associated telephone company building · substantiated by documentary and physical evidence. 7....

Associated Telephone Company Building Mills Act Application | Architectural Report

Prepared for:

DivcoWest

9460 Wilshire Boulevard, PH

Beverly Hills, CA 90212

Prepared by:

Architectural Resources Group

360 E. 2nd Street, Suite 225

Los Angeles, CA 90012

July 16, 2018

Associated Telephone Company Building | Architectural Report July 16, 2018 ARCHITECTURAL RESOURCES GROUP i

TABLE OF CONTENTS

1. Introduction ..................................................................................................................................... 1

2. Preparer Qualifications .................................................................................................................... 2

3. Treatment of Historic Properties ...................................................................................................... 2

4. Summary of Significance .................................................................................................................. 4

4.1. Historical Background ........................................................................................................................ 4

4.2. Local Designation ............................................................................................................................... 6

4.3. Character‐Defining Features .............................................................................................................. 6

5. Physical Description ....................................................................................................................... 10

5.1. Site and Setting ................................................................................................................................ 10

5.2. Building Exterior ............................................................................................................................... 10

5.3. Building Interior ............................................................................................................................... 12

5.4. Alterations ........................................................................................................................................ 12

6. Architectural Conditions Assessment ............................................................................................. 17

6.1. Methodology .................................................................................................................................... 17

6.2. Exterior Features .............................................................................................................................. 18

6.3. Interior Features .............................................................................................................................. 26

6.4. Building Systems .............................................................................................................................. 30

7. Bibliography ................................................................................................................................... 31

APPENDICES

Previous Building Assessment Reports

A. “Property Condition Assessment,” Blackstone Consulting LLC (Sept. 26, 2016)

B. “Seismic Risk Assessment,” Blackstone Consulting LLC (Sept. 26, 2016)

C. “Phase 1 Environmental Site Assessment,” Blackstone Consulting LLC (Sept. 30, 2016)

Associated Telephone Company Building | Architectural Report July 16, 2018 ARCHITECTURAL RESOURCES GROUP ii

Associated Telephone Company Building | Architectural Report July 16, 2018 ARCHITECTURAL RESOURCES GROUP 1

1. Introduction

In November 2017, Architectural Resources Group (ARG) was retained by DivcoWest to prepare a Mills

Act contract application for the property at 1314 Seventh Street, Santa Monica. The following

architectural report was prepared as part of the Mills Act contract application package for the property.

The property is developed with a six‐story, PWA Moderne style commercial building that was

constructed in 1937. When it was completed the building rose three stories, but in 1946 an additional

three stories were added. Known as the Associated Telephone Company Building and the Telephone

Building, it was erected as a telephone exchange/office building for the Associated Telephone Company

(re‐branded as the General Telephone Company, or GTE), a leading provider of local telephone service.

The building was the company’s West Coast headquarters between 1937 and 1956, and continued to be

used by the company in other capacities for several more decades. It has recently been re‐purposed into

a mixed‐use commercial building comprising restaurants (ground story) and creative offices (upper

stories). A portion of the building continues to house telephone infrastructure.

The Associated Telephone Company Building is eligible to be considered for a Mills Act contract because

it satisfies the prerequisites enumerated in Section 9.56.270 (Preservation Incentives) of the Santa

Monica Municipal Code. Specifically, it (1) is a designated historic resource, (2) is privately owned, and

(3) is not exempt from taxation.1 The building was designated as a Santa Monica Landmark on June 11,

2018, and is thereby included in the local register of historic resources.2

For the preparation of this report, ARG performed the following tasks related to documentation,

research, and analysis:

Reviewed all applicable background materials related to the property including building permits,

local survey reports, and associated Department of Parks and Recreation (DPR) forms that were

prepared for the subject property;

Consulted with ownership and management about the general condition of the property, and

issues that need to be addressed with respect to its rehabilitation and maintenance;

Conducted a site visit on April 11, 2018 for the purposes of photographing the property,

identifying character‐defining features, and documenting existing conditions.

This report fulfills the following item associated with a Santa Monica Mills Act application:

Architectural Report: an Architectural Report identifying the status and condition of all

character‐defining features of the building and site prepared by a certified architect.

The report summarizes the historical significance of the building, provides a description of the building

and its character‐defining features and alterations, evaluates the current condition of architectural

features and building systems, and enumerates treatment and maintenance recommendations. This

1 The City of Santa Monica’s requirements for Mills Act eligibility are consistent with those enumerated in California Government Code, Article 12, Sections 50280‐50290. 2 The Landmarks Commission’s decision to declare the subject building a Landmark can be accessed via the audio/video transcription of the May 14, 2018 Landmarks Commission hearing, https://www.smgov.net/Departments/PCD/Boards‐Commissions/Landmarks‐Commission/.


information was used to develop a Rehabilitation/Restoration and Maintenance Plan for the property,

comprising tasks to be completed over the ten‐year lifespan of the proposed Mills Act contract.

2. Preparer Qualifications This report was prepared by Sarah Devan, RA, Associate, Architect and Conservator; and Andrew

Goodrich, AICP, Associate, Architectural Historian and Preservation Planner, with oversight by Katie E.

Horak, Principal. All ARG staff meet or exceed the Secretary of the Interior’s Professional Qualifications

Standards, 36 CFR Part 61, in the disciplines of Architecture or Architectural History. Ms. Devan is also a

Professional Associate with the American Institute for Conservation of Historic and Artistic Works (AIC).

3. Treatment of Historic Properties The Secretary of the Interior’s Standards for the Treatment of Historic Properties (“the Standards”)

enumerate the standard of review for properties with Mills Act contracts executed by the City of Santa

Monica. The Standards include four approaches to treatment: rehabilitation, restoration,

reconstruction, and preservation. Each approach is accompanied by its own set of guidelines and is

geared toward different preservation scenarios.3

Rehabilitation is the standard of review that is utilized by the City of Santa Monica for properties with

Mills Act contracts. It is defined as “the act or process of making possible a compatible use for a

property through repair, alterations, and additions while preserving those portions or features which

convey its historical, cultural, or architectural values.”4 The Standards for Rehabilitation address the

need to meet new or continuing uses while retaining historic character; unlike the restoration approach,

which aspires to return a property to its appearance at a particular time in its history, the rehabilitation

approach allows for sensitive alterations or additions to enable new uses.

The Standards for Rehabilitation are:

1. A property will be used as it was historically or be given a new use that requires minimal change to its distinctive materials, features, spaces and spatial relationships.

2. The historic character of a property will be retained and preserved. The removal of distinctive materials or alteration of features, spaces and spatial relationships that characterize a property will be avoided.

3. Each property will be recognized as a physical record of its time, place and use. Changes that create a false sense of historical development, such as adding conjectural features or elements from other historic properties, will not be undertaken.

3 Anne E. Grimmer revisions to Kay D. Weeks and Anne E. Grimmer, The Secretary of the Interior’s Standards for the Treatment of Historic Properties with Guidelines for Preserving, Rehabilitating, Restoring & Reconstructing Historic Buildings (Washington, D.C.: U.S. Department of the Interior, National Park Service, Technical Preservation Services, 2017), https://www.nps.gov/tps/standards/treatment‐guidelines‐2017.pdf. 4 Weeks and Grimmer, The Secretary of the Interior’s Standards.


4. Changes to a property that have acquired historic significance in their own right will be retained and preserved.

5. Distinctive materials, features, finishes, and construction techniques or examples of craftsmanship that characterize a property will be preserved.

6. Deteriorated historic features will be repaired rather than replaced. Where the severity of deterioration requires replacement of a distinctive feature, the new feature will match the old in design, color, texture and, where possible, materials. Replacement of missing features will be substantiated by documentary and physical evidence.

7. Chemical or physical treatments, if appropriate, will be undertaken using the gentlest means possible. Treatments that cause damage to historic materials will not be used.

8. Archeological resources will be protected and preserved in place. If such resources must be disturbed, mitigation measures will be undertaken.

9. New additions, exterior alterations, or related new construction will not destroy historic materials, features, and spatial relationships that characterize the property. The new work will be differentiated from the old and will be compatible with the historic materials, features, size, scale and proportion, and massing to protect the integrity of the property and its environment.

10. New additions and adjacent or related new construction will be undertaken in such a manner that, if removed in the future, the essential form and integrity of the historic property and its environment would be unimpaired.

The Standards provide general information for stewards of historic resources to determine the

appropriateness of proposed treatments. They are intentionally broad in scope to apply to a wide range

of circumstances, and are designed to be adaptable to specific project conditions. The Standards are

neither technical nor prescriptive, but rather are intended to promote responsible preservation

practices that ensure continued protection of historic resources.


4. Summary of Significance

4.1. Historical Background

The Associated Telephone Company Building is associated with the proliferation of telephone service in

Santa Monica between the early and mid‐twentieth century.

Telephone service arrived in Southern California not long after the first telephone was patented. In

1879, a ten‐year franchise to provide local telephone service was awarded to the Los Angeles Telephone

Company, which operated as a subsidiary of the Bell Company, and in 1881 the company began

providing service to a small number of subscribers residing in and around Downtown Los Angeles.5 The

company started with only seven customers and three operators, but by the turn‐of‐the‐twentieth

century the number of paying subscribers had risen to several thousand. The company was eventually

absorbed by another Bell‐affiliated enterprise and was re‐named the Sunset Telephone Company, which

in turn was absorbed by, and re‐named, the Pacific Telephone and Telegraph Company.6

Like almost all of Bell’s subsidiaries, the Sunset/Pacific company held a virtual monopoly on phone

service for the rest of the nineteenth century. Its patent on telephony prevented others from breaking

into the business, and even after the patent expired in 1894 competitors encountered a slew of political

and regulatory hurdles that were difficult to surmount. That changed in 1902, when an independent

competitor, the Los Angeles Home Telephone Company, procured the right to install infrastructure and

provide telephone service to Los Angeles residents. The Home Company enticed customers by laying

lines to unconnected areas and equipping itself with the world’s largest automatic exchange.7 The

ensuing competition between the Home and Sunset/Pacific companies led to a vast expansion of the

local phone network and sizable increases in the number of subscribers. In 1916, the companies were

consolidated and given a new name: the Southern California Telephone and Telephone Company.8

The Home and Sunset/Pacific companies were focused on serving neighborhoods within the urban core

of Los Angeles; more peripheral communities, meanwhile, were not particularly well served by either

enterprise, and a number of smaller, independent operators were created in the early decades of the

twentieth century to provide phone service to these outlying areas. An independent operator called the

Santa Monica Bay Home Telephone Company served the residents of Santa Monica, Ocean Park, Venice,

Sawtelle, and several other communities on the Westside of Los Angeles. Investing in these westward

communities proved to be a wise decision; by the mid‐1920, the company served more than 12,000

subscribers and became “the largest independent telephone company on the Pacific Coast.”9 In 1926 it

erected a new, four‐story office building and exchange plant on Barnard Way in Ocean Park (extant) to

better keep pace with operational demands and house “the most modern switchboard frames.”10

5 Gary Goff, et al., “The History of Los Angeles Telephone Service,” Mar. 2009, accessed Jan. 2018. 6 Ibid. 7 Emily Bills, “Connecting Lines: L.A.’s Telephone History and the Binding of the Region,” Southern California Quarterly 91.1 (Spring 2009): 27‐67. 8 Gary Goff, et al., “The History of Los Angeles Telephone Service,” Mar. 2009, accessed Jan. 2018. 9 “New Home for Hello Girls: Santa Monica Telephone Exchange,” Los Angeles Times, Nov. 23, 1926. 10 Ibid.


Santa Monica was not the only community with its own telephone service provider; independent

operators had been founded to serve Covina, Huntington Beach, Redondo Beach, and other peripheral

communities.11 In 1929, the Associated Telephone Company (ATC), which was based in Wisconsin and

operated service in Long Beach and San Bernardino, absorbed almost all of these small independent

providers including the Santa Monica Bay Home Telephone Company.12 ATC became a behemoth that

served some 500,000 telephone lines in Southern California before the Great Depression decimated its

finances and ultimately sent the company into receivership in 1933. The company later re‐emerged as

the General Telephone Corporation of New York. General Telephone continued to provide telephone

service across Southern California under the Associated Telephone Company name, which it owned.13

General Telephone eventually acquired hundreds of small, independent telephone companies and

emerged as one of nation’s largest and most prolific telephone service providers. Its business in

California – which operated under the Associated Telephone Company (ATC) banner – was thriving and

in need of additional facilities to support its expanding operations. Toward this end the company

commissioned a new, three story building at 1314 Seventh Street in Santa Monica, along the eastern

edge of the city’s central business district. Designed by structural engineer Maurice Sasso, and built at a

cost of $210,000, the new building served as the central exchange facility for ATC’s Bay District, which

provided telephone service to Santa Monica and neighboring communities.14 The building included “all

the principal exchange facilities in the Bay District except toll and long distance service,” and as such it

was an important focal point within Santa Monica’s network of infrastructure and utilities.15

In addition to housing switchboards, operating equipment, and other infrastructure that was essential to

the local telephone network, the subject building also acted as a central administration building for

General Telephone/ATC. Reporting in 1939, the Los Angeles Times indicated that the building housed

executive offices for the company and also served as the “headquarters for all companies in the General

system west of the Mississippi,” further underscoring its importance in the telecommunications realm.16

More than 90 communities across Southern and Central California were served by this central office.17

Growth and expansion were always written into the building’s design; shortly before its completion in

1937, the Los Angeles Times stated that the building stood “three stories with foundations for two

additional stories at a future date.”18 Indeed, ATC continued to grow its business at a swift rate, and in

1946 another three – rather than two – stories were added to the building to house more offices and

equipment for the ascendant company. Four years later, in 1950, a full‐height addition was appended to

the building’s north elevation to accommodate yet more office space.19 The physical growth of the ATC

Building was a testament to the company’s success within the telecommunications industry.

11 “Telephone Merger Sought,” Los Angeles Times, May 23, 1929. 12 “Six Southland Phone Lines to Effect Merger,” Los Angeles Times, Jun. 25, 1929. 13 Verizon Digital Media Communications, Inc., “Corporate History,” accessed Jan. 2018. 14 “Santa Monica’s Building Activity Well Maintained,” Los Angeles Times, Nov. 28, 1937. 15 Ibid. 16 “Santa Barbara Phone Unit Sold,” Los Angeles Times, Oct. 3, 1939. 17 “Associated Phone Company Changes its Name to General,” Los Angeles Times, Jan. 1, 1953. 18 “New Santa Monica Telephone Exchange to Rise Soon,” Los Angeles Times, Apr. 25, 1937. 19 City of Santa Monica, Building Permit No. B8348, Oct. 19, 1950.


General Telephone, always a lucrative business, grew into a telecommunications powerhouse and

became one of the nation’s foremost providers of telephone service after World War II. By the early

1950s, the company and its subsidiaries reportedly operated “more than 1,500,000 telephones in 3,600

cities and towns all over the nation.20 In 1953, the company elected to consolidate the various names

and banners within its burgeoning empire under a single brand name: General Telephone. The ATC

name was thereafter retired, the company’s western division was re‐branded as the General Telephone

Company of California, and the subject building’s name was changed to the General Telephone Building.

Also in 1953, General Telephone purchased a two‐and‐a‐half acre site nearby, at the southeast corner of

Santa Monica Boulevard and 20th Street, for a new executive and general office building.21 The new, six‐

story building, designed by the architectural firm of A.C. Martin and Associates, was intended to be

considerably larger in size than General Telephone’s existing corporate offices on Seventh Street. The

new building was dedicated in 1956. It supplanted the ATC Building as the focal point and center of

gravity within General Telephone’s western division, though the subject building continued to be used

by General Telephone.22 Personnel remained in the building until 1967, and even after employees were

relocated the company continued to use it for telephone operations through the 1990s. In 1981, a two‐

story addition was appended to its south elevation to house parking and telephone equipment.

In 2013, Pacshore Partners, a Los Angeles‐based real estate development firm, acquired the building and

converted it into a mixed‐use commercial property comprising ground‐floor restaurants and upper‐floor

creative offices. In February 2017 the building was sold to its present‐day owner, DivcoWest.

4.2. Local Designation

On May 14, 2018, the Santa Monica Landmarks Commission voted to declare the subject building a

Landmark. The building was designated under Criterion 1, for exemplifying elements of Santa Monica’s

economic history; Criterion 2, for its aesthetic value; and Criterion 4, for embodying distinguishing

architectural characteristics associated with the PWA Moderne style.

Since the building was designated under multiple criteria, two periods of significance were identified.

Under Criterion 1, the period of significance was defined as 1937‐1967, and under Criteria 2 and 4 the

period of significance was identified as 1937‐1946.

4.3. Character-Defining Features

The building retains the following character‐defining features:

20 “Associated Phone Company Changes its Name to General,” Los Angeles Times, Jan. 1, 1953. 21 “Phone Company Buys New Site,” Los Angeles Times, Oct. 22, 1953. 22 General Telephone was re‐branded as GTE; it was again re‐branded as Verizon, the name by which it is known today.


Building Exterior

Minimal setback from the public right‐of‐way

Balanced, symmetrical massing

Vertical orientation

Flat roof and parapet, with an chevron pattern incised along the cornice line

Painted concrete exterior walls

Fluted pilasters with articulated bases and chevron motifs at the capitals

Fenestration that is recessed within vertical channels

Steel sash casement windows with fixed transoms

Vertically incised spandrel panels set above and below each window bay

Prominent central entranceway

Building Interior

Compact, double‐height configuration

Travertine interior walls

Terrazzo floors

Tray ceiling with a painted mural

Niches with clipped corners and fluted pilasters

Associated Telephone Company (ATC) Building shortly after completion, 1937 (Santa Monica Conservancy).


Picketers in front of the Associated Telephone Building, 1952 (USC Digital Collections).


Associated Telephone Company, 1957, pictured with three‐story addition (Historic Preservation Certificate Application Part 1, Chattel ,Inc.).


5. Physical Description

5.1. Site and Setting

The Associated Telephone Company Building (also known as the Telephone Building) is located at 1314

Seventh Street, near the eastern edge of Santa Monica’s central business district. The building occupies

a large, flat parcel that is rectangular in shape and located on the west side of the street. It has a sizable

footprint that occupies almost all of the parcel. The property is located on a city block that is developed

with a combination of mixed‐use complexes, small and mid‐scale office buildings, institutional uses, and

surface parking lots. Like most of Santa Monica, this block is oriented on an orthogonal street grid that is

askew of the cardinal directions and reflects the original plat of the townsite. The parcel abuts office

buildings on the north, the Santa Monica Public Library on the south, and an alley on the west.

5.2. Building Exterior

Most of the property is occupied by the subject building, which was constructed in 1937 as corporate

offices and a switching station for the Associated Telephone Company (later re‐branded as the General

Telephone and Electric Corporation, or GTE, and now known as Verizon). The building is six stories in

Site Map. The subject property (1314 Seventh Street) is outlined in red (Google Maps).


height, is constructed of reinforced concrete, and is supported by a concrete foundation. It is minimally

set back from the street. The building is designed in the PWA Moderne style, and characteristic of that

style it loosely incorporates some elements of Art Deco architecture. The building is capped by a flat

roof and parapet; a chevron pattern is incised along the cornice line. Exterior walls consist of painted

concrete.

Features on the building’s primary (east) façade are balanced and symmetrical. The façade is divided

into five bays by fluted pilasters that span the height of the building and project slightly past the

roofline; these pilasters feature articulated bases and chevron motifs at the capitals, and heighten the

building’s vertical orientation. Fenestration is recessed in vertical channels between the pilasters, and

generally consists of paired steel casement windows that are surmounted by fixed transoms. Vertically

incised spandrel panels are set above and below each window bay. Ingress to the building is provided by

a prominent, double‐height central entranceway that is framed by shallow engaged columns (side) and a

stepped projection (top). The entranceway is fully glazed, and comprises paired metal entrance doors

that are flanked by sidelights and crowned by a transom. The entire system of doors and windows

within the entranceway consists of contemporary glazing and metal frames.

The north elevation is seven bays wide. The two bays nearest the street (to the east) feature the same

fluted pilasters, vertical fenestration channels, steel casement windows, and incised spandrel panels

that are found on the primary façade. The other five bays (to the west), which project slightly outward,

date to a 1950 addition and are defined by a modular grid composed of concrete pilasters and cross

beams. Exterior walls on this north‐facing addition are composed of raked concrete; fenestration is set

within recessed bays and consists of steel casement windows that are crowned by transoms. This

elevation has two secondary entrances; the first consists of a single, unarticulated metal door near the

middle of the elevation, and the second comprises paired, multi‐light glazed doors that open onto an

outdoor dining patio. The latter was recently installed in the place of an original window bay to

accommodate the adaptive reuse of the ground level into a restaurant. An exterior basement stair is

located along the east two bays and is largely obscured from public view by a low concrete wall.

The south elevation is six bays wide and adheres to the same architectural program as the primary

façade and the original portion of the north elevation. It features fluted pilasters, vertical fenestration

channels, steel casement windows, incised spandrel panels, and chevron motifs at the cornice line.

The lower stories of the south elevation are obscured by a two‐story addition that dates to 1981. This

addition features a deeper setback than the rest of the building. It is constructed of reinforced concrete

and is capped by a flat roof. Corrugated metal panels have been installed atop the roof to hide

mechanical equipment. Exterior walls are finished in painted concrete and have deep vertical striations,

keeping in line with the architectural vocabulary and prevailing sense of verticality that are characteristic

of the original portion of the building. The east face of the addition features a deeply recessed vehicular

entrance that is accessed by a narrow driveway and is enclosed by a metal gate. A louvered metal brise‐

soleil is located atop the entrance. A terraced concrete planter flanks the driveway. The west face of the

addition features a vehicular entrance and metal gate, and two secondary entrances. One of these

entrances is set beneath a canopy; the second is elevated, and is accessed by an exterior stair with metal

rails. Both comprise unarticulated metal doors that are flush with the building. An infilled door system

and cantilevered deck are located above the elevated entrance. There are no windows on the addition.


The west (rear) addition is utilitarian in appearance. It comprises a five‐story recessed central bay that is

flanked on either side by a tall, narrow projecting bay. Features on this elevation are asymmetrically

composed. Exterior walls consist of board‐formed concrete with horizontal striations. Fenestration

consists of steel casement windows with transoms, and rear exits at each floor. The exits consist of

unarticulated metal doors that are flush with the building; some were recently installed in the place of

existing windows to provide additional egress. The doors open onto a contemporary metal stairwell

system that has been inserted into the recessed bay. There are no decorative features on this elevation.

Since most of the parcel is occupied by the footprint of the building, landscape and hardscape features

are minimal. The main entrance is approached by a walkway finished in pebbledash; flanking either side

of this walkway is a small planter bed with ornamental palm trees and other types of semi‐tropical

plantings. Semi‐tropical plantings are also found in the stepped planter on the south addition. On either

side of the main entrance, within the shallow building setback, is a dining patio that is partially enclosed

by a low wall. The patios and walls were recently installed and took the place of what were previously

planter beds. A young Canary Island date palm tree occupies a planter bed at the driveway. Two mature

podocarpus trees are planted in the parkway between the sidewalk and the street.

5.3. Building Interior

The only publicly accessible interior space within the building with notable historic features is a small

entrance lobby. The lobby is a compact, double‐height space that provides access to the upper floors

and the two ground‐level retail storefronts. It has terrazzo floors and a tray ceiling. Set within the tray

ceiling is a painted mural depicting a map of the world, with an American city and a European city linked

by telephone poles and wires – a testament to the building’s original use and occupancy. A

contemporary metal light fixture is suspended from the ceiling. Walls within the lobby are clad with

travertine. The north and south walls both have a niche with clipped corners, fluted pilasters, and a

contemporary door system composed of a single glazed door, sidelight, and transom. A single,

contemporary elevator with a metal door is located along the west wall of the lobby, opposite the main

entrance, and adjacent to the elevator is a recessed bay that leads to an internal stairwell.

Other interior spaces have been modified to accommodate changing uses over time. The upper floors

are generally occupied by creative offices, and the ground floor contains two restaurants, one located

on either side of the lobby. These spaces generally feature polished concrete floors, exposed concrete

structural elements, and contemporary finishes. A portion of the building continues to house telephone

equipment. There are no notable historic features in interior spaces aside from the lobby.

5.4. Alterations

The following alterations were noted on a site visit conducted by ARG on January 4, 2018. Whenever

possible, these alterations were corroborated by building permits from the City of Santa Monica’s

Community Development Department, Sanborn Fire Insurance Maps, historic aerial imagery, property


data from the Los Angeles County Office of the Assessor, and other sources of archival information. The

alterations listed herein pertain only to the building exterior and publically accessible interior spaces.

Some of these alterations are associated with the building’s recent rehabilitation and repurposing into

creative offices and retail space (2013‐15). These renovations were undertaken in a manner that was

sensitive to the building’s historic character, and conformed to the Secretary of the Interior’s Standards

for Rehabilitation. They do not detract from the integrity of the building. This work also resulted in the

removal of previous alterations (including metal grilles that had been affixed to ground floor windows)

and the restoration of original features that had been removed (including terrazzo flooring in the lobby).

Three stories were added to the building, bringing the total number of stories to six (1946).

A six‐story addition was appended to the north elevation (1950).

A two‐story addition was appended to the south elevation (1981).

Fenestration patterns at the main entrance have been altered. Historical photographs

(appended to this report) indicate that this entrance originally featured paired metal doors that

were flanked by sidelights and surmounted by a transom. Metal grilles adorned the sidelights

and transom. Above the doors was a spandrel panel and signage; above the spandrel panel were

steel casement windows consistent with those found elsewhere on the building. All of these

features were removed and replaced with a contemporary fenestration system comprising dual

glazed doors and floor‐to‐ceiling glazing (date unknown, but after 1957).

Contemporary building and tenant signage has been added to the primary (east) façade (2015).

An external egress system has been added to the rear (west) elevation. Several original window

openings on this façade were converted into rear exit doors at the same time (2013‐15).

Dining patios have been inserted into the building setback on the primary facade, one on either

side of the entrance, taking the place of what were formerly small buffer planters (2013‐15).

New entrance doors have been added to the primary/east façade and north elevation to provide

access to each patio. They were inserted into what were originally window openings (2013‐15).

Alterations to the lobby include the installation of non‐original glazed interior doors on the

north and south walls, a non‐original metal light fixture, and a contemporary elevator system

(doors and light fixture date to 2013‐15, elevator system installed at unknown date).


Primary (east) elevation, view west (ARG, 2018). Primary (east) and north elevations, view south (ARG, 2018).

Primary (east) and south elevations, view northwest (ARG, 2018).

North elevation (addition in foreground), view east (ARG, 2018).

South elevation (addition in foreground), view west (ARG, 2018).

Rear (west) elevation, view northeast. Note contemporary metal egress system (ARG, 2018).


South addition, primary (east) elevation, view southwest (ARG, 2018).

South addition, rear (west) elevation, view northeast (ARG, 2018).

Detail of addition on north elevation, view south (ARG, 2018).

Detail of primary entrance, view southwest (ARG, 2018).


Detail of cornice, steel casement windows, incised spandrel panels, and fluted pilasters (ARG, 2018).

Detail of outdoor dining patio, view west (ARG, 2018).

Lobby with polished travertine walls, niches with clipped corners, and fluted pilasters (ARG, 2018).

Lobby, viewed from primary entrance, with elevator bays pictured at rear (ARG, 2018).

Detail of terrazzo flooring in lobby (ARG, 2018). Detail of tray ceiling, mural, and light fixture in lobby(ARG, 2018).


6. Architectural Conditions Assessment

6.1. Methodology

The following is an analysis of the current architectural conditions of the Associated Telephone

Company Building. This assessment specifically addresses the building’s exterior features, publically

accessible interior features (lobby), and systems. Information derived from this assessment was used to

develop treatment recommendations that are incorporated into the following discussion. This

information also provides a basis for the work items articulated in the

Rehabilitation/Restoration/Maintenance Plan for the building.

For this assessment, ARG staff performed a visual survey of the property on April 11, 2018. A

representative from building management was present to answer questions and provide access to the

basement, roof, and a limited sample of interior spaces. The exterior of the building was surveyed from

all sides via the street (east), an alley (west), and adjacent parking lots (north and south). The survey of

interior spaces was limited to the lobby (which is the only publically accessible interior space), access

corridors, the basement level, and an upper floor that is in the process of being converted into creative

offices. Observable distress conditions were noted and documented with digital photographs.

The survey was visual in scope only, and was limited to visible and accessible areas of the exterior and

interior. The survey of roofing and drainage systems was limited to accessible roof areas, and areas that

are visible from interior spaces or the street. Neither the structural system nor other building systems

(mechanical, electrical, plumbing, fire suppression, etc.) were reviewed by ARG. Existing conditions

related to building systems are addressed in separate documents that were prepared by others as part

of the building’s most recent sale in 2017. These reports were reviewed by ARG, and when applicable,

information from these documents was excerpted and incorporated into this assessment. The following

documents were reviewed by ARG. All were prepared by the firm Blackstone Consulting LLC:

“Property Condition Assessment” (Sept. 26, 2016). General conditions assessment of the site,

structure, exterior walls and cladding, roof, interior spaces, and building systems. This report

also includes a cursory evaluation of accessibility and ADA compliance.

“Seismic Risk Assessment” (Sept. 26, 2016). Full assessment of the building’s seismic stability.

“Phase 1 Environmental Site Assessment” (Sept. 30, 2016). Report that assesses and identifies

recognized environmental conditions at the site; prepared as part of due diligence proceedings.

Between 2013 and 2015, the building underwent an extensive rehabilitation by previous owner

Pacshore Partners. This project entailed the repurposing of the underutilized building into a mix of

restaurants (ground floor) and creative office suites (upper floors). It also entailed the sensitive

rehabilitation of some of the building’s significant architectural features, and a seismic retrofit. Because

of this the building, at present, is generally in a state of good repair and is well maintained. Future work

associated with a Mills Act contract will primarily address issues related to building maintenance.


For this assessment, existing conditions have been broadly grouped into the following categories: (1)

exterior features, (2) interior features, and (3) building systems. A brief description of each feature is

provided, followed by a summary of its condition and recommendations for treatment.

6.2. Exterior Features Concrete Exterior Walls

Exterior walls on all elevations of the building consist of cast‐in‐place concrete. Some decorative

elements including pilasters, chevrons, and spandrel panels are incised into these concrete walls and are

reflective of its PWA Moderne style aesthetic. The primary entrance to the building, located on the

primary (east) elevation, is also framed by an articulated surround that is composed of concrete. Along

the base of the building, the concrete projects slightly outward to create an articulated base. The rear

(west) elevation of the building features sections of board‐formed concrete wall with horizontal

striations. This board‐formed pattern is limited to the rear of the building, on portions of the walls that

are associated with the 1950 addition. The concrete is finished with a coat of gray‐colored paint.

Generally, exterior walls are in good condition. The building was painted as part of the rehabilitation

project that was undertaken between 2013 and 2015, and is in a state of good repair. ARG identified a

few localized instances of cracking in the concrete, and a few areas where the coat of paint was peeling

or had lifted. Overall, however, there were no major issues identified.

ARG recommends the following scope of work with respect to the concrete exterior walls:

Monitor for/repair cracks in localized areas.

Clean concrete surfaces and remove stains/surface debris; touch up paint as needed.

Concrete exterior wall with incised details, primary (east) elevation (ARG, 2018).

Concrete wall at roof deck. Note minor localized cracking (ARG, 2018).


Roofing and Drainage

The building features a flat roof that is divided into four main volumes. The first volume caps the

building’s east perimeter; the second caps its north perimeter; the third is located at a level that is one

floor lower and caps the rear portion of the original (1937/46) section of the building; and the fourth

caps the two‐story addition on the south elevation (1981). All volumes are covered with a thermoplastic

polyolefin (TPO) roof membrane that is installed over rigid insulation and the concrete deck. The rear

volume features an exterior rooftop patio deck that was installed circa 2015 and supports exterior

furniture, integral benches, and planter boxes. It also serves as a means of ingress to penthouse‐level

offices. The deck consists of wood boards that are supported underneath by adjustable plastic bases.

The perimeter of the roof is spanned by a concrete parapet wall of medium height. Drainage is typically

provided by surface flow to interior roof drains, downspouts, and thru‐wall scuppers. The Blackstone

inspection report indicates that the TPO membrane is flashed 12 inches above the surface, and ends

with a termination bar and caulking.23 Some mechanical equipment is installed atop the roof and

consists of HVAC units, extractors, exhaust vents, and soil stacks. Several skylights are also present.

ARG was granted access to the roof deck, and was also able to observe the lower, south facing roof from

above. The elevated volumes spanning the north and east perimeters of the building were not

accessible at the time of the survey, and were not evaluated. Based on what ARG was able to access, the

membrane roof appears to be in good condition. The TPO membrane appears to have been installed

correctly, laps and seams were observed to be in good condition, and there were no reports or evidence

of leaks. The wood deck system is of recent vintage and remains in good repair. The drainage system

also appears to be in good condition overall, with no evidence of major soiling or deterioration.

The Blackstone inspection report indicates that the existing membrane roof is approaching the end of its

service life. Prepared in 2016, the report notes that “the exact roof system age and thickness of the

membrane are unknown. Onsite personnel were not aware of the age or warranty information, and

historical aerial imagery was not clear enough to discern accurately. It is estimated, based strictly upon

visual observation, that the roof membrane is likely 8‐12 years old. The typical service life of this type of

roof system in California is approximately 15‐20 years with maintenance and annual inspections.”24

ARG recommends the following scope of work with respect to roofing and drainage:

Monitor for leaks, and correct/address quickly as they occur. Inspect roofs at minimum annually,

and after heavy rainstorms or seismic events. Correct any deficiencies found.

Based on the findings and recommendations of the Blackstone inspection report, consider

replacing the membrane roof within the next several years, as follows:

o Remove existing roof membrane, flashings, and insulation.

o Repair existing concrete deck as required, and install new tapered rigid insulation.

o Install new membrane roof and flashings per manufacturer’s instructions.

23 “Property Condition Assessment: The Telephone Building,” prepared by Blackstone Consulting LLC, draft prepared Sept. 26, 2016, 15. 24 Ibid.


o Remove and reinstall rooftop patio deck and associated materials as required to

facilitate work.

Typical section of the TPO membrane roof, with mechanical units visible (Blackstone, 2016).

Detail of wood boards on roof deck (ARG, 2018).

Adjustable plastic bases supporting roof deck (Blackstone, 2016).

Detail of parapet wall and flashing (ARG, 2018).

Steel Casement Windows

Fenestration throughout the building consists of steel casement windows, most of which are arranged in

pairs. On publically visible portions of the building, these windows are set within recessed vertical

channels and are separated by concrete spandrel panels. Most of the windows are surmounted by a

fixed steel transom. The windows open outward and are not fully operable; as a safety precaution, they

only open approximately four inches. The windows are of the “push‐out” variety, and are operated by a

hinged metal handle that is affixed to the bottom of the window (in lieu of a crank). Some, but not all of

the windows have original wire glass that was installed for fireproofing purposes; over time some of the

glazing appears to have been replaced with standard, single‐pane glass.


Some repairs and rehabilitation of window components have already been completed. Documentation

related to the building’s 2013‐15 rehabilitation indicates that some of the windows were refurbished to

render them operable for office tenants, though it is not clear what the exact scope of work entailed.25

The Blackstone inspection report also indicates that original glazing has been replaced in some windows

on an as‐needed basis, an observation that was confirmed by ARG during site inspection.26

The windows are in fair condition. While they all appear to be in sound operating condition, ARG

observed that many of the windows exhibit signs of weathering and deterioration, conditions that are

fairly common for steel windows that are of this age and are in proximity to the ocean. Most of the steel

frames and hardware components exhibit varying degrees of rust and surface corrosion. Glazing putty in

some windows is loose, cracked, or missing. ARG also noted some localized instances of cracked glass.

It is recommended that the repair and refurbishment of the windows be prioritized as part of the future

management plan for the building. Based on ARG’s site inspection, the existing steel window frames and

hardware components can be cleaned, painted, and repaired and do not need to be replaced.

ARG recommends the following scope of work with respect to steel casement windows:

Clean, scrape, and prepare metal surfaces to remove soiling, loose paint, and corrosion.

Paint metal surfaces with a high quality rust inhibitive paint system (primer and two coats of

finish paint).

Remove and replace broken glass in localized areas.

Replace missing or deteriorated glazing putty in localized areas.

Replace perimeter sealant as required.

Clean/adjust hardware as required; lubricate operable mechanisms to ensure proper operation.

Steel window frame. Note surface corrosion, rust, and deteriorated glazing putty (ARG, 2018).

Steel window frame and hinge, exhibiting surface corrosion and rust. Also note deteriorated perimeter sealant and glazing putty (ARG, 2018).

25 Information relating to window refurbishment is articulated in Santa Monica Conservancy, “Santa Monica Conservancy Announces 2016 Preservation Awards,” Mar. 15, 2016, accessed May 2018. 26 “Property Condition Assessment: The Telephone Building,” prepared by Blackstone Consulting LLC, draft prepared Sept. 26, 2016, 14.


Interior of steel window frame, with hinged metal handle visible at right (ARG, 2018).

Interior of steel window frame. Note deteriorated glazing putty and exterior corrosion (ARG, 2018).

Cracked glass panes at roof deck level windows (ARG, 2018).

Typical steel casement window unit, north elevation, with fixed transoms and wired glass (ARG, 2018).


Surface corrosion on steel window frame (ARG, 2018). Surface corrosion on steel window frame. Note wire glass and minor dent in window frame (ARG, 2018).

Exterior Doors

None of the exterior doors appear to be original to the building. The primary (east) entrance consists of

paired doors that are fully glazed and have a “storefront‐style” configuration. The doors feature

standard push/pull hardware and are surmounted by transom windows. The entire entrance system is

composed of prefinished aluminum. Historical photographs of the building dated 1937, 1952, and 1957

indicate that the original entrance was slightly recessed into the face of the building (while the current

entrance is flush in profile). It originally consisted of paired, glazed doors that were flanked by sidelights

and surmounted by a transom. The sidelights and transom were adorned by decorative grilles. The

doors, sidelights, transom, and grilles were constructed of metal, likely bronze. Above the doors was an

incised concrete spandrel panel with a name plate that read “ASSOCIATED TELEPHONE COMPANY, LTD.”

in metal letters. Above the spandrel panel was a group of steel casement windows that matched the

other windows on the building with respect to size, materials, and configuration. While it is not known

exactly when the original entrance was removed, it occurred sometime after the 1957 photo was taken.

Elsewhere on the building, secondary entrances consist of unarticulated metal utility doors that are set

in metal frames. Some of the doors on the west elevation are partially glazed. On the east and west

elevations of the south (1981) addition is a metal overhead roll‐up door that provides vehicular access.

All of the doors are in good condition. Ownership indicated that the primary entranceway has recently

been completely refurbished, which was corroborated by the fact that the doors, windows, framing, and

associated elements all appear to be in excellent physical and working condition.

ARG did not observe any conditions relating to exterior doors (aside from routine maintenance) that are

anticipated to require corrective action over the initial ten years of the Mills Act contract. At some point

in the future, perhaps after the first ten years of the Mills Act contract have elapsed and/or once all

items included in the Rehabilitation/Restoration and Maintenance Plan have been completed,

ownership may wish to consider reconstructing the primary entrance to resemble its original (1937)

appearance and configuration. However, since the current entranceway is in excellent condition and is


compatible with the building’s architectural character, this is merely a recommendation that may be

pursued only if current/future owners of the building deem it a priority and wish to complete this work.

If ownership wishes to reconstruct the original entrance at a future date, then ARG recommends the

following scope of work:

Remove non‐original aluminum doors and windows, and replicate/install missing historic

elements including doors, sidelights, transom, grilles, spandrel panel, and casement windows.

Design to be based on historic documentation and found evidence of original construction, and

under the guidance of a qualified historic preservation consultant.

Primary entrance, 1952. Note grilles, spandrel panel, sign, and casement windows (USC Digital Libraries).

Current view of primary entrance, with prefinished aluminum framing (ARG, 2018).

Primary entrance pictured in 1937, shortly after construction (Santa Monica Conservancy).

Current view of primary entrance (ARG, 2018).


Landscape and Hardscape

Since the building occupies almost the entirety of the lot, landscape and hardscape features are

minimal. Landscape features are generally confined to the east perimeter of the building and consist of

small shrubs and vines. A young Canary Island date palm tree occupies a small planter adjacent to the

north driveway. Two mature podocarpus trees occupy the parkway between the sidewalk and the

street. Hardscape features are also minimal and consist of low concrete curbs that flank the main

entrance and north driveway, a surface parking lot (north of the building) that is paved with asphalt, and

an entranceway and dining patios (east of the building) that feature an exposed aggregate concrete

finish.

Landscape and hardscape features were all observed to be in good condition. Aside from the

podocarpus trees in the parkway, all of the trees and shrubs appear to be young and most likely were

planted as part of the 2013‐15 rehabilitation project. Photographs of the building that were taken prior

to its rehabilitation indicate that the exposed aggregate concrete entranceway and patios were also

installed at this time. The parking lot appears to have been recently resurfaced. As part of the 2013‐15

rehabilitation project, non‐original planters, perimeter walls, and exterior terrazzo finishes were also

removed, as were several semi‐mature ficus trees that obstructed views of the building from the street.

No corrective action is needed at this time; future work related to landscape and hardscape features will

entail maintenance.

ARG recommends the following scope of work with respect to landscape and hardscape features:

Clean exposed aggregate concrete finishes and other hardscape features regularly. Monitor

for/repair cracks.

Keep trees, shrubs, and other landscape features pruned. Ensure that landscape features do not

obstruct the building and its significant architectural features from public view.

Perimeter shrubs and vines at east (primary) elevation (ARG, 2018).

Primary entranceway. Note low concrete curbs and exposed aggregate entryway finish (ARG, 2018).


6.3. Interior Features

Basement Finishes

The basement level of the building is constructed with board‐formed reinforced concrete walls and

ceilings, and is supported by reinforced concrete spread footings. Exposed ductwork, pipes, and

conduits are affixed to the walls and ceiling. The basement level is accessed via staircases on both the

interior and exterior of the building.

Basement finishes generally appear to be in good condition. ARG observed one location, near the base

of the interior stairs, where water was ponding on the floor. Efflorescence was also noted on the ceiling

above. Building management indicated that this issue is pervasive. The source of this ponding was not

clear at the time of the survey, and will require more thorough investigation. The Blackstone inspection

report also notes the presence of patched cracks in some basement finishes; it indicates “that epoxy

patching has been completed and this should be monitored” regularly to ensure optimal performance.27

ARG recommends the following scope of work with respect to basement finishes:

Investigate the source of the pervasive water ponding, and remediate as required. This may

require the installation of new subsurface drainage or a sump tank and pump at this location.

Monitor below‐grade walls for leaks, particularly in areas around the epoxy‐sealed cracks, and

address as required.

View of basement level (Blackstone, 2016). Detail of water ponding on basement floor, near interior staircase (ARG, 2018).

27 “Property Condition Assessment: The Telephone Building,” prepared by Blackstone Consulting LLC, draft prepared Sept. 26, 2016, 16.


Basement ceiling above location of water ponding. Note water staining and efflorescence (ARG, 2018).

Basement ceiling above location of water ponding. Note efflorescence and wood infill/flooring over opening in concrete (ARG, 2018).

Localized water staining and efflorescence on basement ceiling (ARG, 2018).

Detail of epoxy‐sealed cracks in basement ceiling (Blackstone, 2016).

Lobby Finishes

The main lobby is the only publically accessible interior space within the building, and is the only interior

space with historic features. It is a compact, double‐height space that serves as the primary means of

ingress to both ground floor restaurant units and all upper‐story spaces. An elevator is located at the

rear (west) of the lobby; the north and south walls feature glazed doors and sidelights that lead to the

restaurant units. The lobby is finished with polished travertine walls and terrazzo floors. The walls

feature clipped corners and fluted pilasters that are consistent with the building’s PWA Moderne

architecture. The lobby also features a tray ceiling; set within the ceiling is a painted mural that depicts

telephone motifs and connotes the building’s historical use and occupancy. A contemporary light fixture

is affixed to the ceiling. The terrazzo floors were installed as part of the 2013‐2015 rehabilitation, and


replaced non‐original terrazzo floors (with a nautical theme) that were installed in the 1990s.28 The

current terrazzo floors are compatible with the building’s age and architectural aesthetic.

Features in the lobby were generally observed to be in good condition. All finishes appeared to be clean

and free of surface debris and soiling. Neither the terrazzo floors nor the ceiling mural require any

corrective action. ARG noted a few instances of cracking on the travertine walls. On the north and south

doors (leading to the restaurants), ARG noted that the thresholds were abraded and exhibited signs of

normal wear‐and‐tear, which is likely due to these doors being heavily trafficked by restaurant patrons.

ARG recommends the following scope of work with respect to lobby finishes:

Repair cracks in travertine walls.

Repair abraded finish at door thresholds caused from normal wear‐and‐tear.

Maintain historic interior finishes as follows:

o Gently dust and clean surfaces regularly.

o If damage to the mural occurs, engage a qualified conservator to assess conditions and

conduct repairs as deemed appropriate.

Localized cracking in travertine walls (ARG, 2018). Localized cracking in travertine walls (ARG, 2018).

28 “Historic Preservation Certificate Application Part 1: Evaluation of Significance, Associated Telephone Company (ATC) Building,” prepared by Chattel, Inc., Nov. 28, 2012.


Abraded threshold at restaurant door (ARG, 2018). Abraded threshold at main entrance door (ARG, 2018).

Terrazzo floors in lobby. Floors were observed to be in good condition (ARG, 2018).

Tray ceiling and painted mural in lobby. Mural was observed to be in good condition (ARG, 2018).

Upper-Story Interior Spaces

Upper‐story interior spaces consist almost entirely of tenant spaces that were converted into creative

offices as part of the 2013‐15 rehabilitation. Most of these units are occupied and were not accessed by

ARG. ARG was able to access one unit, which was under construction at the time of the survey and

served as a representative sample of how these upper‐story spaces look and function. The unit that was

accessed by ARG featured an open, flexible plan; concrete walls, structural columns, and floor plates;

and exposed ductwork. There were no historic features or finishes or note in this unit. Previous building

assessments indicate that there are no historic features of note in interior spaces aside from the lobby.


6.4. Building Systems

Structural System

The building is constructed of reinforced concrete. Per the Blackstone inspection report and the

Blackstone Seismic Risk Assessment, it sits on a concrete foundation that is composed of reinforced

concrete spread footings. Gravity loads are supported on a reinforced concrete superstructure. The roof

and elevated floors are composed of concrete slabs that are supported by perimeter concrete piers and

spandrel beams and interior, concrete‐encased built up steel columns. The building has a Lateral‐Force

Resisting System (LFRS) that “consists of rigid diaphragms (one‐way and two‐way reinforced concrete

slabs) laterally supported by reinforced concrete shear walls and perimeter pier and spandrel frames.”29

ARG did not evaluate the building’s structural system as part of this assessment. However, both

Blackstone reports indicate that the building underwent a complete seismic retrofit in 2015. According

to these reports, “the seismic strengthening elements consist of applying fiber reinforcing polymer (FRP)

to the exterior concrete shear walls along each elevation. In addition, FRP was applied to the concrete

slabs between the original building and the horizontal expansion to provide continuity through the slab

diaphragms.”30 These measures strengthened the building, and as a result it is expected to perform

adequately during a seismic event.31 The structural system is considered to be in good condition. Other

than typical monitoring of structural systems and previous crack repairs, it is not anticipated that

additional retrofit measures will be needed over the life of the Mills Act work plan.

Other Building Systems

ARG did not conduct a thorough evaluation of other building systems (mechanical, electrical, plumbing

and sanitary sewer, fire suppression, and conveyance) as part of this assessment. The Blackstone

inspection report includes a detailed description and assessment of these other systems, and concludes

that these systems are generally in good operating condition and are compliant with current codes.

Ownership did not indicate that there are issues related to these systems that are of particular concern

or are in need of any corrective action. It is not anticipated that work related to building systems will be

needed over the life of the Mills Act work plan, aside from routine maintenance and repairs.

ARG recommends the following scope of work relating to building systems:

Perform routine inspections and maintenance. Engage qualified engineers and/or contractors to

identify and remediate problems as needed.

Additional information related to building systems is included in the Blackstone inspection report, which

is appended to this document.

29 “Seismic Risk Assessment: The Telephone Building,” prepared by Blackstone Consulting LLC, draft prepared Sept. 26, 2016, 9. 30 Ibid. 31 Ibid, 10.


7. Bibliography

Books, Reports, and Other Published Sources

Bills, Emily. “Connecting Lines: L.A.’s Telephone History and the Binding of the Region.” Southern California Quarterly 91.1 (Spring 2009): 27‐67. “Historic Preservation Certificate Application Part 1: Evaluation of Significance, Associated Telephone Company (ATC) Building,” prepared by Chattel, Inc., Nov. 28, 2012. “Historic Resources Inventory Update: Historic Context Statement.” Prepared for the City of Santa Monica by Historic Resources Group and Architectural Resources Group. Jan. 31, 2017. In draft form. McMaster, Susan E. The Telecommunications Industry. Westport: Greenwood Press, 2002. McMillan, Elizabeth. Deco and Streamline Architecture in L.A. Atglen: Schiffer Publishing, 2004. Petruzzellis, Tom. Telephone Projects for the Evil Genius. New York: McGraw Hill, 2009. “Phase I Environmental Site Assessment: The Telephone Building.” Prepared by Blackstone Consulting, LLC. Draft prepared Sept. 30, 2016. “Property Condition Assessment: The Telephone Building.” Prepared by Blackstone Consulting LLC. Draft prepared Sept. 26, 2016. “Seismic Risk Assessment: The Telephone Building.” Prepared by Blackstone Consulting LLC. Draft prepared Sept. 26, 2016. Sterling, Christopher H., Phyllis W. Bernt, and Martin B.H. Weiss. Shaping American Telecommunications: A History of Technology, Policy, and Economics. New York: Routledge, 2011. U.S. Department of the Interior. National Register Bulletin 16A: How to Complete the National Register Registration Form. Washington D.C.: National Park Service, 1997. Wheen, Andrew. Dot‐Dash to Dot.Com, How Modern Communications Evolved from the Telegraph to the Internet. New York: Springer Science and Business Media, 2011.

Newspapers and Periodicals

“Associated Phone Company Changes its Name to General.” Los Angeles Times. Jan. 1, 1953. “New Home for Hello Girls: Santa Monica Telephone Exchange.” Los Angeles Times. Nov. 23, 1926.


“New Santa Monica Telephone Exchange to Rise Soon.” Los Angeles Times. Apr. 25, 1937. “Phone Company Buys New Site.” Los Angeles Times. Oct. 22, 1953. “Santa Barbara Phone Unit Sold.” Los Angeles Times. Oct. 3, 1939. “Santa Monica’s Building Activity Well Maintained.” Los Angeles Times. Nov. 28, 1937. “Six Southland Phone Lines to Effect Merger.” Los Angeles Times. Jun. 25, 1929. “Telephone Block Plan Completed.” Los Angeles Times. Mar. 21, 1926. “Telephone Building Construction Begun.” San Bernardino Sun. Oct. 5, 1960. “Telephone Merger Sought.” Los Angeles Times. May 23, 1929.

Web Sites and Other Sources

City of Santa Monica Planning and Community Development Department. Archived building and alteration permits.

Goff, Gary, et al. “The History of Los Angeles Telephone Service.” Mar. 2009. Accessed Jan. 2018, http://www.telephonecollector.info/odds_and_ends/lats_history.html Hess, Alan. “Everyday Modernisms: Diversity, Creativity and Ideas in L.A. Architecture, 1940‐1990.” Prepared May 2013 for the Los Angeles Conservancy. Accessed Jan. 2018, https://www.laconservancy.org/sites/default/files/files/documents/Modernism‐Alan‐Hess‐Full.pdf Los Angeles Public Library Photographic Collection, Historic Photographs, accessed Jan. 2018, http://photos.lapl.org/carlweb/jsp/photosearch_pageADV.jsp

NETR Online. “NETR Online Historic Aerials.” Multiple dates. Accessed Jan. 2018, http://www.historicaerials.com/ Santa Monica Public Library. Santa Monica Newspaper Index. Accessed Jan. 2018, http://digital.smpl.org/cdm/landingpage/collection/smfile.

Smith, Laura. “First Commercial Telephone Exchange – Today in History: January 28.” Accessed Jan. 2018. https://connecticuthistory.org/the‐first‐commercial‐telephone‐exchange‐today‐in‐history/ Verizon Digital Media Communications, Inc. “Corporate History.” Accessed Jan. 2018, https://www.verizon.com/about/sites/default/files/Verizon_Corporate_History.pdf

Associated Telephone Company Building | Rehabilitation/Restoration and Maintenance Plan July 16, 2018 ARCHITECTURAL RESOURCES GROUP 1

Restoration/Rehabilitation and Maintenance Plan

Completed Restoration/Rehabilitation Work

Between 2013 and 2015, the subject building was converted from a utility building into a commercial

building comprising a combination of restaurants (ground floor) and creative office suites (upper floors).

A considerable sum of money was invested in rehabilitating the building’s character‐defining features

and upgrading its essential systems as part of this project. These recently completed rehabilitation tasks

are summarized in the table below. Please note that only those tasks related to the rehabilitation/

restoration of historic features and building systems (which are needed to keep the building operable

and habitable) are included in this table. Other tasks that were completed but do not bear an

association with the rehabilitation of historic fabric, such as those that pertain to modernization and the

construction of new elements not related to building systems, are not included here.

Feature: Structural Systems

Description of Work:

Performed a full seismic retrofit of the building, as follows:

Typical fiber reinforced polymer (FRP) strengthening of the existing exterior reinforced concrete shear walls, from the Ground to Roof Levels, along the north, south, east and west building elevations.

Reinforced shotcrete strengthening of the existing concrete shear wall at the Basement Level along the west building elevation.

Reinforced concrete drag beam strengthening along the west building elevation at Ground Level.

Reinforced concrete wall in‐fill strengthening of the existing reinforced concrete shear wall openings occurring along the west building elevation from the Ground to Roof Levels.

Typical FRP strengthening of the existing concrete shear wall cold joints occurring between the interface of the 1937 and 1946 concrete construction (above Level 4), provided continuously along the exterior elevations of the building.

Typical FRP strengthening of the existing discontinuous reinforced concrete floor diaphragm sections occurring along the building separation provided at the interface of the 1950’s building addition.

Miscellaneous crack and spall repairs for the existing reinforced concrete wall and beam components.

Year Completed: 2015 Cost: $4,345,000


Feature: Emergency Egress System


Replaced an older, non‐compliant fire escape on the rear (west) elevation with a new exterior stairwell system, resulting in significant improvements to the building’s emergency egress system.


Feature: Fire/Life Safety System


Installed a new fire alarm system and new sprinkler system, resulting in significant improvements to the buildings fire/life safety system.

Year Completed: 2015 Cost: $434,000

Feature: Other Building Systems (Mechanical, Electrical, Plumbing, Conveyance)


Performed necessary upgrades to other antiquated building systems (mechanical, electrical, plumbing, conveyance) to render interior spaces operable and habitable.


Feature: Exterior Walls


Cleaned, primed, and painted concrete exterior walls.


Feature: Steel Casement Windows


Rehabilitated steel casement windows, as follows:

Windows were partially refurbished to render them operable for upper‐story office tenants. However, some issues related to surface corrosion, deteriorated sealants and putties, or damaged glazing remained, and are addressed on p. 4 of the Restoration/Rehabilitation Plan.

Non‐original, visually incompatible metal grilles were removed from ground floor windows.



Feature: Landscape/Hardscape Features


Rehabilitated and restored landscape and hardscape features, as follows:

Non‐original planter boxes and terrazzo finishes at the primary entrance were removed and replaced with more historically accurate hardscape features. The replacement features were designed to more closely emulate the original configuration of the primary entrance.

Non‐original ficus trees that obstructed the building’s primary (west) elevation from public view were removed.


Feature: Lobby Finishes and Features


Restored historic finishes and features in the main lobby, as follows:

Non‐original terrazzo flooring (installed ca. 1990s) was removed and replaced with a more historically appropriate terrazzo finish.

Non‐original interior metal doors in the lobby were replaced with more historically appropriate glazed doors.


Proposed Rehabilitation Work

The scope of work described above resulted in significant improvements to the building, and brought it

into a state of generally good repair. However, during a recent site visit ARG identified some outstanding

rehabilitation tasks that are in need of completion, which are incorporated into the Restoration/

Rehabilitation Plan for the property. The following is a list of restoration and rehabilitation tasks for the

subject building that will be completed over the life of the Mills Act contract. The scope of work is based

on the treatment recommendations included in the Architectural Report.


Feature: Steel Casement Windows

Summary: Steel casement windows, which are generally arranged in pairs and set within recessed vertical channels. Windows are generally surmounted by a fixed steel transom and are partially operable, opening outward about 4 inches. They are operated by a hinged metal handle that is affixed to the bottom of the window.

Condition: Windows were observed to be in fair condition. Steel components exhibit varying degrees of surface corrosion, rust, and deteriorated glazing putty. ARG also noted some localized instances of cracked glass.


Repair/rehabilitate the existing steel casement windows as follows:

Clean, scrape, and prepare metal surfaces to remove soiling, loose paint, and surface corrosion

Paint metal surfaces with a high quality rust inhibitive paint system (primer and two coats of finish paint)

Remove and replace broken glass in localized areas

Replace missing/deteriorated glazing putty in localized areas

Replace perimeter sealant as required

Clean/ adjust hardware as required; lubricate operable mechanisms to ensure proper operation.

Estimated Year of Completion:

2019; 2024 (to be completed in phases)

Cost: $170,000

Feature: Basement Finishes (Concrete Surfaces)

Summary: Concrete slab‐on‐grade with concrete floors, concrete walls, and exposed concrete ceilings. Walls and ceiling consist of board‐formed concrete with horizontal striations and feature exposed ductwork, pipes, and conduits.

Condition: Basement finishes were observed to generally be in good condition. ARG observed one location where water was ponding on the floor, and some localized efflorescence on concrete surfaces near the location of the ponding.


Investigate the source of the water ponding, and identify any other instances of leaking at below‐grade walls. Remediate problems as required. Work will most likely include new sump tank, sump pump and associated drainage conduit; further investigation is needed.


2019; 2023 (to be completed in phases)

Cost: $7,500


Feature: Lobby Finishes (Travertine Walls)

Summary: Polished travertine walls in entrance lobby. Walls feature clipped corners and fluted pilasters that contribute to the building’s PWA Moderne style aesthetic.

Condition: Travertine walls were observed to generally be in good condition. ARG noted some instances of cracking in the travertine, particularly around outlets. Hairline cracks were also observed at several locations throughout the lobby.


Repair cracks in existing travertine cladding. Clean surfaces, and fill with a compatible latex‐modified stone repair mortar, color‐matched to the existing stone.


2020; 2027 Cost: $18,000

Feature: Membrane Roof

Summary: Flat roof covered with a thermoplastic polyolefin (TPO) roof membrane, installed over rigid insulation and the concrete deck. A portion of the roof features a rooftop patio deck that consists of wood boards supported by adjustable plastic bases.

Condition: The roof was observed to be in good condition. However, a recent inspection report (2016) indicates that the membrane is approaching the end of its service life and recommends a full replacement within the next several years.


Replace membrane roof as follows:

Remove existing roof membrane, flashings and insulation.

Repair existing concrete deck as required, and install new tapered rigid insulation

Install new membrane roof and flashings per manufacturer’s instructions.

Remove and reinstall rooftop patio deck and associated materials as required to facilitate work.

Note: It may be possible to avoid a complete roof tear‐off by re‐roofing over the existing membrane; further inspection by a roofing contractor is needed.


2022 Cost: $108,684


Proposed Maintenance Work

Since the building has been rehabilitated and is generally in a state of good repair, a separate

maintenance plan has also been prepared for the property to ensure that its historic features and

essential systems remain in a state of good repair for the duration of the Mills Act contract. The

following items constitute the Maintenance Plan for the property. Tasks are divided between (1)

exterior features, (2) publically accessible interior spaces, and (3) building systems.

Exterior Features

Estimated Year of Completion

Feature Task Cost

As needed Membrane Roof Routine maintenance. Monitor for/correct leaks; inspect roof at minimum annually, and after heavy rainstorms and seismic events. Correct any deficiencies that are identified in a timely manner.

$9,350

As needed Exterior Walls Routine maintenance. Monitor for/repair cracks; clean concrete surfaces and remove stains/surface debris; touch up paint as needed.

$7,200

As needed Steel Windows Routine maintenance. Maintain glazing, sealants, and finishes; clean/prep/paint window frames and other metal components as needed; adjust hardware to ensure proper operation.

$16,000

As needed Landscaping Routine maintenance. Clean exposed aggregate concrete finishes and other hardscape surfaces regularly. Keep trees, shrubs, and other landscape features pruned. Ensure that landscape features do not obstruct the building and its significant architectural features from public view.

$71,500


Publically Accessible Interior Spaces


Feature Task Cost

As needed Basement Finishes

Routine maintenance. Monitor below‐grade walls for leaks, particularly in areas around cracks that have previously been filled with epoxy; investigate/correct any leaks that are identified.

$3,850

As needed Lobby Finishes (Travertine and Terrazzo)

Routine maintenance. Monitor for/repair cracks in travertine; repair abraded thresholds; gently dust/clean travertine and terrazzo.

$5,500

As needed Lobby Finishes (Ceiling Mural)

Routine maintenance. Gently dust and clean regularly. If more substantive repairs are needed, engage a qualified conservator for consultation.

$7,150

Building Systems


Feature Task Cost

As needed Structural Systems

Routine maintenance. Inspect structural system regularly; make repairs/upgrades as needed to ensure optimal performance.

$6,250

As needed Mechanical/ HVAC Systems

Routine maintenance. Inspect mechanical/HVAC systems regularly; make repairs/upgrades as needed to ensure optimal performance.

$154,000

As needed Electrical Systems

Routine maintenance. Inspect electrical systems regularly; make repairs/upgrades as needed to ensure optimal performance.

$26,400

As needed Plumbing Systems

Routine maintenance. Inspect plumbing systems regularly; make repairs/upgrades as needed to ensure optimal performance.

$15,400

As needed Fire Suppression/ Emergency Egress Systems

Routine maintenance. Inspect fire suppression systems regularly; make repairs/upgrades as needed to ensure optimal performance. Ensure that emergency egress points are maintained and kept clear of debris, clutter, and other obstructions.

$6,050

associated telephone company building · substantiated by documentary and physical evidence. 7....

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