Angeles

One of the most painstaking architectural renewals in recent Los Angeles memory has finally pulled a world-class jewel of modern architecture from obscurity.

Designed by pioneering Modernist architect Richard Neutra in 1928, with limited collaboration from another Modernist icon, Rudolph Schindler, the Jardinette Apartments had been hiding in plain sight on an unassuming Hollywood street for nearly a century. The complex was a technical and spatial breakthrough, and quickly gained international renown as one of the earliest International Style structures in the United States, not to mention Neutra’s first L.A. commission.

But the building’s original owner, Joseph H. Miller, went bankrupt during construction and skipped town to avoid his creditors, and the Jardinette slipped from view. “After that early burst, it just disappeared,” said Barbara Lamprecht, historical consultant for the Jardinette’s rehabilitation, which is just now wrapping up.

For decades the building stood quietly along West Marathon Street: an austere, four-story complex that most people passed without a second glance. Wedged between Western Avenue and Manhattan Place, amid stucco apartment blocks and scrappy bungalows, the edifice had, until recently, grown increasingly shabby as time and neglect took their unforgiving toll.

That changed with the intervention of a newcomer to historic preservation named Cameron Hassid. For years the tireless local developer and his tenacious team have willed the Herculean restoration project to the finish line. Hassid plans to bring the apartments to market before the end of the month.

Property owner Cameron Hassid, left, and Neema Ahadian, commercial real estate agent for Hassid, on the scenic rooftop of the Richard Neutra-designed Jardinette Apartments in Los Angeles. Neutra imagined the Jardinette Apartments as a prototype for future garden apartment buildings. Nearly 100 years later, the Jardinette is set to reopen after a lengthy redevelopment.

(Myung J. Chun / Los Angeles Times)

A Radical Design

When the Jardinette first opened it was featured prominently in a seminal survey of early avant-garde apartment housing called “The Modern Flat,” while European architectural publications from Paris to Moscow showcased it as an exemplar of functionalist design, noted Nicholas Olsberg, an architectural historian and curator who has written extensively about Neutra. “It was seen worldwide as one of the signal examples of the new architecture,” Olsberg added.

The Northeast corner of the Jardinette Apartments, circa 1930. When the building first opened in 1928 it was a technical and spatial breakthrough—but it suffered from years of neglect after falling from view.

(Richard and Dion Papers, Collection 1179, UCLA Special Collections)

Built inside and out with reinforced concrete — a modern industrial material that had rarely been employed for housing— the sculpted, U-shaped building, whose jogging corners, projecting sills and swaths of dark and light paint gave it a powerful visual rhythm, used its structural heft to liberate its facade.

Long horizontal bands of easy-to-open steel casement windows, some complemented with concrete balconies, drew daylight and air deep into its 43 efficiently organized units — studios and one bedrooms, ranging from about 400 to 700 square feet — and opened them to wide views of the street and, on higher floors, the Hollywood Hills. Hallways and stairs were saturated with natural light thanks to skylights and strategically placed windows. At the forecourt a modest garden, then dominated by a huge cedar tree, softened the building’s mass, giving the project its name: Jardinette, the little garden.

A roof covered the original skylights in the Jardinette Apartments, but they are now fully exposed.

(Myung J. Chun / Los Angeles Times)

“Arguably my father had more influence on apartment design than he did on house design,” said Neutra’s son Raymond, pointing to several Neutra designs offering indoor/outdoor lifestyles via “garden apartments.” Raymond, who was on site a few weeks ago, has toured the rehabilitation multiple times.

The Jardinette was listed on the National Register of Historic Places in 1986 and designated a Los Angeles Historic-Cultural Monument two years later. Yet despite its formal protections, the building continued its long drift into disrepair.

In 2016 Jardinette’s previous owner, Robert Clippinger, began reviving it, hiring Lamprecht’s firm, Modern Resources, as well as June Street Architecture and land use consultants Cali Planners. The team filed a comprehensive Historic Structure Report that helped secure much-needed tax relief via the Mills Act, a state preservation program. But Clippinger soon faltered under the weight of the many developmental requirements to bring the historic building back. Lawsuits followed. Financing collapsed.

A carpeted hallway beneath an original skylight at the Richard Neutra-designed Jardinette Apartments in Los Angeles. The Jardinette was listed on the National Register of Historic Places in 1986 and designated a Los Angeles Historic-Cultural Monument two years later.

(Myung J. Chun / Los Angeles Times)

Hassid bought the building in December 2020, in the thick of the COVID-19 pandemic, keeping Clippinger’s core designers and consultants in place.

Decades of negligence and neglect had proved both a curse and a blessing. Many original steel windows had been swapped out for cheap vinyl replacements. Larger units had been subdivided. At one point the building had been repainted an unfortunate pastel peach and green. Electrical systems dated back nearly a century. Gas water heaters punched vents through the concrete walls.

Yet because the building never attracted a well-funded modernization campaign, much of its essential fabric remained intact.

“Had it been owned by people with more resources,” noted Lamprecht, “there might have been upgrades that blurred the sense of history.”

Corey Miller, a principal at June Street Architecture, described his first encounter with the almost empty property: “There had been 43 units with 43 different people who had been left to their own devices,” Miller said. “Every time we peeled back a layer, there was something worse.”

Unit 302, inhabited for four decades by a single tenant, retained the most original fabric, including an early icebox cabinet. But it also contained endless layers of grime and clutter. It was “disgusting,” Miller said bluntly, but invaluable as forensic evidence. Much of it — like tiles, windows and millwork — were reproduced around the building.

The 128 Jardinette Apartments were painstakingly restored with an eye toward preserving original details including kitchen cabinets, sinks and iceboxes.

(Myung J. Chun / Los Angeles Times)

The perils of rehabilitating a historic treasure

When Hassid called Miller to ask about buying the building, Miller remembers his response clearly. “You probably have no idea what you’re getting yourself into,” he told him.

Hassid’s love of early modern architecture began as a child. His grandparents lived at 848 N. Kings Road in West Hollywood, with a balcony overlooking Schindler’s famed house. So Hassid was familiar with Jardinette’s geometric forms and clean lines. His mother reacted with angry skepticism when he first raised the idea of acquiring the building, but encouraged him to buy it after she learned about the connection.

Nostalgia did not make the rehabilitation any easier. Technical plans required approval, and fixes weren’t straightforward within a protected treasure. “You can’t just go into a historic building with a sledgehammer,” Hassid said. Every move had to align with federal preservation standards and the commitments embedded in the Mills Act contract. Lambert Giessinger, Los Angeles’ historic architect and Mills Act administrator, acted as liaison. Inspections were frequent. Conditions were exacting.

“It’s stressful to have people looking at everything,” Miller admitted. But he credits both Giessinger and Lamprecht with pragmatism. “They were under no illusion that this was going to be done 100% perfect,” he added.

“There’s a lot of wonky stuff in this building that will remain wonky forever,” noted Lamprecht, pointing to settling areas and imperfect details.

Michael Norberg, a land use consultant for the Jardinette Apartments preservation project, stands on the balcony of a unit at the Richard Neutra-designed complex, which will soon reopen after prolonged development issues.

(Myung J. Chun / Los Angeles Times)

The astonishingly complex rehabilitation revealed a simple-looking building that was anything but. The board-formed concrete carried a subtle wood-grain texture, which had to be left intact, even as seismic reinforcements were added beneath the surface. The finish on white stucco shifted from smooth to pebbled on the walls’ higher reaches, and this had to be carefully re-created.

Original trim had to be salvaged and repaired wherever possible. Kitchens were rebuilt based on archival drawings and surviving fragments. Bathrooms, originally designed around tubs, required discrete tile extensions to accommodate modern showers. The paint scheme, which has been returned to a warm, off-white concrete field with blackish-green bands emphasizing the window walls, had to be reconstructed from historic photographs. Wine red concrete lobby floors were revealed under ungainly tile. Large stairwell skylights were uncovered, while unique, cube-shaped stair post lights were rehabilitated.

Plenty of white tiles replicate the original look in this bathroom in the historic Richard Neutra-designed Jardinette Apartments. One floor of the newly preserved 1928 complex features original doors and kitchen cabinets.

(Myung J. Chun / Los Angeles Times)

Support infrastructure, threaded through the thick concrete frame, was perhaps the messiest challenge. Fire sprinklers, mandated by code, had to remain visible because they could not run through joists without compromising historic fabric. New electrical, plumbing and ventilation had to snake around (or burrow through) beams that original plans didn’t note.

Hassid chose to add air conditioning, and the resulting electrical loads required a 13-foot-deep vault beneath the courtyard. That addition will limit what can be planted in the central garden.

The view from the large windows in a newly restored unit of the Richard Neutra-designed Jardinette Apartments. Original skylights were also preserved during a remarkably complex historic preservation effort.

(Myung J. Chun / Los Angeles Times)

The team preserved as many original steel casement windows as possible on the primary north-facing facade. These are interspersed with custom reproductions throughout.

The rehabilitation costs climbed past $5 million — accounting for structural analysis, waterproofing, electrical overhaul, plumbing, mechanical, windows, flooring, sprinklers, cabinetry, landscaping — an ever expanding list.

“If I knew then what I know now,” Hassid said with a weary laugh, “I’m not sure I would have done it.” He paused. “But listen, I’m happy I did.”

Today, the building’s value is clear. The courtyard, with vegetation still waiting to grow, is again a communal garden framed by cantilevered balconies. The flat facades have regained their subtle play of depth and shadow. New systems hum quietly, concealed as carefully as possible.

But the building’s renewal has not made it immune to its surroundings. Portions of the exterior were tagged during construction, and some windows have even been shot out by BB guns. As it reemerges, Jardinette could become a lightning rod for those who fear gentrification.

Modernist architect Richard Neutra imagined his first Los Angeles project, the Jardinette Apartments, as a prototype for future garden apartment buildings, but the building fell into disrepair and obscurity for decades. A newly completed historic preservation project will allow it to reopen soon.

(Myung J. Chun / Los Angeles Times)

Hassid, who initially planned to keep the building, is now testing the waters for a sale with the help of local broker Neema Ahadian of Marcus & Millichap. He said he’s already gotten calls from potential buyers in both the affordable and market-rate sectors. Affordable housing, he added, would be fitting because the smaller units were originally used that way — often for people working in nearby Hollywood studios. The building’s lack of parking could be another factor pushing the sale in that direction.

“I want to leave my options open,” said Hassid. “It’s bittersweet, because we put so much into it.”

Despite swearing off the project more than once, he is hooked by the process.

“I’m looking for my next historic building. After doing it, I know the mistakes I made and how to minimize the lag,” he said.

“This is such a good niche. Others run away from it. I love it because I love the challenge.”

Bill Cosby drugged and sexually assaulted a former waitress in 1972 after escorting her to one of his shows, a civil jury in California concluded Monday, awarding the woman $19.25 million in damages.

The verdict was the latest turn in a series of legal battles the disgraced entertainer, now 88, has faced since allegations that he repeatedly drugged and raped women exploded publicly about a decade ago. Since then, he served about three years in a Pennsylvania prison on sexual assault charges before the case was overturned in 2021.

Donna Motsinger, now 84, said in her lawsuit filed in Los Angeles County Superior Court that Cosby had given her wine and a pill that left her unable to move, and that she woke up in her house wearing nothing but her underwear, according to court records, and that “she knew she had been drugged and raped by Bill Cosby.”

Cosby has denied the allegations, as well as those brought by dozens of other women who claimed they had been drugged and raped. Coming in the early years of the #MeToo movement, a broad social media-inspired campaign to name and prosecute men accused of sexual misconduct, Cosby’s attorneys painted him as an unfair target of mass vigilantism gone awry.

Motsinger sued Cosby in 2023, alleging that, at the time, she was working at a Sausalito restaurant called The Trident that was popular with celebrities, including Cosby, according to the complaint her attorneys filed Sept. 27 of that year. One night, Motsinger accepted Cosby’s invitation to go with him to his show at the Circle Star Theater in San Carlos. Cosby picked her up at her home in a limousine, according to her complaint, and, on the way to the venue, gave her the wine and a pill that she thought was aspirin.

“Next thing she knew, she was going in and out of consciousness while two men attending to Mr. Cosby were putting her in the limousine,” the complaint said. “The last thing Ms. Motsinger recalls were flashes of light,” before waking up in her house in nothing but underwear.

Motsinger didn’t consent to Cosby’s sexual contact and, having been rendered unconscious by drugging, she couldn’t consent to it to begin with, according to the complaint. As a consequence of her ordeal, her complaint says she suffered lost wages, medical bills, pain and suffering and emotional distress.

In 1994, then House Speaker Newt Gingrich promised to post all congressional proceedings on the Internet as a way of launching what he called a “civilizational upheaval” in which “regular people in little towns”–not well-moneyed lobbyists–would manage affairs in Washington. In 1996, the representative from Georgia, swayed by the futurism of writer Alvin Toffler, helped pass the Electronic Freedom of Information Act, which required federal agencies to grant Americans prompt access to any information in their databases that could help “ensure an informed citizenry.”

Three years later, Gingrich’s revolution, far from online, is nowhere in sight. Rather than complying with the 1996 law, most parts of the executive, legislative and judicial branches of the U.S. government stand in blatant violation of it.

While the Supreme Court of Mongolia has its own official Web site, the U.S. Supreme Court doesn’t, forcing Americans to search through unofficial Web sites in hope of finding its briefs and opinions. While the Congressional Research Service makes its reports on vital issues like HMO reform instantly available online to legislators, taxpayers, who fund those studies, can get them only through the mail from their members of Congress.

If you are a soldier who believes he was made ill by the military’s anthrax vaccine, for example, you might want to know what was said in Tuesday’s hearing of the House Committee on Government Reform, in which Rep. Henry A. Waxman (D-Los Angeles) and leading scientists discussed how the government should weigh a vaccine’s risks against its benefits. The full text of the hearing was available Tuesday to anyone who could afford a subscription to a private online data service.

Those hoping to access such supposedly public information on the Web, however, were out of luck. The House Government Reform Committee’s Web site lists transcripts from only a hodgepodge of committee hearings. The most recent transcript available at that site is from June.

Today, Sens. Patrick J. Leahy (D-Vt.) and John McCain (R-Ariz.) plan to hold a press conference in which they will release a study by two Washington public-interest groups on how federal agencies have failed to comply with the 1996 law. McCain and Leahy, along with David E. Price (D-N.C.) and Christopher Shays (R-Conn.) in the House, have introduced similar bills to require Congress to put Congressional Research Service documents online within 30 days. The measures currently are in the House and Senate rules committees.

Fundamental change won’t occur until national leaders like President Clinton, Senate Majority Leader Trent Lott (R-Miss.) and House Speaker J. Dennis Hastert (R-Ill.) call upon all government agencies to honor the letter and spirit of the 1996 law.

Reforming the Congressional Research Service is only a baby step toward the revolution that legislators promised so bombastically. But it’s as good a place as any to start.

To Take Action: Rep. David Dreier (R-San Dimas), chairman, House Committee on Rules, (202) 225-2305, www.house.gov/dreier, click on “Feedback”; Sen. Mitch McConnell (R-Ky.), chairman, Senate Committee on Rules and Administration, (202) 224-2541, e-mail, senator@mcconnell.senate.gov

March 20 (UPI) — At least five people were injured Friday after a Delta Air Lines flight hit severe turbulence on its final approach to Sydney, Australia.

Delta told the BBC that Flight 41 from Los Angeles with 160 passengers and crew on board “encountered brief turbulence” as it landed at Sydney Airport, injuring four flight attendants.

The Airbus A350 touched down “safely and normally,” said a Delta spokesperson.

Three of the injured were taken to hospital by ambulance crews waiting on the tarmac after sustaining what paramedics determined were “musculoskeletal and lower back concerns.”

“I believe five were assessed; in total three were transported to Royal Prince Alfred Hospital with minor injuries,” said Lisa Frow, manager of NSW Ambulance’s Mascot station.

Delta said none of those hurt were passengers, but Australian media listed two 71-year-olds, a 60-year-old-woman and a 37-year-old woman among the injured.

In July, more than two dozen passengers aboard a Delta Air Lines Airbus A330 were hospitalized after it was buffeted by “significant turbulence” en route from Salt Lake City to Amsterdam.

The flight diverted and landed safely at Minneapolis-Saint Paul International Airport with 25 passengers taken to area hospitals.

In June, five people were injured when an American Airlines Airbus A321 hit “unexpected turbulence on flight from Miami to Durham, N.C.

Three flight attendants and two passengers were taken to the hospital.

Passengers reported an unconscious man, a flight attendant with a broken arm and another burned by hot water from a drinks cart.

The American Airlines incident is under investigation by the Federal Aviation Administration, as is standard for incidents where there are injuries.

In May 2024, one person died and 71 were injured, seven critically, aboard a Singapore Airlines flight from London to Singapore that ran into unexpected extreme turbulence when it was at cruise altitude.

The flight deck declared an emergency, but landed the Boeing 777 safely at Bangkok’s Suvarnabhumi International Airport. Health officials determined that Briton, Geoff Kitchen, died of a suspected heart attack.

The incident prompted Singapore Airlines to revise its seat belt policy so that it would no longer provide hot beverage or meal service when the fasten seatbelt sign was illuminated

While strong or severe turbulence — where disturbed air pitches an aircraft violently upward or downward, creating G-forces of up to 1.5 — is on the increase, it remains extremely rare, with only one in 7,000 flights affected.

However, experts warned that flying was likely to become rougher more often in the future due to climate change as temperature changes and shifting wind patterns impact atmospheric conditions.

Don’t blame the beleaguered voter for the record-low statewide turnout of 34% of registered voters in Tuesday’s primary election. Don’t call the stay-at-homes lazy or berate them for failing to do their duty. Don’t wonder why the patriotism stirred by Sept. 11 didn’t translate into an energized electorate.

The truth is, for many Californians, there were just too many reasons not to vote. The lack of hot contests on the Democratic ballot resulted in dismal turnouts of 23% in heavily Democratic Los Angeles County and 27% in San Francisco. The confusing rules of the primary had been changed again as to who could vote for which slate of candidates.

The campaign was overshadowed first by the Super Bowl and then by the Winter Olympic Games. When the political ads finally got the public’s attention, their constant carping and attacks surely turned off many voters. On election day some locales, including Los Angeles, were plagued with the failure of some polling places to open on time, ballots that weren’t delivered and voting locations that were changed or yanked.

The real culprit, however, was the ridiculously early primary date, more than eight months before the Nov. 5 general election. Many Californians didn’t even realize an election was coming up.

The Legislature and governor should make sure this doesn’t happen again. Lawmakers need to take a close look at SB 1975, by Sen. Ross Johnson (R-Irvine), a bill that would move the primary for state and local candidates to the second Tuesday in September every election year while maintaining a separate presidential primary in March.

The idea is to enable California to have a rational primary date while retaining some clout in the choosing of the presidential candidates. More discussion is in order about whether September balloting would allow enough time for an informative general election campaign. However, nine states have August primaries, and 10, including New York, vote on the second Tuesday in September, the day Johnson has proposed. A cheaper proposal would be for the state to stop playing presidential primary leapfrog for ever-earlier dates and move all primaries back to June.

Election officials struggle to make it convenient for Californians to vote, but the process remains complex and confusing. “It felt more like doing your taxes,” one expert said. The first step toward rationality is getting rid of this March madness.