Santa Barbara Mission's Ongoing Rehabilitation

Chattel has been managing historic preservation projects at Santa Barbara Mission for several years, including work being implemented under a federal Save America's Treasures (SAT) matching grant, administered by the National Park Service with the help of California Missions Foundation. A recent KEYT news article and video documents progress, and the need to raise money to provide the grant matching funds. The video focuses on the need for rehabilitation of the convento wing, which contains some of the oldest walls at the Mission property, including walls of adobe dating from the late 1700s, and later walls of sandstone and concrete. Conservator, Griswold Conservation Associates, and Structural Engineer, Roselund Engineering Company, have devised a plan to repair the most degraded portions of the convento. The work will be implemented under the SAT grant, as matching funds are raised. Check out local news station KEYT's coverage for more information.

View NW of south portion of Mission convento wing (located immediately west of the church building)

View NW of front (south) convento wing arcade. The walls shown here are of sandstone construction. They have been covered in an impermeable Portland cement render, which traps moisture in the underlying materials, causing deterioration. Similarly, the impermeable tile floor prohibits water from evaporating. Thus, moisture escapes where it can, which in this case is at the sandstone door and window surrounds (details pictured below). 

Detail of typical convento damage at sandstone window surround. Visibly apparent is the crumbing sandstone, which is literally piling up on windowsills, evidence of substantial deterioration of materials.

Detail of typical convento damage at sandstone window surround, showing sandstone grains collecting, signaling damage.

Chattel's Holiday Celebrations

Chattel Los Angeles celebrated the holiday season on December 17, 2013 at Terroni, a new restaurant housed in a historic banking hall at 802 S. Spring Street in downtown Los Angeles. In the setting of a sleek private dining room which was once the mezzanine of National City Bank, our team enjoyed a multi-course meal of southern Italian food and wine, exchanged holiday gifts, and reflected on our firm’s growth and accomplishments.

Chattel is especially proud to be actively involved in revitalization of the vibrant neighborhood surrounding Terroni. In 2006, Chattel prepared a Historic-Cultural Monument Nomination and Mills Act Contract and consulted on the rehabilitation of the ornate National City Bank Building housing the restaurant.

The mezzanine before rehabilitation

The banking hall before rehabilitation

The rehabilitated dining room in the former banking hall (brighamyen.com)

Chattel San Francisco's Holiday Celebration

Chattel San Francisco attended California Historical Society's annual holiday event, Historic Libations. Chattel associates Shannon Ferguson and Justin Greving sampled classic California cocktails, such as a Negroni and Boothby Milk Punch, crafted by expert mixologists, and toasted the history of mixed drinks along with guests Mike and Erin Buhler, San Francisco Heritage; Erik Kneer, Holmes Culley; Gretchen Hilyard, San Francisco Planning Department; Johnny Hayes, Funcheap.com; and Brian Turner, National Trust for Historic Preservation.

Shannon Ferguson and Johnny Hayes study the cocktail menu

Happy Holidays from Chattel!

Chattel Receives National Preservation Honor Award

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

Chattel received a National Preservation Honor Award from the National Trust for Historic Preservation for its work on rehabilitation of the Boyle Hotel in Boyle Heights neighborhood of Los Angeles. The project is one of 18 award winners honored by the National Trust on November 1, 2013 during its annual National Preservation Conference in Indianapolis, Indiana. The awards are bestowed on distinguished individuals, nonprofit organizations, public agencies and corporations whose skill and determination have given new meaning to their communities through the preservation of our architectural and cultural heritage.

Jorge Hernandez, National Trust for Historic Preservation Vice Chair Board of Trustees, Maria Cabildo, ELACC President, Linda Dishman, LA Conservancy Executive Director, and Stephanie Meeks, National Trust for Historic Preservation President and Chief Executive Officer at the awards ceremony.

The 1889 Victorian-era Boyle Hotel/Cummings Block was home to mariachis and 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. ELACC purchased the building and secured financing for the over $20 million rehabilitation and addition. As historic preservation consultant on the project, Chattel worked with nonprofit developer East Los Angeles Community Corporation (ELACC), architect Richard Barron, and structural engineer Mike Krakower to restore the building’s distinctive corner cupola, rehabilitate 30 affordable units in the historic building and add 21 units in a new addition, with 4,150 square feet of retail space that includes a Mariachi Cultural Center.

The National Preservation Honor Award is the latest recognition for the Boyle Hotel. The project also received a Los Angeles Conservancy award in May 2013.

A Very Chattel Halloween

Happy Halloween from Chattel!

Chattel LA staff celebrate Halloween in style.

Chattel SF staff dress up for the night.

Chattel Receives Preservation Design Award

Jane B. Eisner School (photo by Robert Chattel)

The 30^th annual California Preservation Awards ceremony was held on Friday, September 27, 2013 in the amazing Julia Morgan-designed ballroom of the Merchant's Exchange Building in San Francisco.  The awards honor design excellence and recognize individuals and companies that make outstanding contributions to the historic preservation field.  Chattel, Inc. received an award for its work on the Jane B. Eisner School.

Located in the Harvard Heights neighborhood just west of Downtown Los Angeles, the new Jane B. Eisner School of Camino Nuevo Academy is housed in a former Pacific Bell Company garage.  The exterior of the 1928 brick building was carefully restored while the interior was divided into classrooms, labs and a multipurpose space shared with the community.  The new school is part of Pueblo Nuevo Development’s network of local schools and provides middle school level education for students feeding in from PND’s nearby Camino Nuevo Elementary School. 

Working for Frederick Fisher and Partners, Architects and Pueblo Nuevo Development, and collaborating with land use attorney Michael Woodward, Chattel reviewed plans for the new charter school and was responsible for ensuring the project conformed with the Secretary’s Standards.  Chattel facilitated communication with reviewers at the Office of Historic Resources, and participated in public outreach with the Los Angeles Conservancy, other local preservation advocates, and community boards.

The high volume interior spaces are filled with daylight from skylights in the wood bow string truss roof.  New exposed mechanical equipment and steel frame give the school a loft-like character.  The official opening ceremony was held on February 19, 2013.

Students in their light filled classroom (photo by Frederick Fisher and Partners)

Exposed brick and steel frames are visible in the corridors (photo by Frederick Fisher and Partners)

Creative approaches to finishes and signs in interior spaces (photo by Robert Chattel)

Students at play in the yard (photo by Frederick Fisher and Partners)

Expert-led Tour of Modern Masterpiece

Stuart Building with signature pierced concrete block screenwall and fountain moat (photo by Benjamin Ariff, www.benjaminariff.com)

As part of The Cultural Landscape Foundation's program What’s Out There Weekend: Los Angeles (WOTW), Robert Chattel will lead a tour of the Stuart Building in Pasadena. Recognized as a masterful collaboration between two renowned designers, architect Edward Durell Stone and landscape architect Thomas Church, the Stuart Building is listed in the National Register of Historic Places as an outstanding example of Modern architecture. The former pharmaceutical plant and office building opened in 1958 and incorporated amenities such as a swimming pool for use by employees and their families. Chattel, Inc. served as a consultant during the design and construction phases of an adaptive reuse project and the historic building is now home to Classical repertory theater, A Noise Within, and serves as clubhouse for a 188-unit apartment community.

Southern California has long been known for its distinctly Modern approach to landscape design, which connects indoors and outdoors in innovative ways. WOTW, scheduled for October 26 and 27, 2013, will explore designed landscapes with free, expert-led tours at more than two-dozen significant sites.  To learn more about the event or register for the tour led by Robert Chattel, click here.

Stuart Building with historic elliptical pool and fountain sprays (photo by Robert Chattel)

Torrance's Iconic Bridge Gets a New Name

It only took a century, but Old Torrance’s rehabilitated historic bridge over Torrance Boulevard finally has an official name:  Pacific Electric Railway - El Prado Bridge!

Early photograph of the 1913 bridge (Torrance Historical Society)

West elevation of the bridge after rehabilitation

When Chattel joined the project team, the concrete bridge was covered in dense ivy vines and dull gray paint to mask graffiti.  Huge cracks extended across the surface and smaller bits of concrete were falling off.  When the ivy was removed, more concrete came with it and because the vines had trapped moisture against the bridge, the ivy-covered areas were actually the most deteriorated.  

Ivy vines covered the bridge

Chattel worked with structural engineer Krakower & Associates, concrete specialist Preservation Arts, and City of Torrance Department of Public Works to develop a project that brought back the modern elegance of the arched bridge.  The team removed all the paint and vines, patched damaged concrete, reconstructed wood guardrails, and added clear anti-graffiti coating.  Elements that contribute to the bridge's historic character, like soot produced by steam and diesel locomotives were retained.  Chattel also consulted with Torrance Historical Society to come up with the new, official name that was approved by the Torrance City Council after a spirited presentation by Chattel at the council hearing —the structure was previously called “the bridge” and several other colloquial names.  The new name meaningfully unites “Pacific Electric Railway,” the first bridge owner, with “El Prado Bridge,” the name on original construction drawings.  In the works is new in-ground lighting that will illuminate the bridge at night.
 

Workers carefully patched damaged concrete to match the original concrete

Soot from steam and diesel locomotives are part of the bridge's historic character and were left in place

Designed by architect Irving Gill and exemplifying his love of concrete and arches, the bridge was built in 1913 for the Pacific Electric Railway and served freight trains passing over tracks used by southern California's famous Red Cars.  It is one of the first bridges to use arches purely for decoration, disguising an otherwise simple structure of concrete girders and beams.  Southern Pacific Railroad later took over ownership of the bridge and donated it to the City of Torrance in 1986.  The bridge was listed in the National Register of Historic Places in 1989.  

At a 100^th birthday celebration on May 23^rd, 2013, the American Society of Civil Engineers presented a plaque commemorating the bridge as a Historic Civil Engineering Landmark, joining the ranks of the Golden Gate and Brooklyn bridges.  Chattel Associate Shane Swerdlow was featured on Torrance CitiCABLE's coverage of the celebration. On Sunday, June 2^nd, he also presented a program at the Torrance Historical Society's Annual Meeting and Board Installation on Irving Gill and how the bridge embodies the distinguishing characteristics of Gill's architectural style.  Today, the bridge serves as Torrance’s eastern gateway and an icon of civic identity, prominently featured in the logos and seals of City departments and organizations.  

East elevation of the rehabilitated bridge

Chattel Receives Los Angeles Conservancy Awards

We are proud to announce that two of Chattel's projects were recognized by the Los Angeles Conservancy at the 32^ndAnnual Preservation Awards Luncheon at Millennium Biltmore Hotel on Thursday, May 16, 2013.  Both the window reglazing effort at Compton City Hall and rehabilitation of Boyle Hotel received awards this year. These projects demonstrate that preservation is taking place throughout greater Los Angeles, from an apartment building well over a century old in Boyle Heights, to the 35 year old Compton City Hall. 

Back row: Robert Delgadillo, City of Compton Interim Planning Director, Adrian Scott Fine, LA Conservancy, Robert Chattel, AIA Front row: Kathryn McGee, Chattel, Inc., Harold Williams, FAIA, architect Compton City Hall, Betty Williams, Justin Greving, Chattel, Inc.

Often referred to in our office internally as the "preservation prom," the Awards Luncheon recognizes outstanding efforts to maintain and preserve historic places that contribute to the unique character of greater Los Angeles.  An independent panel of jurists selected nine projects this year that represent a wide range of preservation efforts throughout Southern California.  Chattel staff attended along with representatives from the City of Compton and the architect of Compton City Hall, Harold L. Williams, FAIA and his wife Betty Williams.

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.

When constructed in 1889 by George Cummings, the Boyle Hotel reflected the earliest expansion and growth outside the commercial core of Los Angeles.  In more recent years it became home to mariachis, who congregate daily in the nearby Mariachi Plaza.  Once the grandest structure in its neighborhood, the building suffered from deferred maintenance, numerous building code violations, and pest infestations when it was bought in 2006 by nonprofit developer East Los Angeles Community Corporation (ELACC). 

As the historic preservation consultant, Chattel worked with 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.  This rehabilitation demonstrates a successful effort to bring much needed affordable housing to Boyle Heights while at the same time restoring a beloved icon to its former glory.  At its recent meeting, the State Historical Resources Commission recommended forwarding the building's National Register nomination to the Keeper for listing in the National Register, to complete the successful federal Investment Tax Credit application.  

Compton City Hall was designed by Harold L. Williams, FAIA, in 1977.

Compton City Hall was constructed almost a century after the Boyle Hotel and is one of the area’s younger resources.  When it opened its doors in 1977, Compton City Hall 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.  The architect of the building, Harold L. Williams, FAIA, was an active civic leader in addition to being a successful architect.  His design of Compton City Hall represented his desire to give something back to the African American community. 

The City of Compton received federal funding to perform an energy upgrade to their City Hall that included glazing replacement of windows and doors.  Chattel was hired to evaluate whether or not the building was historic property for purposes of Section 106 Review.  Although Compton City Hall is just 35 years old, we ultimately concluded the building is eligible for listing in the National Register as the finest building designed by Harold L. Williams, FAIA.  In light of these findings, we worked diligently to find a window replacement that respected the historic features of the buildings but also allowed for the energy upgrade to take place.  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. 

Chattel’s Wild Ride in Orange County

Orange you excited to learn about preservation? We were! Last week Chattel attended the 38th Annual California Preservation Conference in Orange County and took a wild ride through a land loaded with agricultural history, small town charm, and Modern masterpieces.

Highlights included a visit to the Crystal Cathedral campus, known as the “trinity of Modernism” for its buildings from three decades in the recent past: the Tower of Hope and Arboretum, designed by Richard Neutra in 1966 and 1962; the Crystal Cathedral sanctuary, designed by Philip Johnson in 1980, and the Welcoming Center designed by Richard Meier in 2003. The same tour brought us to discover such jewels of Modernism as the 1960s Eichler Tracts in the City of Orange and the 1970s master planned community of Woodbridge in Irvine. Finally, we walked the streets of downtown Santa Ana, learning about the area’s recent renaissance, work to maintain its unique historic architecture, and efforts to grow the Artist Village as a cultural centerpiece.

Robert Chattel led a tour of Casa Romantica in San Clemente, a Spanish Colonial Revival style building constructed in 1928 for town founder Ole Hanson. Robert described Chattel’s participation in a project to reuse Casa Romantica as a cultural facility, which was completed in 2004. Robert was also a panelist in a discussion on hot topics in preservation of modern resources, including strategies for successful rehabilitation and maintenance of building materials.

Finally, Justin Greving wrote and performed an original masterpiece poem, “Twas a Morning in Compton.” This groundbreaking bit of literary genius relayed the events leading up to successful replacement and rehabilitation of windows at Compton City Hall. It was delivered with unrivaled theatrical prowess during the conference’s annual Three Minute Success Stories event. Set to the tune of “Twas the Night Before Christmas,” the poem describes Chattel’s efforts to rush to get the project finished in time to meet a grant deadline.  

The Crystal Cathedral Complex

Justin Greving and Shane Swerdlow toured an Eichler home in Orange

Kathryn McGee and Erika Trevis explored downtown Santa Ana

 

Marissa Moshier, Jenna Snow and Shannon Ferguson learned about the first Japanese settlement in Huntington Beach

Robert Chattel led a tour of Casa Romantica in San Clemente

Jenna Snow enjoyed a beautiful day in San Clemente

Margarita Wuellner, PCR Services Corporation, Antonio Aguilar, National Park Service, Adrian Fine, Los Angeles Conservancy, and Robert Chattel spoke on Modern resources

'Twas a morning in Compton - by Justin Greving
 
'Twas a morning in Compton, when all through the Hall
Employees were sweatin or needin’ a shawl
The solution was simple, the building quite old
Yet needed an upgrade, a planner was told

The windows were tinted but not the right way
They trapped heat, or lost heat, from day to day
And so the idea they all could agree
A grant from the Department of Energy!

Funding was found without much clatter
Compton thought there was no matter
But SHPO appeared with a boom and a flash
Sacramento declared, “Do not touch one sash!”

The building, while tired and needing some care
May be historic with late Modern flair
Was designed by a Williams, but Harold not Paul
I know what you’re thinking, no relation at all!

I’ve seen halls, said the planner, that can be historic
Their entrances golden, their columns are Doric
Pasadena, and San Francisco, they ring cross the state
We’re old and we’re grand, you mustn’t abate!

A consultant was hired to write a report
‘Tis special this building, do not distort!
Did planner consultant contractor convene
Searching window replacements that would be unseen

A double glass unit they tried to install
But it ruined the look of the glass curtain wall
We’ve coated and fritted, said a glass vendor gushing
But wait here’s a type, since I know you are rushing

From federal to SHPO we all could agree
New glazing in old frames with low coated E
And so it arrived after quite some suspense
Sacramento’s signed statement of concurrence

The planner exclaimed, “Oh we all must make haste!”
“The work must be done or the money we’ll waste!”
With two months to finish, the deadline was near
“Window replacements must be done by New Year!”

The contractor hurried to gather a crew
And sped to the Hall with the new glazing goo
From top floor to ground floor out old windows flew
As they installed new glazing without much ado

So what can be learned from this three-minute story?
You can update a resource and maintain its glory!
Lovers of Modern, your glasses are clinking
Preservation for all, and to all let’s keep drinking!

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