Residents Fight to Save Old Courtyard Bungalows

By Mark McGuigan

May 19 -- It was, in the words of Architectural Review Board member Howard Laks, “a ‘sleeper’ that’s come before us.” On Monday evening the board rejected a proposal that would have left a quaint pocket of tiny 1920s bungalows torn asunder by an overhaul described by one resident as “sterile and cold.”

Nearly a dozen neighbors and residents of the close-knit community living in the seven rent-controlled courtyard units at 417-421 Ocean Park Boulevard descended on the ARB meeting to oppose the redevelopment of the 9,495 square foot parcel tucked away just east of Fourth Street.

The proposal -- which includes a plan to add 2,565 square feet by building a series of second-story structures and roof decks on the existing courtyard units -- was touted by architect Ralph Mechur as “a fun project and a nice addition to the neighborhood.”

But it was decried as a “monstrous monstrosity” by neighbor Miriam Ginsberg.

“It’s going to be a nightmare for me,” Ginsberg said in an impassioned speech to the board. “I will not have the light. I will have no view. I will have this big monstrous thing here,” she said gesturing toward a drawing of the proposed development.

Reviewing photographs of the existing bungalow courtyard submitted by neighbor David Auch, Board member Laks questioned why the buildings were not listed in the City’s inventory of historic resources.

“In other parts of Ocean Park, courtyard designs are so precious and protected,” he said. “They are very charming units. I’m surprised to see in the historic research, there’s no inventory designation.”

Opponents also questioned the scope of the project officially designated by staff, which recommended approval, as a “minor remodel.”

“It’s obvious that this is a major project in all sense of the word,” Auch argued. "This project takes one of these colonies and converts it into a single, 30-foot high building with a tall narrow dark corridor down the middle. It steals away part of what Santa Monica is and part of what Ocean Park is.”

The impassioned arguments seemed so sway some members of the board.

“I’m suddenly a little sensitive about this project, not only from the public testimony that we’ve heard tonight, but also just from these photographs,” Laks said.

“I’m not in favor of approving this the way it is,” said Board member Rick Abelson in response to the plan. “I’m strongly in favor of preserving this type of housing in Santa Monica.”

Members of the board wondered if there was not perhaps another way around the issue, citing the historical and aesthetic value of the property as reasons to explore architectural alternatives.

“I feel really bad having our feet put to the fire to say, ‘It’s either this (the proposed plan) or they’re razed’,” said Board member Joan Charles.

In a comment that drew applause from community members, she concluded: “I don’t think there’s only one answer to any problem in this world.”

“We did look at trying to meld the old and the new,” said architect Ralph Mechur in defense of the proposal, citing that the plans offered “an updated version of what’s there now.”

But these arguments did not sway Chairman Sergio Zeballos.

“One of the big questions is preservation of the existing building,” Zeballos said. “It’s obvious that what you’re proposing is not really preserving the building.”

However, Board member William Adams acknowledged the board faced a very difficult problem, with a denial possibly leading the demolition of the old buildings.

“I think it’s a shame that this place might be taken down,” he said. “Unfortunately, I’m in agreement with the architect when he says it’s probably going to go one way or another.

“I’m not sure it can be saved if we disapprove it or try and improve the design somehow or other,” Adams said. “I think we can delay it.”

In the end, the board granted a continuance and asked the architect to make revisions.

Hugging and giving each other high-fives in the corridors of City Hall following the meeting, the residents of 417-421 Ocean Park Boulevard acknowledged that the road ahead remains a long one.

“I think it’s a victory,” said resident Shannon Clements. “Prior to us coming, the members of the Architectural Review Board didn’t have a sense at all of the type of courtyard development they were going to lose.”

“They’re going to know we’re very serious about saving this,” said Auch, referring to a plan to investigate listing the property as an historical resource.