HCM-115 — designated 1973-03-21
Evans Residence
419 South Lorraine Boulevard
stone-family or non-stone masonry construction per bariscale material classification — the envelope is the artifact, architectural-significance argument unambiguous regardless of per-axis rubric signals. override layer that catches cases the per-axis classifier would otherwise leave in insufficient_data or reassess due to data sparsity (e.g. hcm-80 palm court of the alexandria hotel: marble columns + dome, but wikipedia + walking-tour signals are weak because the venue is a private-event interior).
stone-family or masonry construction per material classifier — envelope is the artifact; the architectural-significance argument is unambiguous regardless of per-axis signals.
street view ↗ satellite ↗ big orange landmarks ↗ (bariscale, 2008) adobe (orchestrator-captured imagery is not building-aimed — use these for HITL verification)
Six-axis scores
- A. would-survive 5 probability the structure would survive market forces without HCM designation. low = needs protection.
- B. tourist currency 0 tourist and cultural currency — Wikipedia pageviews, walking-tour inclusion, public visitation evidence.
- C. subsidy efficiency 0 subsidy efficiency — Mills Act and federal HTC value vs preservation outcome. zero means no active subsidy.
- D. externality load 0 externality load — code complaints, CSR cases, 311 encampment/dumping/graffiti, vacancy duration.
- E. neighborhood health 8 neighborhood health — median household income, distress indicators, displacement risk.
- F. alternative-use value 3 alternative-use value — parcel acres, TOC tier, TPA eligibility, zoning capacity for higher use.
overall confidence: unknown
Site
- lat / lon
- 34.06658, -118.32045
- parcel acres
- 0.4556346836031184 (inferred)
- typology
- sfr
- TPA / TOC
- yes — tier 2
- zoning capacity
- —
- nrhp listed
- no
- architect prominence
- —
Condition + subsidy
all "condition" fields below are proxies derived from LADBS permit history, 311 CSR cases, and code complaints. none of these directly measures occupancy. the vacancy line shows the proxy value and the specific rule that produced it; readers should treat "active" as "construction permits filed recently," not "people live or work here."
- vacancy proxy
- active
- vacancy proxy basis
- single permit within 5y
- last permit
- 2022
- permits last 24mo
- 0
- code complaints 24mo
- 0
- CSR open cases
- 0
- Mills Act contract
- no — not in la OHR appendix a (2019 list of Mills Act properties)
- federal HTC
- no
- Wikipedia pageviews 12mo
- —
- walking-tour inclusion
- no
- median hhi (tract)
- $91,196
- assessed value
- —
Street view vision classification
claude vision analyzed 4 Google street view captures (n/e/s/w from the parcel coordinates) for visible distress indicators. this is an automated screening — false positives and negatives both happen, and "well_maintained" only means the visible facade is intact; internal structural condition is not assessable from street view.
- building visible
- yes
- building type
- sfr
- overall condition
- well maintained
- other indicators
- none visible
- notes
- The Evans Residence, a grand Greek Revival-style mansion with white columns and well-kept lawns, is clearly visible facing west and appears to be in excellent condition with no distress indicators.
Contextual signals (GIS)
these are contextual proxies — signals derived from spatial context, not direct measurements of the property. they help infer hidden variables (contamination probability, structural risk) that public open-data does not measure directly. source: cal OEHHA CalEnviroScreen 4.0 (cumulative pollution burden by census tract).
- census tract
- 6037211701
- CalEnviroScreen overall percentile
- 52.5 (decile 6)
- cleanups percentile
- 17.1
- groundwater threats percentile
- 16.8
- hazardous waste percentile
- 44.7
- toxic release percentile
- 75.7
- lead exposure percentile
- 59.0
- EnviroStor cleanup sites nearby
- —
- in CGS liquefaction zone
- no
- type-1 contamination probability (fused)
- 0.34 — low
- type-2 structural-risk probability
- 0.20 — low
Narrative
history
hcm-115, designated the evans residence, is a single-family residence (sfr) within the city of los angeles historic cultural monument program. specific construction date, architect of record, and original occupant biography are not recoverable from the fetched data; all claims regarding build period or commission history would require cross-referencing with los angeles department of building and safety permit records, county assessor filings, and nomination documentation. the residence carries no national register of historic places listing, which suggests its significance was assessed primarily at the local municipal level. no major documented events — ownership transfers of historical note, alterations of record, or fire/disaster incidents — are present in the available dataset.
architectural significance
no stylistic classification, architect attribution, or architectural description is derivable from the fetched data. the typology is recorded as single-family residential, which in the los angeles hcm inventory most commonly encompasses craftsman bungalows, period revival cottages (spanish colonial, tudor), mid-century modern custom residences, or vernacular tract designs elevated by provenance or design quality. without a confirmed build date or architect prominence score, comparison to extant comparable examples within the los angeles sfr hcm cohort is not possible at this stage. field survey and nomination file review are prerequisite to any architectural assessment.
neighborhood context
the tract-level data present a picture of relative stability and moderate affluence. the census tract reports a median household income of $91,196, placing it well above the los angeles county median and scoring an e-axis value of 8 out of 10 — indicating a healthy underlying district with no observable signs of disinvestment. five-year population change is positive at +37 persons, consistent with modest in-migration or household formation rather than displacement pressure. the 311 externality load proxies (encampment, dumping, and graffiti counts) all register zero within the 500-foot buffer over the measured 24-month window, which is notable and consistent with the income profile. transit proximity and business license churn data were not returned and would sharpen the neighborhood picture. | metric | value | |---|---| | census tract | 06037211701 | | median hhi | 91196 | | 5yr δ population | 37 | | 311 within 500ft (24mo) | 0 | | encampment 311 calls | 0 | | ladbs code complaints (24mo) | — | | last permit year | — |
subsidy and condition
| field | value | |---|---| | mills act | — | | federal htc | — | | vacancy status | — |
classification reasoning
axis a (survival without protection) is scored at 5 with medium confidence, indicating the building occupies an uncertain counterfactual position: it neither has strong market-independent survival factors (no nrhp listing, no identified prominent architect, no documented recent owner investment) nor is it in a submarket where demolition pressure is demonstrably acute. the medium confidence rating is appropriate given the absence of parcel acreage, zoning capacity, and tpa/toc designation data that would normally clarify redevelopment risk. axis b (tourist/cultural currency) scores 0, but confidence is recorded as unknown because no google review count, wikipedia pageview data, walking tour inclusion, or nps designation was returned — this is a data absence, not a confirmed finding of zero cultural draw. the distinction matters: a locally beloved but underdocumented sfr could score higher on b if primary sources were consulted. axes c and d both score 0, again at unknown confidence. no mills act contract, federal historic tax credit use, vacancy status, or code complaint count was returned. this means the subsidy efficiency axis cannot be evaluated — there is no evidence of subsidy abuse, but equally no evidence of subsidy benefit. the externality load axis scores 0 on the observable 311 signals, which is genuine given the encampment, dumping, and graffiti counts are confirmed zeros; however, fire call history and vacancy duration are unresolved. axis e scores 8 at high confidence, grounded in reliable acs median hhi ($91,196) and positive population trend, reflecting a district that does not warrant intervention on neighborhood health grounds. axis f scores 0 at unknown confidence because parcel acreage, zoning capacity, and toc tier are all null — alternative use value cannot be calculated without these inputs. the candidate flag conditions require a ≤ 4, b ≤ 3, either c ≥ 6 or d ≥ 6, e ≤ 5, and f ≥ 6, all at medium or better confidence. this record fails on e (scores 8, threshold is ≤ 5), fails on f (scores 0 against a ≥ 6 minimum), and carries an overall confidence of unknown due to pervasive data nulls across b, c, f, and parcel-level attributes. the reassess flag is therefore correct: the record cannot be advanced to candidate because e disqualifies it on neighborhood health grounds and f is unresolvable, but it also cannot be confidently cleared as maintain or do_not_touch given the near-total absence of architectural, ownership, and parcel data. field verification and a nominal file pull from the office of historic resources are the minimum required next steps.
sources
- la311: https://data.lacity.org/resource/h65r-yf5i.json?$where=within_circle(location%2c%2034.066578493127054%2c%20-118.32045432053187%2c%20152)%20and%20createddate%20%3e%20'2024-05-10'&$limit=1000 --- _generated by hcm-1200 orchestrator on 2026-05-10t22:49:57.309z._