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Home My WebLink AboutPUD 2022-0004; POULTER PROPERTIES MULTI-UNIT RESIDENTIAL; HISTORIC STRUCTURE ASSESSMENT; 2024-05-05Hmonc Structure Assessment for 3901) Garfield Street Archaeological Database Information Author(s): Consulting Firm: Report Date: Report Title: Prepared for: Submitted to: USGS Quadrangle: Study Area: Key Words: Brian F. Smith, M.A., Consulting Historian and J.R.K. Stropes, M.S., RPA, Project Historian Brian F. Smith and Associates, Inc. 140 I 0 Poway Road, Suite A Poway, California 92064 (858) 679-8218 March 21, 2022: Revised March 5, 2024 Historic Structure Assessment for 3900 Garfield Street, Carlsbad, California (APN 206-012-01) Matthew and Cannen Poulter 3900 Garfield Street Carlsbad, California 92008 City of Carlsbad 1635 Faraday Avenue Carlsbad, California 92008 San Luis Rey, California (7.5 minute) 3900 Garfield Street USGS San Luis Rey, California topographic quadrangle; City of Carlsbad; historic structure evaluation; not historically significant; no mitigation or preservation required. I. II. His/one S1ru,·1ure Assessmemfor 3900 Garfield Sheet Table of Contents Page EXECUTIVE SUMMARY ................ . ........... I INTRODUCTION . •••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••• I Report (Jrganization ............................................................................................ I Project Area ....................................................................................................... 2 Project Personnei ................................................................................................ 2 lll. PROJECT SETTING ............................................................................. . .. 2 Physical Project Setting ............ . ··············································2 Historical Overview ........................................................................................... 2 General History ofCarlsbad .............................................................................. .4 IV. METHODS AND RESULTS ................................................................................. 8 Archival Research .............................................................................................. 8 History of the Property: Ownership and Development ....................................... 8 Field Survey ...................................................................................................... 11 Description of Surveyed Resources................... . ................... 11 V. SIGNIFICANCE EVALUATIONS ....................................................................... 16 CRHR Evaluation ............................................................................................. 32 City of Carlsbad Historic Resources Inventory Evaluation ............................. .39 VI. FINDINGS AND CONCLUSIONS ..................................................................... .41 VII. BIBLTOGRAPHY ................................................................................................ .4 I vm. APPENDICES ..................................................................................... . Appendix A: Building Development Information Appendix B: Ownership Information Appendix C: Maps Appendix D: Preparers' Qualifications ,, .... .44 lhstor,c Structure Assessment/Or 39()() Garfield Street Plates Plate I From left to right: John Frazier, his wife and daughter, Gerhard Schutte, Samuel Church Smith, and D.D. Wadsworth standing at the platform in front of Wadsworth's mansion (left) and the Carlsbad Hotel (right) .................................... 5 Plate 2 1896 map of the Kelly Grant division of Rancho Agua Hedionda ......................... 6 Plate 3 2015 View of the West Fayade of the 3900 Garfield Street Building, Facing Southeast ......................... . .............................. 12 Plate 4 2016 View of the West Fayade of the 3900 Garfield Street Building, Facing Southeast ........................ . ................ 13 Plate 5 West Fayade of the 3900 Garfield Street Building, Showing the Original Attached Garage (Right), Facing North ................................................................ 14 Plate 6 View of the Front Entry on the West Fayade of the 3900 Garfield Street Building, Facing Northwest .................................. . .. .............. 15 Plate 7 North Fayade of the 3900 Garfield Street Building, Facing East .......................... 17 Plate 8 North Fayade of the 3900 Garfield Street Building, Facing West.. ...................... 18 Plate 9 East Fayade of the 3900 Garfield Street Building, Facing South .......................... 19 Plate 10 South Fayade of the 3900 Garfield Street Building, Facing Northeast ................. 20 Plate 11 2011 View of the North Fayade of the 3900 Yi Garfield Street Building and the Detached Garage, Facing South .......................................................................... 21 Plate 12 North Fayade of the 3900 ½ Garfield Street Building, Facing Southeast. ............ .22 Plate J 3 West Fayade of the 3900 ½ Garfield Street Building, Facing Southeast.. ............. 23 Plate 14 South Fayade of the 3900 ½ Garfield Street Building, Facing Northeast... ........... 24 Plate 15 North Fayade of the 3900 ½ Garfield Street Building, Facing West.. ................... 25 Plate 16 South Fayade of the Detached Garage, Facing Northeast ...................................... 26 Plate 17 East Fayade of the Detached Garage, Facing Southeast ........................................ 27 Tables Page Table I Title Records for APN 206-012-01 ....................................................................... 10 iii Hislorrc Struc/11re A.<.<essmentfor 39(){) Garfield Stree/ I. EXECUTIVE SUMMARY The property owners of 3900 Garfield Street in the city of Carlsbad have applied for a development permit for a residential development that will include the removal of an existing residence, a rear apartment, and a detached garage. Brian F. Smith and Associates, Inc. (BFSA) was contracted to complete a historical evaluation of the buildings constructed between 1948 and 1953 at 3900 Garfield Street in Carlsbad, San Diego County, California. The purpose of this evaluation is to determine if the buildings constitute historic resources and whether or not the proposed renovation will constitute an adverse impact, as defined by the California Environmental Quality Act (CEQA). This project is identified as Assessor's Parcel Number (APN) 206-012-01 and is situated within Section 7, Township 12 South, Range 5 West on the USGS San Luis Rey, California topographic quadrangle. According to the Chain of Title, the legal description of the property is: LOT I IN BLOCK "L" OF PALISADES, IN THE CITY OF CARLSBAD, COUNTY OF SAN DIEGO, STATE OF CALIFORNIA, ACCORDING TO MAP THEREOF NO. 1747, FILED IN THE OFFICE OF THE COUNTY RECORDER OF SAN DIEGO COUNTY ON FEBRUARY 5, 1923. BFSA evaluated the potential architectural and historic significance of the residential building and associated outbuildings at 3900 Garfield Street in conformance with CEQA and City of Carlsbad historic resources eligibility criteria (City of Carlsbad Municipal Code Chapter 2.42). The buildings are not listed in the City of Carlsbad Cultural Resources Survey (Roth and Associates 1990). The evaluation resulted in a finding that the buildings are not historically or architecturally significant under any California Register of Historical Resources (CRHR) or City of Carlsbad eligibility criteria. Because the building has been evaluated as not significant, it is not eligible for listing on the City of Carlsbad Historic Resources Inventory (HRT) or the CRHR and no mitigation measures are required for any future alterations. II. INTRODUCTION Report Organizalion The purpose of this study is to evaluate the 3900 Garfield Street property buildings. As part of the environmental review of the proposed development, the City of Carlsbad has required an evaluation of the buildings to detennine if they are historically and/or architecturally significant and to determine whether or not they should be listed as historic structures. Because this project requires approval from the City of Carlsbad, CEQA and City of Carlsbad historic resources eligibility criteria were used for this evaluation. Therefore, criteria for listing on the CRHR and the City of Carlsbad HRI are the appropriate measures of significance for the resources that will 1 Hwor,c Structure A.,sessmentfor 39()0 Garfield Stl'eef be affected by the proposed project. Proiect Area The resources evaluated in this study are entirely within APN 206-012-0 I. The property is located at 3900 Garfield Street, southeast of the intersection of Tamarack A venue and Garfield Street in the city of Carlsbad, San Diego County, California. The lot includes a residential building, a rear apartment, a detached garage, and associated hardscape and landscaping. Pro;ect Personnel This evaluation was conducted by Jennifer R.K. Stropes and Brian F. Smith (Appendix D). Word processing, editing, and graphics production services were provided by BFSA staff. III. PROJECT SETTING Physical Pro;ect Setting San Diego County lies in the Peninsular Ranges Geologic Province of southern California. The mountainous zone, which extends from northwest to southeast through the county, extends to a maximum height of 6,533 feet above mean sea level (Beauchamp 1986). Foothills and valleys, which comprise the cismontane region, extend west from the mountains. This region typically receives more rainfall than the mesas and less than the mountainous region. The coastal mesa region lies between the foothills and the coast and is cut by several large drainages originating in the mountains and foothills. The coast is characterized by large bays and lagoons, where the major rivers empty into the sea and mesas terminate at the ocean in the form of bluffs (Beauchamp 1986). The project area is located in the coastal zone in northwestern San Diego County. Geologically, the basement rocks in this area are mapped as the middle Eocene (approximately 40-to 50-million-year-old) Santiago Formation (Kennedy and Tan 2005). Additionally, much of the coastal area of northern San Diego County is overlain by thin veneers of Pleistocene marine terrace sediments; two such terraces are present along this part of the coast (the Bird Rock Terrace [approximately 80,000 years old] and the Nestor Terrace [approximately 120,000 years old]). The existing biological setting surrounding the project ranges from landscapes disturbed by previous development to coastal and inland sage scrub and other native species. The biological environment that existed prior to the modern era likely included coastal and inland sage scrub species. Historical Overview Juan Rodriguez Cabrillo, commanding two Spanish exploring vessels traveling north from Mexico, arrived in the area known then as Alta (or "Upper") California on September 28, 1542. Cabrillo named the harbor they arrived in "San Miguel" (Bolton 1959). The next arrival into the San Diego area by Europeans was not for another 60 years, when an expedition commanded by Sebastian Vizcaino made an extensive and thorough exploration of the Pacific coast, arriving at 2 H,stonr Struc111re Assessmem for 390/! Garfield Street the bay in November l602 (Engstrand 1980). It was during this visit that Vizcaino renamed the bay "San Diego" (Rolle 1969). Cabrlllo's voyage gave cartographers the information they needed to begin defining the western shores of the unknown land located north of Mexico. Subsequent voyages added to Cabrillo's information that, in time. permitted mapmakers to accurately depict the west coast. For the next 167 years following Vizcaino's voyage, the Spanish made no other expeditions to Alta California. The Spanish eventually developed a plan for the occupation of the claimed territory of Alta California during the reign of King Carlos Ill of Spain. In 1769, a joint sea and land expedition set out from Mexico to meet up at San Diego Bay; Captain Vicente Vila led three ships and Gaspar de Portola and Father Junipero Serra commanded the land expedition (Rolle 1969). Actual colonization of the San Diego area began on July 16, 1769 (Palau 1926). Only tv.·o of the three ships commanded by Captain Vila made it to San Diego; it is believed that they anchored near what is now downtown San Diego, and that "Punta de los Muertos," or "Dead Man's Point" (an area located near the west end of H Street), derived its name from the burial of scurvy- stricken sailors at that location (MacMullen 1969). The natural attraction of the harbor at San Diego and the establishment of a military presence in the area solidified its importance to the Spanish colonization of the region and the growth of the civilian population. The initial colonization of San Diego began with the establishment of the Presidio of San Diego and Mission San Diego de Alcala on Mission Hill, overlooking Mission Bay and the San Diego River to the north. The location was chosen for its commanding view, defensive location, and proximity to a large Native American village located directly north of the presidia on the south side of the San Diego River. This Kumeyaay village site has been recorded using the place name ofCosoy, Kosaii, or Kosa'aay. The camp at Presidio Hill was the first Spanish military establishment in California (Smythe 1908). As settlers arrived, grants of land were made to those who filed an application, but many tracts reverted back to the government due to lack of use. As an extension of territorial control by the Spanish, each mission was placed in a way that enabled them to command as much territory and as large a population as possible. While primary access to California during the Spanish Period was by sea, El Camino Real served as the land route for transportation and commercial and military activities, linking all missions and military establishments (Rolle 1969). Mission San Diego de Alcala was moved from the presidio approximately six miles inland to its present location in 1773 due to the need for agricultural fields and to distance it from the military influence at the presidia. As time progressed into the early 1800s, the Spanish soldiers at the presidia could not rely upon Mexico for regular supplies because of mounting resistance by Mexicans toward Spanish rule. More and more, the military garrison relied upon the self-sufficient mission for food, supplies, and even workers. By 1817, the presidia itself was in a ruinous condition, and its population dropped to only 55 men (Smythe 1908). About this time, residential and commercial development began in what is now Old Town: in fact, most structures built outside the presidia were constructed after 1820. By 1821, Mexico had gained independence from Spain, 3 !!1slonc Struclure Asse.umen/for 391!/J Garfield St reel and the northern territories were subject to significant change. General History of Carlsbad Mission San Luis Rey de Franca was constructed in 1798 near present-day Oceanside. The mission's lands encompassed present-day Carlsbad north to the current location of Marine Corps Base Camp Pendleton, east to Santa Ysabel, and south past present-day Encinitas. The establishment of the mission had detrimental effects upon the Native American communities in the area, as the fathers focused upon religious conversion and utilization of Native American labor to develop and maintain the cattle ranches, orchards, and water systems necessary for the mission's operation (Carlsbad Historical Society n.d.). ln 1821, Mexico gained independence from Spain and the missions were soon secularized, resulting in the division of the mission lands, which were then granted to prominent Mexican families by the Mexican government (Stropes and Gallegos 2005). Juan Marfa Marr6n Tl was granted 13,311 acres in 1842 and named the land grant Rancho Agua Hedionda. The grant included present-day Carlsbad and Carlsbad Ranch. After Marr6n's death in 1853, the ranch was divided up among his family; however, financial troubles eventually led to the land being sold to Francis Hinton in 1865. Hinton then hired Robert Kelly, who later inherited the ranch from Hinton (Stropes and Gallegos 2005). In 1880, Kelly granted the Southern California Railway a coastal right-of-way that allowed for a connection between San Diego and Los Angeles. In 1883, John Frazier and his family settled on 160 acres near the railroad line. just south of Buena Vista Lagoon. Unfortunately, a lack of potable water made it difficult for Frazier to farm the land. As a result, he hired expert well borers, the Mull Brothers, to dig a well on his property in 1885. The boring for the well resulted in the discovery of both mineral and artesian water at 245 feet, which increased the value of the land by 50 percent. After discovering the water, Frazier constructed a platform near the rail line called Frazier's Station and gave water to passengers (Carlsbad Historical Society n.d.). The water from Frazier's well was tested and found to match the mineral content of Well Number Nine in the Karlsbad Bohemia Spas. After hearing about Frazier's well, Gerhard Schutte, D.D. Wadsworth, Henry Nelson, and Samuel Church Smith came to the area in l 886 and formed a real estate investment group (the Carlsbad Land and Water Company) in order to associate the land with the famous Karlsbad Bohemia Spas. Once formed, the Carlsbad Land and Water Company purchased 270 acres of land from Frazier and 130 acres of coastal lands, all located outside of the Kelly Rancho Agua Hedionda Land Grant. The company drilled additional wells and water was piped throughout the newly purchased lands, which Schutte and Wadsworth platted as a new townsite. They also built the Carlsbad Hotel in 1888, which was destroyed by a fire in 1896 (Carlsbad Historical Society n.d.) (Plate I). Despite Frazier's well and the efforts of the Carlsbad Land and Water Company, in the late 1890s, drought forced farmers in the region to implement dry farming as the primary method of agriculture. When Robert Kelly died in 1890, Rancho Agua Hedionda passed to his brother 4 !!wane Stn,clll/'e Asseumelll for 39()/J Gorjield Si reel Simpsons Hardware also vied for the customer's dollar ... mail order houses were popular during this era and additional supplies could be purchased at the lumber yards. (Roth and Associates 1990) "'In 1930, the Eastman Hotel Company acquired the mineral water well and built the California-Carlsbad Mineral Springs Hotel. The hotel had 130 rooms with a spa and clinic for taking mineral water baths" (ECO RP 2017). Also by this time: ... areas near the historic core were divided and subdivided to make room for the newly developing suburban enclaves, and lots became smaller with each subdivision. But soon Carlsbad felt the effects of the Depression, at which time numerous businesses failed and a vast amount of middle and lower class residents left the area. Sporadic construction continued, water availability became an issue, and Hollywood found Carlsbad. The movie industry personalities moved south to San Diego for relaxation, entertainment and investment, and often stayed at the California-Carlsbad Hotel on the IO I. (Roth and Associates 1990) "After World War II ... suburban development began to spread throughout Southern California and ... " the earlier agricultural pursuits of the 1920s resumed (City of Carlsbad 2015). In 1947 and 1948, avocado production in the area \\.?as at its peak: ln 1949, it was estimated that 90 percent of the nation's freesia bulbs came from Carlsbad's annual production of nearly three million bulbs (Allen and Harmon n.d.). After a vote about whether to join Oceanside or incorporate, Carlsbad incorporated as a city in 1951 (Allen and Harmon n.d.) ... The (California-Carlsbad Mineral Springs] hotel (constructed in 1930] was purchased by the Lutheran Services of San Diego in 1956 and became a retirement home (Allen and Harmon n.d.). By the early I 950s, the mineral water well had been buried and forgotten. B. M. Christiansen rediscovered and reopened the well and made a Bohemian-themed well house to protect and commemorate the well (Allen and Harmon n.d.). (ECORP 2017) After "a series of annexations, beginning in the 1960s and including La Costa in 1972, Carlsbad has grown gradually in area and population" (City of Carlsbad 2015). "In 1995, the mineral well was reopened as the Carlsbad Mineral Water Artesian Well by Ludvik and Veronica Grigoras from Karlovy Vary, Czech Republic. A new spa opened as the Carlsbad Mineral Water 7 fflslonc Strucl!,re Asse.,smenlfor 39nn Ga,jield Street Spa and the water was sold as Carlsbad Alkaline Water (Carlsbad Spa 2016)" (ECO RP 2017). IV. METHODS AND RESULTS Archival Research Records relating to the ownership and developmental history of this project were sought with a view to not only fulfill the requirements of this report, but to identify any associated historic or architectural significance. Records located at the BFSA research library, the San Diego Assessor/Recorder/County Clerk, the San Diego History Center, and the Carlsbad Historical Society were accessed for information regarding the building. Title records for the property were also obtained. Appendix C contains maps of the property, including historic and current USGS maps, the 1922 subdivision map, the current Assessor's parcel map. Sanborn Fire Insurance maps were referenced, but the property is located outside of the coverage area. History of the Property: Ownership and Development According to the Notice of Completion, the 3900 Garfield Street building was constructed by an unknown builder as a Contemporary-style residence in 1948 in the "Post World War II era," as defined by the Carlsbad Cultural Resources Survey (Roth and Associates 1990). ''Since World War IT both planned and seemingly haphazard infilling has occurred in the Carlsbad area. Some areas have been severely compromised by the construction of multi-storied apartments and poorly built houses. However, the sense of history is still evident" (Roth and Associates 1990). According to the Carlsbad Cultural Resources Survey (Roth and Associates 1990), "individuality seldom was expressed in neighborhood construction" in ·'suburb developments of post World War Tl." William C. Boyd and Mary Ann Boyd purchased the subject property from James G. Nichols and Margaret Lucretia Nichols in March 1948 and had the building completed by August of the same year. Although no contractor was listed on the Notice of Completion, William Boyd was listed in voter registration records as a carpenter in 1944 (Ancestry.com 2017) and was described in 1951 as "a popular local building contractor" (Blade Tribune 1951 ). As such, it is likely that he built the home. The only other buildings known to have been built by William Boyd are his residence at 921 Vista Way in Oceanside (Blade Tribune 1951) and the Leif Heine residence at 3050 Skyline Drive in Oceanside in 1954 (Blade Tribune 1954). A few days before the Notice of Completion was filed for the 3900 Garfield Street residence, the property was sold to Mina Regan and her son, Jerome. Mina Regan was ''an assignment clerk for the local office of the Pacific Telephone and Telegraph Company" and Jerome Regan was "an employee of Smith's Plumbing contractors. He served during World War Tl as lieutenant in the Canadian air force, receiving his discharge at the close of the war" (Blade Tribune 1949). The family immigrated to the United States from Canada in 1923 and by 1930, were living in Arizona where Henry Regan, Mina's husband and Jerome's father, worked as a plumber for a 8 Historic Structure Assessmemfor 3900 Garfield Street plumbing and heating company (Ancestry.com 2002; Blade Tribune l 943). In 193 1, the family relocated to Oceanside, where Jerome worked as a mill employee at a mine (Ancestry.com 20 IO; Blade Tribune 1943). Henry Regan passed away in 1943 (Blade Tribune 1943). A year after they purchased the property, Jerome married Corinne Freeland and the couple moved into the home. Freeland was the ·'daughter of Mr. and Mrs. A. Schroeder of 230 So. Freeman street" and at the time of their marriage, had "resided in Oceanside for over six years. Her former home was in Mt. Cook [McCook], Nebraska" (Blade Tribune 1949). Freeland was previously married (Ancestry.com 2012), and her daughter from her previous marriage, Joann, also lived at the home (Blade Tribune 1950). In 1953, a permit was issued to Jerome Regan for the construction of a "frame garage" (Blade Tribune 1953). r n 1954, M ina Regan deeded her portion of the property to her son and daughter-in-law. Jerome and Corinne Regan owned the property until 1971, when they sold it to Richard and Anne Geyer. A few months later, ownership of the property was transferred to Joel and Dorothy Hughes and John and Connie Latronica. The two couples owned the property until 1976, at which point they sold it to Harrison Ealy and his mother, Elizabeth Sacco (San Francisco Examiner 1965). A year later, Sacco deeded the property solely to Ealy. Ealy was ·'a surfer and sailor from Laguna Beach" (Griggs 201 8): He grew up surfing with Mickey Munoz and Phil Edwards, one of the best surfer/shapers to ever emerge from California. Through the mid-I 950s, they surfed the legendary point break known as Killer Dana (before the Army Corps of Engineers buried the wave) ... In the late 1950s, Ealy became an avid sai lor and began regularly crewing and later captaining on racing and pleasure vessels that plied the waters between California, Mexico, and Hawaii. Tn 1961, Phil Edwards joined Ealy in helping to ferry to Hawaii a big ninety-foot sailing yacht owned by the president of Mattson shipping lines ... When Ealy sailed to and from Hawaii or Mexico, he always made it a point to sail past Cortes Bank during the day ... (Dixon 20 11) In the summer of 1962, Ealy turned out to be ·'the first person known to have surfed the Cortes Bank," which is "the home of the biggest rideable wave on the face of the earth" (Dixon 20 I I). According to Griggs (2018): In the subsequent 56 years, the word about mountainous waves gradually got out and Cortes Bank slowly became a magnet for a small group of hard core big wave surfers ... and entered the legendary status of a handful of places around the world where monster waves break under the right conditions. 9 His1oric Siruchlre AssessmenJ for 3900 Garfield S1ree1 When interviewed for Chris Dixon's book Ghost Wave, which was published in 2011, Ealy stated: "I never married either. No one would put up with my lifestyle. T just wasn't ready for diaper service and the white picket fence. I mean, sailing, surfing, it's exciting. It's an adventure" (Dixon 201 1 ). Public records indicate that while owned by Ealy, the 3900 Garfield Street property was likely used as a rental since no record of Ealy residing there could be located and several individuals lived at the property over the years. For example, Theresa A. Russell resided at the property in 1987, Rose Leach in 1988, Hadrian Malanie in 1990, and Cheryle Glassford in 1993. Ealy owned the property until 2004, when it was purchased by Michael and Kristine Shafer. In 2006, Michael Shafer deeded the property to Kristine Shafer through an interspousal grant deed. She owned the property until 2015, after which time it was sold to Vertical Infill, Inc. through the Law Offices of Les Zieve. That year, the property was transferred two more times before being purchased by Jessica Kiko and Melanie Taylor. In 2019, the property was purchased by the current owner, 3900 GS Holdings, LLC. Full ownership records for the property are provided in Table I. Table 1 Title Records for APN 206-0 I 2-0 I Gnlltor Gnntee Y...- James G. Nichols and William C. Boyd and 1948 Margaret Lucretia Nichols Mary Ann Boyd William C. Boyd and Mina Regan and J.C. Regan 1948 Mary Ann Boyd Mina Regan and J.C. Regan J.C. Regan and Corinne M. Regan 1954 Jerome C. Regan, who acquired title as Richard E. Geyer and Anne Geyer 197 1 J.C. Regan and Corinne M. Regan Joel C. Hughes and Dorothy Richard E. Geyer and Anne Geyer F. Hughes, John Latronica and 1971 Connie Latronica Joel C. Hughes and Dorothy F. Hughes, John Latronica and Connie Harrison Ealy and Elizabeth Sacco 1976 Latronica Elizabeth Sacco Harrison Ealy 1977 Harrison D. Ealy Harrison D. Ealy, Trustee 1998 Harrison D. Ealy, Trustee Harrison D. Ealy 2002 Harrison D. Ealy Michael Joseph Shafer and 2004 Kristine Ann Shafer Michael Joseph Shafer and Kristine Ann Shafer 2006 Kristine Ann Shafer Law Offices of Les Zieve, as Trustee Vertical Infill, Inc. 20 15 Vertical Infill, Inc. ENKS Enterprises, Tnc. 2015 10 Historic S1ruc111re Assessment for 3900 Garfield Street Grall-Gn-. Year ENKS Enterprises, Inc. Jessica H. Kiko, 67. 7% interest and 2015 Melanie Tavlor, 32.3% interest Carmin Alisa Berrio-Poulter Matthew Stephen Poulter 2019 Jessica H. Kiko and Melanie Taylor Matthew Stephen Poulter 2019 Matthew Stephen Poulter Carmin Alisa Berrio-Poulter 2019 Carmin Alisa Berrio-Poulter Carmin Alisa Berrio-Poulter, Trustee 2019 Carmin Alisa Berrio-Poulter, Trustee 3900 GS Holdings, LLC 2019 Field Survey BFSA conducted a photographic documentation survey on February 24, 2022. Preparation of architectural descriptions was conducted in the field and supplemented using the photographic documentation. Additional information was drawn from supplemental research efforts and incorporated into this report. Description of Surveyed Resources Based upon the Residential Building Record and Notice of Completion (see Appendix A), the one-story, single-fami ly residence at 3900 Garfield Street was constructed in 1948. The bui I ding was originally constructed in the Contemporary architectural style (Plate 3), but now more closely resembles a cottage/bungalow (Plate 4). The building record indicates that the residence was built utilizing standard wood-frame construction on a reinforced concrete foundation with wood floor joists and a wood sub-floor. The building featured stucco siding and a low-pitched, front-gabled roof. The roof is covered with composite shingles. Windows were originally double- hung with screens. A patio is located to the rear of the residence that connects to the 3900 ½ Garfield Street unit, which was constructed in 1949. The primary (west) fayade of the residence currently features a front-gabled roof with exposed beams and a large, non-original, sl iding glass door at the center (Plate 5). The sliding glass door is surrounded by stucco. The stucco and sliding glass door replaced the original fayade, which consisted of floor-to-ceiling windows with clerestory windows above in the gable end (see Plate 3). The front door to the building is recessed behind the stucco wall and accessed from the south (Plate 6). IL features a non-original, wood panel door. On either side of the central stucco wall, the building is clad in non-original shingle siding. North of the stucco wall is a set of wood- framed, folding glass doors. The shingle clad wall to the south of the stucco wall is recessed back from the rest of the fa~ade and is where the original, attached garage was located. According to the building record, the original, attached garage was converted into a "room & bath" in 1959. There is a small, non-original, aluminum-framed window where the original garage door was located (see Plate 5). 11 f!mor,c Strurn,re Assessmen/for 3900 Gwjield Street The north fayade of the building features three non-original, aluminum-framed windows that were replaced prior to 2007 (Plate 7). The east fayade features two non-original, aluminum- framed windows in different-sized openings than the original windows. Mismatched stucco infilling is present around the two windows (Plate 8). An additional window was once present south of the two existing windows on the east fayade, but it was also infill ed. A non-original, full- lite, wood-framed door is present on the southern end of the east fayade (Plate 9). The south fayade is clad in stucco and contains two non-original, aluminum-framed windows (Plate I 0). The 3900 ½ Garfield Street building is a small, one-story apartment that was constructed utilizing standard wood-framed construction on a reinforced concrete foundation with a concrete floor. The apartment originally featured wood siding and a flat roof. The front door to the apartment originally consisted of a single, wood panel door at the eastern end of the north fayade, with two large, multi-pane windows located to the west (Plate 11 ). Windows in the rest of the building were originally double-hung with screens. In 2015, the wood siding was replaced with stucco, the front door was replaced with French doors, and the windows were removed and replaced with a single smaller window (Plate 12). No windows or doors are present on the west fayade of the apartment; however, a small wood shed was constructed onto the southern portion of the west fayade at an unknown date (Plate 13). The south fai;:ade of the apartment features a single, non-original, aluminum-framed window (Plate 14). A non-original, sliding glass door and non-original window are located on the north fayade. A non-original wood deck is also present in front of the sliding glass door (Plate 15). All modifications to the apartment appear to have occurred after 2015. A "frame garage" was constructed on the property in 1953 (Blade Tribune 1953). It features a garage bay door on the north fai;:ade and has a pedestrian door and window on the west fai;:ade. The detached garage is clad in horizontal wood siding, features an extremely low-pitched shed roof, and does not exhibit any windows or doors on the south fai;:ade (Plate 16). It does, however, exhibit a single, wood panel door on the east fayade (Plate 17). V. SIGNIFICANCE EVALUATIONS When evaluating a historic resource, integrity is the authenticity of the resource's physical identity clearly indicated by the retention of characteristics that existed during its period of significance. It is important to note that integrity is not the same as condition. Integrity directly relates to the presence or absence of historical materials and character-defining features, while condition relates to the relative state of physical deterioration of the resource. In most instances, integrity is more relevant to the significance of a resource than condition; however, if a resource is in such poor condition that original materials and features may no longer be salvageable, then the resource's integrity may be adversely impacted. The seven aspects of integrity used in evaluating a historic resource are: 16 Hts/one Stru,·ture A<sessmenlfor 3900 &mfleld Srreet 1. Location is the place where a resource was constructed or where an event occurred. 2. Design results from intentional decisions made during the conception and planning of a resource. Design includes form, plan. space, structure, and style of a property. 3. Setting applies to a physical environment, the character of a resource's location, and a resource's relationship to the surrounding area. 4. Materials comprise the physical elements combined or deposited in a particular pattern or configuration to form a property. 5. Workmanship consists of the physical evidence of crafts employed by a particular culture, people, or artisan, which includes traditional, vernacular, and high styles. 6. Feeling relies upon present physical features of a property to convey and evoke an aesthetic or historic sense of past time and place. 7. Association directly links a property with a historic event, activity, or person of past time and place, and requires the presence of physical features to convey the property's character. In order to assess each aspect of integrity when evaluating the buildings at 3900 and 3900 ½ Garfield Street, the following steps were taken, as recommended in the National Register Bulletin: How to Apply the Nalional Register Criteria }Or Evaluation (Andrus and Shrimpton 2002). This review is based upon an evaluation of the integrity of the buildings followed by an assessment of distinctive characteristics: I. Integrity of Location [refers to] !he place where the historic property was constructed or the place where the historic event occurred (Andrus and Shrimpton 2002). Integrity of location was assessed by reviewing historical records and aerial photographs in order to determine if the buildings had always existed at their present locations or if they had been moved, rebuilt, or their footprints significantly altered. Historical research revealed that the 3900 and 3900 ½ Garfield Street buildings were built in their current locations between 1948 and 1953. Therefore, the buildings retain integrity of location. 2. Integrity of Design [refers to} the combination of elements that create the form, plan, space, structure, and style of a property (Andrus and Shrimpton 2002). Integrity of design was assessed by evaluating the spatial arrangement of the buildings and any architectural features present. 28 H1stonc Strnclure Asse.<.<mentfor 3900 Gwjield Streel The 3900 Garfield Street building was constructed in 1948 as a Contemporary-style, single-family residence. Modifications made to the building since its initial construction include: removal of all floor-to-ceiling and clerestory windows on the west fa;ade; installation of a modern sliding glass door surrounded by stucco in place of floor-to-ceiling windows; replacement of all remaining original, wood-framed, double- hung windows with aluminum-framed, single-hung and sliding windows; replacement of the front entry door; addition of shingle siding on the west fa.;:ade; infilling of windows; addition of a full-lite, wood-framed door on the east fm;:ade; and the conversion of the original, attached garage into a "room & bath" in 1959. The detached garage was constructed in 1953 and has not been externally modified. The 3900 ½ Garfield Street building is a small, one-story apartment that was constructed in 1949 to the east of the 3900 Garfield Street residence. Modifications made to the building since its initial construction include: replacement of the wood siding with stucco; replacement of the front door with French doors; replacement and addition of windows; construction of a small wood shed on the west far;ade; and addition of a sliding glass door and wood deck on the north fa;ade. While the original form and structure of the property has remained the same since 1948 and 1949, the alterations negatively affected the original space and style of the buildings according to CRHR Criterion 3 and Carlsbad HRI Criterion C (see evaluation below). Therefore, the buildings do not retain integrity of design. 3. Integrity of Setting [refers to] the physical environment of a historic property. Setting includes elements such as topographic features, open .\pace, viewshed, landscape, vegetation, and artificial features (Andrus and Shrimpton 2002). The 3900 and 3900 ½ Garfield Street buildings were constructed between 1948 and 1953 in the "Post World War II era," as defined by the Carlsbad Cultural Resources Survey (Roth and Associates 1990). "Since World War II both planned and seemingly haphazard infilling has occurred in the Carlsbad area. Some areas have been severely compromised by the construction of multi-storied apartments and poorly built houses. However, the sense of history is still evident" (Roth and Associates 1990). Beginning in the 1950s, the area surrounding the subject property began to be infilled with residential buildings, and by the mid-1960s, all vacant space and agricultural land in the immediate area had been developed. Since that time, however, the area has stayed the same. Because the surrounding topographic features, open space, viewshed, landscape, vegetation, and artificial features have not significantly changed since the buildings were constructed, the property retains integrity of setting. 29 H1owric St1"uc/11re Assessmenljor 3900 (;a,jield Stl'eel 4. Integrity of Materials [refers to] the physical elements that were combined or deposited during a particular period of time and in a particular pattern or conjiguralion to form a historic property (Andrus and Shrimpton 2002). Integrity of materials was assessed by determining the presence or absence of original building materials, as well as the possible introduction of materials that may have altered the architectural design of the buildings. The 3900 Garfield Street building was constructed in 1948 as a Contemporary-style, single-family residence. Modifications made to the building since its initial construction include: removal of all floor-to-ceiling and clerestory windows on the west fayade; installation of a modern sliding glass door surrounded by stucco in place of floor-to-ceiling windows; replacement of all remaining original, wood-framed, double- hung windows with aluminum-framed, single-hung and sliding windows; replacement of the front entry door; addition of shingle siding on the west fayade; infilling of windows; addition of a full-lite, wood-framed door on the east fai;ade; and the conversion of the original, attached garage into a "room & bath" in 1959. The detached garage was constructed in 1953 and has not been externally modified. The 3900 ½ Garfield Street building is a small, one-story apartment that was constructed in 1949 to the east of the 3900 Garfield Street residence. Modifications made to the building since its initial construction include: replacement of the wood siding with stucco; replacement of the front door with French doors; replacement and addition of windows; construction of a small wood shed on the west fayade; and addition of a sliding glass door and ,i.rood deck on the north fayade. Due to the extensive modifications to both the residence and apartment, which resulted in the introduction of materials not associated with the 1949 period of construction, neither building retains integrity of materials according to CRHR Criterion 3 and Carlsbad HRI Criterion C (see evaluation below). However, the detached garage retains integrity of materials as it has not been externally modified. 5. Integrity of Workmanship [refers lo] the physical evidence of the labor and skill of a particular culture or people during any given period in history (Andrus and Shrimpton 2002). Integrity of workmanship was assessed by evaluating the quality of the architectural features present in the buildings. The original workmanship demonstrated in the construction of the buildings was average. The modifications made to the building starting in the 2000s reflect a lower level of workmanship. In addition, the buildings do not possess the physical evidence of the labor and skill of a particular culture or people. Therefore, the buildings do not retain integrity of workmanship. 30 Ifistonc S1n1,·111re Assessmen/for 39()(/ Gwjield Street 6. Integrity of Feeling [refers to] a property's expression of the aesthetic or historic sense of a particular period of time (Andrus and Shrimpton 2002). Integrity of feeling was assessed by evaluating whether or not the resources' features, in combination with their setting, convey a historic sense of the property from the period of construction. As noted previously, the buildings retain integrity of setting. The modifications made to the buildings, however, negatively impacted their integrity of design, materials, and workmanship. Due to the loss of integrity of design, materials, and workmanship, the buildings do not retain integrity of feeling for their 1940s period of construction. 7. Integrity of Association [refers to] the direct link between an important historic event or person and a historic property (Andrus and Shrimpton 2002). Integrity of association was assessed by evaluating the resources' data or information and ability to answer any research questions relevant to the history of the city of Carlsbad or the state of California. Although no contractor is listed on the Notice of Completion, William Boyd is listed in voter registration records as a carpenter in 1944 (Ancestry.com 2017) and described in 1951 as ·'a popular local building contractor" (Blade Tribune 1951 ). As such, it is likely that he built the residence. However, Boyd is not known to have built any other noteworthy buildings and is not historically significant. Although Harrison Ealy, who owned the property from I 976 until 2004, was historically significant for his accomplishments in the surfing world, he likely used the property as a rental, since no record of Ealy residing there could be located, and several individuals lived at the property over the years. None of the other families or individuals who owned or resided at the property were found to be historically significant and no significant events are known to have occurred at the property. Therefore, the property does not possess integrity of association. For a historic building to be identified as architecturally significant, it must retain as much of the original structural and architectural integrity as possible in order to convey those characteristics that would support a finding of significance. Integrity is the authenticity of a historic resource's physical identity. as evidenced by the survival of characteristics or historic fabric that existed during the resource's period of significance. The buildings were determined to retain only two (location and setting) of the seven original aspects of integrity due to the numerous modifications that the building has undergone. Because this project requires approval from the City of Carlsbad, CEQA and City of Carlsbad historic resources eligibility criteria were used for this evaluation. Therefore, criteria for listing on the CRHR and the City of Carlsbad HRI were used to measure the significance of the buildings. 31 H,swric S1r11cture A,·sessmentfor 39//// Garfield S11eet CRHR Evaluation Under the CRHR, a historic resource must be significant at the local, state, or national level, under one or more of the following criteria: • CRHR Criterion 1 : It is associated with events that have made a sif?n/ficant contribution to the broad patterns of California's history and cultural heritage. In order to evaluate the 3900 Garfield Street buildings under Criterion 1, BFSA took the following steps as recommended by the National Re)?i.\·fer Bulletin: How to Apply the National Register Criteriafi:Jr Evaluation (Andrus and Shrimpton 2002): I) Identify the event(s) with which the building is associated through the review of the archaeological record, historic records, and oral histories. o Historical research revealed that no significant events are known to have occurred at the property. Therefore, the property is not eligible for designation under CRHR Criterion 1. • CRHR Criterion 2: It is associated with the lives of persons important in our past. In order to evaluate the 3900 Garfield Street buildings under Criterion 2, BFSA took the following steps as recommended by the National Register Bulletin: How to Apply the National Register Criteria/or Evaluation (Andrus and Shrimpton 2002): I) Identify any important persons associated with the building through the investigation of the archaeological record, historic records, and oral histories. o Although no contractor is listed on the Notice of Completion, William Boyd is listed in voter registration records as a carpenter in 1944 (Ancestry .com 2017) and described in 1951 as "a popular local building contractor" (Blade Tribune 1951 ). As such, it is likely that he built the residence. However, Boyd is not known to have built any other noteworthy buildings and is not historically significant. Although Harrison Ealy, who owned the property from 1976 until 2004, was historically significant for his accomplishments in the surfing world, he likely used the property as a rental, since no record of Ealy residing there could be located, and several individuals lived at the property over the 32 H,swnc Sm,cwre Asses.,mentfor 39()() (jwjield Street years. None of the other families or individuals who owned or resided at the property were found to be historically significant. Therefore, the building is not eligible for designation under CRHR Criterion 2. • CRHR Criterion 3: It embodies the distinctive characteristics of a type, period, region, or method of construction, or represents the work of an important creative individual, or possesses high artistic values. ln order to evaluate the 3900 Garfield Street buildings under Criterion 3, BFSA took the following steps as recommended by the National Register Bulletin: How to Apply the National Register Criteria for Evaluation (Andrus and Shrimpton 2002): 1) Identify the distinctive characteristics of the type, period, or method of construction, master or craftsman, or the high artistic value of the building. This will be done by examining the pattern offeatures common to the particular class of resource that the site or feature may embody, the individuality or variation of features that occur within the class, and the evolution of that class, or the transition between the classes of resources. o The 3900 and 3900 ½ Garfield Street buildings were designed in the Contemporary architectural style, which according to Virginia McAlester: ... was favored by most American architects from about 1945 to 1965, when it filled architectural journals and dominated awards. While Ranch-style houses proliferated in most builder subdivisions, a few successful developers built Contemporary subdivisions -among them, Joseph Eichler in California, Charles M. Goodman in suburban Washington, D.C., and Edward Hawkins in Denver ... In the late 1960s the Contemporary style began to lose popularity. (McAlester 2015) The City of Carlsbad Cultural Resources Survey historic context statement (Roth and Associates 1990) does not address Contemporary-style architecture; therefore, the most relevant context statement is the City of San Diego Modernism Historic Context Statement (Modernism Context Statement), which was developed and implemented in October 2007 (City of San Diego 2007}. According to the Modernism Context Statement, 33 f!,,wr,c Structure A.,sessmenljor 3901/ Garfield S!reel the Contemporary style was a major architectural trend for commercial buildings in the 1950s and 1960s. Buildings designed in the Contemporary style were generally constructed with ''such mo_dern features as interior courtyards, aluminum-framed windows, sliding-glass doors, and attached carports or garages" (City of San Diego 2007). The 3900 Garfield Street buildings were constructed six and seven years prior to the circa 1955 to 1965 "period of significance" for Contemporary structures in southern California, as defined by the Modernism Context Statement (City of San Diego 2007). Heavily influenced by the Case Study House Program initiated in 1945, the Contemporary style in southern California was primarily based upon creating ·'good" living conditions in the region's terrain and climate. Nationally recognized architects J.R. Davidson, Summer Spaulding, Richard Neutra, Eero Saarinen, William Wilson, Charles Eames, and Ralph Rapson were seven of the eight architects chosen to design the houses for the Case Study House Program. These architects were instrumental m developing the Contemporary style (City of San Diego 2007). Common features of Contemporary-style architecture that gained popularity due to the Case Study House Program include indoor/outdoor living spaces with large patios; open, free-flowing floor plans; liberal use of glass; simple, economical structure and materials; and low maintenance materials and landscaping. Prominent building materials include concrete block, flagstone, mullion-free glass, stucco, and vertical wood siding (City of San Diego 2007). The stated purpose of the Modernism Context Statement is to "assist in the identification, evaluation and preservation of significant historic buildings, districts, sites, and structures associated with the Modernism movement in San Diego from 1935 to 1970" and was created to better understand "Modem era resources and the types of resources that are significant to the history and development of San Diego" (City of San Diego 2007). The City of San Diego utilizes the Modernism Context Statement in conjunction with the evaluation of potential historic resources constructed within the Modern era from 1935 to 1970, which applies to the historic structure within the project, as it was designed in the Contemporary style within that period of time, as identified in the Modernism Context Statement. 34 fh<tor,c S1rucwre As.<essmenifor 390n Garfield Stl'eel According to the Modernism Context Statement, there are three "Primary'' character-defining features of Contemporary construction. The following Primary character-defining features, as noted in the Modernism Context Statement (City of San Diego 2007), have been specifically applied to the property: I. Strong roof forms includin!{ flat, gabled, shed, or butterfly, typically with deep overhang~ The 3900 Garfield Street building features a front-gabled roof and does possess this Primary character-defining feature of Contemporary-style construction. The 3900 ½ Garfield Street building features a flat roof and does possess this Primary character-defining feature of Contemporary-style construction. 2. Large window,\·, which are often aluminum:framed The 3900 Garfield Street building originally featured floor-to-ceiling windows on the west fayade, but these were replaced with stucco and a sliding glass door. While there are aluminum-framed windows present, they are not large or original. Therefore, the building does not possess this Primary character-defining feature of Contemporary construction. The 3900 ½ Garfield Street building originally featured large windows on the north fayade; however, they were removed in 2015. Therefore, the building does not possess this Primary character-defining feature of Contemporary construction. 3. .'fl/on-traditional exterior finishes including vertical wood siding, concrete block, stucco, flagstone, and mullion~fY"ee glass The 3900 Garfield Street building features a stucco exterior, except for sections of non-original shingle siding on the west fal;ade, and does possess this Primary character-defining feature of Contemporary construction. 35 HHtoric S1r11cmre Assessment Jo> 3901) Garfield Street The 3900 ½ Garfield Street building currently features a stucco exterior; however, the building was originally clad in horizontal wood siding. Because the current stucco exterior is not original, the building does not possess this Primary character-defining feature of Contemporary construction. Of the three Primary character-defining features of Contemporary construction expressed in the Modernism Context Statement, the 3900 Garfield Street building possess two and the 3900 ½ Garfield Street building possesses one. According to the Modernism Context Statement, there are eight ''Secondary'' character-defining features of Contemporary-style construction. The following Secondary character-defining features, as noted in the Modernism Context Statement (City of San Diego 2007), have been specifically applied to the property: I. Angular massing The 3900 Garfield Street building features angular massmg and therefore does possess this Secondary character-defining feature of Contemporary construction. The 3900 ½ Garfield Street building features angular massing and therefore does possess this Secondary character-defining feature of Contemporary construction. 2. Sun shades, screens, or shadow hlock accents The 3900 Garfield Street building does not feature any sun shades, screens, or shadow block accents and does not possess this Secondary character-defining feature of Contemporary construction. The 3900 ½ Garfield Street building does not feature any sun shades, screens, or shadow block accents and does not possess this Secondary character-defining feature of Contemporary construction. 36 H,storic Stmcmre A.,sessmemfor 3900 Gwjield Street 3. A ltached garages or carports }Or homes The 3900 Garfield Street building does not feature an attached garage or carport as the original, attached garage was converted into living space in 1959 and does not possess this Secondary character-defining feature of Contemporary construction. The 3900 Yi Garfield Street building does not feature an attached garage or carport and does not possess this Secondary character-defining feature of Contemporary construction. 4. Split-level design The 3900 Garfield Street building is a single story and does not possess this Secondary character-defining feature of Contemporary construction. The 3900 ½ Garfield Street building is a single story and does not possess this Secondary character-defining feature of Contemporary construction. 5. Horizontal orientation The 3900 Garfield Street building is horizontally oriented and does possess this Secondary character-defining feature of Contemporary construction. The 3900 ½ Garfield Street building is horizontally oriented and does possess this Secondary character-defining feature of Contemporary construction. 6. Distinctive triangular, paraholic, or arched forms The 3900 Garfield Street building do not feature any triangular, parabolic, or arched forms and does not possess this Secondary character-defining feature of Contemporary construction. The 3900 Yi Garfield Street building do not feature any triangular, parabolic, or arched forms and does not possess this Secondary 37 !lis/or,c Structure Assessmentfnr 39()() Gorjield St/'eet character-defining feature of Contemporary construction. 7. "Eyebrow" overhangs The 3900 Garfield Street building does not exhibit any "eyebrow" overhangs and does not possess this Secondary character-defining feature of Contemporary construction. The 3900 ½ Garfield Street building does not exhibit any "eyebrow" overhangs and does not possess this Secondary character-defining feature of Contemporary construction. 8. Integrated, stylized signage The 3900 Garfield Street building is a residential property, and this feature does not apply. Therefore, the property does not possess this Secondary character-defining feature of Contemporary construction. The 3900 ½ Garfield Street building is a residential property, and this feature does not apply. Therefore, the property does not possess this Secondary character-defining feature of Contemporary construction. Because the 3900 Garfield Street buildings are residential, only seven of the eight Secondary character-defining features apply to the property. Of the seven applicable Secondary character-defining features of Contemporary construction expressed in the Modernism Context Statement. the 3900 and 3900 ½ Garfield Street buildings each possess two. Due to the modifications made since the 3900 Garfield Street building's original construction that removed the character-defining, floor-to-ceiling windows on the primary fa;ade and introduced non-original windows and doors, the 3900 Garfield Street building does not retain integrity of design, materials, workmanship, or feeling. Since the 3900 Garfield Street building no longer embodies the distinctive characteristics of a type, period, region, or method of construction, does not represent the work of an important creative individual, or possess high artistic values, it is not eligible for designation under CRHR Criterion 3. 38 !f1,to1·1c S!nt<·/iire Assessmemfor 39()1) Garfield S1reel Due to the modifications made since the 3900 ½ Garfield Street building's original construction that removed the character-defining large windows on the primary fayade, removed the original siding, and introduced non- original windows and doors. the 3900 ½ Garfield Street building does not retain integrity of design, materials, workmanship, or feeling. Since the 3900 ½ Garfield Street building no longer embodies the distinctive characteristics of a type, period, region, or method of construction, does not represent the work of an important creative individual, or possess high artistic values, it is not eligible for designation under CRHR Criterion 3. • CRHR Criterion 4: It has yielded, or may be likely to yield, information important in prehistory or history. It is unlikely that the 3900 and 3900 ½ Garfield Street buildings, as they presently exist, could contribute additional information beyond that which is presented in this report, which could be considered important to the history of the local area or the state. The property could not be associated with any significant persons and further research would not provide any additional information pertinent to the history of the city of Carlsbad or the state of California. Therefore, the buildings are not eligible for designation under CRHR Criterion 4. City of Carlsbad Historic Resources Inventory Evaluation For a historic resource to be considered and approved by the Carlsbad City Council for inclusion in the City of Carlsbad HRI, the resource must be found significant under one or more of the following criteria: • City of Carlsbad HRI Criterion A: It exemplffies or reflects special elements of the city's cultural, social, economic, political, aesthetic, engineering, or architectural history. Although no contractor is listed on the Notice of Completion, William Boyd is listed in voter registration records as a carpenter in 1944 (Ancestry .com 2017) and described in 1951 as "a popular local building contractor" (Blade Tribune 1951). As such, it is likely that he built the residence. However, Boyd is not known to have built any other noteworthy buildings and is not historically significant. Although Harrison Ealy, who owned the property from 1976 until 2004, was historically significant for his accomplishments in the surfing world, he likely used the property as a rental, since no record of Ealy residing there could be located, and several individuals lived at the property over the years. None of the other families or individuals who owned or resided 39 Historic Strucn,re Assessment JOI' 39()() Garfield Stl'eel at the property were found to be historically significant and no significant events are known to have occurred at the property. Therefore, because the building does not reflect any special elements of the city's cultural, social, economic, political, aesthetic, engineering, or architectural history, it is not eligible for designation under City of Carlsbad HRI Criterion A. • City of Carlsbad HRI Criterion B: It is identified with persons or events significant in local, state, or national history. Historical research indicates that no known significant events are known to have occurred at the property, and therefore, it is not eligible for designation under City of Carlsbad HRT Criterion B. • City of Carlsbad HRI Criterion C: It embodies distinctive characteristics of a style, type, period, or method of construction, is a valuable example of the use of indigenous materials or craftsmanship, or is representative of a notable work of an acclaimed builder, designer, or architecf. As discussed in the CRHR Criterion 3 evaluation above, the 3900 Garfield Street residence was constructed in 1948 in the Contemporary architectural style. Since its original construction, however, replacement of doors, windows, and siding resulted in the residence more closely resembling a cottage/bungalow. As a result, the building no longer embodies distinctive characteristics of a style, type, period, or method of construction, is not a valuable example of the use of indigenous materials or craftsmanship, and is not representative of the notable work of an acclaimed builder, designer, or architect. Therefore, the 3900 Garfield Street building is not eligible for designation under City of Carlsbad HRI Criterion 3. In addition, as discussed in the CRHR Criterion 3 evaluation above, the 3900 ½ Garfield Street building was constructed in 1949 as a Contemporary-style apartment building. Since its original construction, however, replacement of doors and windows and removal of siding resulted in the building more closely resembling a flat-roofed cottage/bungalow. As a result, the building no longer embodies distinctive characteristics of a style, type, period, or method of construction, is not a valuable example of the use of indigenous materials or craftsmanship, and is not representative of the notable work of an acclaimed builder, designer, or architect. Therefore, the 3900 ½ Garfield Street building is not eligible for designation under City of Carlsbad HRI Criterion 3. 40 H1s101·,c Slruc/J/re Assessment for 391)1) Garfield Street • City of Carlsbad HRI Criterion D: It is an archaeological, paleontological, botanical, geological, topographical, ecological, or geographical site, which has the potential of yielding information (d° scientific value. The 3900 Garfield Street buildings are not archaeological, paleontological, botanical, geological, topographical, ecological, or geographical sites and, therefore, are not eligible for designation under City of Carlsbad HRI Criterion D. • City of Carlsbad HRI Criterion E: It is a geographically definable area with a concentration of buildings, structures, improvements, or objects linked historically through location, design, settings, materials, workmanship, feeling, and/or association, in which the collective value of the improvements may be greater than the value of each individual improvement. The 3900 Garfield Street buildings are not located in a geographically definable area with a concentration of buildings, structures, improvements, or objects linked historically through location, design, settings, materials, workmanship, feeling, and/or association, in which the collective value of the improvements may be greater than the value of each individual improvement. Therefore, the property is not eligible for designation under City of Carlsbad HRI Criterion E. VI. FINDINGS AND CONCLUSIONS The assessment of the the 3900 Garfield Street buildings has concluded that they are not historically or architecturally significant under any CRHR or City of Carlsbad criteria. Because the property is not eligible for listing on the local, state, or national level due to an overall lack of integrity and association, modifications to the buildings will not result in an adverse impact and no mitigation measures are required. VII. BIBLIOGRAPHY Ancestry.com 2002 1930 United States Federal Census (database online). Provo, UT, USA: Ancestry.com Operations, Inc. 2010 U.S., Border Crossings from Canada to US., 1895-1960 (database online). Lehi, UT, USA: Ancestry.com Operations, Inc. 41 !/1stonc Struc/11/'e Assessment/Or 39()/) Garfield Street 2012 1940 United States Federal Census (database online). Provo, UT, USA: Ancestry.com Operations, Jnc. 2017 California, US., Voter Registrations, 1900-1968 (database online). Provo, UT, USA: Ancestry.com Operations, Inc. Andrus, Patrick and Rebecca H. Shrimpton 2002 How to Apply the National Register Criteria for Evaluation. National Register Bulletin No. 15. National Register of Historic Places. Beauchamp, R. Mitchel 1986 A Flora of San Diego County, California. Sweet\vater River Press, National City, California. Blade-Tribune 1943 Henry Regan Called After Brief lllness. 19 March: 1. Oceanside, California. 1949 Corinne Freeland and Plights Nuptial Troth With J.G. Regan. 23 June:43. Oceanside, California. 1950 H.J. Beckham, 21, Killed As Car Overturns. 24 July:]. Oceanside, California. 1951 Encinitas Grange Hall Scene of Wedding of Popular Couple in Impressive Sacred Rites. IO J uly:4. Oceanside, California. 1953 Carlsbad Building Permits Listed. 7 July:3. Oceanside, California. 1954 Oceanside Building Permits. 15 April:4. Oceanside, California. Bolton, Herbert Eugene (editor) 1959 Spanish Explorations in the Southwest, 1542-1706. Barnes and Noble, Inc., New York. Carlsbad Historical Society N.d. Carlsbad history. Electronic document, https://www.carlsbadhistoricalsociety.com/, accessed August 26, 2018. City of Carlsbad 2015 Carlsbad General Plan. Document on file at the City of Carlsbad, Carlsbad, California. 2018 Carlsbad Municipal Code, Chapter 2.42. On file at the City of Carlsbad, Carlsbad, California. City of San Diego 2007 San Diego Modernism Historic Context Statement. Submitted to the State of California Office of Historic Preservation. On file at the City of San Diego, San Diego, California. 42 H1slol'iC Structure A.,sessmemfor 39()() Garfield Street Dixon, Chris 2011 Ghost Wave. Chronicle Books, LLC, San Francisco, California. ECORP Consulting, Inc. 2017 Carlsbad Tribal, Cultural, and Paleontological Resources Guidelines. Unpublished report on file at the City of Carlsbad, Carlsbad, California. Engstrand, Iris Wilson 1980 San Diego: California's Cornerstone. Continental Heritage Press, Tulsa, Oklahoma. Griggs, Gary 2018 Gary Griggs, Our Ocean Backyard: Cortes Bank a unique ocean feature. Santa Cruz Sentinel 25 September. Santa Cruz, California. Kennedy, Michael P. and Siang S. Tan 2005 Geologic Map of the Oceanside 30' x 60' Quadrangle, California. Regional Geologic Map Series, 1: I 00,000 Scale, Map No. 3, California Geological Survey. MacMullen, Jerry 1969 They Came by Sea: A Pictorial History of San Diego Bay. Ward Ritchie Press/?\lfaritime Museum Association, San Diego, California. McAlester, Virginia Savage 2015 A Field Guide to American Houses. Alfred A. Knopf, New York. Moyer, Cecil C. 1969 Historic Ranchos of San Diego. Edited by Richard F. Pourade. Union-Tribune Publishing Company, San Diego. Palau, Fray Francisco 1926 Historical Memoirs of New Calijhrnia. Edited by Herbert Eugene Bolton (4 Volumes). University of California Press, Berkeley. Rolle, Andrew F. 1969 Calffornia: A History (Second Edition). Thomas Y. Crowell Company, New York. Roth and Associates 1990 City of Carlsbad Cultural Resources Survey. Unpublished report on file at the City of Carlsbad, Carlsbad, California. San Francisco Examiner 1965 Leite-Ealy. 16 May:139. San Francisco, California. 43 ffls/or,c Stl'uc/ure Assessmen/for J9()() Gurfield Stl'ee/ Smythe, William E. 1908 History of San Diego, 1542 to 1908: An Account of the Rise and Progress of the Pioneer Settlement on the Pacific Coast of the United States. San Diego History Company, San Diego. Stropes, Tracy A. and Dennis R. Gallegos. 2005 Cultural Resource Data Recovery and Indexing and Preservation Program for the Grand Pacific Resorts Site CA-SDI-8797 Area A, City of Carlsbad, California, Gallegos & Associates. Unpublished report on file at the South Coastal Information Center at San Diego State University, San Diego, California. VIII. APPENDICES Appendix A: Building Development Information Appendix B: Ownership Information Appendix C: Maps Appendix D: Preparers' Qualifications 44 H1slor,c· SI! 11e1Ure A.,sessmenlfor 390() Garfield Street APPENDIX A Building Development Information -~ .. '7'? MISCELLtffJqJIS STRUCTUR E~. \ ,J "r.e>oDQ JI;,~ j Structure Found ,CO[ls., f d. Roof FToor· Int. Sill~~ t.l:. 6,"'IW-~ .. . -<A ", JC ~cn1 -,_ - -,_ ·- ,----~-,--=------~ us-.._,:-J4 COMPUTATIONS ,r! /~_..,.. f.l_lJ -/4 t. ~ ~ .£.{. /I Jd ~...,,,.,.~ -----cF. ~ .,.3yyJ. (n,--o ~;7 A .1• r~(' .:: 1/., ----7f / . . ' I~ --,,.,_ ,. f ' ii • e.:i.. ':., ~~~ . ..... ... , . t // fl. M @ ~;:.. (}~ ~ t: / .. br;. .!IP-::e /fl ... -,-1-.. 1-0--.J i '7.1~ t --I -t , .... I• ----,------·----,. -"' --i-~ • ,I' I• . . ",., -- ,. I.a -,----t 1--,-,--,, I -,-r , ..... ~-I ' • ' -~--__ .., Romar_fJ. 6 ~ n/J ,1:,; T~ j ✓.,,,.,✓,i £'!1A!!" 9' Pr-A' &,y.;;,,,1.J c,. • I ' n . I I . ·I -" ~ 7¥9 11 _., ·r. ,r_ -fi''· J A> -.• ·~~J ~ 1 '"-r-·----j ,..:LN~,-~e,,:, ..,.,..~,,n.,,~~ ...... , ,rs"-Cl.~~:&1'•--' ,!. ~, . 'l I . I ' -,__ .... ·--u I I ' "# .... f I I , ... f--,_ ,-. I .. ,. Vt1,1-I wr Jt. -L :'1-i)FT ~;·- ' i • ,, i I ·---1- -.. -··-.. -. ,.._ - , __ ~ UNT:t A!SESSOR .,.R£SIDENTIAL BUILDING RECORD. PARCELJ.l' zfiey J!t :· •·•· •• s,N IE.00 C"f,~_A_l.lfORNIA 11-AOOIIESS ... -• • hF ., 4 1'U :.,,-.,,, A,.&'/_#. '"' -.u, G-o-1~ -, ·, T ~ • • • SHEET. OF ef • a SHEET . 0ESCll/f'TI0N OF BUIL 0/NB t:LMS•M t:OIISTIIUt:TIOII ITllut:TUIIAL EJIUltlOII 11001' .LIIHTI#. Ill COIIOITIQ#I AIID Fl#IIH DETAIL V a,~ L , ,_ '"'""-,,., r,,r,no . ROOIIS FLOORS FINISH TRIii INTERIOR "NISH $..Wton"-"' • •• . -• I ... . ,4 IK.T. " B I 6 ""''•''~ ,,..,. ,,.,,. c.;~ _,,ITRffll!l ·-.... , . •• Hi" ,4 .... , .... ,,.,/M All ~ . 1 .. ~-s~ c-.,. ... , ,..., Fl1' ~• w.JI Uaif /J'-'iff J-ciol &Af.l IZ:,&f. c.,u.-, .. ,,_ lt1t.Holl T:Yn a,;u .s • Ii Do.--,. • ,..,..,, u,· U1• IHSI ,Oll#OATIO# -...... ""''· •• ' . ,_,,.,, Duti . • ,. r:..-" ,,_.JM,, a.6al7r.,so. F· t:.dtol" ... .,. .. ,.,._, ,., • ' nu•111• ... I • .. • """" ... • . Arie• JII" 1-.., , __ , .... 311WIMr -, .... (JiJtJ.,,,.,. • Fltfl.C.wl JIN>,, c-,..,.,,., w,1100•• ,,. ,, .. .,.,., ,,., n1-r,.;,,, ' -~ /111•1.'ttJ. IIINlfllffC,,j/J, lh'-iSNli -l11r Hlh. •Awhl IFk, • Kifek11 ,I "'""'"' L:..111 t,,1oit,led Wolb .S,;,...,., "" w.twr-Soft,w, I -Mflf,r;.i: ,~ " J .. CONSTRUCTION RECORD E,Frc. A•M. N0IHIAL " 11000 RATING (E,G,A.F,P} 8ATH DETAIL /lllr-11 Y'l'Alt ""'" ... Arc6. l'Jlft, c.,,-~ ..,,-' r1N1su I ,._, -.... , . .,. .. C • Alff, Pt.ti flrtn ' , :;::;,; FL ,,._ I.if, ,,_, ,..., ..... •~•u• , , .. -~ i" ' • A J / ., ~ ✓ ?.. . .. , .. " . , . . -"' .,-o .,.,,,z • ., :S-s' -Sl'ECIAL ,EATUIIES la.o.-i Co,u 6ullJ 11, &rr, •. I v,,..,,._ IJ/ind, ~" ""-~ . ' ~.,, ··-... J "• L • ".,.., J C0MPUTATI o• ... ~ ApproiHr a Dot• ~ 7./,..1 /.-d ~ 3--(.,r ,:L• -',J". .. ,.:;; ·r """ .,.. ·~·• -· .. , .... ~~!\ ' ,..,._ I ... , ····, ... , • ~••! ... , ... , CHI ;6 . ,/-/J .. 'I (r. ,,,.. ~-11.;. t"·&D :! ?q. 11,Jtl " •• . /?a I ,i. • ·-,. .. . L f.>s.ol• . _,. .tt..,,,. L., -. ·":'n ,.._ • . , ./-Y •-?20 N-, &"e, ,, •- £,I. 'A,...., .... .UA , ..... -s-,,s . '1G 13< • .-4." /Sc ' I ' • TOTAL. ii', ·'''""' LL?/(~ , ..;. ... ~ NORMAL." •oo~o Q/ V< ,,, ~· . R.t;.Ul.0 . -~ wa. ~ . • • f .. • Carlsbad B■lldlng Permits Listed Ia the $91,778 worth of bulldtn1 altl'r store bulldln1, SllM). permit. luul!d In Jun•. the fol• j C. C. Bryan, Adams near la• lowln1 persona recel•l!d them tar I wood; one ta m 11 y dn'l'■I, construction or l"t'palra: $11.424. A. J. Skulll'y, 2786 Rooll'velt. E. E. Sttllman, m, a..taut; Addition. one family dwellln1., f•n~. $95. m20. Chat. G. Slmpaon, :a,o Elm• Robt A. Anderson, 2805 Elm· wood; frame one famUy dwell- ..,~; carport, 11162. mr. $9485. • H. R. Flnher. 2524 Davia: A.&. Edward s. Joruon, m Chln- dltlon (¥le family d1vl'lllnr. 11000. quapln; frame one family d~ll-t►.,. .. .. ~~.o•.~-·aon,_.. 5257 s_hore Drive~ ';!;,7· ■I ... _ , • . • • :· • . -~I~~ T. ~-;, ••• • t_~·-~lt; " • ,-itr'::. -;;": •;a;;;; ... rra111e ,-~.~ ... ~-'~-!Mn\'1\1. ~o,.· · .. -·· 1)a4fti 1.. flattd, "510 AUTM; It 'nlacher. 5 2 5 ChinquapJn; frame one-tamUy dw•lltn1, Wl188. frame one family dwelllnr, M034. ' B•ll Oil Co., 2739 State St.: E. That'her. 527 Chlnquapln; d()("k, Sl5CIO. frame one family dwelllnr. 9111110 . J. c. Jwran. ~l()() Garf!"ld; TN!no Munoz. 1168 Oak Street: frame iarae•. $720. I l'l'talnlnr wall, 1199. P. eW. Johnaon. 988 Grand; I. F. Blnklt>y, 2501 Davia; frame atorare .Ir patio. II~. I one family d~•pJJlng. $8260. 8. Gare-la. 3221 \1adlson; addl-M. W. Jarvll'. 1175 Hoovf'r; root tlon. onl' family dwt'lllnr. 11624 lovt'r patio, $400. Sldnt'y Fullt'r. J025 Val'4-v; Richard COl'. 3515 RooHVelt; addition, on• family d~·•llln·r. frame 1ara,re. Sl9l0 . ,1620. I J0~,~~,1~ ~;,~r;;~:r._~4• Hwy. I FRANK DE VOL navl,1 P: Baird. 4510 Adama; Tn ADDS" AD • • ~•k•n 1_.•au• •ru1 1h.-t••m I f"r .. 11111, '. I ttlet .......... It Wl'ttt'M1' wUI I Pt••ldeut Juno •p..,..lnte4 '£d. w known •• th• JfaUODal • .,.. dll' Mu:1 •• ptU1.1•n1 cti,alrmao •-.,,.. rw, ri.-w IP"'__. -tll for 1h• nut Wf'ftl OCfJJISiiE BUILDING-··--..r---t fa,.tl I.,, at t) f •;•i.·, car... and. J1nw-a ~ 191 Ctt,yull r•~lln1. l,50) ._w, ptlio. aca I W1!11atn JCnudMn ~ll Moi.itb W. <. t·,lOpf'f. 4!'1 ~1.•h [),r , r., 1r1, ,arpufl. 11.t.O.l ••• 1,rm1t• "1•J>U,,l SlOII I ,,. .. Walkff ">11 .•••ni•h 1'i•\-•• t..flatlllaln, 512 .ot.1u1h !iilran,1. 1 da ,.,,,,-.:n.r ••II ti••• ,..,.,_. •(IJO Al, h11tt.Mt Han.-.:.w-k Otl •laHof1. I.._\ lo. trow,. tonltH'W, H10I mM•ll •lsn S7('l L. F•II IOO t,fo, k ~ lldl i>f tlnlr) H-l ~<a•h 11111. dll\• '" Nfll-.it•"' U "i<lt Mur ,, .. ,,., .,,r1 IIKJ ,.. 1ro1..1.-.. NU'tlU• ,,,, I hHtl1' \I M,, c;in ,u:., ~l)rlb 1..-U Third aP!d ~11.r,,t ~••t ~f'qda addlll,w, 111'.ll IJI._., 8'" rartflt' Van 6 ~"ra&f' 1·0. 2:1• "",-min '9io'e>Ua 61•, ~•o.ltlil, ~1¥1h t lrvrlan'1 111n ~ .,,_l'l'lOffl rommt'H"1al trnUlftna. Edna llrown. lD Mot• atrHt, 11ft.CDl. K. L Arid,..,,. lor·.111K : ,._ct,,,u·,. •CPI) A I" Ktanw-r. .. . j roi,t,a.('lof !Aull n.l1•6'i l):ll) ft,,,,-, SI. I ~PM" l(Q ~),,th Panl\t'. a4d1Uo1' 11"(1) I '•"·.., Ill' W. L.. HaUl-f. Ii$) ~!Jlh Aha I IA'tr HtnW )IM !.ll;~HM drh•. ,. ... .-.U...IBCID ffli6'-rtt"♦ 111.Ul. W, I'""! , I C. A. WNlla. S11 Nmth Ps<lfl<'. ! r., • • n>f\trartftt 11w-acro Yaqtt.a"'• ,..,.,.. YII !-.c,ulh a H SECR Is I Nl!l IIVWt. llp tmprou•nwnta, l t11•S. /!,stone Strnclure Asussmenl for 3900 Gmjidd Srreet APPENDIXB Ownership Information H,stor1c Stmcmre A.,sessmentfor 39(!(! Garfield Street APPENDIXC Maps lltstoric Struc/ure Assessmenlfor 3900 Garfield SJ reel APPENDIXD Preparers' Qualifications Brian F. Smith and.As.sociates, Inc. 2 Apartment Complex (2001), Renaissance Park (2001), and Laurel Bay Apartments (2001 ). 1900 and 1912 Spindrift Drive: An extensive data recovery and mitigation monitoring program at the Spindrift Site, an important prehistoric archaeological habitation site stretching across the La Jolla area. The project resulted in the discovery of over 20,000 artifacts and nearly l 00,000 grams of bulk faunal remains and marine shell, indicating a substantial occupation area (2013-2014). San Diego Airport Development Project: An extensive historic assessment of multiple buildings at the San Diego International Airport and included the preparation of Historic American Buildings Survey documentation to preserve significant elements of the airport prior to demolition (2017-2018). Citrocado Parkway Extension: A still-ongoing project in the city of Escondido to mitigate impacts to on important archaeological occupation site. Various archaeological studies have been conducted by BFSA resulting in the identification of a significant cultural deposit within the project area. Westin Hotel and Timeshare (Grand Pacific Resorts): Data recovery and mitigation monitoring program in the city of Carlsbad consisted of the excavation of 176 one-square-meter archaeological data recovery units which produced thousands of prehistoric artifacts and ecofacts, and resulted in the preservation of a significant prehistoric habitation site. The artifacts recovered from the site presented important new data about the prehistory of the region and Native American occupation in the area (2017). The Everly Subdivision Project: Data recovery and mitigation monitoring program in the city of El Cajon resulted in the identification of a significant prehistoric occupation site from both the Late Prehistoric and Archaic Periods, as well as producing historic artifacts that correspond to the use of the property since 1886. The project produced on unprecedented quantity of artifacts in comparison to the area encompassed by the site, but locked characteristics that typically reflect intense occupation, indicating that the site was used intensively for food processing (2014-2015). Ballpark Village: A mitigation and monitoring program within three city blocks in the East Village area of San Diego resulting in the discovery of a significant historic deposit. Nearly 5,000 historic artifacts and over 500,000 grams of bulk historic building fragments, food waste, and other materials representing an occupation period between 1880 and 1917 were recovered (2015-2017). Archaeology at the Padres Ballpark: Involved the analysis of historic resources within a seven-block area of the "East Village" area of Son Diego, where occupation spanned a period from the l 870s to the 1940s. Over a period of two years, BFSA recovered over 200,000 artifacts and hundreds of pounds of metal, construction debris, unidentified broken glass, and wood. Collectively, the Ballpark Project and the other downtown mitigation and monitoring projects represent the largest historical archaeological program anywhere in the country in the past decade (2000-2007). 4S Ranch Archaeological and Historical Cultural Resources Study: Data recovery program consisted of the excavation of over 2,000 square meters of archaeological deposits that produced over one million artifacts, containing primarily prehistoric materials. The archaeological program at 45 Ranch is the largest archaeological study ever undertaken in the San Diego County area and has produced data that has exceeded expectations regarding the resolution of long-standing research questions and regional prehistoric settlement patterns. Charles H. Brown Site: Attracted international attention to the discovery of evidence of the antiquity of man in North America. Site located in Mission Valley, in the city of San Diego. Del Mar Man Site: Study of the now famous Early Man Site in Del Mar, California, for the San Diego Science Foundation and the San Diego Museum of Man, under the direction of Dr. Spencer Rogers and Dr. James R. Moriarty. 5rian F. Smith and A.ssociates, Inc. ) Old Town State Pqrk Projects: Consulting Historical Archaeologist. Projects completed in the Old Town State Park involved development of individual lots for commercial enterprises. The projects completed in Old Town include Archaeological and Historical Site Assessment for the Great Wall Cafe (1992), Archaeological Study for the Old Town Commercial Project ( 1991 ) , and Cultural Resources Site Survey at the Old San Diego Inn ( 1988). Site W-20, Del Mar, California: A two-year-long investigation of a major prehistoric site in the Del Mar area of the city of San Diego. This research effort documented the earliest practice of religious/ceremonial activities in San Diego County (circa 6,000 years ago), facilitated the projection of major non-material aspects of the La Jolla Complex, and revealed the pattern of civilization at this site over a continuous period of 5,000 years. The report for the investigation included over 600 pages, with nearly 500,000 words of text, illustrations, maps, and photographs documenting this major study. City of San Diego Reclaimed Water Distribution System: A cultural resource study of nearly 400 miles of pipeline in the city and county of San Diego. Master Environmental Assessment Project, City of Poway: Conducted for the City of Poway to produce a complete inventory of all recorded historic and prehistoric properties within the city. The information was used in conjunction with the City's General Plan Update to produce a map matrix of the city showing areas of high, moderate, and low potential for the presence of cultural resources. The effort also included the development of the City's Cultural Resource Guidelines, which were adopted as City policy. Draft of the City of Carlsbad Historical and Archaeological Guidelines: Contracted by the City of Carlsbad to produce the draft of the City's historical and archaeological guidelines for use by the Planning Department of the City. The Mid-Bayfront Project for the City of Chula Vista: Involved a large expanse of undeveloped agricultural land situated between the railroad and San Diego Bay in the northwestern portion of the city. The study included the analysis of some potentially historic features and numerous prehistoric Cultural Resources Survey and Test of Sites Within the Proposed Development of the Audie Murphy Ranch, Riverside County, California: Project manager/director of the investigation of 1,113.4 acres and 43 sites, both prehistoric and historic-included project coordination; direction of field crews; evaluation of sites for significance based on County of Riverside and CEQA guidelines; assessment of cupule, pictograph, and rock shelter sites, co-authoring of cultural resources project report. February-September 2002. Cultural Resources Evaluation of Sites Within the Proposed Development of the Otay Ranch Village 13 Project, San Diego County, California: Project manager/director of the investigation of 1,947 acres and 76 sites, both prehistoric and historic-included project coordination and budgeting; direction of field crews; assessment of sites for significance based on County of San Diego and CEQA guidelines; co- authoring of cultural resources project report. May-November 2002. Cultural Resources Survey for the Remote Video Surveillance Project. El Centro Sector, Imperial County: Project manager/director for a survey of 29 individual sites near the U.S./Mexico Border for proposed video surveillance camera locations associated with the San Diego Border barrier Project-project coordination and budgeting; direction of field crews; site identification and recordation; assessment of potential impacts to cultural resources; meeting and coordinating with U,S. Army Corps of Engineers, U.S, Border Patrol, and other government agencies involved; co-authoring of cultural resources project report. January, February, and July 2002. Cultural Resources Survey and Test of Sites Within the Proposed Development of the Menifee West GPA, Riverside County, California: Project manager/director of the investigation of nine sites, both prehistoric and historic----lncluded project coordination and budgeting; direction of field crews; assessment of sites I'>rian F. Smith and Associates, Inc. + for significance based on County of Riverside and CEQA guidelines; historic research; co-authoring of cultural resources project report. January-March 2002. Cultural Resources Survey and Test of Sites Within the Proposed French Valley Specific Plan/EIR, Riverside County, California: Project manager/director of the investigation of two prehistoric and three historic sites-included project coordination and budgeting; survey of project area; Native American consultation; direction of field crews; assessment of sites for significance based on CEQA guidelines; cultural resources project report in prep. July-August 2000. Cultural Resources Survey and Test of Sites Within the Proposed Development of the Menifee Ranch, Riverside County, California: Project manager/director of the investigation of one prehistoric and five historic sites-included project coordination and budgeting; direction of field crews; feature recordation; historic structure assessments; assessment of sites for significance based on CEQA guidelines; historic research; co-authoring of cultural resources project report. February-June 2000. Salvage Mitigation of a Portion of the San Diego Presidio Identified During Water Pipe Construction for the City of San Diego, California: Project archaeologist/director-included direction of field crews; development and completion of data recovery program; management of artifact collections cataloging and curation; data synthesis and authoring of cultural resources project report in prep. April 2000. Enhanced Cultural Resource Survey and Evaluation for the Tyrian 3 Project, La Jolla, California: Project manager/director of the investigation of a single-dwelling parcel-included project coordination; assessment of parcel for potentially buried cultural deposits; authoring of cultural resources project report. April 2000. Enhanced Cultural Resource Survey and Evaluation for the Lamont 5 Project, Pacific Beach, California: Project manager/director of the investigation of a single-dwelling parcel-included project coordination; assessment of parcel for potentially buried cultural deposits; authoring of cultural resources project report. April 2000. Enhanced Cultural Resource Survey and Evaluation for the Reiss Residence Project, La Jolla, California: Project manager/director of the investigation of a single-dwelling parcel-included project coordination; assessment of parcel for potentially buried cultural deposits; authoring of cultural resources project report. March-April 2000. Salvage Mitigation of a Portion of Site SDM-W-95 (CA-SDl-211 I for the Poinsettia Shores Santalina Development Project and Caltrans, Carlsbad, California: Project archaeologist/ director-included direction of field crews; development and completion of data recovery program; management of artifact collections cataloging and curation; data synthesis and authoring of cultural resources project report in prep. December 1999-January 2000. Survey and Testing of Two Prehistoric Cultural Resources for the Airway Truck Parking Project, Otay Mesa, California: Project archaeologist/director-included direction of field crews; development and completion of testing recovery program; assessment of site for significance based on CEQA guidelines; authoring of cultural resources project report, in prep. December 1999-January 2000. Cultural Resources Phase I and II Investigations for the Tin Can Hill Segment of the Immigration and Naturalization Services Triple Fence Proiect Along the International Border, San Diego County, California: Project manager/director for a survey and testing of a prehistoric quarry site along the border-NRHP eligibility assessment; project coordination and budgeting; direction of field crews; feature recordation; meeting and coordinating with U.S. Army Corps of Engineers; co-authoring of cultural resources project report. December 1999-January 2000. Eirian I. Smith and />.ssociates, Inc. 5 Mitigation of a Prehistoric Cultural Resource for the Westview High School Project for the City of San Diego, California: Project archaeologist/ director-included direction of field crews; development and completion of data recovery program including collection of material for specialized faunal and botanical analyses; assessment of sites for significance based on CEQA guidelines; management of artifact collections cataloging and curation; data synthesis; co-authoring of cultural resources project report, in prep. October 1999-January 2000. Mitigation of a Prehistoric Cultural Resource for the Otay Ranch SPA One West Project for the City of Chula Vista California: Project archaeologist/director-included direction of field crews; development of data recovery program; management of artifact collections cataloging and curation; assessment of site for significance based on CEQA guidelines; data synthesis; authoring of cultural resources project report, in prep. September 1999-January 2000. Monitoring of Grading for the Herschel Pbce Proiect, La Jolla, Caljfomia: Project archaeologist/ monitor- included monitoring of grading activities associated with the development of a single-dwelling parcel. September 1999. Survey and Testing of a Historic Resource for the Osterkamp Development Proiect, Valley Center, California: Project archaeologist/ director-included direction of field crews; development and completion of data recovery program; budget development: assessment of site for significance based on CEQA guidelines; management of artifact collections cataloging and curation; data synthesis; authoring of cultural resources project report. July-August 1999. Survey and Testing of a Prehistoric Cultural Resource for the Proposed College Boulevard Alignment Project, Carlsbad, California: Project manager/director-included direction of field crews; development and completion of testing recovery program; assessment of site for significance based on CEQA guidelines;_ management of artifact collections cataloging and curation; data synthesis; authoring of cultural resources project report, in prep. July-August 1999. Survey and Evaluation of Cultural Resources for the Palomar Christian Conference Center Project, Palomar Mountain, California: Project archaeologist-included direction of field crews; assessment of sites for significance based on CEQA guidelines; management of artifact collections cataloging and curation: data synthesis; authoring of cultural resources project report. July-August 1999. Survey and Evaluation of Cultural Resources at the Village 2 High School Site, Otay Ranch, City of Chula Vista, California: Project manager/director-management of artifact collections cataloging and curation: assessment of site for significance based on CEQA guidelines: data synthesis: authoring of cultural resources project report. July 1999. Cultural Resources Phase I, II, and Ill Investigations for the Immigration and Naturalization Services Triple Fence Project Along the International Border, San Diego County, California: Project manager/director for the survey, testing, and mitigation of sites along border-supervision of multiple field crews, NRHP eligibility assessments, Native American consultation, contribution to Environmental Assessment document, lithic and marine shell analysis. authoring of cultural resources project report. August l 997-January 2000. Phase I, II, and I\ Investigations for the Scripps Poway Parkway East Project, Poway California: Project archaeologist/project director-included recordation and assessment of multicomponent prehistoric and historic sites; direction of Phase II and Ill investigations; direction of laboratory analyses including prehistoric and historic collections; curation of collections; data synthesis; coauthorship of final cultural resources report. February 1994; March-September 1994; September-December 1995. Faunal Analyst, Research Assistant University of California, Santa Cruz Jennifer R.K. Stropes Page Z June 2003-December 2003 Intern assisting in laboratory analysis and cataloging for fauna! remains collected from CA-MNT-234. Analysis included detailed zoological identification and taphonomic analysis of prehistoric marine and terrestrial mammals, birds, and fish inhabiting the greater Monterey Bay region. Archaeological Technician, Office Manager Archaeological Resource Management January Z000-December 2001 Conducted construction monitoring, field survey, excavation, report editing, report production, monitoring coordination and office management. Certifications City of San Diego Certified Archaeological and Paleontological Monitor 40-Hour Hazardous Waste/Emergency Response OSHA 29 CFR 1910.120 (e) Scholarly Works Big Game, Small Game: A Comprehensive Analysis of Fauna! Remains Recovered from CA-SDl-11,521, 2016, Master's thesis on file at St. Cloud University, St Cloud, Minnesota Technical Reports Kraft, Jennifer R. 2012 Cultural Resources Monitoring Report for the Pottery Court Project {TPM 36193) City of Lake Elsinore. Prepared for BRIDGE Housing Corporation. Report on file at the California Eastern Information Center. Kraft, Jennifer R. and Brian F. Smith 2016 Cultural Resources Survey and Archaeological Test Plan for the 1492 K Street Project City of San Diego. Prepared for Trestle Development, LLC. Report on file at the California South Coastal Information Center. 2016 Focused Historic Structure Assessment for the Fredericka Manor Retirement Community City of Chula Vista, San Diego County, California APN 566-240-27. Prepared for Front Porch Communities and Services -Fredericka Manor, LLC. Report on file at the City of Chula Vista Planning Department. 2016 Historic Structure Assessment for 8585 La Mesa Boulevard City of La Mesa, San Diego County, California. APN 494-300-11. Prepared for Silvergate Development. Report on file at the City of La Mesa Planning Department. Jennifer R.K. Stropes Page 3 2016 Phase I Cultural Resource Survey for the 9036 La Jolla Shores Lane Project City of San Diego Project No. 471873 APN 344-030-20. Prepared for Eliza and Stuart Stedman. Report on file at the California South Coastal Information Center. 2016 Phase I Cultural Resources Survey for the Beacon Apartments Project City of San Diego Civic San Diego Development Permit #2016-19 APN 534-210-12. Prepared for Wakeland Housing & Development Corporation. Report on file at the California South Coastal Information Center. 2016 A Phase I Cultural Resources Study for the State/Columbia/Ash/A Block Project San Diego, California. Prepared for Bomel San Diego Equities, LLC. Report on file at the California South Coastal Information Center. 2015 Cultural Resource Monitoring Report for the Sewer and Water Group 6878 Project, City of San Diego. Prepared for Ortiz Corporation. Report on file at the California South Coastal Information Center. 2015 Cultural Resource Testing Results for the Broadway and Pacific Project, City of San Diego. Prepared for BOSA Development California, Inc. Report on file at the California South Coastal Information Center. 2015 Historic Structure Assessment for the StorQuest Project, City of La Mesa, (APN 494-101-14-00). Prepared for Real Estate Development and Entitlement. Report on file at the City of La Mesa. 2015 Mitigation Monitoring Report for the 1905 Spindrift Remodel Project, la Jolla, California. Prepared for Brian Malk and Nancy Heitel. Report on file at the California South Coastal Information Center. 2015 Mitigation Monitoring Report for the Cisterra Sempra Office Tower Project, City of San Diego. Prepared for SDG-Left Field, LLC. Report on file at the California South Coastal Information Center. 2015 Results of a Cultural Resources Testing Program for the 15th and Island Project City of San Diego. Prepared for Lennar Multifamily Communities. Report on file at the City of San Diego Development Services Department. 2014 Cultural Resource Monitoring Report for the Cesar Chavez Community Colfege Project. Prepared for San Diego Community College District. Report on file at the California South Coastal Information Center. 2014 Cultural Resource Monitoring Report for the Grantville Trunk Sewer Project, City of San Diego. Prepared for Cass Construction, Inc. Report on file at the California South Coastal Information Center. 2014 Cultural Resource Monitoring Report for the Pacific Beach Row Homes Project, San Diego, California. Prepared for Armstrong Builders, Inc. Report on file at the California South Coastal Information Center. 2014 Cultural Resource Monitoring Report for the Sewer and Water Group 761 Project, City of San Diego. Prepared for Burtech Pipeline. Report on file at the California South Coastal Information Center. 2014 Cultural Resource Monitoring Report for the Sewer and Water Graup 770 Project (Part of Group Jennifer R.K. Stropes Page 4 3014), City of San Diego. Prepared for Ortiz Corporation. Report on file at the California South Coastal Information Center. 2014 Historic Structure Assessment, 11950 El Hermano Road, Riverside County. Prepared for Forestar Toscana, LLC. Report on file at the California Eastern Information Center. 2014 Historic Structure Assessment, 161 West San Ysidro Boulevard, San Diego, California (Project No. 342196; APN 666-030-09). Prepared for Blue Key Realty. Report on file at the California South Coastal Information Center. 2014 Historic Structure Assessment for 8055 La Mesa Boulevard, City of La Mesa (APN 470-582-11-00). Prepared for Lee Machado. Report on file at the City of La Mesa. 2014 Historic Structure Inventory and Assessment Program for the Watson Corporate Center, San Bernardino County, California. Prepared for Watson Land Company. Report on file at the San Bernardino Archaeological Information Center. 2014 Mitigation Monitoring Report for the Celadon (9th and Broadway) Project. Prepared for BRIDGE Housing Corporation. Report on file at the California South Coastal Information Center. 2014 Mitigation Monitoring Report for the Comm 22 Project, City of San Diego. Prepared for BRIDGE Housing Corporation. Report on file at the California South Coastal Information Center. 2014 Mitigation Monitoring Report for the Pinnacle 15th & Island Project, City of San Diego. Prepared for Pinnacle International Development, Inc. Report on file at the California South Coastal Information Center. 2014 Phase 1 Cultural Resource Study for the Altman Residence Project, 9696 La Jolla Farms Road, La Jolla, California 92037. Prepared for Steve Altman. Report on file at the California South Coastal Information Center. 2013 Cultural Resource Monitoring Report for the Alvarado Trunk Sewer Phase 111 Project, City of San Diego. Prepared for Ortiz Corporation General Engineering Contractors. Report on file at the California South Coastal Information Center. 2013 Cultural Resource Monitoring Report for the Alvarado Trunk Sewer Phase 11IA Project, City of San Diego. Prepared for TC Construction, Inc. Report on file at the California South Coastal Information Center. 2013 Cultural Resource Monitoring Report for the F Street Emergency Water Main Replacement Project, City of San Diego. Prepared for Orion Construction. Report on file at the California South Coastal Information Center. 2013 Cultural Resource Monitoring Report for the Harbor Drive Trunk Sewer Project, City of San Diego. Prepared for Burtech Pipeline. Report on file at the California South Coastal Information Center. 2013 Cultural Resource Monitoring Report for the Old Town Community Church Project, 2444 Congress Street, San Diego, California 92110. Prepared for Soltek Pacific, Inc. Report on file at the California South Coastal Information Center. 2013 Historic Structure Assessment, 2603 Dove Street, San Diego, California (APN) 452-674-32). Jennifer R.K. Stropes Page 5 Prepared for Barzal and Scotti Real Estate Corporation. Report on file at the California South Coastal Information Center. 2013 Historic Structure Assessment at the Western Christian School, 3105 Padua Avenue, Claremont, California 91711 (APN 8671-005-053). Prepared for Western Christian School. Report on file at the City of Claremont. 2013 Mitigation Monitoring Report for the 7th and F Street Parking Project, City of San Diego. Prepared for DZ! Construction. Report on file at the California South Coastal Information Center. 2013 Mitigation Monitoring Report for the 1919 Spindrift Drive Project. Prepared for V.J. and Uma Joshi. Report on file at the California South Coastal Information Center. Smith, Brian F. and Jennifer R. Kraft 2016 Historical Resource Research Report for the 2314 Rue Adriane Building, San Diego, California Project No. 460562. Prepared for the Brown Studio. Report on file at the City of San Diego Development Services Department. 2016 Historical Resource Research Report for the 4921 Voltaire Street Building, San Diego, California Project No. 471161. Prepared for Sean Gogarty. Report on file at the City of San Diego Development Services Department. 2016 Historical Resource Research Report for the 5147 Hilltop Drive Building, San Diego, California Project No. 451707. Prepared for JORGA Home Design. Report on file at the City of San Diego Development Services Department. 2016 Historical Resource Research Report for the Midway Drive Postal Service Processing and Distribution Center 2535 Midway Drive San Diego, California 92138 Project No. 507152. Prepared for Steelwave, LLC. Report on file at the City of San Diego Development Services Department. 2016 Historic Resource Technical Report for 9036 La Jolla Shores Lane La Jolla, California Project No. 471873. Prepared for Eliza and Stuart Stedman. Report on file at the City of San Diego Development Services Department. 2015 Cultural Resource Mitigation Monitoring Program for the Urban Discovery Academy Project. Prepared for Davis Reed Construction, Inc. Report on file at the City of San Diego Development Services Department. 2015 Cultural Resource Survey and Archaeological Test Plan for the 520 West Ash Street Project, City of San Diego. Prepared for Lennar Multifamily Communities. Report on file at the City of San Diego Development Services Department. 2015 Cultural Resource Survey and Archaeological Test Plan for the 1919 Pacific Highway Project City of San Diego City Preliminary Review PTS #451689 Grading and Shoring PTS #465292. Prepared for Wood Partners. Report on file at the City of San Diego Development Services Department. 2015 Historical Resource Research Report for 16929 West Bernardo Drive, San Diego, California. Prepared for Rancho Bernardo LHP, LLC. Report on file at the City of San Diego Development Services Department. 2015 Historical Resource Research Report for the 2002-2004 El Cajon Boulevard Building, San Diego, Jennifer R.K. Stropes Page 6 California 92014. Prepared for T.R. Hale, LLC. Report on file at the California South Coastal Information Center. 2015 Historical Resource Research Report for the 4319-4321 Florida Street Building, San Diego, California 92104. Prepared for T.R Hale, LLC. Report on file at the California South Coastal Information Center. 2015 Historic Resource Technical Report for 726 Jersey Court San Diego, California Project No. 455127. Prepared for Chad Irwin. Report on file at the California South Coastal Information Center. 2015 Islenair Historic Sidewalk Stamp Program for Sewer and Water Group 3014, City of San Diego. Prepared for Ortiz Corporation. Report on file at the California South Coastal Information Center. 2014 Historical Resource Research Report for 2850 Sixth Avenue, San Diego, California (Project No. 392445). Prepared for Zephyr Partners -RE, LLC. Report on file at the City of San Diego Development Services Department. Smith, Brian F., Tracy A. Stropes, Tracy M. Buday, and Jennifer R Kraft 2015 Mitigation Monitoring and Reporting Program for the 1900 Spindrift Drive -Cabana and Landscape Improvements Project, La Jolla, California. Prepared for Darwin Deason. Report on file at the California South Coastal Information Center. 2015 Mitigation Monitoring and Reporting Program for the 1912 Spindrift Drive -Landscape Improvements Project, La Jolla, California. Prepared for Darwin Deason. Report on file at the California South Coastal Information Center. Stropes, J.R.K. and Brian F. Smith 2020 Historical Resource Research Report for the 4143 Park Boulevard Building, San Diego, California 92103. Prepared for Bernardini Investments, LLC. Report on file at the City of San Diego. 2020 Historical Resource Research Report for the 6375 Avenida Cresta Building, San Diego, California 92037. Prepared for Jeffrey and Anne Blackburn. Report on file at the City of San Diego. 2019 Mitigation Monitoring Report for the 915 Grape Street Project, City of San Diego. Prepared for Bayview SD, LLC. Report on file at the City of San Diego Development Services Department. 2019 Cultural Resources Survey Report for the Grove Residences Project, Rancho Santa Fe, San Diego County, California. Prepared for Beach City Builders, Inc. Report on file at the County of San Diego. 2019 Historical Resource Analysis Report for the 169 and 171 Fifth Avenue Buildings, City of Chula Vista, San Diego County, California. Prepared for Turner Impact Capital. Report on file at the City of Chula Vista. 2019 Historic Structure Assessment for the 1409 South El Camino Real Building, San Clemente, California. Prepared for Shoreline Dental Studio. Report on file at the City of San Clemente. 2019 Historical Resource Research Report for the 212 West Hawthorn Street Building, San Diego, California 92101. Prepared for Jacob Schwartz. Report on file at the City of San Diego. Jennifer R.K. Stropes Page 7 2019 Historical Resource Research Report for the 1142-1142 ½ Prospect Street Building, San Diego, California 92037. Prepared for LLJ Ventures. Report on file at the City of San Diego. 2019 Historical Resource Research Report for the 3000-3016 University Avenue/3901-3915 30th Street Building, San Diego, California 92037. Prepared for Cirque Hospitality, Report on file at the City of San Diego. 2019 Historic Structure Assessment for the 125 Mozart Avenue Building, Cardiff, California. Prepared for Brett Farrow. Report on file at the City of Encinitas. 2019 Cultural Resources Study for the Fontana Santa Ana Industrial Center Project, City of Fontana, San Bernardino County, California. Prepared for T&B Planning, Inc. Report on file at the California South Central Coastal Information Center. 2019 Historical Resource Technical Report for 817-821 Coast Boulevard South, La Jolla, California. Prepared for Design Line Interiors. Report on file at the City of San Diego. 2019 Historical Resource Research Report for the 3829 Texas Street Building, San Diego, California 92014. Prepared for Blue Centurion Homes. Report on file at the California South Coastal Information Center. 2018 Historical Resource Research Report for the 3925-3927 Illinois Street Building, San Diego, California 92104. Prepared for Park Pacifica, LLC. Report on file at the City of San Diego. Contributing Author/ Analyst 2015 Fauna! Analysis and Report Section for Cultural Resource Data Recovery and Mitigation Monitoring Program for Site SDl-10,237 Locus F, Everly Subdivision Project, El Cajon, California by Tracy A. Stropes and Brian F. Smith. Prepared for Shea Homes. Report on file at the California South Coastal Information Center. 2011 Fauna! Analysis and Report Section for A Cultural Resource Data Recovery Program for SDl-4606 Locus B for St. Gabriel's Catholic Church, Poway, California by Brian F. Smith and Tracy A. Stropes. Prepared for St. Gabriel's Catholic Church. Report on file at the California South Coastal Information Center. 2010 Fauna! Analysis and Report Section for An Archaeological Study for the 1912 Spindrift Drive Project, La Jolla, California by Brian F. Smith and Tracy A. Stropes. Prepared for Island Architects. Report on file at the California South Coastal Information Center. 2010 Fauna! Analysis and Report Section for Results of a Cultural Mitigation and Monitoring Program for Robertson Ranch: Archaic and Late Prehistoric Camps near the Agua Hedionda Lagoon by Brian F. Smith. Prepared for McMillan Land Development. Report on file at the California South Coastal Information Center. 2009 Fauna! Identification for "An Earlier Extirpation of Fur Seals in the Monterey Bay Region: Recent Findings and Social Implications" by Diane Gifford-Gonzalez and Charlotte K. Sunseri. Proceedings of the Society for California Archaeology, Vol. 21, 2009