Mission Team Goes Underground

It looks like nothing happened… which is the way we want it to be! Chattel is thrilled to have been involved in critical repair work at the Santa Barbara Mission church crypt. Many people don’t even know there is a crypt below the church floor, but there is, and it badly needed to be repaired. The problem was out of sight: the structural members of the crypt ceiling supporting the floor above were badly corroded. But not anymore! From inside the church, the finished product looks the same as it always has, and the church’s beautiful interior is ready for the constant flow of tourists and church-goers.

Crypt burial chamber
The work was completed in April 2013 as one of several important preservation projects at the Mission that Chattel is helping implement under a federal Save America’s Treasures grant administered by the National Park Service. The project team includes Mission staff, California Missions Foundation (CMF), Roselund Engineering Company, Griswold Conservation Associates, Cumming Corp., Channel Coast Corp., Center for Spanish Colonial Research, Delta Welding and Fabrication, Da Ros Masonry, and Dan Gruetzmacher Plumbing. Other major funding sources include CMF, Santa Barbara Foundation, Hearst Foundation, Adobe Trust, and Bechtel Foundation.

 Local news coverage provides details about this exciting project:
 
KEYT  
 
Santa Barbara Independent
 
Preservation consultant Robert Chattel and conservator John Griswold suit up to enter the crypt
Intrepid architectural historian Kathryn McGee prepares for her descent
View looking down passageway toward burial chamber
 View from burial chamber looking toward passageway 
John Griswold (left) installing a datalogger in burial chamber to measure changes in temperature and humidity 
The crypt dates back to 1820, constructed when the church building was erected, and is the only crypt in a California mission. It is a series of underground spaces, accessed through an anteroom that leads to a passageway, and finally to the burial chamber. The degraded structural materials are in the anteroom, where c. 1925 railroad rails supporting the ceiling and floor above corroded and were replaced with new crane rails, which were galvanized and powder coated to ensure longevity.

There are approximately twenty burials encompassed in six in-wall burial vaults, including that of former California Governor, Jose Figueroa (d. 1835), and former syndicato (treasurer) of the Alta California missions and long-time Commandant of the Presidio de Santa Barbara, Jose de la Guerra y Noriega (d. 1858), and his family.

In addition to the critical structural work, ventilation was added. This was essential, as the crypt was tightly shut, with no ventilation, and walls, ceilings and floors are showing signs of deterioration due to moisture. A bronze vent box with mesh was carefully designed and inserted into the riser of the step adjacent to the crypt. This allows passive air flow in and out of the crypt. Also, an exciting discovery was made: a defunct ventilation system that was put back into use! Mystery pipes located in the crypt were found to connect to church floor vents. The vents were cleared out and the ventilation to the crypt restored.

The project also involved testing the crypt walls and floor to understand underlying building material composition and patterns of moisture concentration. As there is little documentation of the crypt’s original construction, and crypt walls are covered over in a twentieth century Portland cement plaster (render), this testing will help determine what underlying wall construction is made of, and where moisture is concentrating and probably originating.

Completing the crypt repair is just the tip of the iceberg for preservation work to be done at Santa Barbara Mission. Future work may include repairs to the convento wall surfaces and stabilization of the lavanderia out front.

 View of crypt anteroom, looking up at degraded structural members on either side of opening, at upper right 
View of crypt cover being placed over opening by Da Ros Masonry during investigative period prior to implementation
Tourists read informational poster while crypt work is implemented in tent enclosure (back right)
 Structural Engineer Nels Roselund (left) works with contractor Channel Coast Corp. during implementation
 Conservator Catherine Smith of Griswold Conservation analyzes crypt wall moisture content (Kristina Foss, 2013)
 Tiles are re-laid around crypt opening, after new structural rails have been installed (Kristina Foss, 2013)

 Father Richard McManus, Guardian of Old Mission Santa Barbara, inspects construction progress (Kristina Foss, 2013)
 Da Ros Masonry places crypt cover back on opening when project is complete (Kristina Foss, 2013)
 View of crypt cover back in place after project implementation (Kristina Foss, 2013)

Connecting Communities through Historic Preservation


Creative Approaches to Community Outreach
Chattel loves buildings AND people!  Our team enjoys engaging community stakeholders in historic preservation projects.  From workshops, to presentations, to one-on-one consultation sessions with property owners, Chattel participates in a wide range of public outreach.

 Our approach when meeting with community groups includes: 
  • Discussing why a building is important and what character-defining features contribute to its significance
  • Describing project objectives and rationale for selected approach
  • Explaining how a project will be implemented and how character-defining features will be protected and preserved
  • Answering questions and discussing options
Open House for the Hollywood Historic Resources Survey Update with Jenna Snow, Principal Associate (left) and Kathryn McGee, Senior Associate (right)
A few highlights of our recent activities are below.

 Robert Chattel gave a presentation at the School of the Art Institute of Chicago, featuring fascinating discussion on preservation of mid-century modern architecture in a presentation titled The Atomic Wild Wild West.

 Jenna Snow spoke about rehabilitation plans for the Associated Telephone Company Building at the Santa Monica Conservancy’s Annual Meeting and Preservation Awards. This included an enthralling history of telephone use in the United States!

Jenna Snow, Principal Associate speaks about the Associated Telephone Company Building at the Santa Monica Conservancy’s Annual Meeting and Preservation Awards
Marissa Moshier gave a webinar on innovative approaches to identify, protect, and plan for continued use of industrial resources. Titled Industrial Archaeology: Roads, Bridges, Manufacturing, and More, the presentation was part of the California Preservation Foundation’s popular webinar series.

Shane Swerdlow met with the Old Torrance Neighborhood Association to discuss work in progress at two iconic properties: Irving Gill’s 1913 Pacific Electric Railroad Bridge and the Torrance High School Main Building.

Left to right: Santa Monica Landmarks Commissioners Margaret Bach and Ruthann Lehrer, Robert Chattel, masonry restoration specialist Charles Kibby and project manager Jim Suhr at the Mayfair Theater
Kathryn McGee presented on Chattel’s ongoing work at Mission Santa Barbara at a recent Santa Barbara Historic Landmarks Commission meeting, including discussion of repair of the crypt located in the Mission church.

 Finally, the Chattel team provided consultation to about fifty Los Angeles homeowners on historic property maintenance to facilitate implementation of the City of Los Angeles Office of Historic Resources Mills Act program.

Robert Chattel (right) discusses Mills Act program with Arlington Heights homeowner

Compton City Hall Goes Green

Time was running out.  The City of Compton had received a grant from the U.S. Department of Energy to replace windows at City Hall to improve energy efficiency.  Work had to be completed by December 31st, 2012, but as of August not a single window had been replaced. 

The San Francisco office of Chattel was brought on to the project team to evaluate whether or not the building was a historic property for purposes of Section 106 Review.  Although Compton City Hall is just 35 years old, Chattel ultimately concluded the building is eligible for listing in the National Register as the finest building designed by prominent African American architect, Harold L. Williams, FAIA.  

 Robert Delgadillo, Interim Planning Director for the City of Compton reports, "Chattel,  Inc. was invaluable in assisting the City of Compton in obtaining Section 106 approval for our City Hall re-glazing project by closely working with the California State Historic Preservation Officer and the Department of Energy.  The Compton City Hall now has energy efficient glazing reducing our heating and cooling costs while still preserving the building's original appearance."

Work gets underway at City Hall
Harold L. Williams was mentored by Paul R. Williams (no relation), arguably the most famous African American architect in Los Angeles.  Harold was a successful architect in his own right and civic leader in Los Angeles.  Harold's design of Compton City Hall represented his desire to give something back to the African American community.  When Compton City Hall opened its doors to the public on February 19, 1977, it symbolized a new era for Compton, a city that went from being almost exclusively white before World War II to majority African American by the 1970s.

 Because Chattel SF determined the building was historic, window replacement had to be done in a way that would not significantly alter its appearance.  A number of different glass types were evaluated before coming up with a solution of using a glass panel with a low-E coating manufactured by Pilkington North America Inc.  Replacement panels were the same thickness and color as existing glass and could be installed in old window frames, making the change almost imperceptible.
Several glass samples were compared to the original before final selection
The final hurdle was to get an approval from SHPO in time to actually replace the windows before the grant money expired at the end of the year.  With only two months left in 2012, Chattel was able to get SHPO to accept findings that the building was historic despite being less than 50 years old and approve the window replacement.  

As soon as City officials received the go ahead to start work in November, Rainbow Glazing worked tirelessly to finish the project by the deadline.  Workers replaced 40 to 50 panels a day, completing the work early on December 14, 2012.

Old window panels were removed and the frames were retained
Rainbow Glazing worked tirelessly, completing the work before deadline
Part of Chattel’s success is our good working relationship with state and federal agencies.  These relationships allow us to ask for quick project review when necessary because agencies recognize the quality and integrity of our work.  While working for the City of Compton, Chattel navigated through the channels of the U.S. Department of Energy with help from the Advisory Council on Historic Preservation and SHPO to get our clients’ project done in a nearly impossible timeframe!

Chattel Receives Governor's Historic Preservation Award


Established in 1986, the Governor's Historic Preservation Awards are presented annually under the sponsorship of the State Office of Historic Preservation (OHP) and California State Parks to individuals, organizations, companies, and public agencies whose contributions demonstrate notable achievements in preserving the heritage of California.  The 27th annual Governor's Historic Preservation Awards ceremony was held at the Leland Stanford Mansion State Historic Park on November 29, 2012.

Left to right: California State Parks Director Major General Anthony Jackson, USMC (ret.); Jeff Henderson, Planner/Project Manager, PMC (formerly of AECOM); Mary Maniery, Historic Archaelogist, PAR Environmental Services, Inc.; Robert Chattel; Anna Pehoushek, City of Orange Principal Planner; Ed Knight, City of Orange Interim Community Development Director; Carol Roland-Nawi, State Historic Preservation Officer
Along with representatives from the City of Orange and other team members, Chattel was presented the Governor's Historic Preservation Award for their work on the City of Orange Cultural Resources and Historic Preservation Element of the General Plan.  

A home in one of three Eichler Homes tracts in Orange

As part of this work, Chattel completed a historic resource survey and preparation of preservation policies for the Historic Preservation Element of the General Plan.  Chattel surveyed nearly 4,000 properties citywide, including updating the previous survey of Old Towne Orange, the largest National Register-listed historic district in the western United States, and four outlying areas: El Modena, a former Quaker settlement turned Mexican-American neighborhood; and three tracts of postwar Eichler Homes.  Chattel also developed detailed historic context statements for each area.

The Fairhaven tract of Eichler Homes in Orange, 1960
A map of Eichler Homes Fairhaven tract in Orange
Additionally, Chattel wrote a “Historic Preservation Issues and Opportunities Paper,” analyzing the City’s existing preservation policies and presenting opportunities and constraints associated with a variety of preservation options.  The element includes a comprehensive, city-wide historic context statement and innovative policies to identify and preserve neighborhood character areas. Chattel also worked with archaeological sub-consultant PAR Environmental Services, Inc. to identify and develop techniques to protect archaeologically sensitive areas in Orange.  Chattel’s efforts for the City of Orange led to a series of creative, state-of-the-art policies, goals and objectives included in the Preservation Element.


Boyle Heights Reclaims an Important Landmark



Historic Boyle Hotel Reopens
The oldest remaining commercial building in Boyle Heights is set prominently at the intersection of First and Boyle, outlined against a backdrop of downtown Los Angeles skyscrapers.
The Boyle Hotel/Cummings Block (Boyle Hotel) recently celebrated its grand reopening and tenants have moved back into their apartments.  The 1889 Victorian-era building, most recently home to mariachi musicians, is located at First Street and Boyle Avenue across from Mariachi Plaza and the Gold Line Metro station.  As historic preservation consultant on the project, Chattel worked with nonprofit developer East Los Angeles Community Corporation (ELACC) and architect Richard Barron to restore the building’s distinctive corner cupola, rehabilitate 30 affordable units in the historic building and add 21 units in a new addition, and 4,150 square feet of retail space that includes a Mariachi Cultural Center.

Settled by Andrew A. Boyle in 1857, Boyle Heights is located east of downtown Los Angeles and west of the Los Angeles city boundary.  Boyle’s son-in-law, William Henry Workman, was the initial developer of this early Los Angeles suburb and is considered the father of Boyle Heights. 
David Workman, a descendent of W.H. Workman, pictured here with Chattel’s Principal Associate, Jenna Snow and Diana Ybarra, Founding President of the Boyle Heights Historical Society, was present at the Boyle Hotel’s reopening celebration.
When constructed in 1889 by George Cummings, the Boyle Hotel reflected expansion and growth outside the commercial core.  The building represents a transition at the end of the nineteenth century when Los Angeles went from a town surrounded by farmland to a burgeoning city center surrounded by suburban neighborhoods.  

The Boyle Hotel shortly after construction.
Source: David Workman
In 1895, a trolley car linked downtown Los Angeles with the new suburb of Boyle Heights.
Source: California State Library
Over the years, the Boyle Hotel became home to mariachis, who congregate daily in the nearby Mariachi Plaza waiting to be hired.  It became an important gathering place in Boyle Heights for these musicians, as well as for other social and civic events.  Unfortunately, the hotel had fallen into disrepair after years of neglect and was at risk of being demolished. 
The dilapidated Boyle Hotel in 1997.
Realizing the historic and cultural value to the community, ELACC purchased the building and secured financing for the over $20 million rehabilitation and addition.  Before restoration, tenants of the building were without bathrooms and kitchens in their units, surrounded by a number of hazardous building code violations and subject to pest infestations.  With completed building rehabilitation, tenants now have modern kitchens and bathrooms in each unit and historic fabric has been preserved while modern safety codes and seismic retrofits have been implemented.  On the exterior, historic photographs were used as a guide to restore the building’s iconic corner cupola with conical cap, brick façade, and storefronts.  To assist with the cost of rehabilitation, Chattel is preparing a historic investment tax credit application and writing a National Register of Historic Places nomination to protect the building in the future.

The local landmark’s rehabilitation is one of the signs blossoming around Boyle Heights, signifying changes faced by the neighborhood – revitalization and improved quality of life.   The rehabilitated Boyle Hotel continues to be a legacy for the local community and an important link to its past. 

The rehabilitated Boyle Hotel is a legacy for the local community and an important link to its past.
The story of the Boyle Hotel's rehabilitation was recently featured on the National Trust for Historic Preservation's blog.  Read more at www.PreservationNation.org.

The Neon Museum Grand Opening: What glowed in Vegas, stays in Vegas



Las Vegas’ New Neon Nirvana
 
The rehabilitated La Concha Motel Lobby is the new Visitor Center at the Neon Museum Boneyard.
Located in downtown Las Vegas, the Neon Museum is home to the largest collection of neon signage in the world.  Officially opened on Tuesday, October 23, 2012, the new Neon Boneyard and its Visitor Center, a Mid-Century Modern masterpiece with a distinctive seashell shape, celebrates Las Vegas’ rich history through its most iconic art form - the neon sign.  As consulting preservation architect for the project, Chattel is proud to play a role in preserving Las Vegas’ colorful history.

The Neon Boneyard is home to over 150 neon signs.
Chattel managed implementation of National Scenic Byways Program grant funding and worked closely with the Nevada State Historic Preservation Office, Federal Highway Administration, and Nevada Department of Transportation to successfully complete Section 106 environmental review for this project encompassing rehabilitation of the La Concha Motel lobby, which now houses the Visitor Center.  An architectural masterpiece designed by famed African-American architect Paul Revere Williams, the lobby was constructed in 1961 on Las Vegas Boulevard South next to the Riviera Hotel.  It was saved from demolition in 2005, carefully cut into eight pieces and moved in 2006, and reassembled at the Neon Boneyard in 2007.  

La Concha Motel on the Las Vegas Strip in 1963 (Source of photo: Nevada State Museum).

La Concha Motel Lobby disassembled at donor site before relocation in 2006.
The new Visitor Center now features new furnishings inspired by 1960s designs and new landscaping that closely resembles the original scheme at the donor site.  Exemplifying the Googie design concept of “building as sign,” the lobby maintains its relationship with Las Vegas Boulevard.  Chattel also collaborated on the design of an addition for offices and museum support spaces with Westar Architectural Group/Nevada, Inc.  

The new Visitor Center inside the rehabilitated La Concha Motel lobby.

Chattel consulted on design of the new addition housing offices and support spaces.
More than 150 neon signs, dating from the 1930s through 1990s are displayed within the Neon Boneyard, a two-acre outdoor exhibition space.  The collection includes un-restored vintage signs from some of the city’s most famous properties, including the Moulin Rouge, Desert Inn, Flamingo and Stardust Hotels, alongside those from various other bygone restaurants, hotels and businesses.  

The restored La Concha Motel neon sign.
As visitors increasingly seek to rediscover “old” Las Vegas, Chattel is pleased to participate in Downtown Las Vegas’ renaissance.  By preserving the beauty and craftsmanship of a distinctly modern art form, the Neon Museum aims to provide a significant cultural and economic impact to the downtown community and become a catalyst for ongoing revitalization.  As Robert Chattel stated in an article in the Los Angeles Times, "This neon helps people understand the history of Las Vegas, that is was not necessarily the Strip we know today." 

"C" is for Chattel!

Golden Gate Theater: East Los Angeles Icon Reborn

Lights, Camera, Adaptive Re-Use!

On August 19, 2012, Golden Gate Theater reopened as a CVS Pharmacy, bringing new life to the historic building through adaptive reuse.  As the County of Los Angeles’ historic preservation consultant, Chattel worked with the developer (Charles Company), the tenant (CVS), and the Los Angeles Conservancy to ensure historic fabric remains in place to the maximum extent feasible, and that alterations are reversible so the building can be returned to theater use in the future.

Built in 1927 at the corner of Whittier and Atlantic Boulevards, the Churrigueresque-style building is one of few remaining examples of a combined neighborhood movie palace-live stage theater in Southern California.  It is the only building in unincorporated East Los Angeles listed in the National Register of Historic Places.  Significant for its architecture, the theater was designed by the “Balch Brothers”, Clifford and William Balch.  It was originally wrapped by the two-story Vega Building, demolished in 1992 following damage caused by a 1987 earthquake.  The theater closed in the mid-1980s and remained vacant for many years; during which time a damaged roof exposed the interior to the elements and the building was vandalized by intruders.  The property was purchased by M & A Gabaee, a California Limited Partnership, in 2003.  On February 17, 2010, the Regional Planning Commission of the County of Los Angeles certified the Final Environmental Impact Report (EIR) for the proposed rehabilitation and reuse project, which involved restoration of historic features and tenant improvements to accommodate a new use as a CVS/Pharmacy.

Certain historic features have been carefully stored on site, and others have been restored and are visible from the CVS sales floor, including interior decorative trim and light fixtures.  The historic sequence of spaces from the lobby into the auditorium is intact, and a large percentage of the high-volume auditorium ceiling and decorative proscenium arch are also visible.

The project has been controversial amongst some who remember attending showings at the theater and would like to see the building reused for film screenings or live performances.  Despite the change in use, great care has been taken to retain the building’s significant historic features and protect the theater from deterioration and vandalism.  The completed project represents a substantial investment in the East Los Angeles community and reflects the hard work and willingness of all members of the project team to celebrate the architecture of the theater while also accommodating CVS.

 Additional photos of this project can be viewed on CurbedLA.  

Golden Gate Theater adaptively reused as CVS Pharmacy.

Robert Chattel and CHS Honor Congresswoman Pelosi

On August 7, 2012, Board President Robert Chattel and the California Historical Society (CHS) honored current House Democratic Leader and first female Speaker of the House, Congresswoman Nancy Pelosi with CHS’s “Legends of California” Award for her 25 years of service and for helping to elevate the role of women in California, the nation’s Capitol and around the world.  Congratulations Leader Pelosi!

Congresswoman Pelosi, CHS Executive Director Anthea Hartig, and Robert Chattel


Robert Chattel Named CHS Board President

We're pleased to announce that as of July 1, 2012 Robert Chattel is now President of the Board of Trustees for California Historical Society (CHS).  Founded in 1871, CHS was designated the official California State Historical Society in 1979.  CHS is a membership-based, non-profit organization that inspires and empowers Californians to make the past a meaningful part of their contemporary lives.  Headquartered in San Francisco with a library, gallery and offices at 678 Mission Street, CHS has one of most significant collections of California history.  In Los Angeles, CHS maintains an incomparable photograph collection at the University of Southern California and a remarkable fine art and costume collection at the Autry National Center.

Kathy Kloves, Robert Chattel and Stacey Mickell at Breed Street Shul on June 24th
Robert has been actively involved in management of the non-profit organization for several years, serving on the Board of Trustees and as chair of the Facilities Committee.  More recently he participated in improvements to the Mission Street facility that heralded the opening of the stunning exhibition, A Wild Flight of the Imagination: The Story of the Golden Gate Bridge honoring the 75th anniversary of the bridge and is open through October 14, 2012.  The exterior of the building was repainted the exact International Orange hue of the bridge with paint supplied by Sherwin Williams. As part of the exhibit, CHS published its first eBook sponsored by UnitedHealthcare Northern California as a companion piece to the exhibit, available for free download on iTunes.

Click here to visit the CHS web page and get the free ebook!

Dreams Becoming Reality for the Breed Street Shul Project, Inc.

We want to thank everyone who attended and contributed to the Tardeada afternoon event at the Breed Street Shul on Sunday, June 24, 2012. Celebrating recent rehabilitation of the Shul’s original 1915 rear building, this annual fundraiser honored Robert Chattel for his nearly 30 years of active involvement in rehabilitation efforts, including his role as long time board member and volunteer preservation architect. The Breed Street Shul Project, Inc., established in 1999, is rehabilitating the Shul in the Boyle Heights neighborhood of east Los Angeles to meet needs of its current neighbors. Funds raised from Tardeada allow for diverse community programming, special events, and performances. Many of you answered the call for donations. We wholeheartedly appreciate your support and look forward to continuing our involvement in this worthwhile project.

Completed rear building rehabilitation and mural restoration