These are the original MHA home plans given to homebuyers to help them with their model decision. The artist sketches give a good indication of what the original vision for Crestwood Hills would have looked like if fully realized. A few of the models in the catalog were eliminated.
Large format details for each model can be downloaded.

h110 artist sketch

h110 page 4-5

h104 artist sketch


h104 page 6-7

h106 artist sketch

h106 page 8-9

h107 artist sketch


h107 page 10-11

h101-102 artist sketch


h101 – 102 page 12-13

h105 artist sketch


h105 page 14-15

h501 artist sketch


h501 page 16-17

h301 artist sketch


h301 page 18-19

h401 artist sketch


h401 page 20-21

h108 artist sketch


h108 page 22-23

h107x artist sketch


h107 page 24-25

h402 artist sketch


h402 page 26-27

h502 artist sketch


h502 page 28-29

h109 artist sketch


h109 page 30-31

h111 artist sketch


h111 page 32-33

h702 artist sketch


h702 page 34-35

h103 artist sketch


h103 page 36-37

h108x artist sketch


h108x page 38-39

h602 artist sketch


h602 page 40-41

h302 artist sketch


h302 page 42-43

h203 artist sketch


h203 page 44-45

h601 artist sketch


h601 page 46-47

h106x artist sketch


h106x page 48-49

h104x artist sketch


h104x page 50-51

h401x artist sketch


h401x page 52-53

h403 artist sketch


h403 page 54-55

h503 artist sketch


h503 page 56-57

From the pages of CA-Modern magazine
By Dave Weinstein

Few neighborhoods have gotten underway with grander plans than Crestwood Hills. Imagine a place where hardworking musicians, teachers, and writers can live together, close to the city yet surrounded by nature, with cooperatively owned schools, stores, medical services — and even a bus to take them to their jobs in Los Angeles.

Such was the dream. And some of it came true.

“It was very exciting, I have to say,” says Nora Weckler, who joined the Mutual Housing Association, which in the late 1940s developed the site in the then-remote Santa Monica Mountains high above Sunset Boulevard.

continue at: http://www.eichlernetwork.com/article/loving-highlife-crestwood-hills-los-angeles

1961 Bel Air – Brentwood Fire (photos via: lafire.com)

The risk of wildfire in Mandeville Canyon is a reality. Fire Officials are particularly concerned given the drought conditions over the past year. We have just completed one of the driest “rainy” seasons on record, with only 3.21 inches of rain — almost a foot below the normal level. As a result, “fire season” has begun early, as indicated by the large brush fires in Griffith Park and Catalina Island, as well as smaller fires in Los Feliz and Beverly Hills. Some firefighters, with many years of experience, have noted with concern that the hills are drier than they have ever seen. We can expect that conditions will worsen with extreme heat, low humidity and dry winds.

In Mandeville Canyon we must be prepared for the risk of fire. We need not, however, rely only on luck and the work of others to protect us. Brush Clearance has made a huge difference in firefighters’ success in saving lives and property over the past several years. More than 800 acres burned in the Griffith Park fire and nearly 5,000 acres of brush burned virtually to the doorstep of the City of Avalon. But no lives were lost and only one home was destroyed. As described below, Brush Clearance Works!

This Echoes also addresses an issue for which we must all be prepared, How to Survive a Wildfire In Mandeville Canyon. Specifically, what should you do in the event of a wildfire raging in the Canyon? The Fire Department’s “Shelter In Place” strategy, described below, may seem anti-intuitive, but it is a proven life saver.

While this issue of the Canyon Echoes focuses on Fire Safety, it is also important to consider Flood Control. The two are intimately related. The “Mandeville Fire” of 1978 destroyed 25 homes. Although most of the homes were outside Mandeville Canyon, the Fire caused hillside slope instability that, in conjunction with heavy rains in 1979 and 1980,led to devastating flooding, destroying many Mandeville Canyon homes and cutting the community off from local emergency responders. A resident was killed in her kitchen by a mudslide in 1980. So in planning Brush Clearance and Vegetation Management, consideration must be given to both fire and flood risks. Remember that the same vegetation that must be cut-back for fire prevention also stabilizes the hillside, protecting your family and home from mudslides. Proper Brush Clearance requires moderation, to protect against slope instability.

Brush Clearance
We are all subject to the special Brush Clearance requirements for “Very High Fire Severity Zones.” Brush Clearance inspections usually begin in May. But it iscritical to remember that Brush Clearance is a year-round responsibility. We have a duty to each other to maintain our properties in a fire-safe condition. The importance of Brush-Clearance vigilance has been well-illustrated during Los Angeles-area fires in the last several years, where firefighters have reported that many neighborhoods have been spared due to strict compliance with Brush Clearance Rules and wise Landscape/Vegetation Management, preventing fires from destroying homes and taking lives.

Vegetation Management as it relates to wildland fire refers to the total or partial removal of high fire hazard grasses,
shrubs, or trees. Wildfire behavior is strongly influenced by vegetation type, terrain and weather. Vegetation Management involves thinning plant growth to reduce the amount of fuel (dried plant material, wood or other flammables), removal of the most flammable plants, or conversion to another type of less flammable vegetation. This reduces the ignition potential, flame length, and the heat output of a fire.

Basic Requirements for Brush Clearance within 200 feet of structures:
• Remove all dead materials from live plants, such as needles, leaves, and branches
• Remove all dead trees, plants, and shrubs, but leave the lowest 3 inches and root structure to help prevent erosion
• All grass, brush and weeds must be cut to 3 inches or less in height, unless it is well-maintained and irrigated
landscaping (single trees, landscape shrubbery or cultivated ground cover, however, may be permitted)
• Reduce fuel load by pruning the lower 1/3 of native brush, plants, and shrubs
• Give special consideration to problem trees such as Eucalyptus and Palms. Remove all leaves, limbs, litter
and loose bark from the ground and from the trunk of the trees to a height of 20 feet
• For trees taller than 18 feet, remove lower branches within 6 feet of the ground
• For trees and shrubs less than 18 feet, remove lower branches to 1/3 of their height

Roadways and Private Streets
• Clear all flammable vegetation within 10 feet of roads and driveways
• Cut all brush, weeds and grass to 3 inches in height for a distance of 10 feet from all highways, streets, alleys, and driveways
• Cut back overhanging tree branches above roads to provide at least 14 feet of vertical clearance
• Make sure your address is clearly painted on the curb for identification purposes
• Make sure that your address can be seen on your house or mailbox from the street, using numbers of at least 4 inches high and in a color that contrasts with the background
• Park your vehicles in your driveway or garage, not on the street
• Maintain 3 feet of brush clearance around fire hydrants on or near your property
• NEVER, NEVER, NEVER park in front of a fire hydrant
• It is unsafe and illegal to park within 15 feet of a fire hydrant
• Make sure that those working for you comply with all fire-safety rules including contractors and construction workers
• Protect the Community by reporting any vehicle parked in front of a fire hydrant. Call Parking Enforcement 24-Hours (213) 485-4184 or 3-1-1 — “One Call To City Hall” — from any land line in Los Angeles

Landscaping For Fire Protection

The plants, trees, shrubs and ground cover that beautify your property are also fuel for fire. That, of course, is no
reason to strip your land of vegetation. Indeed, it is also critical that the hillsides remain stable, and vegetation is essential to maintaining such stability. Plants and trees that have rooted on the hillsides provide this stability, without
which the community would be washed away in floods.

But it is nevertheless important to remember that plants are fuel for fire. Some forms of vegetation create high fire hazards, while others are fire resistant. An essential aspect of landscaping in the Canyon is therefore fire protection, with a vigilant eye towards flood control. Now is the right time to consider making changes to maximize your safety.

In terms of vegetation planning, the most critical space is the 100 feet surrounding structures on your property. On flat areas surrounding your home, you will help reduce fire hazards by planting and maintaining nonflammable
soft-scape lawns, border plantings, flower gardens, and vegetation beds, along with hard-scapes, such as pools, concrete, brick, or stone decks.

The most dangerous plants to maintain near structures are Acacia, Cedar, Cypress, Eucalyptus, Fir, Juniper, Pine, and Pampas Grass. And all forms of vegetation within 200 feet of your house should be properly maintained and not
mass planted in a manner that makes it easy to transmit fire. In general, to properly maintain the areas surrounding your home, these rules should be followed:
• Choose landscaping plants that are fire-resistant
• Remove any foliage within 10 feet of a chimney outlet
• Stack firewood at least 30 feet from structures
• Remove flammable vegetation within 10 feet of any woodpile
• Remove accumulation of leaves, needles, twigs, and all other combustible materials from the roof and rain gutters
• Regularly clean the roof and rain gutters
• Prune tree branches to create a 5-foot vertical space between roof surfaces and foliage
• If a tree overhangs within 5 feet of a neighbor’s roof, trim it so that it never gets any closer than 5 feet at a minimum
• Remove unnecessary construction materials, pine needles, and debris
• Locate fixed butane/propane tanks at least 10 feet from any structure
• Clear flammable vegetation within 10 feet of liquefied petroleum gas storage
• Clear all flammable vegetation from combustible fence lines
• Cut all brush, weeds and grass to 3 inches in height for a distance of 10 feet from all combustible fences
• Remove cut vegetation and debris in a safe and legal manner

It is suggested that your fire-safe planning includes a 30-foot “green-belt” zone of selected drought- and fire resistant vegetation with an irrigation system. Outside of that immediate area, brush control is essential. It is best to start with an early spring cut-back of brush, grass and weeds. While the brush is generally slow to grow back, the weeds and grass will require another cutting in late summer. And throughout the summer and fall, it is important to control the weeds, remove plant litter and periodically prune trees and shrubs to keep the plants healthy and minimize the accumulation of fuel.

In general, smaller plants often produce the best growth. Diversity in plant selection is better than planting only a few types. Spreading shrubs and trees are easier to establish and reduce long-term weed problems. Deep irrigation practices encourage deep root growth. Trees are particularly valuable on steep hillsides if they are planted at least 200 feet from any structure and near to the bottom of the slope. However, selection of plants is dictated by your individual circumstances, such as the severity of slope along the hillside near your home, and its proximity to the residence.

Succulent plants are fire and drought resistant. But they have shallow roots, which make them poor candidates for hillsides. Indeed, shallow-rooted plants should not be used as cover on steep slopes, unless they are interspersed at 10 foot intervals with taller shrubs and 20-foot intervals with trees. Non-woody plants, such as Periwinkle, Gazania, African Daisy and Ajuga are good choices for fire-resistant ground cover. They are also drought resistant and can be planted on moderate slopes of 30-60 degrees. They grow fairly deep roots, which can prevent soil erosion. Low growing shrubs with thick leathery leaves, like Dwarf Coyote Brush, English and Algerian Ivy and Rockrose, have deep root systems, making them ideal for erosion control on steep
slopes. But they require frequent irrigation for the first year or two, until they become well stabilized. These ground covers are easily maintained at a height of 18-24 inches.

The following plants should be considered for fire resistance and erosion control:Aaron’s Beard, Alder, Algerian Ivy, Bearberry Manzanita,
Black Walnut, Blue Ice Plant, Blue Star Creeper, Bush Ice Plant, California Fuschia, California Holly, California Pepper, California Sycamore, California White Oak, Canyon Live Oak, Cape Weed, Carmel Creeper, Carpet Bugle, Caucasian Sagebrush, Citrus (all varieties), Coast Live Oak, Cotoneaster, Coyote Brush Hybrid, Creeping Australian Saltbush, Creeping Rosemary, Creeping Sage,
Dwarf Coyote Bush, Elephant’s Food, Emerald Gaiety, English Ivy, Four Wing Saltbush, Gardner’s Saltbush, Germander, Goldmoss Sedum, Gray Lavender-cotton, Green Lavender-cotton, Green Stonecrop, Hall’s Honeysuckle, Ice Plants, Ivy Ground Cover, Ivy Geranium, Japanese Spurge, Lantana, Laurel Sumac, Moneywort, Monterey Manzanita, Moss Rose, Mother of Thyme, Natal Plum, Periwinkle, Point Reyes Ceanothus, Point Reyes Manzanita, Putah Creek, Red Apple Ice Plant, Redondo Creeper, Rosea Ice Plant, Rosemary, Sageleaf Rockrose, Snow in Summer, Spring Cinquefoil, Squaw Carpet, Sugar Bush, Sunrose,
Tottentot Fig, Trailing African Sun Daisy, Trailing Gazania, Trailing Ice Plant, Trailing Lantana, Valley Oak, Verbena, White Alder, Wild Strawberry, Wooly Yarrow, Wooly Thyme, Yellow Trailing Ice Plant.

In selecting plantings as part of a Vegetation Management Plan, many residents choose to use California native plants. The vegetative ecosystem present on most of the watershed in Los Angeles County is chaparral. Native plants are highly efficient at controlling erosion and protecting watersheds. The deep root systems of these plants help stabilize slopes and allow them to thrive in the dry Mediterranean climate of Southern California. Additionally, the native vegetation eliminates the problems of establishing new landscape, blends into the surrounding environment and is adapted to fire. Most chaparral plants will respond to fire by sprouting new growth or producing abundant seed. For many residents, the beauty of the natural brush is one reason
they have chosen to live in the hillside area.

Warning: If you plan to undergo an extensive Vegetation-Modification Project on your hillside, you should seek geological, engineering and landscaping advice from professionals. Drastic fuel reduction can lead to slope instability.

Roofing Materials
Highly flammable roofing materials increase your risk of residential fire damage. Burning embers, carried by the wind, may fall onto your roof. Your roof may provide fuel to transform a single ember into a blazing fire.

The most dangerous materials are wood shingles and shakes. While wood may be treated with chemicals to diminish fire risk, such treatment provides dubious protection. Weather severely diminishes the effectiveness of chemical protection over time. If you have wood shingles or shake tiles, you should consider replacing your roof immediately.

Composition shingles are the most common roofing materials in our area, and throughout the country. They come in a variety of colors, weights and textures. The central core is comprised of cellulose fibers or fiberglass, coated with
asphalt on both sides, and topped with a protective mineral aggregate. While this type of roofing material can withstand severe fire exposure, prolonged exposure will eventually cause them to burn. Also, make sure that your tiles have been graded as “Class A” by the Underwriter’s Laboratories, which assigns grades A-C based on fire-protection qualities. Some composite shingles provide less protection, as indicated by “B” and “C” UL grades. The UL grade should be on the original packaging materials.

Clay and concrete tiles are more expensive than composite shingles, but they combine aesthetic beauty with fireproof features. Unlike composite shingles, they virtually never wear out.

Wooden eaves pose a special risk. Eaves extending beyond exterior walls can trap firebrands, allowing them to start fires on the underside of your roof. As a result, eaves should be boxed or enclosed with fire resistant materials, and all eave vents should be covered with 1/4 inch wire materials.

Construction Tips For Fire Safety
• Build your home at least 30 feet from property lines
• Use fire resistant building materials
• Use ignition resistant siding and decking
• Enclose the underside of balconies, eaves, and aboveground decks with fire-resistant materials
• Install ember resistant eaves and wall vents
• Use dual-panel or triple-panel windows
• Limit the size and number of windows that face large areas of hazardous vegetation
• Ensure that electric service lines, fuse boxes and circuit breakers are installed and maintained according to code
• Do not install locked or electric driveway gates. They impair emergency response
• Do not seek side-yard building variances for build-outs that will impair ready access to your backyard. Easy backyard access may be essential for emergency response
• Install metal chimney spark arrestors to prevent sparks and other burning material from escaping out of the chimney, and inspect at least once a year

When the dry Santa Ana winds are blowing, fire danger increases in very high fire hazard severity zones like Mandeville Canyon. At these times, the Los Angeles Fire Department (“LAFD”) goes on “Red Alert” and patrols to inspect the area; they have vehicles towed that are parked in front of fire hydrants or are illegally parked because emergency vehicles may need access in case of a fire. The Fire Department needs our help to report any hazardous condition that could cause a wildfire.

Brush Clearance Works!
On July 17, 2005, the Los Angeles Times compared the damage caused by a 1973 fire in Rolling Hills and Rancho Palos Verdes to a July 2005 fire that threatened the same area. The article’s headline said it all: “Value of Brush Removal Is Clear: Two fires 32 years apart on the same hillside show how cutting back vegetation saves homes.”

The July 2005 fire, like the 1973 fire, raced up the coastal hillside on a hot summer day. The 1973 fire burned about a dozen homes, and it could have been worse. The July 2005 fire followed the same threatening pattern as it burned more than 200 acres of undeveloped land in its approach to 400 or so Rolling Hills homes. But this time not a single home was damaged. Firefighters stopped the blaze before it could reach the first row of homes.

County Fire Battalion Chief Al Schriver, who fought the 1973 blaze and coordinated the Fire Department’s response to the 2005 fire, told the Times that “everything was basically the same as it was in ’73 when we showed up.” And “the results could have been the same.” The difference? The firefighters credit Brush Clearance. The residents’ compliance with the strictly-enforced Brush Clearance Rules made success possible by creating a fire-fighting barrier, which is also referred to as “defensible space.”

There were no such barriers in 1973. At that time, Brush Clearance Rules were rarely enforced, inspections were virtually non-existent, and homeowner compliance was lax. The municipalities took a hands-off approach because they generally viewed conditions on private property as out-of-bounds. But that laissez-faire attitude changed after the 1973 fire. Local governments, firefighters and residents began to realize that those who fail to maintain their properties in a fire-safe condition endangered the entire community, not just themselves. Thus was born “a fire-preparedness revolution.”

Today, Rolling Hills residents learn from the time they move into their homes that it is a matter of “when,” not “if” a fire will break out. That realization has fostered vigorous brush clearance, which is viewed by residents as critical to the protection of life and property. Also critical to fire safety is strict enforcement by the County Fire Department. After the 1993 Malibu Fire, the County stepped up its enforcement efforts, which also contributed to the favorable conditions in Rolling Hills.

One resident watched the 2005 fire burn right up to the metal fence around her house, after already burning through the cleared area outside her fence. She recognized that, because the brush had been cleared, the flames burned with reduced intensity, enabling firefighters to stop it before it reached her home. She told the Times that the Brush Clearance probably saved her home.

This is part of a growing body of evidence demonstrating the efficacy of Brush Clearance. The Times conducted an analysis of the deadly 2003 California Fires, in which more than 2,300 homes or other structures were destroyed. The Times’ analysis concluded that:

• Vegetation was the largest single factor in whether a house burned. Almost nine of 10 houses destroyed outside San Diego city limits had flammable vegetation within 30 feet, and two-thirds had flammable vegetation within 10 feet.
• Exterior wood also played a large part in the destruction. San Diego city and county inspectors said more than 45% of the homes that were destroyed had wood siding.
• Composition roofs, a type generally considered more resistant to fire than wood, proved vulnerable. These roofs, made of layered tar paper or tar-based shingles, were on nearly 60% of the burned houses. By contrast, houses with tile or other ceramic roofs accounted for fewer than 20% of the burned homes. Fire experts say ceramic roofs substantially reduced risk.

Richard Montague, a consultant who prepares fire management plans for housing developments, told the Times that, although any house, no matter how well-built, could succumb to 100-foot flames, the lesson is that “30-foot clearance and a good roof” results in “a 95% chance of survival.”

How To Survive A Brush Fire In Mandeville Canyon
The LAFD has fundamentally changed the way it prepares for and responds to wildfires over the past 15 years. These changes have dramatically increased LAFD’s success in fighting wildfires. The key changes include the following:
• Brush Clearance – The LAFD Brush Clearance Program is the most significant change. Brush Clearance has been responsible for the LAFD’s recent successes in minimizing loss of life and property due to wildfires in areas like ours.
• Air Power Resources – New firefighting equipment — particularly airborne water-dropping equipment — has increased the LAFD’s ability to fight wildfires.
• Preparing for Action – New strategic and tactical planning for fighting wildfires in residential areas has resulted in far better, safer and more efficient methods.
• Protection Policies – LAFD now recognizes that evacuation is not always the best method for protecting individuals in areas like ours, where there is limited ingress and egress during emergencies. In many instances, “sheltering in place” is the safest, most effective way to save lives. Sheltering in place means staying inside your home during a fire emergency, instead of getting stranded on the road, and impairing access for firefighting vehicles.
• Community Communication – LAFD is committing resources to educating communities about fire prevention and protection, as well as emergency response guidelines.

1. Brush Clearance
After the 1991 Oakland Fire, LAFD began reevaluating its response to fires in the Santa Monica Mountains. The major factors contributing to that tragic fire were (1) the absence of a comprehensive Brush Clearance Program; (2) the prevalence of combustible wood-shingle roofs; (3) the absence of emergency evacuation plans; and (4) a disorganized evacuation. The result: 25 deaths, 1500 injuries, and 3,354 homes and structures consumed by the 3- day fire. Monetary damages were estimated at $1.5 billion.

Contrast the 1991 Oakland Fire response to the 2001 Sylmar Fire, where a potentially devastating brush fire was contained before firefighters even arrived on the scene. Brush Clearance created a zone of protected or defensible space that allowed firefighters to enter the residential area safely, move to the outer perimeter, away from the homes, to contain the brush fire. Brush containment saved the lives and homes of Sylmar residents. In one fire after another in the Southern California area, residents and firefighters sing the same tune: Brush Clearance Programs are the key to success in saving lives and property. Because of effective Brush Clearance in the last several years, Los Angeles has not suffered a catastrophic fire along the lines of the 1991 Oakland Fire, the 1993 Malibu Fire, or the 1978 Mandeville Fire.

2. LAFD’s New Wildfire Planning & Strategies
LAFD also re-evaluated its operational resources after the 1991 Oakland Fire. Evacuation routes were mapped. “No Parking” priority enforcement was established to keep roads open on high-risk “red flag” fire days. “Red flag” fire condition criteria were established based on (1) Weather — temperature, wind, humidity; (2) Topography — steep slopes (because fire burns uphill most quickly); and (3) Fuels — trees, brush, grasses.

The most fundamental change in wildfire-defense strategy involved the decision to protect residential spaces by employing containment strategies, instead of trying to put out brush fires. Experience had shown that wind-driven wildfires cannot be stopped. But they can be directed around structures. Hence the containment strategy. To be effective, the containment strategy required changes in various codes and enforcement policies that would create defensible space for residential communities. Building codes were changed to require non-flammable Class-A roofs (wood shakes and shingles are prohibited). Brush Clearance Programs, which were rarely enforced in the past, became a priority — as we know. And dangerous building practices have been discouraged. Among those dangerous building practices are wood siding, flammable accessory structures like wooden
patios and roofs built with wooden eaves, where winddriven embers may embed, which should be fire-protected with stucco or similar coatings.

3. Shelter In Place
“Shelter In Place” means to stay inside your home rather than evacuate the area. In areas of limited ingress and egress, like Mandeville Canyon, evacuation may be an option well before a firestorm has arrived in the area. But last minute evacuations, occurring while a fire is bearing down on the Canyon, are not safe. The last place you want to be is in a car stuck on Mandeville Canyon Road as a fire sweeps the area. And by placing your own life at risk, you also jeopardize other lives, since vehicles on the road make it more difficult for firefighters to do their job. If a wildfire is in the area, and you are not urged or ordered to evacuate by the authorities, you should assume that “Shelter In Place” is the appropriate response.

Things to do when sheltering in place: Dress appropriately. Wear long sleeves, sturdy shoes and have dust masks available. A first-aid kit, flashlight, cell phone (which may or may not work during a fire emergency) and water are essential. Keep the family together in the house. Houses can get very hot during a firestorm, but unless ignited, you are likely to remain safe, especially if you are in compliance with Brush Clearance Rules. Close windows and doors including garage doors. But leave your curtains drawn and your lights on. It can get very dark during a fire, even in the daytime. And this will signal fire department personnel that you are inside the residence. Move all flammable materials that are outside your home into the house or garage and out of the yard. This includes outdoor furnishings. Make sure that your address is clearly painted on the curb for identification purposes.

Fill your trash cans with water ahead of the firestorm’s arrival. Firefighters will use these resources if needed. If you have a pool, a pool pump with sufficient hose to cover your property can be extremely effective. Place ladders in your garage to access the roof, check for embers, and mop up small fires and embers on your property after the fire passes.

Roof sprinklers are not helpful and they reduce the necessary water pressure in the mains. Fire retardant foam such as the “Barricade” system works well as a fire retardant, although the foam might stain or be difficult to remove later. Don’t take refuge in your swimming pool.

Remember: If you are going to evacuate your home, you must leave before the road is congested with fire trucks and fire hoses. Cars are less safe than a house because they offer far less shelter and also because your car has gasoline in the tank, an obvious danger.

Sources: Information provided in this issue came from materials supplied by the Los Angeles Fire Department, the U.S. Forest Service, and the Los Angeles County Department of Forester and Fire Warden. (Special thanks to Ron Harmon of the\ LAFD, whose publication “Firestorm” was essential in preparing this information.)

Originaly150 Mutual Housing Association homes were built, with only 33 remaining intact. Architect and CHA Board member Cory Buckner has been instrumental in helping achieve monument status for these CHA homes. We are hoping that more landmarks will be added to this list.

No. 632 Goldenfeld House

No. 633 Haas House model h111x

No. 634 Kalmick House model h111x

No. 635 Weckler House

No. 680 Mutual Housing Association Site Office model unique

No. 682 Schott House model h702

No. 693 Israel House model h105

No. 695 Gross House model h111

No. 697 Kermin House model h301

No. 698 Sherwood House model h108

No. 720 Arens House model h104

No. 721 Stoleroff House model h111x

No. 722 Volk House model h111x

No. 723 Wurtele House model h111x

No. 797 Hamma House model h111

No. 862 Miller House model h401x

Hamma House construction

After the war, in 1946, four musicians formed the Cooperative Housing Group. The housing shortage for returning servicemen and the excitement of creating a model community through cooperative methods was forefront in the minds of the original founders. After being discharged from the Army, Ray Siegel was reunited with two musicians formerly with the Indianapolis Symphony, Leonard Krupnick and Jules Sulkan. With a fourth person, Gene Komer, a meeting was held in May of 1946 to discuss the possibilities of purchasing land together.

By pooling their resources, the four families could afford such luxuries as a swimming pool. They mentioned this idea to a few friends and soon found they had 25 people interested in their idea. Articles ran in the Hollywood Citizen-News and other newspapers creating an interest that boosted the membership of the group to 400 members. Eight hundred acres were purchased in the Santa Monica Mountains in an area in Brentwood now known as Crestwood Hills. The tract was called Mutual Housing Tract and in keeping with the communal spirit, land was to be designated as private and public with acreage set aside for a park, nursery school, gas station, and grocery store.

Shortly after purchasing the land, architects, including Richard Neutra, were interviewed. The original contract was a joint venture between Jones, Whitney R. Smith, and Jones’ former employer, Doug Honnold. Also participating were John Lautner, an associate of Honnold’s, architect Francis Lockwood, engineer Edgardo Contini, and landscape architect Garrett Eckbo. Lautner, a former apprentice with Frank Lloyd Wright, had come west to supervise the construction of Wright’s Sturges house, just down the street from the MHA development. In Los Angeles he designed and built his own home in 1940 with a sweeping roof, clerestory windows and a raised kitchen and dining area which was a percursor for the MHA model 702.

Frank Lloyd Wright, Sturges House

Honnold turned over the project to A.Quincy Jones when personal problems made it impossible for him to continue. The team finally credited with the project was Jones, Smith, and Contini. Architects Jim Charlton and Wayne Williams worked as a draftsmen. Charleton had also been a Taliesan apprentice and is assumed to have contributed to several designs for MHA. Jones, Contini, and Williams became members of the Association.

A. Quincy Jones, Whitney R. Smith, Edgardo Contini

The team drew up 10 sets of plans, but was sent back to the drawing board after the Association determined the plans were too modern. They returned with 15 more plans for modestly priced houses designed with simplicity of exposed structure and materials. The Association began a series of meeting to determine which homes they would select as models for the development.

Jones and Smith purchased an inexpensive lot in Hollywood and built a pilot house for the project out of their own funds. The house, model 102, made out of concrete block masonry and wood, was built on a hillside as a rectangular floor plan for a cost of $16,700. in 1950. A set of structural ribs and posts extended across the entire structure with panels of glass as infill across the view wall. The main roof echoes the slope of the hillside with a secondary roof creating a clerestory of operable plywood panels. The house gave the members of the association an opportunity to experience first hand the architect’s sweeping design for a hillside home.

Pilot House Model 102
thepilothouse-la.com

The individual site selection for MHA was based on the order with which each member joined the cooperative. Most lots were hillside lots with spectacular views of the Westside stretching from Malibu to Palos Verdes. Regardless of the site, there was a house plan designed specifically to meet the site challenges. Once a site was selected and a house design had been chosen, small neighborhood meetings were formed to discuss design issues for specific models. An interactive design process kept the community involved and interested.

There originally were twenty-three house designs to choose from with modifications available to upgrade five of the designs with additions of bedrooms and fireplaces. Eventually nineteen house plans were presented and out of those eight were used for 150 MHA houses eventually built. Today, only 33 houses from the original tract remain intact. Sixty houses, some infill as well as the MHA houses were lost in the 1965 Bel Air Fire and others have been lost to the wrecking ball or to insensitive remodels destroying the integrity of the design.

The site planning of the Mutual Housing Tract was unique for its time. Often the houses were placed at 45 degrees to the street Instead of lined up in a row, as was typical of so many post-war tract developments. Each house site was oriented to respect the privacy of the neighboring houses and encouraged to use six-foot high hedges at each side yard which would provide the necessary privacy from house to house.

Despite the apparent module and standard sliding door sizes, the building of each house proved to be a challenge in itself. Composite beams had to fit composite posts with precision. Odd-shaped clerestory window glass could only be ordered once framing had been completed delaying the projects. Two different contractors went bankrupt during construction of the houses. The model 111 which is the predominate model throughout the community, was constructed for just under $11,000 in 1950 not including the land costs of $2,000.

Model 111 The Gross House

The Mutual Housing Tract houses were finished with unadorned materials in their natural state; concrete block, redwood siding, exposed Douglas fir plywood and tongue and groove ceiling planks, with no applied plaster or paint. The walls of glass gave a sensation of free flowing space, making a 1200 sq. ft. house seem twice the size by extending the sight line to the property line. Eight-foot wide sliding glass doors dissolved the boundary of house and garden. The post and built-up beams became the rhythmic ornament throughout the house. Beams marched across the structure like a series of ribs, which combined with a low-pitched roof, emphasized the horizontality of the structures

Troubles arose when the FHA was contacted for financing the houses. They made it clear that modern design was not a good investment. They considered the designs for Mutual Housing Association “experimental” with carports instead of garages, open plans, and great expanses of glass. The MHA members formed a committee that flew to Washington D.C. to meet with the FHA. A landmark decision was made when the FHA finally approved the MHA homes for construction.

In addition to the 150 MHA house sites there were infill lots which created a community of 350 houses now known as Crestwood Hills. The founding members and the architects established an architecture committee to review proposed house designs for the infill lots and changes to the original MHA houses. Jones and Smith were originally on the committee with a third member from the community. The Architectural Guidelines stated that all houses were to be a maximum of one story from the street level. This measure assured the proper scale for a neighborhood dependent on maintaining views over the rooftops of houses situated on lots below. Style, colors, and landscaping were also strictly controlled in an effort to create a homogenous community.

Jones’ interest in greenbelt planning is evident throughout the community. Reducing the lot sizes allowed ample area to be preserved for the communal areas for the a park and a nursery school which still function today and are a draw for an increasing number of young families moving into the neighborhood. Reducing the sizes of lots to a bare minimum and still maintaining views and a sense of privacy was only possible by a great deal of imagination. Stepping lots and positioning houses at odd angles to neighboring houses created generous side yards where landscape over the years has masked out any evidence of closely placed houses.

The landscape architect, Garret Ekbo, was part of the original MHA design team but was dismissed from the project after the members claimed his planting scheme was too exotic. A handful of individuals hired Eckbo to implement his plans at their respective homes since one of the requirements established by the MHA was that landscape design be performed by a landscape architect. As a forerunner of contemporary landscape architecture Ekbo’s input for these individual designs is quite apparent; the kidney shaped lawns, the circular patios, and a plant palette that included loquat trees, New Zealand flax, and Yuccas.

Set aside by the site office was land that was intended for a gas station, grocery store, nursery school and park. Once the houses began to rise from the earth, each individual homeowner spent all available time in the finishing of their house and landscaping. The cooperative – communal spirit ebbed with the construction of the individual house but it did prove to be become the only successful housing cooperative effort controlled by its members through construction in the state of California. The nursery school still functions as a cooperative and the now City-owned park is still a delight for community members.