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University of Southern California Dissertations and Theses
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Defining the City of Gardens: the conservation of Pasadena's bungalow courts
(USC Thesis Other)
Defining the City of Gardens: the conservation of Pasadena's bungalow courts
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J:B:J<9>!(A<!;?GJ:=DS!RD?B@!F9!@A<!DG=8!E<@:RA<E!CDBH!DC!RD?B@8:BE!AD?9FGJ!:GE!F@! F9!TGDSG!@D!A:U<!DBFJFG:@<E!FG!2:9:E<G:!SF@A!F@9!HD9@!PBD=FCFR!P<BFDE!DRR?BBFGJ! ;<@S<<G!NYMY!:GE!NY]L> NZ !! ! $FJ?B<!N>\0!*D?B@8:BE!(8PD=DJF<9>!*D?B@<98!DC!2D=8[DFE<9Q!/A<BSDDEQ!:GE!(FR<Q!!&3*#$)*+%:&3."-4%"-% =&.%/-4,5,.?!P:J<!LX>! ! !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!! NW !2D=8[DFE<9Q!/A<BSDDEQ!:GE!(FR<Q!!&3*#$)*+%:&3."-4%"-%=&.%/-4,5,.Q!OM>! NZ !e:?CH:GQ!h&DHFG:@FDG!DC!WOW!&DB@A!)D==F9@DG!:9!:!2:9:E<G:!)F9@DBFR!6:GEH:BT>i! Cochran Avenue Court Villa Primavera Cation Court I lmml I DD Barcelona/Coruiia Apartments Villa de la Fuente Monterey Apartments .......... '"'""'""1--·--·"li''""'''"'') ......... ...! The Sycamore CasaLaguna West California Court Courtyard Hous The dominant southern California m1 family dwelling type is the low-rise, high-density courtyard building. Whi these buildings are similar in their ty] ogy, they exhibit a variety of specific , architectural solutions arising from cc ' textual, stylistic, and programmatic n arranged in series. The salient rules of the typology wer and user expectations. were actually so obvious and that most courts up to about were built not by architects, but understanding of their historical c value. As the location, density, and quality housing shifted to accom- , however, architects became involved with their design. architects made particular con- within the specific typologies Gill in his Lewis Courts in Sierra (1910) and the Horatio West in Santa Monica (1919), Rudolph ! NZ! 6FT<!RD?B@8:BE!AD?9FGJQ!J:BE<G!:P:B@H<G@9!PB<9<G@!:GD@A<B!9FHF=:B!@8PD=DJ8!@D!@A<! ;?GJ:=DS!RD?B@>!':BE<G!:P:B@H<G@9!ADS<U<B!B<C<B!HDB<!J<G<B:==8!@D!:G8!@8P<!DC! B<9FE<G@F:=Q!H?=@F^C:HF=8!9@B?R@?B<!@A:@!F9!FGRDBPDB:@<E!FG@D!:!=:GE9R:P<E!J:BE<G!DB! RD?B@8:BE>!':BE<G!:P:B@H<G@9!:B<!J<G<B:==8!RDG9FE<B<E!@D!;<!PD9@!7DB=E!7:B!%%! 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THE BUNGALOW COURT AND CoOPERATIVE LIVING . ·- ••. ,."'-.. ------·"''Yi>'-. ....•.. :.· . ,,' ·:-:-, ,SY>' ·- - '. -.. ··- :'"' - eral style which seems to bind them togeth- er in one harmonious scheme. This con- necting link is noticeable in the roof lines; also in the fact that the outside walls of all the bungalows are shingled. In structural lines, they differ considerably, and in the masonry work they are widely varied. Concrete is employed in four of them, brick in three, and cobblestones in the re- maining one. Cobblestones are also intro- duced, in hit-and-miss fashion, into two of those in which brick is used. The styles are characteristic of the true bungalow, and these channing little houses constitute cozy and comfortable homes, entirely independ- ent of one another except that they have a claim in common upon the court space. Each bungalow possesses three rooms-a combination living room and dining room, one bedroom and the kitchen-besides the bathroom and a rear screened porch. The living room contains either a fireplace or a gas grate, and a built-in wall bed ; the bed- room has a large closet, and the kitchen, the customary conveniences. The interior fin- ish is in good taste, and the equipment is modem and complete. In the living room the walls are papered, and in most instances there are built-in bookcases and a window- seat. ECONOMY OF THE BVNGALOW CoURT • The bungal'?ws are completely furnished m an appropriate manner, and the tenants are entitled to tbe use of the garage. The court is kept in order by the owner's attendant, who mows the lawn, cultivates 318 ONE OF THE CEKENT AND SHINGL!: HOKES IS Til F. BUNGALOW COtaT: NEITHER COllFollT NOR Bf.\":rY HAS BEEN SACRUICED to THE EFnCIENCY OF 7ll IS UNIQUE coOPEli.ATIVE BUILDING SCBEKE. and prunes the shrubbery and trees, irri- gates and otherwise renders the same serv- ice that is guaranteed to the occupants of an apartment house. This means that the court is always kept in an attractive condi-' tion, and at night it is illuminated by an ornamental electrolier stationed in the center. Exclusive of the furniture, each bunga- low an average cost of $1.500, which mcludes its proportion of the park- :• FLOOR I'LAX OF THE BUNGALOW SHOWN ABOVE. ! NY! %G!:EEF@FDG!@D!PBDUFEFGJ!:!H<:GFGJC?=!9D?BR<!DC!H?=@F^C:HF=8!AD?9FGJQ!@A<!;?GJ:=DS! 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R:B<C?=!RDG9FE<B:@FDG!DC!@A<9<!9@B:@<JF<9!:GE!@A<FB!9?RR<99!FG!FHP=<H<G@FGJ![DGFGJ! :H<GEH<G@9>!(A<9<!:H<GEH<G@9!S<B<!@AD?JA@!@D!A:U<!@A<!:EE<E!;<G<CF@!DC! h<GA:GRFGJ!@A<!<RDGDHFR!9?9@:FG:;F=F@8!DC!AF9@DBFR!B<9D?BR<9!;8!B<DBF<G@FGJ!@A<! !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!! ]M !/<BJF<CC>! ]N !6F9@DTFGQ!h'BDS@A!K:G:J<H<G@!:GE!)F9@DBFR!2B<9<BU:@FDG0!4<9@!2B:R@FR<9!CDB! /8G@A<9F9>i! ! OL! EFB<R@FDG!:GE!=DR:@FDG!DC!E<U<=DPH<G@>i ]L !%G!:EEF@FDGQ!@A<!SDBT!;8!=DR:=! PB<9<BU:@FDGF9@9!CBDH!2:9:E<G:!)<BF@:J<!9:S!@A:@!<RDGDHFR!B<UF@:=F[:@FDG!S:9! FGA<B<G@!@D!@A<!RDGR<P@!DC!B<9@DB:@FDGQ!GD@!FG!@<:BFGJ!EDSG!:GE!B<;?F=EFGJ>!KB9>! 4DJ::BE!B<F@<B:@<E!@AF9!FG!:G!FG@<BUF<S!SF@A!@A<!6D9!-GJ<=<9!(FH<9!FG!LMMOQ!9:8FGJ! h-==!DC!?9!RD?=E!9<<!@A<!I?:=F@8!@A:@!<VF9@<E!FG!,=E!2:9:E<G:>!/DH<!P<DP=<!@AD?JA@!S<! S<B<!RB:[8!@D!S:G@!@D!9:U<!@A<!D=E!;?F=EFGJ9>!(A:@!S:9!@A<!H<G@:=F@8!DC!@A<!E:8>i ]O !! ! %GE<<EQ!RDGR<P@9!DC!JBDS@A!H:G:J<H<G@!:GE!PB<9<BU:@FDG!A:U<!RDG9F9@<G@=8!;<<G! RBF@FRF[<E!CDB!@A<FB!=FHF@:@FDG9>!+<@!B:@A<B!@A:G!9<<!@A<9<!<CCDB@9!:9!:!CDBH!DC!hHD@A! ;:==FGJiQ!=DR:=!DCCFRF:=9!:GE!:R@FUF9@9!9:S!@A<H!:9!<99<G@F:=!@DD=9!CDB!RDHH?GF@8! JBDS@A>!7AF=<!DPPDG<G@9!DC!EDSG[DGFGJ!:GE!AF9@DBFR!=:GEH:BT!EF9@BFR@9!RA:BJ<E! @A:@!@A<9<!:PPBD:RA<9!S<B<!h<=F@F9@!:GE!:G@FJBDS@AQ!:GE!@A:@!:!SAD=<!RF@8!:EDP@FGJ! @AF9!PDFG@!DC!UF<S!SF==!<U<G@?:==8!9@FC=<!F@9<=CQi!:9!KB9>!.DDE!:GE!KB9>!4DJ::BE!R=<:B=8! :BJ?<Q!@A<!<CCDB@!S:9Q!FG!C:R@Q!BDD@<E!FG!:!PBD^JBDS@A!FGF@F:@FU<!;:9<E!DG!9DRF:=!U:=?<Q! ?9<!U:=?<Q!:GE!RA:B:R@<BF[FGJ!2:9:E<G:39!?GFI?<!I?:=F@F<9>! ]] ! ! ,C!@A<9<9!?GFI?<!I?:=F@F<9Q!@A<!;?GJ:=DS!RD?B@9!<H<BJ<E!:9!DG<!DC!@A<!HD9@! EF9@FGR@FU<!C<:@?B<9!DC!@A<!RF@8>!-<9@A<@FR:==8Q!@A<8!S<B<!<V<HP=:B8!DC!2:9:E<G:39! J:BE<G^EDHFG:@<E!=:GE9R:P<9Q!@A<!;?GJ:=DS!:BRAF@<R@?B:=!9@8=<Q!:GE!/D?@A<BG! *:=FCDBGF:39!RD?B@8:BE!AD?9FGJ!;?F=EFGJ!@8P<>!(A<8!:=9D!RD?G@<B<E!:BJ?H<G@9!DC! PB<9<BU:@FDG!<=F@F9H>!(A<!;?GJ:=DS!RD?B@9!S<B<!:CCDBE:;=<Q!H?=@F^C:HF=8!AD?9FGJ! !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!! ]L !%;FE>! ]O !":?G@Q!h-!2:99FDG!CDB!@A<!,=E!2:9:E<G>i! ]] !'FDU:GGFQ!hl2:9:E<G:0!4?GJ:=DS!*D?B@9Q!/G<:T<B9Q!:GE!2DS<BQi!L>! ! OO! @A:@!@A<!RF@8!E<9P<B:@<=8!G<<E<E!c8<@!DC@<G!RD?=E!GD@!:CCDBE!@D!T<<P!:9!HDB<! <VP<G9FU<!G<S!E<U<=DPH<G@!=DDH<Ef>!-9!*=:FB<!4DJ::BE!:BJ?<E!@D!@A<!2:9:E<G:! *F@8!*D?GRF=!FG!NYYMQ! Bungalow courts offer a unique housing solution today, just as they did when first conceived more than eighty years ago. Their design offers both privacy and a sense of community and allows them to fit unobtrusively into single family neighborhoods while providing increased density. In higher density zones, the low profile and garden setting of a bungalow court can blend nicely wile adding diversity and green space. The historic importance of a bungalow court, its typically sound construction, and the attention to detail in the design of each unit make this form of housing especially desirable today. ]\ At the time of their construction in the 1910s and 1920s, bungalow courts were relatively inexpensive to construct, making them accessible to small-time developers as there was no need for much up-front money for land. The land was both inexpensive and plentiful. ]W Yet in the 1970s and 1980s in dense and affluent suburb of Los Angeles, the land value precluded all other development incentives. The bungalow courts were no longer valuable to land owners and they often met the fate of the wrecking ball. In 1933, there were 414 bungalow courts in Pasadena. By 1989, due to widespread demolition, the number had decreased to 112. Even during the city’s historic bungalow court resource survey, eleven courts were demolished. ]Z Currently, of the city’s remaining bungalow courts, forty-three have a form of historic designation and twenty- !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!! ]\ !4DJ::BEQ!h6<@@<B!@D!2:9:E<G:!*F@8!*D?GRF=>i! ]W !'FDU:GGFQ!hl2:9:E<G:0!4?GJ:=DS!*D?B@9Q!/G<:T<B9Q!:GE!2DS<B>i! ]Z !e:?CH:GQ!6:?B:Q!&DHFG:@FDG!DC!)D==F9@DG!*D?B@!P:J<!NM! ! O]! one are ineligible for designation because of alterations to their original design, configuration, or location. ]X Pasadena’s oldest bungalow court ever documented, St. Francis Court designed by Sylvanus Marston, has also lost its historic integrity as only five of the original eleven bungalows remain and are scattered on individual lots away from the court’s initial location. ]Y As Mrs. Bogaard argued above, these structures were inherently useful on a social level and they responded to real needs from the community, yet their value was being ignored by the bottom line and a lack of creativity in considering alternative options for their viability. Stewart Brand stated in his seminal work How Buildings Learn: What Happens After They’re Built that “every building leads three contradictory lives- as habitat, as property, and as component of the surrounding community.” \M He argued that these contradictory uses pose endless tensions, but that the most resilient structures would not assume their form and function based on market forces. He reiterated the problematic approach to ignoring inherent social value in buildings in saying that “seeking to be anybody’s house it becomes nobody’s.” \N For the bungalow courts of Pasadena, the buildings were not satisfactory as pieces of property alone, yet they were invaluable as habitats and as components of the community, giving them a stronger sense of social value than their exchange value as commodities. The strongest evidence of their social value and practicality is seen in their transcendence as a relevant and useful form of housing over a hundred years after their prominence. !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!! ]X !*F@8!DC!2:9:E<G:Q!h4?GJ:=DS!*D?B@!/?BU<8>i! ]Y !%;FE>! \M !4B:GEQ!:&6%23"5+"-4.%=,)*->! \N !%;FE>! ! O\! Use value is defined as satisfying a human need or want. \L The use-value of a product responds to social needs and not to market forces and is considered to have a positive benefit for society. 2:9:E<G:39!?B;:G!P=:GG<B9!:GE!PB<9<BU:@FDGF9@9!S<B<!CDBS:BE! @AFGTFGJ!FG!@A<FB!?GE<B9@:GEFGJ!DC!3.,%D)53,>!(A<8!EFE!GD@!S:G@!@D!PB<9<BU<!@A<! ;?GJ:=DS!RD?B@9!`?9@!CDB!@A<!9:T<!DC!PB<9<BUFGJ!A<BF@:J<>!%@!S:9!:=9D!:!J<G?FG<=8! PB:R@FR:=!E<RF9FDG>!*A:B=<9!6DRTSDDEQ!:BRAF@<R@?B:=!:?@ADB!:GE!:EUDR:@<!CDB! *:=FCDBGF:39!G:9R<G@!:BRAF@<R@?B:=!AF9@DB8Q!:BJ?<E!@A:@!! 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Figure 4.2: Garden Court Typology. *D?B@<98!DC!2D=8[DFE<9Q!/A<BSDDEQ!:GE!(FR<Q!!&3*#$)*+%:&3."-4%"-% =&.%/-4,5,.> ! /P<RFCFR:==8Q!@A<!DBEFG:GR<39!P?BPD9<9!S<B<!9@:@<E!FG!@A<!CD==DSFGJ!<VR<BP@!CBDH!@A<! -BRAF@<R@?B:=!"<U<=DPH<G@!/@:GE:BE90! A. Provide appropriately located areas for medium and !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!! ZY !5GTGDSGQ!h7A:@!"D<9!*F@8!DC!':BE<G9!/FJGFC8bi>! ! W]! high density residential neighborhoods that are consistent with and implement the Medium Density, Medium-High Density, and High Density Residential, land use designations of the General Plan, and with the standards of public health and safety established by this Zoning Code; B. Promote multiple-family residential developments having maximum economic life and stability; C. Integrate the street and the site visually and functionally as a total environment; D. 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Abstract (if available)
Abstract
In 1909, builders constructed the first bungalow court in Pasadena, California. The building type, often comprised of a series of simple, vernacular structures, subsequently thrived throughout the region and gained favor from Pasadena’s citizens for its landscaped-dominated composition and community-oriented courtyard space. This unique form of multi-family housing remains relevant today, largely in part to Pasadena’s radical and multifaceted preservation efforts in the last thirty years. ❧ As this thesis will demonstrate, a combination of community members, architects, urban planners, public officials, and developers all played an important role in acknowledging Pasadena’s bungalow courts as a valuable and practical building type. Together with a progressive policy measure known as the City of Gardens Ordinance, the density and design concepts inspired by the bungalow courts live on through replication and reconstruction in several multi-family housing projects throughout the city. The result is an urban environment demonstrating walkability, communal engagement, affordability, and regionally-inspired architecture: all trademarks of sustainably-minded cities. ❧ This study aims to consider this building type as a practical housing solution while also considering if its context in Pasadena is inimitable in other cities. Can the bungalow court model work where property values are declining? Can form-based regulation, such as the City of Gardens Ordinance, function without the support of a broad array of interest groups, as was the case in Pasadena. Finally, what are the shortcomings of the bungalow court in comparison to the amenities offered in suburban living?
Linked assets
University of Southern California Dissertations and Theses
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Asset Metadata
Creator
Rutherfoord, Isabel B.
(author)
Core Title
Defining the City of Gardens: the conservation of Pasadena's bungalow courts
School
School of Architecture
Degree
Master of Historic Preservation
Degree Program
Historic Preservation
Publication Date
05/01/2013
Defense Date
05/01/2013
Publisher
University of Southern California
(original),
University of Southern California. Libraries
(digital)
Tag
bungalow courts,Bungalows,City of Gardens,Heritage Housing Partners,landscape urbanism,new urbanism,OAI-PMH Harvest,Old Town Pasadena,Pasadena,Stefanos Polyzoides,Urban Planning
Format
application/pdf
(imt)
Language
English
Contributor
Electronically uploaded by the author
(provenance)
Advisor
Sandmeier, Trudi (
committee chair
), Bharne, Vinayak (
committee member
), Ghirardo, Diane (
committee member
)
Creator Email
irutherf@usc.edu,isabel1882@gmail.com
Permanent Link (DOI)
https://doi.org/10.25549/usctheses-c3-249172
Unique identifier
UC11292606
Identifier
etd-Rutherfoor-1641.pdf (filename),usctheses-c3-249172 (legacy record id)
Legacy Identifier
etd-Rutherfoor-1641-1.pdf
Dmrecord
249172
Document Type
Dissertation
Format
application/pdf (imt)
Rights
Rutherfoord, Isabel B.
Type
texts
Source
University of Southern California
(contributing entity),
University of Southern California Dissertations and Theses
(collection)
Access Conditions
The author retains rights to his/her dissertation, thesis or other graduate work according to U.S. copyright law. Electronic access is being provided by the USC Libraries in agreement with the a...
Repository Name
University of Southern California Digital Library
Repository Location
USC Digital Library, University of Southern California, University Park Campus MC 2810, 3434 South Grand Avenue, 2nd Floor, Los Angeles, California 90089-2810, USA
Tags
bungalow courts
City of Gardens
Heritage Housing Partners
landscape urbanism
new urbanism
Old Town Pasadena
Stefanos Polyzoides