The Return of Harding Court

A described one of the oldest bungalow courts in Monrovia. To view the oldest, the largest and one of the most highly visible courts, one has only to look at 401 E. Foothill Blvd., where California Avenue ends. It has been a well-known landmark since it opened and can be seen on a number of vintage postcards.

Built and designed in 1920 by Sherman McQueen, who moved to Monrovia to seek relief from the scourge of tuberculosis, Harding Court retains all of the charm it possessed when it was first built.

The court follows the design exhibited by most bungalow courts, with the individual units opening onto a central courtyard. The small, well-designed, individual units provide a moderate degree of privacy and access to a garden area. The court was named after newly-elected President Warren G. Harding, who was just about to begin his term of office as the 29th President of the United States.

The California Bungalow was created around the early 1900s, in part as a reaction to the formal Victorian style homes that had been the dominant housing style up to that time. Origins of the bungalow design can be traced to the Indian province of Bengal.

But while bungalows provided housing for a middle class that was at the time beginning an exodus from apartment living into private homes, not everyone could afford this inexpensive answer to the single family dwelling.  Enter the bungalow court.

The simple design of units oriented around a garden area became popular in many parts of the country. Weather factors, however, dictated that most courts were built in the more temperate climate regions, principally southern Florida and southern Arizona, in addition to southern California.

The bungalow court was a practical and affordable solution for small families and singles seeking to escape apartment living. Most courts were built on a variation of the Mediterranean/Mission style of design.

The first court built in Southern California was located in Pasadena on East Colorado Boulevard at North Oak Knoll Avenue. It was built in 1910 by Sylvanus Marsten. Today only five of the original eleven bungalows in the court remain.

Restoration in 2002

The current owners of Harding Court acquired the property in 2002 after the previous owner passed away and set about remodeling the units with an eye to a historically accurate renovation (other restoration projects they have undertaken include 175 N. Myrtle, 149 N. Magnolia, and 205 E. Hillcrest).

One of the earliest changes was to combine two units at the back of the courtyard into the original three-bedroom, 1¾ bathroom configuration that existed there when the court was first built. In addition to this larger unit, there are 12 two-bedroom, one-bathroom units and two studios. All 15 of the current units have been restored from their rundown condition in 2002, a process that consumed 2½ years.

Using postcards taken of Harding Court shortly after it was built, the new owners sought to restore as many of the original features as possible. Outdoor pole lights that closely match the original light fixtures replaced what passed as outdoor lighting, which had wires running through plumbing pipes that shorted during rainstorms.

All landscaping except for the palm trees and bougainvilleas was replaced, and over a mile of new sprinkler pipe was laid to maintain the outdoor space. An improvement to the exterior look of the individual units was to enlarge the stoops from 8 feet by 8 feet to 24 feet by 8 feet, thus providing more porch space.

This upgrade was in keeping with bungalow court design, which sought to provide outside space for the occupants of the court units. To retrofit the foundations and provide access under the units, the owners spent six months excavating dirt, eventually filling six roll-off dumpsters.

Inside the units, wiring was replaced, but most of the steel galvanized pipes were retained because they were in excellent condition. Kitchens and bathrooms were redesigned and remodeled down to the studs. Shaker-style kitchen cabinets plus built-in microwaves and dishwashers were added to provide the modern amenities expected by tenants. 

Of the 14 units with hardwood floors, 10 were refinished, while four units had floors in such poor condition that they needed to be replaced. The aluminum windows that faced the courtyard were replaced with period appropriate wood windows. The addition of central air and heat insured comfortable living conditions inside the units

The new owners’ philosophy of quality restoration combined with ongoing maintenance has resulted in the added benefit of creating a sense of community among the tenants of the court.

With an average opening only once every six months, and with one-third of the current tenants having lived here for over five years, that approach appears to have brought positive results.

A special thanks to owners Brad Palfrey and Norm Haley, who provided information on the history and restoration of Harding Court.