HCM-491 — designated 1990-07-13
Charles B. Booth Residence and Carriage House
824-826 South Bonnie Brae Street
public open-data signals are too weak to classify; designation may be load-bearing via procedural friction, may be recognition only — rubric cannot tell without a demolition-pressure proxy
cannot classify — public open-data signals are too weak. would need a demolition-pressure proxy to resolve.
street view ↗ satellite ↗ (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 4 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
- 34.05302, -118.27579
- parcel acres
- 0.27615475928612054 (inferred)
- typology
- sfr
- TPA / TOC
- yes — tier 3
- 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)
- $31,806
- 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
- partial
- building type
- sfr
- overall condition
- distressed
- type-2 indicators (residential distress)
- tarped roof, vegetation overgrowth
- other indicators
- graffiti
- notes
- The historic residence is partially visible from the north showing graffiti on the siding, a blue tarp visible on the rear roof section, and general deferred maintenance consistent with a distressed condition.
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
- 6037209403
- CalEnviroScreen overall percentile
- 90.2 (decile 10)
- cleanups percentile
- 59.7
- groundwater threats percentile
- 35.7
- hazardous waste percentile
- 60.2
- toxic release percentile
- 79.3
- lead exposure percentile
- 84.8
- EnviroStor cleanup sites nearby
- —
- in CGS liquefaction zone
- no
- type-1 contamination probability (fused)
- 0.56 — moderate
- type-2 structural-risk probability
- 0.10 — low
Narrative
history
the charles b. booth residence and carriage house (hcm-491) is a single-family residential compound in los angeles, the primary structure of which dates to the late nineteenth or early twentieth century (approximately). charles b. booth was a figure of local commercial or civic prominence during the period of construction, though the specific nature of his occupation and social standing has not been independently verified in the fetched data and must be treated as uncertain pending archival research. the carriage house component is a secondary structure of the same era, a building type that became increasingly rare in los angeles as automobile infrastructure displaced equestrian dependencies after approximately 1910–1920. no major documented events — fires, ownership transfers of historical significance, or adaptive reuse conversions — appear in the available record, and no national register of historic places designation has been conferred.
architectural significance
the typology is recorded as single-family residential (sfr), consistent with the late victorian or early craftsman period when the property was likely developed, though the specific architectural style cannot be confirmed from the fetched data alone. comparable extant examples of late-nineteenth-century los angeles residential compounds with retained carriage houses are scarce; surviving intact examples in the region include properties in the west adams heritage association district and portions of angelino heights, though direct stylistic comparability to hcm-491 is unconfirmed. the carriage house itself constitutes the primary architectural differentiator: such outbuildings were systematically demolished or converted throughout the twentieth century, and their survival in anything approaching original form is statistically uncommon in the los angeles basin. absent field documentation or photographic survey data, no confident characterization of ornamental detailing, massing, or materials can be offered.
neighborhood context
the tract-level data indicates a median household income of $31,806, placing the surrounding census tract in the bottom quartile for los angeles county and signaling genuine economic distress rather than transitional gentrification. population in the tract increased by 877 persons over the five-year reference period, suggesting in-migration pressure that could reflect densification demand or displacement dynamics. the 311 externality signals for the immediate parcel are effectively null — zero encampment, dumping, and graffiti incidents recorded — which is notable given the low-income context and may reflect either genuine stability, underreporting, or limited field inspection activity. transit proximity and toc/tpa tier are unrecorded, which limits the ability to assess transit-oriented development potential and is a material gap in the analysis. | metric | value | |---|---| | census tract | 06037209403 | | median hhi | 31806 | | 5yr δ population | 877 | | 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 5 at medium confidence, reflecting the absence of nrhp listing, no identified prominent architect, no documented owner investment, and no confirmed adaptive reuse demand in the submarket. the score implies the building sits at the margin — not robustly self-sustaining, but not under acute demolition pressure as far as available data reveals. the carriage house component modestly increases survival risk given the chronic market pressure to consolidate or demolish secondary structures on infill lots, but this effect cannot be quantified without parcel size data. axis b (tourist and cultural currency) is scored 0, and confidence is unknown due to absence of google review data, wikipedia pageview records, walking tour inclusion, and any nps designation. the building does not appear in any digitally accessible tourism or cultural heritage platform that was queryable. axes c and f are both scored 0 with unknown confidence, owing entirely to missing data: no mills act contract, no federal htc subsidy, no vacancy status, and no parcel acreage, zoning capacity, or toc tier on record. these are not confident zeros — they are structural data gaps that prevent meaningful scoring. axis d (externality load) is scored 0 at medium confidence, consistent with the observed null 311 signals. the parcel does not appear to be generating measurable negative spillover in the form of dumping, graffiti, or encampment activity. axis e (neighborhood health) is scored 4 at high confidence, driven by the $31,806 median household income figure, which reflects a distressed tract. the modest population increase of 877 prevents a lower score but does not rehabilitate the underlying income signal. the e score of 4 satisfies the candidate flag threshold (≤5), as does the a score (≤4 is required; a=5 narrowly fails). axis f scores 0 due to unknown parcel acreage, zoning capacity, and transit overlay status — the candidate flag requires f≥6, which cannot be confirmed or denied. the candidate flag conditions require a≤4, b≤3, c≥6 or d≥6, e≤5, f≥6, and confidence≥medium across gating axes. this hcm fails the candidate threshold on at least two grounds: a=5 (above the maximum of 4) and f=0 with unknown confidence (below the minimum of 6, with insufficient data to revise upward). overall confidence is recorded as unknown due to the volume of missing inputs across axes b, c, f. the reassess flag is therefore the operationally correct designation: the building occupies a distressed tract, has no measurable cultural draw, and sits on a parcel whose redevelopment potential is entirely uncharacterized. a field visit, title search, parcel assessor pull, and mills act contract audit are the minimum required inputs before any reclassification.
sources
- la311: https://data.lacity.org/resource/h65r-yf5i.json?$where=within_circle(location%2c%2034.05301732804243%2c%20-118.27578536390172%2c%20152)%20and%20createddate%20%3e%20'2024-05-11'&$limit=1000 --- _generated by hcm-1200 orchestrator on 2026-05-11t02:17:02.111z._