nomination was considered, some attendees pointed this out, among them Dorothy Wong, herself a preservation consultant. Wong was baffled by the fact that the report didn’t refer to Little Tokyo once, and made no mention at all of the Japanese-American artists who had lived and worked at 800 Traction for decades. To their credit, the CHC agreed that the report was incomplete and chose to defer their decision until further work was done.

This may seem like a small victory, but it goes to the heart of what’s happening in Downtown. Ruthless investors are kicking artists and others out of the area so they can turn it into a sanitized, upscale urban destination. The Mayor and the City Council are doing everything they can to help make that happen. The people who have lived and worked in the area for much of their lives, the people who built communities and kept them going through tough times, are being told to leave. And while City Hall makes a great show of preserving historic structures, they’re destroying the communities that gave those structures life.

It’s hard to say whether the artists at 800 Traction and ALMLA will win this battle. They’re a determined group, and they seem committed to fighting til the bitter end. But LA has become increasingly hostile to artists, and the Mayor’s vision for Downtown is all about handing the area over to developers.

What have real estate investors put into this community? Money. What do they want out of it? More money.

What have the artists put into this community? Their lives. And what do they want? To continue working with and for the community, as they’ve been doing for years.

Find out more by following these links.

800 Traction

ALMLA

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The Renovated Glendale Central Library

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Months ago I was walking through Glendale and came to the corner of Harvard and Louise, where I saw something that freaked me out. The Glendale Central Library was surrounded by chain link fencing covered with green fabric. I knew that meant construction crews were working on the building, and I expected the worst. I love libraries, and the Glendale Central Library has long been one of my favorite places in LA. This brutalist beauty was designed by Welton Becket & Associates and opened in 1973. Its severe concrete exterior contains a wonderfully spacious interior that I’ve wandered through many times. I have fond memories pulling a few books off the shelf and sinking into a cozy chair in the ground floor reading area. When I saw they were remodelling it, I immediately expected the worst. I knew they were going to wreck the place.

But I was wrong. I have to give credit to the City of Glendale, and everyone else involved with the project. The renovated Central Library is total success. While there are a number of changes, they took care to respect the character of the original building. The entrance used to be from the parking lot on Louise. Now there are two entrances, one on Harvard and one at the rear of the library. In addition to upgrading the auditorium and the teen space, several new components have been added, including a Maker Space, a Digital Lab, and a Remembrance Room.

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The main entrance has been moved to the Harvard side of the library.

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An open area has been added adjacent to the new entrance.

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New landscaping on Harvard.

The City of Glendale chose Gruen Associates to oversee the renovation, and Debra Gerod headed up their team. Historic Resources Group was the preservation consultant. There were numerous others involved with the project, from City staff to individual contractors, and I hope they’ll forgive me for not mentioning them all by name.

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Another entrance was added at the rear.

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While the entrance on Louise has been closed, no alterations have been made to that side of the structure.

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Here’s a shot of the lower level.

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And here’s a shot of the upper level.

Renovating a historic building is a complex undertaking. Glendale wanted to take their 40+ year old Central Library and bring it into the 21st century, making sure it remains a relevant and useful part of the community. They did a beautiful job. I’m impressed.

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Tenants Raise Alarm at Historic Schindler Apartments

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The speculative real estate binge that’s sweeping across LA right now has drawn a swarm of unscrupulous people willing to do whatever it takes to make a profit. In talking to community members over the past few years I’ve heard some hair-raising stories, but nothing that tops the reports I’ve heard from the tenants of the Sachs Apartments in Silverlake.

To give you some background, the Sachs Apartments (also known as Manola Court) were created by architect Rudolph Schindler for interior designer Herman Sachs. They’re a stunning example of Schindler’s work, a collection of buildings that step gracefully down a hillside, connected by steep stairways and terraced paths. The City of LA has recognized the importance of the site, naming it a Historic-Cultural Monument (HCM) in 2016.

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A view of the Sachs Apartments from Edgecliffe.

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Another view from Edgecliffe.

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A gate leading to a walkway between two buildings.

The Sachs Apartments were purchased by the current owners some years back. While there are three names listed on documents filed with the City, the person who has been dealing with the tenants and supervising the “restoration” is Paul Finegold. I’ve been hearing a lot about Mr. Finegold lately, and most of the comments have been pretty negative.

To start with, a number of tenants claim that Finegold has been harrassing them, and they believe he’s doing his best to get rid of them. There have been reports that he doesn’t maintain the units properly, and is slow to act when problems come up. I wanted to learn more, so last Thursday I showed up for a meeting of the Urban Design & Preservation Advisory Committee of the local neighborhood council. The only item on the agenda was the situation at the Sachs Apartments, and there was plenty to talk about. A number of tenants attended. They talked about water leaking through the ceiling, workers leaving debris on the site, and respiratory issues that may be related to dust from construction. Apparently Finegold has posted at least one unit on AirBnB, and the tenants said the guests are often out of control. One woman said she found a couple having sex right in front of her apartment.

And there’s more. According to the people at the meeting, three tenants have already been evicted by Finegold, who claimed that he, his mother, and a resident manager were moving in. But according to the current tenants, neither Finegold nor his mother nor the manager are living on the site.

Beyond all that, a lot of people are asking whether Finegold is restoring the Sachs Apartments or wrecking them. Remember, this is a Historic-Cultural Monument designed by someone who played a key role in LA’s architectural history. Having pledged to do a careful restoration of the site, Finegold is receiving substantial tax breaks under the Mills Act. But tenants say he’s made significant alterations, reconfiguring the interiors of some units and removing the bathroom from one. They also claim workers have cut down 4 mature trees and removed tiles designed by the original owner, Herman Sachs. Former tenant Judith Sheine, an authority on Schindler’s work, has expressed her concern that Finegold’s crews are doing damage to the complex.

I decided to go to the LA Department of Building & Safety (LADBS) web site to check out some of the permits that Finegold has pulled. Here are some excerpts….

“REMOVE FULL BATH ON FIRST FLOOR AND CREATE A POWDER ROOM ELSEWHERE ALSO ON FIRST FLOOR. NO CHANGE TO PLOT PLAN.”

“CONVERT A 3 UNIT APARTMENT TO A 4 UNIT APARTMENT WITH INTERIOR ALTERATIONS.”

“ADD NEW BATH; REMOVE AND REPLACE SELECTED WINDOWS; NEW ROOFING; NEW COLOR COAT EXTERIOR PLASTER”

Is it really okay to do all this with a building that’s been designated as an HCM? Was LADBS aware that this is a historic building? Obviously, any structure that’s over 80 years old is going to need some work to comply with current codes, but removing a bathroom? Converting one structure from 3 to 4 units? Remember, Finegold is getting tax breaks under the Mills Act for the work he’s doing, and that means he’s required to follow the Secretary of the Interior’s Standards for Rehabilitation. Historic Resources Group, a widely respected consulting firm, helped Finegold file the Mills Act application. Do they know what’s going on at the Sachs Apartments?

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A view of the Sachs Apartments from Lucile.

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Far corner of the building on Lucile.

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Another view of the building from Lucile.

And to top it all off, now Finegold has applied to convert 5 of the units to a bed and breakfast. That may seem like a small number, but remember, we’re in the middle of a housing crisis. And based on their experiences with Finegold, some of the tenants are worried that he eventually plans to convert the whole complex to a bed and breakfast.

So, will the Department of City Planning (DCP) reward this guy by allowing the change of use? Seems likely. In spite of the fact that City Hall keeps telling us that we don’t have nearly enough housing, the DCP has shown itself to be more than willing to work with owners who want to remove rental units from the market. The DCP has heard all about the tenants’ concerns, and so has Councilmember Mitch O’Farrell’s office. But so far nobody from the City seems willing to stand up and ask what the hell is going on at the Sachs Apartments.

If you think somebody from the City should be asking questions, maybe you could let them know you’re concerned. Send an e-mail to DCP staffer Azeen Khanmalek, and be sure to copy Councilmember Mitch O’Farrell.

How about this for a subject line?

Investigate Possible Damage to Historic Sachs Apartments

Azeen Khanmalek, Department of City Planning
Azeen.Khanmalek@lacity.org

Councilmember Mitch O’Farrell
councilmember.ofarrell@lacity.org

Sachs 30 Luc Rising

Lost LA through a Camera Lens

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A view of Downtown circa 1960 from The Exiles.

Los Angeles has changed a lot over the past hundred years. Rapid population growth, rampant real estate speculation and a slew of technological advances have caused the city to expand and mutate with amazing speed. And one of the most interesting things about LA is that it has recorded those changes since almost the beginning of the 20th century. As the center of the global film industry, and a major hub for all media, it’s always in one spotlight or another. You might say Los Angeles is obsessed with seeing itself in the mirror.

When the film industry first moved west back in the teens, there were a number of production companies shooting silent two-reelers on LA’s streets. Nobody was thinking about documenting the city as it was beginning to grow. Location shooting was just a cheap way to make movies. Hollywood silents made before 1920 are filled with scenes of the city’s early days, but because there hadn’t been much development and few of the familiar landmarks existed, it’s often hard to identify the streets and neighborhoods that appear in the background.

In the 20s Hollywood became studio bound, and for about two decades location shooting was the exception rather than the norm. But in the 40s studio crews started to venture back out into the streets. Many of the crime films shot after WWII used LA as a backdrop for the action. In the 60s, independent filmmakers started shooting all kinds of movies on the city’s streets. By the 80s filmmakers had begun to use the city self-consciously, making deliberate references not just to the city’s past but to its movie past.

Looking at the films shot over the years on LA’s streets we can see a broad panorama of the city’s history, but one that’s still maddeningly incomplete. While some locations appear over and again, there are whole communities that never appear at all. And so much of it is totally random. In a few cases filmmakers deliberately set out to take a good, hard look at the landscape and the people. Others focussed on famous landmarks that have a specific meaning for movie audiences, or used their settings to evoke nostalgia. And others just didn’t have the money to shoot anywhere else and let their location scout call the shots.

I watch a lot of movies, and as I’ve gotten older, I’m more aware than ever of how they reflect the changes that have happened over the course of LA’s history. I’m especially fascinated by images of things that no longer exist. Change is inevitable. The city’s landscape is never the same from one day to the next. Even when the streets and structures stay the same, the people, the customs, the culture keep changing, and that transforms the landscape, too.

In this post I’m pulling together images of places and spaces that have disappeared. I’ve been thinking about doing something like this for a while. It took me months to get around to it. I spent a lot of time trying to figure out which movies to focus on, but I can’t even explain why I ended up choosing these six. The only thing they have in common is that they show pieces of LA that no longer exist. And trying to approach them in some kind of order was impossible. Or maybe better to say there were too many possibilities. Should I have organized them by the year the films were made? Or maybe used the locations to tell some kind of story? Or should I have tried to find a theme that ties them all together?

In the end I just decided to dive in and let my intuition guide me. This post may not even make sense, but hopefully you’ll get something out of the images. Let’s start in Downtown….

In the late 50s, Kent Mackenzie began working on a film set in Bunker Hill that focussed on the Native American community living in the area. The Exiles took over three years to make, and the production had more than its share of problems, but the end result was a unique blend of documentary and fiction that gave voice to people whose voices had never been heard before. Bunker Hill began in the 19th century as one of the city’s first upscale developments. By the middle of the 20th century the rich were long gone, and the aging homes that remained now housed a diverse low-income community. The Native Americans who lived there had left the reservations behind, looking for a different kind of life. In LA they were relegated to the margins of society, but living in Bunker Hill they at least had some kind of community. That lasted until City Hall declared the area “blighted”, and began pushing residents out as civic leaders and business interests pursued a massive redevelopment project.

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Angel’s Flight climbing Bunker Hill next to the Third Street Tunnel.

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A closer shot of Angel’s Flight with apartments in the background.

The Exiles captures the lives of three Native Americans as they live through a single night in Downtown LA. Shot entirely on location, it shows these people in their homes, on the streets, in bars and juke joints, and finally gathering on a hill that looks out over the nighttime landscape. It’s a vivid picture of a vanished world.

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One of the vanished streets of Bunker Hill.

Displacement is a recurring theme that runs through the whole history of Los Angeles. The city’s original Chinatown was situated on the edge of Downtown, straddling Alameda between Aliso and Macy (now Cesar Chavez Avenue). But in the 20s voters approved funds for a new rail terminal, and much of the Chinese community had to relocate to make way for Union Station.

In the late 40s Anthony Mann made a startling series of thrillers, often giving them a sense of immediacy by shooting on real locations. Much of T-Men is shot in LA, and it features glimpses of what was left of Chinatown in 1947. Check out this first still, which shows a determined US Treasury agent walking across Alameda with Union Station in the background.

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Dennis O’Keefe crossing Alameda Street in T-Men.

Then the camera pans to follow him, and on the west side of Alameda we see Ferguson Alley, a remnant of the original Chinese community.

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Ferguson Alley, one of the last remnants of LA’s original Chinatown.

Our hero visits a number of herbalists looking for someone who recalls selling a specific blend to a certain man. It’s a brief montage, but it gives us a look at what was left of early Chinatown after WWII. Eventually, these buildings were also levelled. After some false starts, a new, more modern, and more touristy, Chinatown was built to the north and west of the original site.

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O’Keefe mounts the stairs to an herbalist’s shop.

Crime Wave, directed by André de Toth, was also shot largely on location and gives a sweeping view of Los Angeles in the 50s. While it features a number of Downtown locales, the climactic bank heist takes place across the LA River in Glendale. The suburbs were thriving in the first decade after the war, and the film gives us a view of what Brand Boulevard looked like back in the day. In this scene we’re riding with Gene Nelson and Ted de Corsia as they drive up to the Bank of America at the corner of Brand and Broadway.

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The Bank of America at Brand and Broadway in Glendale.

The suburbs were a product of car culture, and cars are central to the story. The main character is an ex-con who’s forced to become the gang’s getaway driver. The scenes before and after the robbery offer numerous shots from the perspective of the man behind the wheel. And an abandoned car serves as an important key in the cops’ search to track down the criminals.

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The corner of Brand and Broadway.

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Ted de Corsia inside the Bank of America.

Crime Wave is tough as nails and brimming with tension, but even if you’re not into classic crime flicks, it’s worth watching for the way it maps out the city in the 50s. The final car chase more or less follows the actual path you’d take from Glendale back to Downtown, speeding down Brand toward the Hyperion Bridge.

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Another shot of Brand near Broadway.

By the late 60s suburbia had spread across the San Fernando Valley. Car culture played a major role in the rapid proliferation of housing tracts tied together by the ever expanding freeway system. Thousands of families moved to the suburbs in pursuit of a placid and prosperous lifestyle.

Which was an illusion. You can escape the city, but you can’t escape reality. The US was going through a violent upheaval, rocked by a string of political assassinations and a growing protest movement. Director Peter Bogdanovich looked past the supermarkets and the swimming pools and saw a side of the suburbs that most people were determined to ignore. Bogdanovich had been doing odd jobs for low-budget director/producer Roger Corman. Through Corman he got a chance to direct his first feature, Targets. The film follows a young man living with his parents and his wife in a tidy little house in the Valley, who one day picks up a gun and starts shooting people.

Targets is an innovative and unnerving look at the suburbs, America’s obsession with guns, and our twisted relationship with the movies. After following the young killer as he randomly picks off a number of unsuspecting victims, Bogdanovich stages a chilling climax that offers a complex reflection of the American landscape at the time. Cars lined up in rows at a drive-in movie, moms, dads, children and teens watching a horror flick unfold, when suddenly a sniper starts shooting at the audience from behind the screen.

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The marquee at the Reseda Drive-In.

The film was shot at the Reseda Drive-In, which was located at the corner of Reseda and Vanowen. It survived into the 70s, when it was torn down and replaced by a business park. Aside from the fact that it’s an arresting and original debut feature (one of Bogdanovich’s best), Targets also offers a fascinating glimpse of the vanished world of drive-in theatres. Passionately devoted to movies since childhood, the director records every aspect of the experience, from the people visiting the snack bar to the projectionist putting the reels in motion.

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The drive-in before the show starts.

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The playground near the screen.

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The snack bar.

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The projectionist setting the film in motion.

Hollywood has always been shameless about the strategies it uses to lure audiences to the movies. Two of the most common tactics are jumping on whatever fad is currently sweeping the nation, and exploiting people’s nostalgia for a past that never existed. Xanadu tries to do both at the same time. The story follows the efforts of two men, inspired by a muse, who come together to create a new nightclub that will bring back the glory of the big band era while catering to the roller disco crowd. Yeah, it’s a pretty strange movie, and one that will probably only appeal to those with a taste for bizarre kitsch. But I found out that parts of it were shot at the Pan-Pacific Auditorium, and decided I had to check it out.

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The front of the Pan-Pacific Auditorium.

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A closer shot of the Pan-Pacific.

For years the Pan-Pacific was a major venue, hosting car shows, sporting events and the Ice Capades. Designed by the firm of Wurdeman and Becket, the striking streamline moderne facade was one of LA’s architectural landmarks for decades. But it closed in the 70s, and though it was later listed on the National Register of Historic Places, no one was able to find a way to make it viable again. It was destroyed by fire in 1989.

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Another view of the Pan-Pacific.

It’s possible that if the Pan-Pacific had survived a while longer, it might have been revived. The local preservation movement was just taking shape in the 80s. But for years Los Angeles was seen as a city without a history, in large part because the people who lived here didn’t have a sense of its history. Buildings were put up and knocked down based on whatever the market dictated, and few people worried about what was lost in the process. Visitors from other places talked about how the city felt impermanent, and complained about a sense of rootlessness.

Having lived here all my life, I don’t see it that way, and I’ve had a hard time understanding what people from other places are talking about. But I think I got a taste of it the last time I watched Wim Wender’s The State of Things. It tells the story of a director shooting a sci-fi film in Europe whose funding dries up, and he flies to LA to get some answers. Friedrich picks up a rental car at LAX and sets out to track his producer down, speeding along the the endless freeways, cruising the wide boulevards of Hollywood and Century City. He seems lost, totally disconnected from the city around him. Watching the film again recently I think I began to understand the sense of disclocation so many complain about. Friedrich is just one more in a long line of European filmmakers who have found themselves wandering LA’s vast landscapes, squinting into the sun as they try to make sense of it all.

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Friedrich, played by Patrick Bauchau, cruising down the freeway in a rental car.

Many of LA’s buildings were never meant to be permanent. They were constructed by people who saw a market for a product and moved quickly to jump on whatever trend was popular at that moment. The roadside restaurants and coffee shops that started springing up after WWII weren’t meant to last forever. They were meant to catch a driver’s attention and pull them in before they sped past. The commercial architects who worked on these projects in the 50s quickly realized that the more extravagant and unusual a building was, the more likely it was to draw people in. The building became its own advertisement.

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Tiny Naylor’s at the corner of Sunset and La Brea.

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Bauchau orders a cup of coffee from a car hop.

As I said, nobody thought these structures would last through the ages. But as the years wore on, architects and critics began to value these brash, flashy buildings. And the people who had frequented these places had gotten attached to them. In the 60s if a developer had levelled one of these coffee shops, nobody would have batted an eye. By the 90s, preservationists were arguing that they held a special place in the area’s culture and should be protected.

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Another shot of Tiny Naylor’s.

That was too late for Tiny Naylor’s, located at Sunset and La Brea. The building, a Googie masterpiece by architect Douglas Honnold, was designed so that people could park outside and be served in their cars, a common feature of coffee shops from the era. The State of Things, released in 1982, captures Tiny Naylor’s in all its glory. A few years later it was torn down and replaced with a shopping mall.

The argument over what should be saved and what should be torn down will go on for as long as LA exists, and that’s part of the dynamic of any urban area. Cities are formed by the tension between the past and the future. LA will go on changing. And the movies will go on watching it change.

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Bauchau in an office building at Sunset and Vine, gazing at the LA landscape as it stretches out to the horizon.

 

Columbia Square

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There are a number of different Hollywoods. It can be a noun or an adjective, a brand or a concept, a nostalgic fantasy or a nasty slur. But there’s also a physical place called Hollywood, and it’s been through a lot of changes over the years. About a century ago it became the center of the film industry, and what started out as a sleepy suburb grew rapidly. Its fortunes rose and fell as the studios left, radio and TV moved in, radio and TV moved on, and the internet conquered the world. For decades people have been asking how to bring media back to the Hollywood area to revitalize the local economy.

Columbia Square has played a key role in putting Hollywood, the place, back on the media map. Opening to great fanfare last year, the project brings together residential, office and commercial space to create a media campus. The owners were spectacularly successful in landing major industry tenants long before the project was completed. Columbia Square was widely hailed as a major step forward in Hollywood’s revitalization.

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The El Centro side of Columbia Square

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The front of the campus along Sunset

I have to say I’m pretty impressed myself. I was skeptical about how this modern media campus would come out, and I was pleasantly surprised. This was a complex project, and roused a certain amount of controversy when it was first proposed. But the developer did an admirable job, not just engaging the community, but actually responding to residents’ concerns. And here’s it’s probably a good idea to give some background….

Columbia Square, located on Sunset between El Centro and Gower, was first built in the late 30s by the Columbia Broadcasting System (CBS). Creating a major, state-of-the-art radio/recording studio in the area was seen as a boost, not just for Hollywood the place, but also Hollywood the brand. New York had dominated the national radio market since the beginning, but this was a sign that LA was trying to change that. The look of the building was an integral part of getting that message across. CBS chose modernist William Lescaze to design the project, and the building was one more landmark in LA’s long engagement with progressive architecture.

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The courtyard at the front of the complex

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Another shot of the courtyard

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One of the restored structures, now occupied by Neue House

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A view of the courtyard looking toward Sunset

As TV took over in the 40s and 50s, a number of popular shows originated from Columbia Square, but it was radio that kept hanging on through the years. Broadcasts continued to emanate from the studios until 2007, when the last tenant left. Then the building went dark, and for a while no one was sure what would happen to it. The property changed hands a few times, and different ideas were thrown around. In 2009 the City released an EIR for a project that included a 40-story tower. If you’ve been following development in Hollywood for any length of time, you can probably imagine how that went over.

But then a new developer took charge, and things changed dramatically. When Kilroy Realty Group acquired the property in 2012, they took the time to listen to the community and made some changes, crucially lowering the height of the tower to 22 stories. This is pretty amazing when you consider that the City had actually approved 28. They also decided to rethink the layout of the campus, allowing for more open space to engage the public. And they agreed to work with local preservationists to restore the historic Lescaze structures.

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Stairway leading to the rear of the campus

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A space to hang out in

The end result is a jewel. I’ve actually gone to Columbia Square a few times since it opened, just to walk around and take pictures. (And because the weather was different each time, the light in the photos keeps changing. Sorry if it’s a little jarring.) I think it’s important to mention the people involved in making this happen. The firm of House & Robertson designed the campus and the new buildings. In restoring the original structures they worked with Historic Resources Group. And the landscapes were created by Rios Clementi Hale Studios. The Los Angeles Conservancy was so impressed with the finished product that they gave the developer their 2017 Preservation Award. It’s worth reading the Conservancy’s description of the project to get an idea of how much time, money, and work went into the restoration process.

Columbia Square from the Los Angeles Conservancy

I’m so knocked out by the new complex, and by the way Kilroy approached the project, that I hate to voice any reservations. While I was writing this post I kept asking myself whether I wanted to make any critical comments, because in some respects the revitalized ColumbiaSquare is a model of what redevelopment should be. But there are a couple of things I think it’s important to note….

First, while the residential tower is beautiful, the prices are way beyond what the average person living in Hollywood could afford. And the addition of a couple hundred high-end apartments is just another step in the ongoing gentrification of the area. Even as I write this, more low-income tenants are being pushed out of their homes.

Second, while the City has tried to portray this, and other projects like it, as transit-oriented development, it’s highly unlikely that the people who live at Columbia Square will be taking transit on a regular basis. The City has been pushing this line for years, and the results have been disastrous. Transit ridership in LA is lower now than it was back in the 80s, and continues to decline. City Hall’s continued insistence that building high-profile, high-end megaprojects is going to get people on busses and trains just shows how clueless our elected officials are.

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The Gower side of the campus

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Landscaping and benches along Gower

But let’s end on a positive note. I want to congratulate Kilroy, and all the others involved, in coming up with a project that has so much to recommend it. This is an unusual instance where a major developer respected the local context, and more important, the local community. The new Columbia Square is a beautiful piece of design, and it’s brought some major media players to the area, along with hundreds of jobs. Over all, it’s an important step forward for Hollywood the brand, the concept, the industry, and the place.

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