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Home My WebLink AboutSDP 2023-0025; GRAND HOPE MEDICAL OFFICE; HISTORICAL ANALYSIS; 2023-06-01 Historical Analysis 2879-2885 Hope Avenue in Carlsbad, California Prepared For: Kirk Moeller Architects, Inc. 2888 Loker Avenue East, Suite 220 Carlsbad, California 92010 Prepared By: South Environmental LLC 2061 N. Los Robles Avenue., Ste. 205 Pasadena, California 91104 Marlena Krcelich, BA and Sarah Corder, MFA June 2023 Historical Analysis 2879-2885 Hope Avenue i June 2023 Table of Contents Executive Summary ........................................................................................................................................................ 1 1 Introduction ............................................................................................................................................................. 2 Project Description ....................................................................................................................................... 2 Project Location ............................................................................................................................................. 2 Regulatory Framework ................................................................................................................................ 5 2 Background Research ........................................................................................................................................ 10 City of Carlsbad Historic Resources Inventory ................................................................................ 10 City of Carlsbad Public Records Access Online .............................................................................. 10 San Diego County Assessor/Recorder/Clerk ................................................................................... 10 Georgina Cole Library .............................................................................................................................. 10 Carlsbad Historical Society ..................................................................................................................... 11 Historical Newspaper Review ................................................................................................................ 11 Sanborn Fire Insurance Maps ................................................................................................................ 11 Historical Aerial Photographs ............................................................................................................... 11 3 Historic Context ................................................................................................................................................... 12 City of Carlsbad .......................................................................................................................................... 12 Property History ......................................................................................................................................... 17 Architectural Style ...................................................................................................................................... 20 4 Property Survey ................................................................................................................................................... 22 5 Significance Evaluation ..................................................................................................................................... 23 2879-2885 Hope Avenue ........................................................................................................................ 23 6 Findings .................................................................................................................................................................. 32 7 References ............................................................................................................................................................. 33 1.1 1.2 1.3 2.1 2.2 2.3 2.4 2.5 2.6 2.7 2.8 3.1 3.2 3.3 5.1 ■ Historical Analysis 2879-2885 Hope Avenue ii June 2023 Figures Figure 1. Project Location ............................................................................................................................................ 3 Figure 2. Project Site Detail ......................................................................................................................................... 4 Tables Table 1. Owners/Occupants 2879-2885 Hope Ave ......................................................................................... 19 Exhibits Exhibit 1. 1956 aerial photograph of 2879-2885 Hope Avenue (UCSB 2023)....................................... 18 Exhibit 2. Overview of east elevation, facing southwest................................................................................ 24 Exhibit 3. Overview of parking area, facing southwest. ................................................................................. 25 Exhibit 4. Overview of north elevation, facing south. ..................................................................................... 25 Exhibit 5. Overview of south elevation with second sign in foreground, facing northwest. ........... 26 Exhibit 6. Partial view of west elevation, facing northwest. .......................................................................... 27 Appendices Appendix A: Resumes Appendix B: DPR Form Set ■ Historical Analysis 2879-2885 Hope Avenue 1 June 2023 Executive Summary South Environmental was retained by Kirk Moeller Architects to prepare an historical analysis for the 2879-2885 Hope Avenue, located in the City of Carlsbad, San Diego County, California (project). This analysis includes the results of an intensive-level pedestrian survey of the project site by a qualified architectural historian; building development and archival research; and recordation and evaluation of one property for historical significance in consideration of California Register of Historical Resources (CRHR) and City of Carlsbad historic resources inventory (HRI) designation criteria and integrity requirements. This report was prepared in conformance with California Environmental Quality Act (CEQA) Guidelines § 15064.5 for historical resources and all City requirements. As a result of the property significance evaluation, 2879-2885 Hope Avenue (subject property) is not eligible for designation in the , CRHR or the City’s HRI Therefore, the property is not considered a historical resource per CEQA Guidelines § 15064.5. Historical Analysis 2879-2885 Hope Avenue 2 June 2023 1 Introduction South Environmental was retained by Kirk Moeller Architects to prepare an historical analysis for the 2879-2885 Hope Avenue, located in the City of Carlsbad, San Diego County, California (project). This analysis includes the results of an intensive-level pedestrian survey of the project site by a qualified architectural historian; building development and archival research; and recordation and evaluation of one property for historical significance in consideration of California Register of Historical Resources (CRHR) and City of Carlsbad historic resources inventory (HRI) designation criteria and integrity requirements. This report was prepared in conformance with California Environmental Quality Act (CEQA) Guidelines § 15064.5 for historical resources and all City requirements. This report was prepared by South Environmental Architectural Historian Marlena Krcelich, BA with Quality/Assurance/Quality Control provided by Principal Architectural Historian Sarah Corder, MFA, both of whom meet the Secretary of the Interior’s Professional Qualification Standards for History and Architectural History. Resumes for Ms. Krcelich and Ms. Corder are provided in Appendix A. Project Description The project proposes demolishing the existing one-story commercial building and constructing a two-story, three-unit medical office building with a lobby and an integrated parking area. The new construction will have a total of 7,177 square feet of gross floor area, excluding the garage. Project Location The project site is located at 2879-2885 Hope Avenue on Assessor’s Parcel Number (APN) 203- 202-13-00 in the City of Carlsbad, San Diego County, California (Figure 1). The project site is located on the northwest corner at the intersection of Hope and Grand Avenues (Figure 2). 1.1 1.2 ■ Source: ESRI USA Topo Maps and World Topo Map 2023 Figure 1. Project Location Map 0 2,0001,000 Feet Project Location is within Carlsbad, California, in San Diego County on the USGS San Luis Rey 7.5-minute quadrangle map in Section 06of Township 12 South and Range 04 West Center Coordinate (Decimal Degrees):Latitude: 33.1635125N Longitude: -117.3454110W Scale: 1:24,000Project Site 2879-2885 Hope Avenue Project N A Figure 2. Project Site Detail 0 8040 Feet Scale: 1:800 2879-2885 Hope Avenue ProjectSource: Bing Aerial Imagery 2023 2879-2885 Hope Avenue N A Historical Analysis 2879-2885 Hope Avenue 5 June 2023 Regulatory Framework 1.3.1 State California Register of Historical Resources In California, the term “historical resource” includes but is not limited to “any object, building, structure, site, area, place, record, or manuscript which is historically or archaeologically significant, or is significant in the architectural, engineering, scientific, economic, agricultural, educational, social, political, military, or cultural annals of California” (California Public Resources Code Section 5020.1(j)). In 1992, the California legislature established the CRHR “to be used by state and local agencies, private groups, and citizens to identify the state’s historical resources and to indicate what properties are to be protected, to the extent prudent and feasible, from substantial adverse change” (California Public Resources Code Section 5024.1(a)). The criteria for listing resources on the CRHR were expressly developed to be in accordance with previously established criteria developed for listing in the National Register of Historic Places (NRHP), enumerated below. According to California Public Resources Code Section 5024.1(c)(1–4), a resource is considered historically significant if it (i) retains “substantial integrity,” and (ii) meets at least one of the following criteria: (1) Is associated with events that have made a significant contribution to the broad patterns of California’s history and cultural heritage. (2) Is associated with the lives of persons important in our past. (3) 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. (4) Has yielded, or may be likely to yield, information important in prehistory or history. In order to understand the historic importance of a resource, sufficient time must have passed to obtain a scholarly perspective on the events or individuals associated with the resource. A resource less than 50 years old may be considered for listing in the CRHR if it can be demonstrated that sufficient time has passed to understand its historical importance (see 14 CCR 4852(d)(2)). The CRHR protects cultural resources by requiring evaluations of the significance of prehistoric and historic resources. The criteria for the CRHR are nearly identical to those for the NRHP, and properties listed or formally designated as eligible for listing in the NRHP are automatically listed in the CRHR, as are the state landmarks and points of interest. The CRHR also includes properties designated under local ordinances or identified through local historical resource surveys. 1.3 ■ Historical Analysis 2879-2885 Hope Avenue 6 June 2023 California Environmental Quality Act As described further below, the following CEQA statutes and CEQA Guidelines are of relevance to the analysis of archaeological, historic, and tribal cultural resources: • California Public Resources Code Section 21083.2(g) defines “unique archaeological resource.” • California Public Resources Code Section 21084.1 and CEQA Guidelines Section 15064.5(a) define “historical resources.” In addition, CEQA Guidelines Section 15064.5(b) defines the phrase “substantial adverse change in the significance of an historical resource.” It also defines the circumstances when a project would materially impair the significance of an historical resource. • California Public Resources Code Section 21074(a) defines “tribal cultural resources.” • California Public Resources Code Section 5097.98 and CEQA Guidelines Section 15064.5(e) set forth standards and steps to be employed following the accidental discovery of human remains in any location other than a dedicated ceremony. • California Public Resources Code Sections 21083.2(b)-(c) and CEQA Guidelines Section 15126.4 provide information regarding the mitigation framework for archaeological and historic resources, including examples of preservation-in-place mitigation measures; preservation-in-place is the preferred manner of mitigating impacts to significant archaeological sites because it maintains the relationship between artifacts and the archaeological context and may also help avoid conflict with religious or cultural values of groups associated with the archaeological site(s). More specifically, under CEQA, a project may have a significant effect on the environment if it may cause “a substantial adverse change in the significance of an historical resource” (California Public Resources Code Section 21084.1; CEQA Guidelines Section 15064.5(b).) If a site is either listed or eligible for listing in the CRHR, or if it is included in a local register of historic resources or identified as significant in a historical resources survey (meeting the requirements of California Public Resources Code Section 5024.1(q)), it is a “historical resource” and is presumed to be historically or culturally significant for purposes of CEQA (California Public Resources Code Section 21084.1; CEQA Guidelines Section 15064.5(a)). The lead agency is not precluded from determining that a resource is a historical resource even if it does not fall within this presumption (California Public Resources Code Section 21084.1; CEQA Guidelines Section 15064.5(a)). A “substantial adverse change in the significance of an historical resource” reflecting a significant effect under CEQA means “physical demolition, destruction, relocation, or alteration of the resource or its immediate surroundings such that the significance of an historical resource would be materially impaired” (CEQA Guidelines Section 15064.5(b)(1); California Public Resources Code Historical Analysis 2879-2885 Hope Avenue 7 June 2023 Section 5020.1(q)). In turn, CEQA Guidelines section 15064.5(b)(2) states the significance of an historical resource is materially impaired when a project: 1. Demolishes or materially alters in an adverse manner those physical characteristics of an historical resource that convey its historical significance and that justify its inclusion in, or eligibility for, inclusion in the California Register of Historical Resources; or 2. Demolishes or materially alters in an adverse manner those physical characteristics that account for its inclusion in a local register of historical resources pursuant to section 5020.1(k) of the Public Resources Code or its identification in an historical resources survey meeting the requirements of section 5024.1(g) of the Public Resources Code, unless the public agency reviewing the effects of the project establishes by a preponderance of evidence that the resource is not historically or culturally significant; or 3. Demolishes or materially alters in an adverse manner those physical characteristics of a historical resource that convey its historical significance and that justify its eligibility for inclusion in the California Register of Historical Resources as determined by a lead agency for purposes of CEQA. Pursuant to these sections, the CEQA inquiry begins with evaluating whether a project site contains any “historical resources,” then evaluates whether that project will cause a substantial adverse change in the significance of a historical resource such that the resource’s historical significance is materially impaired. 1.3.2 Local City of Carlsbad Municipal Code Title 22 Historic Preservation; Chapter 22.02 General Regulation and Administration It is the intent and purpose of this title to: A. Effect and accomplish the protection, enhancement and perpetuation of historic resources that represent or reflect elements of the city’s cultural, social, economic, political and architectural history; B. Safeguard the city’s historic heritage by encouraging preservation of its historic resources; C. Stabilize and improve property values; D. Foster civic pride in the character and accomplishments of the past; ■ Historical Analysis 2879-2885 Hope Avenue 8 June 2023 E. Protect and enhance the city’s historic attractions for residents, tourists and visitors and serve as a support and stimulus to business and industry; F. Strengthen the economy of the city; G. Promote the use of historic districts and landmarks for the education, pleasure and welfare of the people of the city. Chapter 22.06 Historic Resources, Historic Landmarks and Historic Districts 22.06.020 Criteria for historic resources inventory A historic resource may be considered and approved by council for inclusion in the historic resources inventory based on one or more of the following: A. It exemplifies or reflects special elements of the city’s cultural, social, economic, political, aesthetic, engineering or architectural history; or B. It is identified with persons or events significant in local, state or national history; or 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 architect; or D. It is an archaeological, paleontological, botanical, geological, topographical, ecological or geographical site which has the potential of yielding information of scientific value; or E. It is a geographically definable area with a concentration of buildings, structures, improvements, or objects linked historically through location, design, setting, materials, workmanship, feeling and/or association, in which the collective value of the improvements may be greater than the value of each individual improvement. (Ord. NS-433 § 3, 1997; Ord. NS-141 § 5, 1991; Ord. 9776 § 1, 1985). Arts, History, Culture, and Education Element of the General Plan The Arts, History, Culture, and Education Element of the City’s General Plan recognizes that an aesthetic environment and connections to culture and education are essential characteristics of a community that values its quality of life and wishes to be seen by its residents, neighbors and visitors as an attractive and desirable place, addressing the needs of the human spirit. This element is intended to enhance availability and accessibility of the arts for all residents, preservation of the important historic and cultural elements that make Carlsbad unique, and educational opportunities for lifelong learning. ■ Historical Analysis 2879-2885 Hope Avenue 9 June 2023 The following goal and policies regard the protection of historic resources in the City of Carlsbad: Goals • 7-G.1. Recognize, protect, preserve, and enhance the city’s diverse heritage. • 7-G.2. Make Carlsbad’s history more visible and accessible to residents and visitors. Policies • 7-P.1. Prepare an updated inventory of historic resources in Carlsbad, with recommendations for specific properties and districts to be designated in national, state, and local registries, if determined appropriate and with agreement of the property owners. • 7-P.2. Encourage the use of regional, state and federal programs that promote cultural preservation to upgrade and redevelop properties with historic or cultural value. Consider becoming a participant in the Mills Act tax incentive program. • 7-P.3. Formalize a program of historical markers/plaques at resources in state and national registers or of local importance. • 7-P.4. Promote community education of historic resources, integration and celebration of such resources as part of community events: a. Enhance the community’s recognition that objects of historic importance increase both fiscal and community value. b. Promote the use of historic resources for the education, pleasure and welfare of the people of the city. Cooperate with historic societies, schools, libraries, parks and community members to stimulate public interest in historic preservation. c. Maintain historical reference materials on file at the Carlsbad City Library. • 7-P.5. Encourage the rehabilitation of qualified historic structures through application of the California Historical Building Code. • 7-P.6. Ensure compliance with the City of Carlsbad Cultural Resource Guidelines to avoid or substantially reduce impacts to historic structures listed or eligible to be listed in the National Register of Historic Places or the California Register of Historical Resources. Historical Analysis 2879-2885 Hope Avenue 10 June 2023 2 Background Research The following provides an overview of all background research completed on 2879-2885 Hope Avenue (hereinafter referred to as the subject property) to understand its development history: City of Carlsbad Historic Resources Inventory In 1990, Roth and Associates completed a survey of buildings with potential historic significance in Carlsbad. This survey was adopted by City Council as the HRI in 1991. In 1993, the City Council “deleted” the HRI and stipulated inclusion on any historic listing be voluntary (City Council Resolution 93-151). The HRI has been retained in the Library’s Carlsbad History Collection. The subject property was not identified in the survey. City of Carlsbad Public Records Access Online All available building permits were reviewed and downloaded via the City’s online building permit viewer. Both the street address and APN were utilized in the records search. Information obtained from this source was incorporated into the historic context and construction history of the subject property. San Diego County Assessor/Recorder/Clerk All available records on file with the County of San Diego Assessor/Recorder/Clerk were reviewed via the County’s online Official Records Search. Information obtained from this source was incorporated into the historic context and construction history of the subject property. Georgina Cole Library South Environmental visited the Georgina Cole Library in Carlsbad on June 10, 2023, to review the City directories and other information relevant to the subject property and history of Carlsbad. Items in this collection include photographs, newspapers, yearbooks, maps, and manuscripts. On June 19, 2023, South Environmental also received follow up email communication from the Georgina Cole Library Librarian that provided additional information about the date of construction for the subject property and early occupants. All information obtained from the Georgina Cole Library was used in the preparation of the historic context. 2.1 2.2 2.3 2.4 ■ Historical Analysis 2879-2885 Hope Avenue 11 June 2023 Carlsbad Historical Society Architectural Historian Marlena Krcelich, BA, visited the Carlsbad Historical Society on June 10, 2023. No information was found regarding the subject property or its owners/occupants. In addition, the Carlsbad Historical Society website contains a number of useful sources including maps, photographs, and articles pertaining to the history of Carlsbad and its commercial and residential development. Information obtained from this source was incorporated into the historic context and construction history of the subject property. Historical Newspaper Review Historical newspapers for San Diego covering the development of Carlsbad were reviewed to understand the progressive development of the subject property and the surrounding area. Information obtained from this source was incorporated into the historic context. Sanborn Fire Insurance Maps Sanborn Fire Insurance Maps of Carlsbad are available for the years 1925 and 1929, however, the subject property is out of range of the surveyed area and therefore is not represented on either map. Information obtained from this source was incorporated into the historic context. Historical Aerial Photographs A review of historical aerial photographs was conducted to better understand the history of the subject property and surrounding neighborhood’s development history. Aerial photographs were available from the following years: 1938, 1947, 1953, 1964, 1967, 1978, 1980-1991, 1993-2000, 2002, 2003, 2005, 2009, 2010, 2012, 2014, 2016, 2018, and 2020 (NETR 2021); and 1932, 1947, 1956, 1963, 1980, 1994, and 2001 (UCSB 2023). The earliest available aerial photograph of the subject property is from 1932. See Property History (Section 3.2). 2.5 2.6 2.7 2.8 ■ Historical Analysis 2879-2885 Hope Avenue 12 June 2023 3 Historic Context City of Carlsbad 3.1.1 Early Carlsbad (1769-1900) In 1769, Don Gaspar de Portola and Fr. Juan Crespi passed through the area that is now Carlsbad. By 1798, Fr. Fermin de Lasuen established the Mission San Luis Rey de Francia in the present-day neighborhood of San Luis Rey in the City of Oceanside. Land to the south of the Mission was used as ranchland that was farmed by the missionaries as well as Native American laborers who had been displaced under Spanish rule and force to convert to Christianity (Sprague-Bentley 2009; Engelhardt 1927). Following the end of the Spanish period in 1822, Juan María Romulado Marrón was granted Rancho San Francisco (or what would later be known as Rancho Agua Hedionda) by the Mexican Government. Following his death in 1853, the rancho stayed with his family until it was purchased by Francis J. Hinton. After Hinton’s passing in 1870, a large portion of the rancho was purchased by the Robert Kelly family, who granted a coastal right-of-way to the Southern California Railway in 1880. The northernmost and most fertile portion of the Rancho known as La Rinconada de Buena Vista remained with the Marrón family (Sprague-Bentley 2009). In the 1880s, mineral and artesian water wells were discovered on land northwest of Rancho Agua Hedionda owned by John Frazier. These wells were said to be equal to those found in the famed spa town of Karlovy Vary (or Karlsbad in German) in the Czech Republic region of Bohemia. By 1887 the new town name of Carlsbad had taken hold and the Carlsbad Land and Mineral Water Company was formed and contributed $50,000 to build the Carlsbad Hotel shortly thereafter. The company also set to work laying out the town grid, which originally included numbered streets running east-to-west, as well as several small homes (Gutierrez 2002). The mineral water and hotel drew tourists to the region through the end of 19th Century. Six years after Robert Kelly’s passing in 1890, Rancho Agua Hedionda was divided amongst his nieces and nephews, as Kelly had no children of his own (Sprague-Bentley 2009). Between 1892 and 1896, the Rancho was held in common except for a section in the northwest which was owned by a Mr. Thorpe (Gutierrez 2002). During the drought years of the 1890s, Mr. Thorpe’s portion was sold to the Thum Brothers of Grand Rapids, Michigan. O & W Thum were “wealthy capitalists” known for manufacturing “Tanglefoot” fly paper and with large real estate holdings in both Carlsbad and El Cajon, showing on maps as “Thum Lands” (Escondido Times 1907a; Gutierrez 2002). 3.1 ■ Historical Analysis 2879-2885 Hope Avenue 13 June 2023 The next 20 years in Carlsbad was a period of slow to no growth stemming from an economically crushing drought. Many families left Carlsbad during this period, with farming options limited to dry farming of beans, corn, and hay. Those that stayed were able to get some water from small artesian wells they dug themselves or from nearby streams. 3.1.2 Early Residential Development (1900-1925) The South Coast Land Company was established by a group of investors who were eager to subdivide and sell land within the Rancho that they had obtained from Carlsbad Land and Mineral Water Company (Orton 1994). On March 14, 1906, a deed was filed with the County Recorder in which Fletcher-Salmons Investment Company conveyed nearly 10,000-acres between Leucadia and Oceanside to the South Coast Land Company. “Included in the holdings is the entire townsite of Leucadia, and parts of Eatonville, Merle, Carlsbad, South Oceanside and considerable property in Oceanside itself.” The Company had been quietly acquiring land along the coast in coordination with the future plans of railway magnate H.E. Huntington (Times-Advocate 1906). In 1906, Gerhard Schutte sold his residence on Carlsbad Boulevard to the Company, who used it as housing for their employees (Gutierrez 2002). By 1907, the company had acquired all of Del Mar, most of Oceanside, and all of Carlsbad and Leucadia, just in time for the arrival of H.E. Huntington’s Pacific Electric Railway, which proposed construction of a line from Del Mar to Los Angeles within one year (Escondido Times 1907b). In 1915, the South Coast Land Company acquired an additional 2,000 acres from the estate of Hiram Tubbs and the F&W Thum Company, which included one and-a-half miles (or 900-acres) of oceanfront property in Carlsbad (Times-Advocate 1915a). Shortly thereafter, the company ordered over 50,000 lemon trees for planting in the new tract. Most critically to their success was the company’s ability to pipe water to the tract via its pumping plant in South Oceanside (Times- Advocate 1915b) through an arrangement with the City of Oceanside that gave the Company rights to 200 inches of San Luis Rey diversion water (Times-Advocate 1920a). With water infrastructure in place, the company hired Louis Leonhard to work as the sale agent for their property in Carlsbad (Times-Advocate 1920b) and advertisements for Carlsbad By the Sea “The Wonderland” began to pop up in local newspapers, enticing prospective buyers with amazing weather that produced peas that “never freeze,” fertile soil, and “frostless irrigated lands” at $600 per acre including one share of stock in the Oceanside Mutual Water Company (Times- Advocate 1920c). After receiving a significant number of inquiries from prospective buyers who were seeking irrigated lots with a home already built, the South Coast Land Company pivoted to selling land with newly constructed homes throughout their Carlsbad land holdings. The plan was to select 5, 10, and 20-acre tracts “offering the most ideal homesite” and to construct different style houses on each tract. “Plans for several styles of bungalows of from five to seven rooms are now being prepared by a firm of Los Angeles architects” (Times-Advocate 1920d). Historical Analysis 2879-2885 Hope Avenue 14 June 2023 Following the start of the Mexican Revolution in 1910, a large number of Mexican immigrants also settled in Carlsbad at this time, with many employed in the railroad industry, as laborers in the fields, or as tradesmen. The earliest Mexican settlers purchased land in the area near Walnut Avenue and present-day Roosevelt Street into the 1920s in what would become known as Barrio Carlsbad (also known as Barrio Carlos). Pablo Ramirez was one of the first to arrive in 1918, building a house at the southwest corner of Walnut Avenue and Second Street (now Garfield Street) that is still standing today. Another early arriver was Pablo Trejo, who purchased five lots on the northwest corner, constructed two houses, a garage, and a market (Orton 1987). The market Trejo set up on his land became an informal neighborhood gathering place. Small houses were soon developed in the area and Mexican laborers and their families were able to purchase homes for a reasonable price. Still, Mexican children were segregated in school and not allowed to speak Spanish. In the 1920s, Barrio Carlsbad developed a pool hall, school, and churches which quickly became the center of community life (Orton 1987, Caltrans 2008). Farming and Agriculture In 1915, 700 acres in the area called “the mesas” near Carlsbad opened up for farming, with agriculturalists touting the area as “the world’s greatest year-round gardening acreage if water were supplied.” Water was supplied via the South Coast Land Company’s connection to the San Luis Rey River allowing Carlsbad farmers to produce a variety of crops including tomatoes, green beans, green peas, lemons, walnuts, almonds, and figs. Large tracts of avocado groves were also being planted in Carlsbad (Times-Advocate 1915c). As housing sales boomed, the newly irrigated lands of Carlsbad became primed for agricultural success. A new packing house was constructed to manage the first pea crop that came to market in 1920, with local shipments sent to Los Angeles and San Francisco (Times Advocate 1920e). The first avocado grove in Carlsbad was planted in 1916 by Sam Thompson, sparking a booming new industry for the community (Gutierrez 2002; Orton 1987). In October 1923, Carlsbad held its first Avocado Day festival on Coast Highway and announced the adoption of the slogan “The Home of the Avocado.” With approximately 2,000 people in attendance, local avocado growers offered tours of their ranches followed by a seven-course dinner consisting exclusively of avocado dishes to demonstrate the fruit’s versatility (Times-Advocate 1923). By 1934, Carlsbad became the heart of the avocado industry and by 1948 the crop had one of its highest production years (Orton 1994). In 1921, Luther Gage, who came to Carlsbad from Montana, was first person in Carlsbad to grow flower bulbs commercially, with his first operation set on five acres at Tamarack and Jefferson. Gage would go on to lease an additional 14 acres “on which he cultivated a number of varieties, including freesia, iris, ranunculous, anemones, ixias, sapraxis, gladiolus, baby glads, and watsonia” Historical Analysis 2879-2885 Hope Avenue 15 June 2023 and sold his bulbs to buyers across the U.S., France, and the Netherlands. Another successful grower was E.P. Zimmerman who was known for his experiments with hybridization (Orton 1987). 3.1.3 Infrastructure and Commercial Development (1925-1940) Parallel to the development of new residential tracts was the development of infrastructure and community services to support the growing town. In 1923, the Carlsbad Chamber of Commerce was founded to work in the interest of residents and local businesses. The Chamber would petition the San Diego County Supervisors for road improvements, building codes, streetlights, and a new sewage system. In 1925 the town saw the construction of a new sewage plant and associated lines. Also in 1925, the Carlsbad Champion local weekly newspaper was established, which filled a gap in community reporting left behind when W.W. Borden’s Spirit of Love newspaper closed in 1924. In 1925, R.G. Chase constructed the Los Diego Hotel at Grand and State and two years later constructed the Carlsbad Theater (Orton 1994). In 1929, a portion of downtown was forced to rebuild following a devastating fire that started on State Street and wiped out six businesses (Gutierrez 2002). Construction also continued on the California-Carlsbad Mineral Springs Hotel, which opened in 1930 and attracted numerous tourists, particularly from the Hollywood area, who would also stay at the Twins Inn while passing through town on their way to or from Los Angeles/Baja (Sprague-Bentley 2009; Times-Advocate 1930). A miniature golf course soon opened directly across the street from the Hotel and was said to be the second largest course in California (Gutierrez 2002). Carlsbad was not immune from the effects of the Great Depression, which saw the closure of the California-Carlsbad Mineral Springs Hotel and the collapse of numerous small avocado farms, many of which were purchased on a whim by inexperienced farmers during an Avocado Day Festival. Most experienced farmers in the region survived the Depression after having recently suffered through the hardships of drought. Barrio Carlsbad saw many families leave during the Depression as part of military service or for other jobs in different industries (Caltrans 2008). But not all of Carlsbad suffered during the Depression. In 1933, the Works Progress Administration (WPA) or Public Works Administration (PWA) constructed a drainage system in Carlsbad. In 1936, the Davis Military Academy relocated to Carlsbad from Pacific Beach, bringing much needed cash to the town. In 1939, longtime resident Julia Shipley donated a piece of her land to the California State Forestry Department to build a fire station. The late 1930s also saw prosperity to the flower industry, with W.C. Garrett selling his entire bulb crop of 20 million flowers (Gutierrez 2002). 3.1.4 World War II and Postwar Development (1941-1990s) In 1942 the U.S. Marine Corps arrived at Rancho Santa Margarita to establish Camp Pendleton, creating a significant opportunity for the local economy in Carlsbad with a growing need for Historical Analysis 2879-2885 Hope Avenue 16 June 2023 civilian workers both on and off base. However, it also created a housing shortage as military personnel and their families moved into the area. Ultimately, the influx of military families breathed new life into the Carlsbad real estate market and local businesses. The growing population did not come without its challenges. The postwar years in Carlsbad saw an overtaxed water system, a strained local school system, and struggled to maintain basic services. In 1948, the San Diego Gas and Electric Company purchased 110 acres along the Agua Hedionda Lagoon to construct a power plant that would not only generate electricity but would produce tax revenue that could be used to fund a new city government (Gutierrez 2002). By the 1950s, growing dissatisfaction among residents with the San Diego County’s administration of Carlsbad led to serious talks of a vote on incorporation. These talks came to a head when a fire destroyed a local family’s home after multiple attempts by locals to call on State and County fire services for assistance only to discover that there were no nearby fire hydrants to put out the fire. After a failed attempt to annex to the City of Oceanside, the idea of incorporation began to gain steam. Incorporation was not favored by rural residents and farmers, who believed it meant eliminating farmers in favor of subdivisions and increased development. On June 4, 1952, residents of Carlsbad voted to incorporate (Gutierrez 2002). The first big issue to tackle following incorporation was the lack of a reliable local water supply. In 1945, construction finally began on the San Diego Aqueduct, which would bring Metropolitan Water District of Southern California water from the Colorado River Aqueduct at the San Jacinto Tunnel to the San Vicente Reservoir. Despite issues and delays, the project was completed and water from the Colorado River flowed into the San Vicente Reservoir for the first time in late November 1947, and the San Diego Aqueduct was dedicated in December of 1947. In 1956, a bond passed to finance construction of a pipeline that would connect with the San Diego Aqueduct, with the newly established Carlsbad Municipal Water District covering over 30,000 acres. By 1958, the pipelines were connected to the aqueduct, providing the area with a reliable source of clean water and increasing land values. Still, complaints remained regarding a lack of street lighting, zoning issues, lack of proper sewage disposal services, dilapidated housing, street flooding, and the lack of a freeway underpass at Chestnut. These issues set the 1960s up to be a decade of civic improvements in Carlsbad (Gutierrez 2002). The 1960s in Carlsbad is primarily characterized by the construction of civic buildings including a new sewage plant at Encina (construction throughout the 1960s), the Georgina Cole Library (1967), and the City Hall and Police Department complex (1968); downtown street improvements (throughout the 1960s); as well as expansion of the City’s geographical border through a series of land annexations that increased Carlsbad’s city area from 7.5 to 11.3 square miles. However, the 1960s also included a residential development boom when one of the largest developers, Kamar Construction Company, began construction on numerous residential subdivisions in Carlsbad including Falcon Hills, Tamarack Manor, and Holiday Manor. The residential boom had a Historical Analysis 2879-2885 Hope Avenue 17 June 2023 devastating effect on the flower industry in Carlsbad, which was once considered the City’s largest employer. Increases in taxes on agricultural land became too much for some farmers to bear, and gradually the Carlsbad flower fields succumbed to new development. The 1970s through 1990s saw exponential growth in Carlsbad. Some of this growth was facilitated by the City enlarging its boundaries when it annexed La Costa and Carrillo Ranch, increasing the City’s land by an additional 5,485 acres in 1972. The City continued to annex pieces of land and by 1985 it annexed Batiquitos Lagoon, Ponto Beach, La Costa, Green Valley, areas around the Palomar Airport, and land east of El Camino Real. With more land annexations came a larger population and more demand, leading to construction of more civic buildings. By 1985, the downtown area was beginning to improve and in 1988 the first redevelopment agency bonds included $12 million for downtown improvement projects (Gutierrez 2002). Property History The property currently identified as 2879-2885 Hope Avenue (subject property) is not present on the 1925 or 1929 Sanborn Fire Insurance Maps as it is located further east than the maps’ range encompasses (Sanborn 1925, 1929). The area does appear on topographic maps from as early as 1893, at which time early development in Carlsbad was concentrated in the present-day village area, and the future site of the subject property was undeveloped. The Southern California Railroad ran through the town, traveling south towards Encinitas, to the west of the subject property. The earliest photograph of the subject property is a 1932 aerial which shows that the lot was undeveloped open land (NETR 2023). The surrounding land was also largely undeveloped or used for agricultural purposes and nearby buildings were single-family residences. The property appears similar in 1938, with no major changes. By this time, the lot to the north of the subject property was an orchard (NETR 2023; UCSB 2023). By the early 1940s, topographic maps show substantial development in Carlsbad. Aerial imagery from 1947 also demonstrate that this development shifted much of the land from agricultural use to residential and commercial use, with the properties near the subject property consisting of mainly single-family homes, with some remaining agricultural plots to the north and east. The subject property was still undeveloped at this time (NETR 2023; UCSB 2023). The existing building was constructed circa 1949 and was advertised as a new duplex with two bedrooms and a fireplace on each side and a large garage (Blade Tribune 1949). An aerial image from 1956 shows the single-story building at the south side of the lot with two walkways leading to the street, and a driveway with the garage at the rear of the lot. The rest of the lot was landscaped with grass. Two chimneys, one on the north and one on the south elevation, are visible on the building. There is also an extended shed roofline along the porch on the primary (east) 3.2 ■ Historical Analysis 2879-2885 Hope Avenue 18 June 2023 elevation. Two additional small roof overhangs are visible on the rear (west) elevation. The two existing skylights in the roof were not present at this time (Exhibit 1) (NETR 2023; UCSB 2023). Exhibit 1. 1956 aerial photograph of 2879-2885 Hope Avenue (UCSB 2023). The subject property remained unchanged until circa 1980 when the driveway area was extended to the south, overtaking some of the lawn area (NETR 2023). In 1986 a building permit application was filed for a remodel to convert the building to a dental office. The work included the alteration of interior walls and doors, and installation of Americans with Disabilities Act (ADA) features such as an exterior ramp (City of Carlsbad Permit No. 86-511). Based on these modifications, it is likely that this is the time when the property was first converted from residential to commercial use. In January 1987, another permit application was filed for the installation of two signs by Aztec Signs. The signs are listed to be size 4’X6’ and 4’X4’ (City of Carlsbad Permit No. 87-65). Another alteration was made to the subject property in circa 1988 when the garage at the north end of the parcel was removed and the rear area was converted to a parking lot. That same year, the roof was replaced with new red clay tiles and the roof projection on the east elevation was removed. Two skylights were also installed on the roof (NETR 2023; UCSB 2023). The building appeared largely unchanged through the 1990s and early 2000s (NETR 2023). In 2013, another permit was filed to expand the dental office into the other half of the duplex, ■ Historical Analysis 2879-2885 Hope Avenue 19 June 2023 creating one large commercial space on both sides. This project did not appear to result in any modifications to the exterior of the building (City of Carlsbad Permit No. CB1311276). In 2022, the roof was replaced again with new gray composition tiles (Google Street View 2023). Owner/Occupant Research Background research into former property owners/occupants revealed that several people have occupied the property since its construction. These owners/occupants are outlined in Table 1 below (Ancestry 2023; ParcelQuest 2023; San Diego County Clerk 2023): Table 1. Owners/Occupants 2879-2885 Hope Ave Address Year(s) Name(s) Notes 2885 Hope Ave 1950 John Walton No significant information found. 2879 Hope Ave 1953 Ethel Leady Master Sgt. Richard Leady Ethel owned the Carlsbad Dress Shop in the 1950s, located at 2911 State Street. No other significant information found. 2885 Hope Ave 1975 Thomas H. Hayes Thelma I. Hayes Thomas Hayes was a resident of Carlsbad for 30 years and a pharmaceutical researcher and director of the department of drugs of the American Medical Association. He was a founding member and former president of the North Coastal Alliance for the Mentally Ill (North County Times 2003). No other info was found, and he was only associated with this address for this single year. 2879 Hope Ave 1979 Burt C Staack No significant information found. 2879-2885 Hope Ave 1980 Mark T. Gombar Gilbert LaBard Pamela J Staack No significant information found. 2879-2885 Hope Ave 1972- 2022 George Mane Soohoo/Trust George Mane Soohoo was a dentist who practiced at the building and owned it for several decades along with another person named Home Yuit Lee. The property was put into a trust during the later years of ownership. No other significant information found. 2879 Hope Ave 2008- 2013 Heritage Senior Care No significant information found. 2879 Hope Ave 2008- 2014 Gentle Family Dentistry, Tod Bowman Dentist who practiced at the location. He expanded his practice from the 2879 side into the 2885 side, creating one large office. No other significant information found. ■ Historical Analysis 2879-2885 Hope Avenue 20 June 2023 Address Year(s) Name(s) Notes 2879-2885 Hope Ave 2014- 2022 Drew Addy D.D.S. Dentist who practiced at the location under the business names Gentle Family Dentistry and Carlsbad Beach Dental. No other significant information found. 2879-2885 Hope Ave 2023 Chosen Wise Properties LLC No significant information found. Architectural Style The subject property can be described as a heavily altered commercial building with Ranch influences. The building is substantially modified with nearly all features being altered, including doors, windows, roof, porch/entry area, the demolition of a detached garage, and the installation of signs in the entry area. 3.3.1 Ranch (1930-1975) The Ranch house is a style of architecture originating in southern California. It was popular starting in the 1930s and fell out of popularity by the mid-1970s. In the 1930s and early 1940s, the Ranch house was part of the Small House movement that was brought into fashion by the Federal Housing Administration (FHA). After World War II, the Ranch style gained even more popularity as size and building restrictions were lifted and could be found across the country. FHA guidelines continued to exert a strong influence on building Ranch homes. Such as encouraging developers to build entire neighborhoods at once, making Ranch style houses commonplace within large subdivisions. In both the early years, and throughout the 1950s and 1960s, the Ranch house could be constructed quickly with modern, mass-produced materials. The style provided a quick and easy construction option both to create new housing to meet the needs of soldiers returning home after the war, and an affordable, yet larger and comfortable option in the later decades post-war. The smaller Ranch houses of the 1930s and 1940s, and the larger versions from the 1950s and 1960s share many characteristics. “Rambling” Ranch style houses became more popular in the 1950s, due to the nation’s increasing use of automobiles. This permitted developers to build larger homes on bigger, wider lots along winding roads in suburban areas, resulting in a sprawling façade with a focus on emphasizing the width. In contrast, the Ranch homes in the streetcar suburbs of the 1940s were constructed on narrower lots, and therefore had less horizontal emphasis. However, many of the other design features they shared remained the same. As such, the affordability and versatility of the Ranch house made it one of the most popular house choices 3.3 ■ Historical Analysis 2879-2885 Hope Avenue 21 June 2023 throughout the United States and was purchased and occupied by people at almost all socio- economic levels. Key characteristics of the Ranch style of architecture are the following (Gottfried and Jennings 2009; Hess 2004; McAlester 2015): • One story in height • Low pitch gabled or hipped roofs constructed with moderate overhangs • Offset entry points and general façade asymmetry • Focus on horizontal massing and rambling forms • Focus on informality • Main entry typically placed under the roof overhang or tucked into the facade • Use of variety of window types, including large picture-style windows • Variations on the eave overhang, typically boxed eaves or exposed rafter tails, or the less- common boxed rafters • Large chimneys made of brick or stone • Traditional exterior cladding, including brick veneer, wood siding, and stone veneer • Attached garage or carport, typically incorporated into the façade • Front and rear yards • Simple floor plans based on rectangular blocks, usually L, U, or T shaped in plan Historical Analysis 2879-2885 Hope Avenue 22 June 2023 4 Property Survey Architectural Historian, Marlena Krcelich, BA, conducted an intensive-level, pedestrian survey of the project site on June 16, 2023. The survey entailed walking the exterior of the property and documenting it with notes and digital photographs, specifically noting character-defining features, spatial relationships, landscaping features, and observed alterations. All photographs were taken with a Nikon D3500 Digital Camera. All field notes and photographs are on file with South Environmental. Historical Analysis 2879-2885 Hope Avenue 23 June 2023 5 Significance Evaluation The following provides a detailed description of the subject property and an evaluation of its historical significance in consideration of CRHR and City of Carlsbad designation criteria and integrity requirements. A State of California Department of Parks and Recreation Series 523 form set (DPR forms) for the subject property is provided in Appendix B. 2879-2885 Hope Avenue 5.1.1 Property Description The subject property is a one-story, two-unit commercial building with a rectangular shaped floor plan. The building is clad in stucco and contains a low pitch gable roof with moderate overhangs clad in gray composition tiles with two skylights (Exhibit 2). The primary (east) elevation contains two divided-light wooden entry doors and four identical metal framed windows. Running along the base of the elevation is a small concrete porch stoop with stairs and an accessibility ramp with metal railings. In the lawn in front of this elevation is a large sign made of concrete and metal (Exhibit 2). The northern end of the property is covered with a concrete pad parking area. The parking area is defined by landscaping (Exhibit 3). The secondary elevations are simple in design with metal framed windows throughout. The side (north and south) elevations contain exterior end painted brick chimneys (Exhibits 4 and 5). The west elevation contains two additional entry doors with extended roof overhangs (Exhibit 6). In front of the south elevation in the lawn is another small sign made from wood (Exhibit 5). Identified and Observed Alterations • Driveway extended to the south (c. 1980) (NETR 2023) • Permit application filed to convert building to dental office: alteration of interior walls and doors, installation of ADA features (1986 – Permit No. 86-511) • Installation of two signs: 4’x6’ and 4’x4’ (1987- Permit No.8765) • Demolition of garage and conversion of entire rear area to parking lot (1988) (NETR 2023) • Extended shed roof projection removed, roof replaced with red clay tiles, and two skylights installed (1988) (NETR 2023) • Permit application filed to expand dental office into the other unit (2013- Permit No. CB131276) 5.1 ■ Historical Analysis 2879-2885 Hope Avenue 24 June 2023 • Roof replaced with gray composition tiles (2022) (Google Street View 2023) • Replaced windows and doors (date unknown) (observed alteration) • Replaced stucco cladding (date unknown) (observed alteration) Exhibit 2. Overview of east elevation, facing southwest. ■ Historical Analysis 2879-2885 Hope Avenue 25 June 2023 Exhibit 3. Overview of parking area, facing southwest. Exhibit 4. Overview of north elevation, facing south. ■ Historical Analysis 2879-2885 Hope Avenue 26 June 2023 Exhibit 5. Overview of south elevation with second sign in foreground, facing northwest. ■ Historical Analysis 2879-2885 Hope Avenue 27 June 2023 Exhibit 6. Partial view of west elevation, facing northwest. ■ Historical Analysis 2879-2885 Hope Avenue 28 June 2023 5.1.2 Application of CRHR and City Designation Criteria The following provides an evaluation of the subject property in consideration of CRHR and City of Carlsbad designation criteria. Given the similarities in the criteria of these programs, the criteria are addressed together to avoid duplicative text. CRHR Criterion 1. Is associated with events that have made a significant contribution to the broad patterns of California’s history and cultural heritage. City Criterion A. It exemplifies or reflects special elements of the city’s cultural, social, economic, political, aesthetic, engineering or architectural history. The subject property was constructed circa 1949 as a residential duplex. During this time Carlsbad was experiencing construction of multiple civic buildings, as well as a residential construction boom. The state of California and the nation was also experiencing an increase in residential development following World War II. Residential construction in Carlsbad was dominated by Kamar Construction Company, one of the area’s largest developers who constructed numerous residential subdivisions in Carlsbad including Falcon Hills, Tamarack Manor, and Holiday Manor. While the subject property is a residential duplex that was built during a national and local housing boom, it is it not associated with Kamar Construction Company and has no strong connection to the national movement, and instead exists as an independent construction. Further, the extensive exterior alterations made to the property and its surroundings overtime, including significant changes to its original design, workmanship, materials, and setting have impaired its ability to reflect the period in which it was constructed. Therefore, the subject property is not eligible under CRHR Criterion 1 or City Criterion A. CRHR Criterion 2. Is associated with the lives of persons important in our past. City Criterion B. It is identified with persons or events significant in local, state or national history. The subject property is a residential duplex that was converted to a commercial building with two units. Throughout its history, the building had several owners and business tenants. There is no indication that any of these individuals or businesses are associated with events significant in the history of Carlsbad, the state, or the nation. Review of local city directories, publications, and newspaper articles failed to indicate that the subject property has any important associations with significant persons or events. Therefore, the subject property is not eligible under CRHR Criterion 2 or City Criterion B. Historical Analysis 2879-2885 Hope Avenue 29 June 2023 CRHR Criterion 3. 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. City 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 architect. The subject property was constructed as a residential duplex in the Ranch style of architecture circa 1949. Based on archival research, the building remained a residential property until it was converted to a commercial building circa 1980. While the building does retain some basic elements of the Ranch style reminiscent from its time as a residential building, such as a rectangular floor plan, emphasis on horizontal form, gabled roof with moderate overhangs, and large chimneys, the building has been substantially modified as a part of its conversion to commercial use. Alterations include multiple roof replacements and installation of skylights, replacement of windows and doors, removal of the original front porch overhang, and demolition of the detached garage resulting in few elements of the original design, materials, and craftsmanship remaining. In addition, the addition of commercial signage and a large parking area have also impacted the historical integrity of the property. All of these alterations to the building and the property create a more modern appearance and inhibit its ability to convey significance as a late 1940s residential duplex construction. Therefore, due to a loss of integrity of original building materials and design, the subject property is not eligible under CRHR Criterion 3 or City Criterion C. CRHR Criterion 4. Has yielded, or may be likely to yield, information important in prehistory or history. City Criterion D. It is an archaeological, paleontological, botanical, geological, topographical, ecological or geographical site which has the potential of yielding information of scientific value. The subject property is not significant as a source, or likely source, of important historical information nor does it appear likely to yield important information about historic construction methods, materials or technologies. Therefore, the property is not eligible under CRHR Criterion 4 or City Criterion D. Historical Analysis 2879-2885 Hope Avenue 30 June 2023 City Criterion E. It is a geographically definable area with a concentration of buildings, structures, improvements, or objects linked historically through location, design, setting, 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 block on which the subject property is located exhibits properties from various decades between the early 20th century and the early 21st century, creating a wide variety of architectural forms and styles of various scale throughout the area, resulting in an overall lack of architectural/visual cohesion. In addition, some of the modest single-family homes in the area have been replaced with more modern, larger multi-family residential buildings, such as the properties directly to the west and north of the subject property. The buildings on the block are not united in any additional specific style, period, or theme. Therefore, there is no potential for the subject property to contribute to a historic district and the subject property is not eligible under City Criterion E. 5.1.3 Integrity Discussion Integrity is the authenticity of a historical resource’s physical identity evidenced by the survival of characteristics that existed during the resource’s period of significance. Historical resources eligible for listing in the CRHR must meet one of the designation criteria and retain enough of their historic character or appearance to be recognizable as historical resources and to convey the reasons for their significance. Integrity is evaluated with regard to the retention of location, design, setting, materials, workmanship, feeling, and association. It must also be judged with reference to the particular criteria under which a resource is proposed for eligibility (OHP 2011). Location: The subject property retains integrity of location. The property is sited on the original location it was constructed in its original orientation. Design: The subject property lacks integrity of design. It was designed as a residential duplex and was converted into a commercial building. Alterations, including the replacement of doors, windows, and roof, modification of the front porch, installation of skylights, and demolition of the detached garage, have all obscured the original design. Setting: The subject property lacks integrity of setting. When the building was constructed, most of the surrounding developments included small single-family homes and agricultural lots. All adjacent properties on the block have been modified to multi-story, high density residential developments. The building itself has been converted from residential to commercial use. Historical Analysis 2879-2885 Hope Avenue 31 June 2023 Materials: The subject property lacks integrity of materials. Alterations including the replacement of doors, windows, and roof, modification of the front porch, installation of skylights, and demolition of the detached garage have resulted in a loss of nearly all original materials. Workmanship: The subject property lacks integrity of workmanship. The substantial alterations have obscured the original workmanship, however simple. Feeling: The subject property lacks integrity of feeling. Its conversion from a residential duplex into a commercial building and the substantial alterations to its design and materials have negatively impacted its feeling. Association: The subject property lacks integrity of association. The property has no important associations with events, people, or important patterns of development in the City. Historical Analysis 2879-2885 Hope Avenue 32 June 2023 6 Findings As a result of the property significance evaluation, the subject property at 2879-2885 Hope Avenue is not eligible for designation in the CRHR or the City’s HRI. Therefore, the subject property is not a historical resource per CEQA Guidelines § 15064.5. Historical Analysis 2879-2885 Hope Avenue 33 June 2023 7 References Ancestry.com 2023. United States, Index to Public Records, 1994-2019, 1950-1993. Residency records. Accessed online via Ancestry.com. Blade Tribune 1949. “New Duplex.” (Oceanside, California). August 6, 1949. Article provided by the Georgina Cole Library. 1950. “Union Circles Meet Thursday.” (Oceanside, California). November 29, 1950. Article provided by the Georgina Cole Library. 1953. “Carlsbad Dress Shop to hold Opening on Friday, Mrs. Leady Operates Ready-to- Wear Store.” (Oceanside, California). February 5, 1953. Article provided by the Georgina Cole Library. Caltrans 2008. Barrio Carlsbad Community Cohesion Report. Interstate 5 North Coast Corridor Project, San Diego County, California. Available online: https://www.keepsandiegomoving.com/Documents/NCC_doc/EIR/Supporting/3.02_3.04_Gro wth&CommunityImpacts/Barrio_Carlsbad_Community_Cohesion_Report_Jun08.pdf City of Carlsbad 1975. A Chronological List of Carlsbad Subdivision Tracts, 1888-1929. Compiled by Tom Hammond. October 16, 1975. On file at Carlsbad City Library. 1975. City of Carlsbad Notice of Determination. Carlsbad, California. Case No. 100. May 14, 1975. On file with the City of Carlsbad. 1980. City of Carlsbad Building Permit Application for 2879-2885 Hope Avenue, Carlsbad, California. No. 80-511. May 29, 1980. On file with the City of Carlsbad. 1986. City of Carlsbad Building Permit Application for 2879-2885 Hope Avenue, Carlsbad, California. No. 86-511. November 7, 1986. On file with the City of Carlsbad. 1987. City of Carlsbad Certificate of Occupancy for 2879-2885 Hope Avenue, Carlsbad, California. No. 86-511. May 1, 1987. On file with the City of Carlsbad. 1987. City of Carlsbad Building Permit Application for 2879-2885 Hope Avenue, Carlsbad, California. Permit No. 87-65. January 27, 1987. On file with the City of Carlsbad. Historical Analysis 2879-2885 Hope Avenue 34 June 2023 2013. City of Carlsbad Plumbing Permit Application for 2879-2885 Hope Avenue, Carlsbad, California. Permit No. CB131276. July 30, 2013. On file with the City of Carlsbad. Engelhardt, Zephyrin 1927. San Fernando Rey, the Mission of the Valley. Franciscan Herald Press, Chicago. Escondido Times 1907a. The Escondido Times (Escondido, California). February 8, 1907, pg5. 1907b. “What Huntington Will Do?” The Escondido Times (Escondido, California). July 26, 1907, pg1. Google Street View. 2023. Google Street View of 2879-2885 Hope Avenue and surrounding properties. Accessed online via https://www.google.com/maps. Gottfried, H., and Jan Jennings. 2009. American Vernacular Buildings and Interiors 1870–1960. New York: WW. Norton and Company. Gutierrez, Susan S. 2002. Windows on the Past: An Illustrated History of Carlsbad. Walsworth Pub Co, Missouri. Hess, Alan 2004. The Ranch House. New York: Harry N. Abrams. McAlester, V.S. 2015. A Field Guide to American Houses (Revised): The Definitive Guide to Identifying and Understanding America’s Domestic Architecture. New York City, New York: Alfred A Knopf. NETR (Nationwide Environmental Title Research LLC) 2023. Historic Aerial Photographs of 2879-2885 Hope Avenue and surrounding. Accessed June 2023. https://www.historicaerials.com/viewer Office of Historic Preservation (OHP). 2011. “California Office of Historic Preservation Technical Assistance Series #6 California Register and National Register: A Comparison (for purposes of determining eligibility for the California Register).” State of California Office of Historic Preservation, Department of Parks and Recreation. Accessed online October 2022. https://ohp.parks.ca.gov/pages/1069/files/technical%20assistance%20bulletin%206%202011 %20update.pdf Historical Analysis 2879-2885 Hope Avenue 35 June 2023 Orton, Charles W. 1987. Carlsbad: An Unabashed History of the Village by the Sea. Rubicon Press; Special Centennial Ed. (January 1, 1987). 1994. Carlsbad: A Village by the Sea. Encinitas, California Heritage Publishing Company. ParcelQuest 2023 Assessor Data for address 2879-2885 Hope Avenue, Carlsbad, CA. Accessed online via ParcelQuest. Sanborn Fire Insurance Company 1925. Sanborn Fire Insurance Map of Carlsbad, California. Accessed online via Carlsbad City Library. 1929. Sanborn Fire Insurance Map of Carlsbad, California. Accessed online via Carlsbad City Library. San Diego County Clerk 2023. Records for 28779-2885 Hope Avenue. Accessed online via https://arcc- acclaim.sdcounty.ca.gov/search/Disclaimer?st=/search/SearchTypeParcel. Sprague-Bentley, Jeannie. 2009. Images of America Carlsbad. Arcadia Publishing, Charleston, South Carolina. Times-Advocate 1906. South Coast Land Company.” The Times-Advocate (Escondido, California). March 23, 1906, pg6. 1915a. “Buys 2,000 Acres On Ocean Front.” The Times-Advocate (Escondido, California). May 7, 1915, pg1. 1915b. “Thousands of Trees Coming In.” The Times-Advocate (Escondido, California). June 22, 1915, pg1. 1915c. Big Vegetable District is Opened.” The Times-Advocate (Escondido, California). December 29, 1915, pg1. 1920a. “Leonhard Takes Local Agency For Coast Lands.” The Times-Advocate (Escondido, California). January 26, 1920, pg1. 1920b. “Carlsbad by the Sea.” The Times-Advocate (Escondido, California). February 20, 1920, pg7. Historical Analysis 2879-2885 Hope Avenue 36 June 2023 1920c. “Will Build Houses on Tracts at Carlsbad.” The Times-Advocate (Escondido, California). March 10, 1920, pg1. 1920d. “Two Water Districts May Be Consolidated.” The Times-Advocate (Escondido, California). April 19, 1920. 1920e. “Will Soon Ship Car of Peas From Carlsbad.” The Times-Advocate (Escondido, California). November 4, 1920, pg4. 1930. “New Carlsbad Hotel Opening Set for May 24,” The Times-Advocate (Escondido, California). May 3, 1920, pg2. University of California, Santa Barbra (UCSB) 2023. Historic Aerial Photographs of 2879-2885 Hope Avenue and surrounding. Map & Imagery Laboratory (MIL) UCSB Library, Electronic Resource, http://mil.library.ucsb.edu/ap_indexes/FrameFinder. Historical Analysis 2879-2885 Hope Avenue A-1 June 2023 Appendix A: Resumes Email: scorder@southenvironmental.com Mobile: 760-334-3355 EDUCATION M.F.A., Historic Preservation, Savannah College of Art and Design, Savannah, Georgia, 2004 B.A., History, Bridgewater College, Bridgewater, Virginia, 2002 PROFESSIONAL AFFILIATIONS California Preservation Foundation Los Angeles Conservancy Society of Architectural Historians National Trust for Historic Preservation PROFESSIONAL EXPERIENCE South Environmental (2022- present), Principal Architectural Historian Dudek (2017-2022), Historic Built Environment Lead SWCA Environmental Consultants (2009-2014), Architectural Historian/Project Coordination Lead Sabe Preservation Consulting (2004-2009), Historic Preservation Specialist Sarah Corder, MFA PRINCIPAL ARCHITECTURAL HISTORIAN Sarah Corder is the principal architectural historian at South Environmental with 18 years’ experience throughout the United States in all elements of cultural resources management, including project management, community engagement, intensive-level field investigations, citywide survey, architectural history studies, and historical significance evaluations in consideration of the California Register of Historical Resources (CRHR), the National Register of Historic Places (NRHP), and local-level evaluation criteria. Ms. Corder has conducted thousands of historical resource evaluations and developed detailed historic context statements for a multitude of property types and architectural styles, including private residential, commercial, industrial, educational, and agricultural properties. She has also provided expertise on numerous projects requiring conformance with the Secretary of the Interior’s Standards for the Treatment of Historic Properties. Ms. Corder meets the Secretary of the Interior’s Professional Qualification Standards for both Architectural History and History. She has experience preparing environmental compliance documentation in support of projects that fall under the California Environmental Quality Act (CEQA)/National Environmental Policy Act (NEPA), and Sections 106 and 110 of the National Historic Preservation Act. EXPERTISE • CEQA, NEPA, and Section 106 of the NHPA compliance documentation in consideration of impacts to historical resources, and historic properties. • Large scale historic resources survey management and execution. • Large scale historic context statement development. • Community engagement. • Resource significance evaluations in consideration of NRHP, CRHR, and local designation criteria. • Project design review for conformance with the Secretary of the Interior’s Standards. ■ Sarah Corder, MFA Resume, Page 2 RECENT PROJECT EXPERIENCE Peer Review for Fullerton College Performing Arts Complex project, City of Fullerton, California (2022). South Environmental was retained by Fullerton College to prepare a peer review and conformance review of a proposed Performing Arts Complex project on the campus. This analysis included review of a previously prepared SOIS conformance review and proposed building plans. The peer review concluded that the project was not in conformance with the SOIS and design recommendations were developed to achieve conformance. Historical Resources Avoidance and Protection Plan for Upper and Lower Arroyo Trail Improvements, City of Pasadena, California (2022). South Environmental was retained by Psomas to prepare an Historical Resources Avoidance and Protection Plan for the One Arroyo Trail Demonstration Project located in the City of Pasadena, California. The project proposes to make improvements to existing trails, walls, bridges, and related elements that fall within the NRHP Pasadena Arroyo Parks and Recreation District, which includes the Lower Arroyo and Central Arroyo as well as numerous contributing elements comprising buildings, sites, landscape elements, and structures throughout. This project included a review of all proposed plans for SOIS conformance and conformance with the Arroyo Seco Design Guidelines and development of an Avoidance and Protection Plan to mitigate any significant impacts to the historic district. Historic Resource Assessment for 1501 North Marlay Drive, City of Los Angeles, California (2022). South Environmental was retained by EcoTierra Consulting to complete an Historic Resources Assessment Report (HRA) for a property located at 1501 North Marlay Drive in the City of Los Angeles, California. This study was prepared by qualified architectural historians in conformance with California Environmental Quality Act (CEQA) Guidelines § 15064.5 for historical resources and the City of Los Angeles Cultural Heritage Ordinance. The primary focus of the HRA was the analysis of the proposed project’s potential to impact the Stahl House, also known as Case Study House #22, an iconic International-style residence and historical resource located directly above the project site at 1635 Woods Drive. The proposed project plans and renderings were reviewed by qualified architectural historians to determine if the proposed project would have an adverse effect on any significant viewsheds to or from the Stahl House. A survey of the project site and surrounding viewsheds to and from the Stahl House, and review of countless photographs of the property’s iconic viewsheds indicated that the proposed development at 1501 Marlay Drive has no potential to impact any of the Stahl House’s significant viewsheds. Historical Analysis for 315 Olive Avenue, City of Carlsbad, California (2022). South Environmental was retained by Kirk Moeller Architects to prepare an historical analysis for the 315 Olive Avenue, located in the City of Carlsbad, San Diego County, California. This analysis includes the results of an intensive-level, pedestrian survey of the project site by a qualified architectural historian; building development and archival research; and recordation and evaluation of one property for historical significance in consideration of NRHP, CRHR, and City of Carlsbad historic resources inventory (HRI) designation criteria and integrity requirements. As a result of the property significance evaluation, the property was recommended eligible for designation in the NRHP at the local level, the CRHR, and the City’s HRI under NRHP Criterion C, CRHR Criterion 3, and City Criterion C for its architectural merit. Built Environment Inventory and Evaluation Report for Former Navy Property Restoration Project, Port of Hueneme, California (2022). While working for her previous firm, Ms. Corder served as the Principal Architectural Historian, task manager, and report author for the project. The project included the preparation of a Built Environment Inventory and Evaluation report for the proposed Former Navy Property Restoration Project. The purpose of the proposed project is to demolish existing Sarah Corder, MFA Resume, Page 3 buildings on a 1.7-acre area (proposed project site) that would then be graded and paved for use in ongoing Port operations. The project included evaluate of all Port properties older than 45-years located within and adjacent to the proposed project site that may be subject to direct or indirect impacts from the proposed project. Los Angeles County Metro Area Plan Project, Historic Context Statement, Los Angeles County, California (2022). While working for her previous firm, Ms. Corder served as the Principal Architectural Historian, task manager, client contact, community engagement lead, and report author for the project. The project included the preparation of a historic context statement for seven communities within the Metro Planning Area. The HCS documented the development history of the communities from the rancho period to the present, identifies important themes, events, patterns of development, and describes the different property types, styles, builders, and architects associated with these important periods and themes. The document also provided registration requirements and recommendations for future study/action by the County of Los Angeles to facilitate and streamline the historic preservation program. Los Angeles County Florence-Firestone Community Plan Area Historic Resources Survey, Los Angeles County, California (2022). While working for her previous firm, Ms. Corder served as the Principal Architectural Historian, task manager, client contact, community engagement lead, and report author for the project. The project included the preparation of a historic context statement and the completion of a historic resources survey for the community of Florence-Firestone in Los Angeles County. The historic resources survey report documented the development history of the community from the rancho period to the present, identify important themes, events, patterns of development, and describes the different property types, styles, builders, and architects associated with these important periods and themes. The document will also provide registration requirements and recommendations for future study/action by the County of Los Angeles to facilitate and streamline the historic preservation program. Los Angeles Department of Water and Power Century Trunk Line, Los Angeles Department of Water and Power, City of Los Angeles, California (2021). While working for her previous firm, Ms. Corder served as the Principal Architectural Historian for the project. The project included the preparation of an Avoidance and Protection Plan for Air Raid Siren No. 150 and construction monitoring of the resource. The resource is eligible for the NRHP and CRHR and as a City of Los Angeles Historic- Cultural Monument under Criteria A/1/1 and C/3/3 for its association with World War II and Cold War military infrastructure. The Santa Monica City Yards Master Plan Project, City of Santa Monica, California (2017). While working for her previous firm, Ms. Corder served as the Senior Architectural Historian for a cultural resources study for the proposed City Yards Master Plan project site located at 2500 Michigan Avenue. The study involved evaluation of the entire City Yards site, including two murals and a set of concrete carvings, for historical significance and integrity. As a result, the City Yards and its associated public art work was found ineligible under all designation criteria. LADWP West Los Angeles District Yard Project, City of Los Angeles, Los Angeles County, California (2017). While working at her previous firm, Ms. Corder served as the Architectural Historian for a cultural resources study for a project that proposes demolition of five LADWP-owned administrative buildings and warehouses at the West Los Angeles District Headquarters located at 12300 West Nebraska Avenue. The yard was evaluated for historical significance in consideration of NRHP, CRHR, and City of Los Angeles Historic-Cultural Monument criteria and integrity requirements. Email: mkrcelich@southenvironmental.com Mobile: 610-739-8956 EDUCATION B.A., History of Architecture, Minor in Architecture with a focus in Construction Management, Syracuse University, 2019 PROFESSIONAL AFFILIATIONS California Preservation Foundation National Trust for Historic Preservation PROFESSIONAL EXPERIENCE Save Our Heritage Organisation (2019-2022), Historic Preservation Specialist and Education Coordinator Preservation Alliance for Greater Philadelphia (2018), Preservation Easement Intern Fairmount Park Conservancy (2017), Conservation Apprentice Marlena Krcelich, BA ARCHITECTURAL HISTORIAN Marlena Krcelich is an Architectural Historian at South Environmental with a background in historic preservation, advocacy, and hands-on conservation work. She has experience in cultural resources preservation including identification, research, writing, historical significance evaluations in consideration of the National Register of Historic Places (NRHP), California Register of Historical Resources (CRHR), and local-level designation criteria, and has experience working with local Mills Act program requirements. Ms. Krcelich meets the Secretary of the Interior’s Professional Qualification Standards for Architectural History. She has knowledge and experience regarding Section 106 of the NHPA, NEPA, and CEQA compliance, and mitigation. EXPERTISE • Resource significance evaluations in consideration of NRHP, CRHR, and local designation criteria. • Project design review for conformance with the Secretary of the Interior’s Standards. • Assistance with project mitigation. SPECIALIZED TRAINING • U.S. Department of Transportation Federal Highway Administration Section 106 Tutorial, 2022 • Introduction to Preservation Law & Easements, NTHP, 2021 • Commission Assistance and Mentoring Program, National Alliance of Preservation Commissions, 2020 • Taking Stock of the Secretary of the Interior’s Standards, CPF, 2020 • Section 106 and NEPA, Advisory Council on Historic Preservation, 2019 ■ Marlena Krcelich, BA Resume, Page 2 PROJECT EXPERIENCE Historic Structures /Site Report Phase II for the 3237 State Street Project, Santa Barbara, Santa Barbara County, California (2023). South Environmental was retained by American Indian Health and Services to prepare a Historic Structures/Sites Report (HSSR) Phase II for the Fremont Hall Untied States Army Reserve Center located at 3237 State Street. The Freemont Hall USAR Center is recommended eligible for designation in the NRHP and CRHR under Criteria C/3 and was added to the City of Santa Barbara’s Historic Resources Inventory in 2022. South Environmental reviewed the proposed project design plans for conformance with the Secretary of the Interiors Standards for the Treatment of Historic Properties to ensure that project-related impacts to the historic resources are less than significant. All proposed new construction and modification for the Fremont Hall USAR Center was found to be in conformance with the SOIS for Rehabilitation. South Environmental also provided a list of recommendations to ensure protection of the property during all project-related construction activities. Ms. Krcelich served as the architectural historian for the project and prepared all deliverables. Historic Structures/Sites Report for the 17-21 West Montecito Street Project, Santa Barbara, Santa Barbara County, California (2023). South Environmental was retained by CAM Land Use and Development to prepare a Historical Resource Research Report in support of the 17-21 West Montecito Street Project. Two built environment resources over 45 years old were identified, recorded, and evaluated within the project site. The resources were evaluated for historical significance in consideration of CRHR and City designation criteria. One of the two resources was recommended eligible for designation in the CRHR at the local level under Criteria 1 and 2, and the City of Santa Barbara under Criteria 1, 2, and 5 for its association with the motorcycle culture in the City of Santa Barbara. This resource was determined a historical resource per CEQA Guidelines § 15064.5, while the other was not. Ms. Krcelich served as the architectural historian for the project and prepared all deliverables. Historical Resource Research Report for the 242-258 Rosemont Street Project, San Diego, San Diego County, California (2023). South Environmental was retained by Paragon Real Estate Investments to prepare a Historical Resource Research Report in support of the 242-258 Rosemont Street Project. Two built environment resources over 45 years old within the project site were identified and recorded. The resources were evaluated for historical significance in consideration of NRHP, CRHR and City designation criteria and integrity requirements and were found not eligible under all designation criteria and integrity requirements. The proposed project was found to have a less than significant impact on historical resources under CEQA. Ms. Krcelich served as the Architectural historian for the project and prepared all deliverables. Historical Resource Research Report for the 2125 5th Avenue Project, San Diego, San Diego County, California (2023). South Environmental was retained by a property owner to prepare a Historical Resource Research Report in support of the 2125 5th Avenue Project. One built environment resource over 45 years old within the project site was identified and recorded. The resource was evaluated for historical significance in consideration of NRHP, CRHR and City designation criteria. The subject property was found eligible for designation in the NRHP, the CRHR, and as a City of San Diego Historical Resource under NRHP Criterion C, CRHR Criterion 3, and City Criterion C and D for its architectural merit and association with Master Architect Louis J. Gill. The subject property was determined a historical resource per CEQA Guidelines § 15064.5. Ms. Krcelich served as the architectural historian for the project and prepared all deliverables. Marlena Krcelich, BA Resume, Page 3 Historic Resources Technical Report for the West Wind Drive-In Project, City of Goleta, Santa Barbara County, California (2023). South Environmental was retained by Dudek to prepare a Historic Resources Technical Report in support of the West Wind Drive-In Project. One built environment resource over 45 years old within the project site was identified and recorded that included a drive-in screen and accessory buildings related to the property type. The resources were evaluated for historical significance in consideration of NRHP, CRHR and City designation criteria and integrity requirements and were found not eligible under all designation criteria and integrity requirements. The proposed project was found to have a less than significant impact on historical resources under CEQA. Ms. Krcelich served as the architectural historian for the project and prepared all deliverables. Resources Assessment of the Finkbiner Stormwater Capture Project, City of Glendora, Los Angeles County, California (2023). South Environmental was retained by Psomas to prepare a historic resource assessment in support of the Finkbiner Stormwater Capture Project. South Environmental analyzed and recorded the historic development of flood control and Little Dalton Wash and Finkbiner Park in the Glendora area. The resources were evaluated for historical significance in consideration of NRHP, CRHR and City designation criteria and integrity requirements and were found not eligible under all designation criteria and integrity requirements. The proposed project was found to have a less than significant impact on historical resources under CEQA. Ms. Krcelich served as the architectural historian for the project and prepared all deliverables. Historic Built Environment Survey Report for the Barber Yard Specific Plan, City of Chico, Butte County, California (2023). South Environmental was retained by FirstCarbon Solutions to prepare a Historic Built Environment Survey Report in support of the Barber Yard Specific Plan. This report includes the results of a pedestrian survey of all built environment resources over 45 years old within the project’s Area of Potential Effect; site development and archival research; and recordation and evaluation of the Machine Shop and the Match Block Storage Building of the former Diamond Match Company site for historical significance in consideration of NRHP, CRHR and City designation criteria and integrity requirements. Both resources were found eligible for designation in the NRHP, CRHR, and in the City of Chico Historic Resources Inventory under NRHP Criteria A and C, CRHR Criteria 1 and 3, and City of Chico Criteria 1 and 3. The resources were determined historical resources per CEQA Guidelines § 15064.5. In addition, four potential adverse effects were identified as a result of the application of the Criteria of Adverse Effect. South Environmental provided Recommended Mitigation Measures for each adverse effect. Ms. Krcelich served as the architectural historian for the project and prepared all deliverables. Historical Resources Evaluation Report for the I-5 Improvement Project (San Diego County Line to Avenida Pico), City of San Clemente, Orange County, California (2022). South Environmental was retained by LSA Associates to prepare a Historical Resource Evaluation Report in support of the I-5 Improvement Project in the City of San Clemente. South Environmental carried out a survey of the I-5 corridor from the San Diego County line to Avenida Pico in the City of San Clemente and identified six built environment resources over 45 years old. The resources were evaluated for historical significance in consideration of NRHP, CRHR and City designation criteria and integrity requirements and were found not eligible under all designation criteria and integrity requirements. The proposed project was found to have a less than significant impact on historical resources under CEQA. Ms. Krcelich served as the Architectural Historian for the project and worked alongside a senior architectural historian to prepare all deliverables. Marlena Krcelich, BA Resume, Page 4 Historical Analysis of 315 Olive Avenue, City of Carlsbad, California (2022). South Environmental was retained by Kirk Moeller Architects to prepare an historical analysis for the 315 Olive Avenue, located in the City of Carlsbad, San Diego County, California. This analysis included the results of an intensive-level, pedestrian survey of the project site by a qualified architectural historian; building development and archival research; and recordation and evaluation of one property for historical significance in consideration of NRHP, CRHR, and City of Carlsbad historic resources inventory (HRI) designation criteria and integrity requirements. As a result of the property significance evaluation, the property was recommended eligible for designation in the NRHP at the local level, the CRHR, and the City’s HRI under NRHP Criterion C, CRHR Criterion 3, and City Criterion C for its architectural merit. Ms. Krcelich served as the architectural historian for the project and conducted the survey and prepared all deliverables. Historic Built Environment Assessment for 1941 North White Avenue La Verne, City of Concord, Los Angeles County, California (2022). South Environmental was retained by LSA International to prepare a historic built environment assessment report in support of the 1941 North White La Verne Project. Ms. Krcelich recorded and evaluated one built environment resource over 45 years old that was identified within the project site. The resource was evaluated for historical significance in consideration of CRHR and City designation criteria and integrity requirements and were found not eligible under all designation criteria and integrity requirements. The proposed project was found to have a less than significant impact on historical resources under CEQA. Historic Built Environment Survey Report for the Oak Hills Apartments Project, San Quentin, Marin County, California (2022). South Environmental was retained by FirstCarbon Solutions to complete an Historic Built Environment Survey Report for the Oak Hill Apartments Project located in San Quentin, Marin County, California. This report includes the results of a pedestrian survey of all built environment resources over 45 years old within the project’s Area of Potential Effect (APE); site development and archival research; and recordation and evaluation of the Boot Hill Cemetery and the former San Quentin Firing Range for historical significance in consideration of federal, state, and local designation criteria and integrity requirements. As a result of the significance evaluations, Boot Hill Cemetery was found eligible under NRHP Criterion D and CRHR Criterion 4 for its potential to yield information important in history. Therefore, Boot Hill Cemetery is an historic property/historical resource under Section 106 of the NHPA, CEQA, and PRC 5024/5024.5 for state-owned resources. The San Quentin Firing Range was found not eligible under all NRHP, CRHR, and CHL designation criteria resulting from its lack of important historical associations and poor integrity. Therefore, the firing range is not an historic property/historical resource. With implementation of protective mitigation measures, the proposed project was found to have no adverse effect on historic properties under Section 106 of the NHPA or PRC 5024.5 for state-owned resources. Further, the proposed project would have a less than significant impact on historical resources under CEQA. Historic Built Environment Assessment for the Bon View Warehouse Project, City of Ontario, San Bernardino County, California (2022). South Environmental was retained by FirstCarbon Solutions to prepare a historic built environment assessment report for the City of Ontario in support of the Bon View Warehouse Project. Ms. Krcelich recorded and evaluated two built environment resources over 45 years old that were identified within the project site: 1514 and 1516 Bon View Avenue. Both resources evaluated for historical significance in consideration of CRHR and City designation criteria and integrity requirements and were found not eligible under all designation criteria and integrity requirements. The proposed project was found to have a less than significant impact on historical resources under CEQA. Historical Analysis 2879-2885 Hope Avenue B-1 June 2023 Appendix B: DPR Form Set ■ Page 1 of 25 *Resource Name or #: (Assigned by recorder) 2879-2885 Hope Avenue P1. Other Identifier: DPR 523J (Rev. 1/1995)(Word 9/2013) *Required information State of California ⎯ The Resources Agency Primary # DEPARTMENT OF PARKS AND RECREATION HRI # PRIMARY RECORD Trinomial NRHP Status Code 6Z Other Listings Review Code Reviewer Date *P2. Location:  Not for Publication ■ Unrestricted *a. County San Diego and (P2c, P2e, and P2b or P2d. Attach a Location Map as necessary.) *b. USGS 7.5' Quad San Luis Rey Date 2023 T 12 S ; R 04 W;  of  of Sec 06; MD B.M. c. Address 2879-2885 Hope Avenue City Carlsbad Zip 92008 d. UTM: Zone 467795.77mE/ 3669459.61 mN e. Other Locational Data: APN 203-202-13-00. The project site is located at 2879-2885 Hope Avenue in the City of Carlsbad, San Diego County, California The project site is located on the northwest corner at the intersection of Hope and Grand Avenues. *P3a. Description: The subject property is a one-story, two-unit commercial building with a rectangular shaped floor plan. The building is clad in stucco and contains a low pitch gable roof with moderate overhangs clad in gray composition tiles with two skylights (Photograph 1) (see Continuation Sheet). *P3b. Resource Attributes: (List attributes and codes) HP6. 1-3 story commercial building *P4. Resources Present: ■ Building  Structure  Object  Site  District  Element of District  Other (Isolates, etc.) P5b. Description of Photo: (view, date, accession #) Overview of east elevation, facing southwest. *P6. Date Constructed/Age and Source: ■ Historic  Prehistoric  Both Circa 1949 (Blade Tribune 1949) *P7. Owner and Address: Chosen Wise Properties LLC 3144 EL CAMINO REAL #104 Carlsbad, California, 92008 *P8. Recorded by: Marlena Krcelich South Environmental 2061 N. Los Robles Avenue, Ste. 205 Pasadena, California 91104 *P9. Date Recorded: 6/16/2023 *P10. Survey Type: Pedestrian *P11. Report Citation: Historic Analysis for 2879-2885 Hope Avenue in Carlsbad, California (South Environmental 2023) *Attachments: NONE ■Location Map ■Continuation Sheet ■Building, Structure, and Object Record Archaeological Record District Record Linear Feature Record Milling Station Record Rock Art Record Artifact Record Photograph Record  Other (List): Page 2 of 25 *Resource Name or # (Assigned by recorder) __2879-2885 Hope Avenue *Map Name: San Luis Rey, California *Scale: 1:24,000 *Date of map: _2023__ DPR 523J (Rev. 1/1995)(Word 9/2013) *Required information State of California Natural Resources Agency Primary # DEPARTMENT OF PARKS AND RECREATION HRI# LOCATION MAP Trinomial [=:I 2879-2885 Hope Avenue 0 1,000 2,000 I Scale: 1:24,000 4,000 US Feet I N *Resource Name or # (Assigned by recorder) 2879-2885 Hope Avenue *NRHP Status Code 6Z Page 3 of 25 DPR 523B (9/2013) *Required information State of California The Resources Agency Primary # DEPARTMENT OF PARKS AND RECREATION HRI# BUILDING, STRUCTURE, AND OBJECT RECORD B1. Historic Name: n/a B2. Common Name: n/a B3. Original Use: Residential B4. Present Use: Single-family residence *B5. Architectural Style: Custom Ranch *B6. Construction History: (Construction date, alterations, and date of alterations) • Constructed circa 1949 (Blade Tribune 1949) • Driveway extended to the south (c. 1980) (NETR 2023) • Permit application filed to convert building to dental office: alteration of interior walls and doors, installation of ADA features (1986 – Permit No. 86-511) • Installation of two signs: 4’x6’ and 4’x4’ (1987- Permit No.8765) • Demolition of garage and conversion of entire rear area to parking lot (1988) (NETR 2023) • Extended shed roof projection removed, roof replaced with red clay tiles, and two skylights installed (1988) (NETR 2023) • Permit application filed to expand dental office into the other unit (2013- Permit No. CB131276) • Roof replaced with gray composition tiles (2022) (Google Street View 2023) • Replaced windows and doors (date unknown) (observed alteration) • Replaced stucco cladding (date unknown) (observed alteration) *B7. Moved? ■No Yes Unknown Date: Original Location: *B8. Related Features: B9a. Architect: n/a b. Builder: n/a *B10. Significance: Theme n/a Area n/a Period of Significance n/a Property Type n/a Applicable Criteria n/a See continuation sheet B11. Additional Resource Attributes: (List attributes and codes) n/a *B12. References: See Continuation Sheet B13. Remarks: *B14. Evaluator: Marlena Krcelich and Sarah Corder, South Environmental *Date of Evaluation: June 16, 2023 (Sketch Map with north arrow required.) (This space reserved for official comments.) DPR 523L (Rev. 1/1995)(Word 9/2013) *Required information State of California Natural Resources Agency Primary# DEPARTMENT OF PARKS AND RECREATION HRI # Trinomial CONTINUATION SHEET Property Name: 2879-2885 Hope Avenue Page __4__ of __25__ *P3a. Description (Continued): The primary (east) elevation contains two divided-light wooden entry doors and four identical metal framed windows. Running along the base of the elevation is a small concrete porch stoop with stairs and an accessibility ramp with metal railings. In the lawn in front of this elevation is a large sign made of concrete and metal (Photograph 1). The northern end of the property is covered with a concrete pad parking area. The parking area is defined by landscaping (Photograph 2). The secondary elevations are simple in design with metal framed windows throughout. The side (north and south) elevations contain exterior end painted brick chimneys (Photographs 3 and 4). The west elevation contains two additional entry doors with extended roof overhangs (Photograph 5). In front of the south elevation in the lawn is another small sign made from wood (Photograph 4). Photograph 1. Overview of east elevation, facing southwest. DPR 523L (Rev. 1/1995)(Word 9/2013) *Required information State of California Natural Resources Agency Primary# DEPARTMENT OF PARKS AND RECREATION HRI # Trinomial CONTINUATION SHEET Property Name: 2879-2885 Hope Avenue Page __5__ of __25__ Photograph 2. Overview of parking area, facing southwest. Photograph 3. Overview of north elevation, facing south. DPR 523L (Rev. 1/1995)(Word 9/2013) *Required information State of California Natural Resources Agency Primary# DEPARTMENT OF PARKS AND RECREATION HRI # Trinomial CONTINUATION SHEET Property Name: 2879-2885 Hope Avenue Page __6__ of __25__ Photograph 4. Overview of south elevation with second sign in foreground, facing northwest. DPR 523L (Rev. 1/1995)(Word 9/2013) *Required information State of California Natural Resources Agency Primary# DEPARTMENT OF PARKS AND RECREATION HRI # Trinomial CONTINUATION SHEET Property Name: 2879-2885 Hope Avenue Page __7__ of __25__ Photograph 5. Partial view of west elevation, facing northwest. *B10. Significance (Continued): Historical Overview of Carlsbad Early Carlsbad (1769-1900) In 1769, Don Gaspar de Portola and Fr. Juan Crespi passed through the area that is now Carlsbad. By 1798, Fr. Fermin de Lasuen established the Mission San Luis Rey de Francia in the present-day neighborhood of San Luis Rey in the City of Oceanside. Land to the south of the Mission was used as ranchland that was farmed by the missionaries as well as Native American laborers who had been displaced DPR 523L (Rev. 1/1995)(Word 9/2013) *Required information State of California Natural Resources Agency Primary# DEPARTMENT OF PARKS AND RECREATION HRI # Trinomial CONTINUATION SHEET Property Name: 2879-2885 Hope Avenue Page __8__ of __25__ under Spanish rule and force to convert to Christianity (Sprague-Bentley 2009; Engelhardt 1927). Following the end of the Spanish period in 1822, Juan María Romulado Marrón was granted Rancho San Francisco (or what would later be known as Rancho Agua Hedionda) by the Mexican Government. Following his death in 1853, the rancho stayed with his family until it was purchased by Francis J. Hinton. After Hinton’s passing in 1870, a large portion of the rancho was purchased by the Robert Kelly family, who granted a coastal right-of-way to the Southern California Railway in 1880. The northernmost and most fertile portion of the Rancho known as La Rinconada de Buena Vista remained with the Marrón family (Sprague-Bentley 2009). In the 1880s, mineral and artesian water wells were discovered on land northwest of Rancho Agua Hedionda owned by John Frazier. These wells were said to be equal to those found in the famed spa town of Karlovy Vary (or Karlsbad in German) in the Czech Republic region of Bohemia. By 1887 the new town name of Carlsbad had taken hold and the Carlsbad Land and Mineral Water Company was formed and contributed $50,000 to build the Carlsbad Hotel shortly thereafter. The company also set to work laying out the town grid, which originally included numbered streets running east-to-west, as well as several small homes (Gutierrez 2002). The mineral water and hotel drew tourists to the region through the end of 19th Century. Six years after Robert Kelly’s passing in 1890, Rancho Agua Hedionda was divided amongst his nieces and nephews, as Kelly had no children of his own (Sprague-Bentley 2009). Between 1892 and 1896, the Rancho was held in common except for a section in the northwest which was owned by a Mr. Thorpe (Gutierrez 2002). During the drought years of the 1890s, Mr. Thorpe’s portion was sold to the Thum Brothers of Grand Rapids, Michigan. O & W Thum were “wealthy capitalists” known for manufacturing “Tanglefoot” fly paper and with large real estate holdings in both Carlsbad and El Cajon, showing on maps as “Thum Lands” (Escondido Times 1907a; Gutierrez 2002). The next 20 years in Carlsbad was a period of slow to no growth stemming from an economically crushing drought. Many families left Carlsbad during this period, with farming options limited to dry farming of beans, corn, and hay. Those that stayed were able to get some water from small artesian wells they dug themselves or from nearby streams. DPR 523L (Rev. 1/1995)(Word 9/2013) *Required information State of California Natural Resources Agency Primary# DEPARTMENT OF PARKS AND RECREATION HRI # Trinomial CONTINUATION SHEET Property Name: 2879-2885 Hope Avenue Page __9__ of __25__ Early Residential Development (1900-1925) The South Coast Land Company was established by a group of investors who were eager to subdivide and sell land within the Rancho that they had obtained from Carlsbad Land and Mineral Water Company (Orton 1994). On March 14, 1906, a deed was filed with the County Recorder in which Fletcher-Salmons Investment Company conveyed nearly 10,000-acres between Leucadia and Oceanside to the South Coast Land Company. “Included in the holdings is the entire townsite of Leucadia, and parts of Eatonville, Merle, Carlsbad, South Oceanside and considerable property in Oceanside itself.” The Company had been quietly acquiring land along the coast in coordination with the future plans of railway magnate H.E. Huntington (Times- Advocate 1906). In 1906, Gerhard Schutte sold his residence on Carlsbad Boulevard to the Company, who used it as housing for their employees (Gutierrez 2002). By 1907, the company had acquired all of Del Mar, most of Oceanside, and all of Carlsbad and Leucadia, just in time for the arrival of H.E. Huntington’s Pacific Electric Railway, which proposed construction of a line from Del Mar to Los Angeles within one year (Escondido Times 1907b). In 1915, the South Coast Land Company acquired an additional 2,000 acres from the estate of Hiram Tubbs and the F&W Thum Company, which included one and-a- half miles (or 900-acres) of oceanfront property in Carlsbad (Times-Advocate 1915a). Shortly thereafter, the company ordered over 50,000 lemon trees for planting in the new tract. Most critically to their success was the company’s ability to pipe water to the tract via its pumping plant in South Oceanside (Times-Advocate 1915b) through an arrangement with the City of Oceanside that gave the Company rights to 200 inches of San Luis Rey diversion water (Times- Advocate 1920a). With water infrastructure in place, the company hired Louis Leonhard to work as the sale agent for their property in Carlsbad (Times-Advocate 1920b) and advertisements for Carlsbad By the Sea “The Wonderland” began to pop up in local newspapers, enticing prospective buyers with amazing weather that produced peas that “never freeze,” fertile soil, and “frostless irrigated lands” at $600 per acre including one share of stock in the Oceanside Mutual Water Company (Times- Advocate 1920c). After receiving a significant number of inquiries from prospective buyers who were seeking irrigated lots with a home already built, the South Coast Land Company pivoted to selling land with newly constructed homes throughout their Carlsbad land holdings. The plan was to select 5, 10, and 20- acre tracts “offering the most ideal homesite” and to construct different style houses on each tract. “Plans for several styles of bungalows of from five to seven rooms are now being prepared by a firm of Los Angeles architects” (Times- Advocate 1920d). DPR 523L (Rev. 1/1995)(Word 9/2013) *Required information State of California Natural Resources Agency Primary# DEPARTMENT OF PARKS AND RECREATION HRI # Trinomial CONTINUATION SHEET Property Name: 2879-2885 Hope Avenue Page __10__ of __25__ Following the start of the Mexican Revolution in 1910, a large number of Mexican immigrants also settled in Carlsbad at this time, with many employed in the railroad industry, as laborers in the fields, or as tradesmen. The earliest Mexican settlers purchased land in the area near Walnut Avenue and present-day Roosevelt Street into the 1920s in what would become known as Barrio Carlsbad (also known as Barrio Carlos). Pablo Ramirez was one of the first to arrive in 1918, building a house at the southwest corner of Walnut Avenue and Second Street (now Garfield Street) that is still standing today. Another early arriver was Pablo Trejo, who purchased five lots on the northwest corner, constructed two houses, a garage, and a market (Orton 1987). The market Trejo set up on his land became an informal neighborhood gathering place. Small houses were soon developed in the area and Mexican laborers and their families were able to purchase homes for a reasonable price. Still, Mexican children were segregated in school and not allowed to speak Spanish. In the 1920s, Barrio Carlsbad developed a pool hall, school, and churches which quickly became the center of community life (Orton 1987, Caltrans 2008). Farming and Agriculture In 1915, 700 acres in the area called “the mesas” near Carlsbad opened up for farming, with agriculturalists touting the area as “the world’s greatest year- round gardening acreage if water were supplied.” Water was supplied via the South Coast Land Company’s connection to the San Luis Rey River allowing Carlsbad farmers to produce a variety of crops including tomatoes, green beans, green peas, lemons, walnuts, almonds, and figs. Large tracts of avocado groves were also being planted in Carlsbad (Times-Advocate 1915c). As housing sales boomed, the newly irrigated lands of Carlsbad became primed for agricultural success. A new packing house was constructed to manage the first pea crop that came to market in 1920, with local shipments sent to Los Angeles and San Francisco (Times Advocate 1920e). The first avocado grove in Carlsbad was planted in 1916 by Sam Thompson, sparking a booming new industry for the community (Gutierrez 2002; Orton 1987). In October 1923, Carlsbad held its first Avocado Day festival on Coast Highway and announced the adoption of the slogan “The Home of the Avocado.” With approximately 2,000 people in attendance, local avocado growers offered tours of their ranches followed by a seven-course dinner consisting exclusively of avocado dishes to demonstrate the fruit’s versatility (Times-Advocate 1923). By 1934, Carlsbad became the heart of the avocado industry and by 1948 the crop had one of its highest production years (Orton 1994). In 1921, Luther Gage, who came to Carlsbad from Montana, was first person in Carlsbad to grow flower bulbs commercially, with his first operation set on five DPR 523L (Rev. 1/1995)(Word 9/2013) *Required information State of California Natural Resources Agency Primary# DEPARTMENT OF PARKS AND RECREATION HRI # Trinomial CONTINUATION SHEET Property Name: 2879-2885 Hope Avenue Page __11__ of __25__ acres at Tamarack and Jefferson. Gage would go on to lease an additional 14 acres “on which he cultivated a number of varieties, including freesia, iris, ranunculous, anemones, ixias, sapraxis, gladiolus, baby glads, and watsonia” and sold his bulbs to buyers across the U.S., France, and the Netherlands. Another successful grower was E.P. Zimmerman who was known for his experiments with hybridization (Orton 1987). Infrastructure and Commercial Development (1925-1940) Parallel to the development of new residential tracts was the development of infrastructure and community services to support the growing town. In 1923, the Carlsbad Chamber of Commerce was founded to work in the interest of residents and local businesses. The Chamber would petition the San Diego County Supervisors for road improvements, building codes, streetlights, and a new sewage system. In 1925 the town saw the construction of a new sewage plant and associated lines. Also in 1925, the Carlsbad Champion local weekly newspaper was established, which filled a gap in community reporting left behind when W.W. Borden’s Spirit of Love newspaper closed in 1924. In 1925, R.G. Chase constructed the Los Diego Hotel at Grand and State and two years later constructed the Carlsbad Theater (Orton 1994). In 1929, a portion of downtown was forced to rebuild following a devastating fire that started on State Street and wiped out six businesses (Gutierrez 2002). Construction also continued on the California-Carlsbad Mineral Springs Hotel, which opened in 1930 and attracted numerous tourists, particularly from the Hollywood area, who would also stay at the Twins Inn while passing through town on their way to or from Los Angeles/Baja (Sprague-Bentley 2009; Times-Advocate 1930). A miniature golf course soon opened directly across the street from the Hotel and was said to be the second largest course in California (Gutierrez 2002). Carlsbad was not immune from the effects of the Great Depression, which saw the closure of the California-Carlsbad Mineral Springs Hotel and the collapse of numerous small avocado farms, many of which were purchased on a whim by inexperienced farmers during an Avocado Day Festival. Most experienced farmers in the region survived the Depression after having recently suffered through the hardships of drought. Barrio Carlsbad saw many families leave during the Depression as part of military service or for other jobs in different industries (Caltrans 2008). But not all of Carlsbad suffered during the Depression. In 1933, the Works Progress Administration (WPA) or Public Works Administration (PWA) constructed a drainage system in Carlsbad. In 1936, the Davis Military Academy relocated to Carlsbad from Pacific Beach, bringing much needed cash to the town. In 1939, longtime resident Julia Shipley donated a piece of her land to the California State Forestry Department to build a fire station. The late 1930s also saw prosperity to the flower industry, with W.C. Garrett selling his entire bulb crop of 20 million flowers (Gutierrez 2002). DPR 523L (Rev. 1/1995)(Word 9/2013) *Required information State of California Natural Resources Agency Primary# DEPARTMENT OF PARKS AND RECREATION HRI # Trinomial CONTINUATION SHEET Property Name: 2879-2885 Hope Avenue Page __12__ of __25__ World War II and Postwar Development (1941-1990s) In 1942 the U.S. Marine Corps arrived at Rancho Santa Margarita to establish Camp Pendleton, creating a significant opportunity for the local economy in Carlsbad with a growing need for civilian workers both on and off base. However, it also created a housing shortage as military personnel and their families moved into the area. Ultimately, the influx of military families breathed new life into the Carlsbad real estate market and local businesses. The growing population did not come without its challenges. The postwar years in Carlsbad saw an overtaxed water system, a strained local school system, and struggled to maintain basic services. In 1948, the San Diego Gas and Electric Company purchased 110 acres along the Agua Hedionda Lagoon to construct a power plant that would not only generate electricity but would produce tax revenue that could be used to fund a new city government (Gutierrez 2002). By the 1950s, growing dissatisfaction among residents with the San Diego County’s administration of Carlsbad led to serious talks of a vote on incorporation. These talks came to a head when a fire destroyed a local family’s home after multiple attempts by locals to call on State and County fire services for assistance only to discover that there were no nearby fire hydrants to put out the fire. After a failed attempt to annex to the City of Oceanside, the idea of incorporation began to gain steam. Incorporation was not favored by rural residents and farmers, who believed it meant eliminating farmers in favor of subdivisions and increased development. On June 4, 1952, residents of Carlsbad voted to incorporate (Gutierrez 2002). The first big issue to tackle following incorporation was the lack of a reliable local water supply. In 1945, construction finally began on the San Diego Aqueduct, which would bring Metropolitan Water District of Southern California water from the Colorado River Aqueduct at the San Jacinto Tunnel to the San Vicente Reservoir. Despite issues and delays, the project was completed and water from the Colorado River flowed into the San Vicente Reservoir for the first time in late November 1947, and the San Diego Aqueduct was dedicated in December of 1947. In 1956, a bond passed to finance construction of a pipeline that would connect with the San Diego Aqueduct, with the newly established Carlsbad Municipal Water District covering over 30,000 acres. By 1958, the pipelines were connected to the aqueduct, providing the area with a reliable source of clean water and increasing land values. Still, complaints remained regarding a lack of street lighting, zoning issues, lack of proper sewage disposal services, dilapidated housing, street flooding, and the lack of a freeway underpass at Chestnut. These issues set the 1960s up to be a decade of civic improvements in Carlsbad (Gutierrez 2002). DPR 523L (Rev. 1/1995)(Word 9/2013) *Required information State of California Natural Resources Agency Primary# DEPARTMENT OF PARKS AND RECREATION HRI # Trinomial CONTINUATION SHEET Property Name: 2879-2885 Hope Avenue Page __13__ of __25__ The 1960s in Carlsbad is primarily characterized by the construction of civic buildings including a new sewage plant at Encina (construction throughout the 1960s), the Georgina Cole Library (1967), and the City Hall and Police Department complex (1968); downtown street improvements (throughout the 1960s); as well as expansion of the City’s geographical border through a series of land annexations that increased Carlsbad’s city area from 7.5 to 11.3 square miles. However, the 1960s also included a residential development boom when one of the largest developers, Kamar Construction Company, began construction on numerous residential subdivisions in Carlsbad including Falcon Hills, Tamarack Manor, and Holiday Manor. The residential boom had a devastating effect on the flower industry in Carlsbad, which was once considered the City’s largest employer. Increases in taxes on agricultural land became too much for some farmers to bear, and gradually the Carlsbad flower fields succumbed to new development. The 1970s through 1990s saw exponential growth in Carlsbad. Some of this growth was facilitated by the City enlarging its boundaries when it annexed La Costa and Carrillo Ranch, increasing the City’s land by an additional 5,485 acres in 1972. The City continued to annex pieces of land and by 1985 it annexed Batiquitos Lagoon, Ponto Beach, La Costa, Green Valley, areas around the Palomar Airport, and land east of El Camino Real. With more land annexations came a larger population and more demand, leading to construction of more civic buildings. By 1985, the downtown area was beginning to improve and in 1988 the first redevelopment agency bonds included $12 million for downtown improvement projects (Gutierrez 2002). Property History The property currently identified as 2879-2885 Hope Avenue (subject property) is not present on the 1925 or 1929 Sanborn Fire Insurance Maps as it is located further east than the maps’ range encompasses (Sanborn 1925, 1929). The area does appear on topographic maps from as early as 1893, at which time early development in Carlsbad was concentrated in the present-day village area, and the future site of the subject property was undeveloped. The Southern California Railroad ran through the town, traveling south towards Encinitas, to the west of the subject property. The earliest photograph of the subject property is a 1932 aerial which shows that the lot was undeveloped open land (NETR 2023). The surrounding land was also largely undeveloped or used for agricultural purposes and nearby buildings were single-family residences. The property appears similar in 1938, with no major changes. By this time, the lot to the north of the subject property was an orchard (NETR 2023; UCSB 2023). By the early 1940s, topographic maps show substantial development in Carlsbad. Aerial imagery from 1947 also demonstrate that this development shifted much of the land from agricultural use to residential and commercial use, with the properties near the subject property consisting of mainly single-family homes, DPR 523L (Rev. 1/1995)(Word 9/2013) *Required information State of California Natural Resources Agency Primary# DEPARTMENT OF PARKS AND RECREATION HRI # Trinomial CONTINUATION SHEET Property Name: 2879-2885 Hope Avenue Page __14__ of __25__ with some remaining agricultural plots to the north and east. The subject property was still undeveloped at this time (NETR 2023; UCSB 2023). The existing building was constructed circa 1949 and was advertised as a new duplex with two bedrooms and a fireplace on each side and a large garage (Blade Tribune 1949). An aerial image from 1956 shows the single-story building at the south side of the lot with two walkways leading to the street, and a driveway with the garage at the rear of the lot. The rest of the lot was landscaped with grass. Two chimneys, one on the north and one on the south elevation, are visible on the building. There is also an extended shed roofline along the porch on the primary (east) elevation. Two additional small roof overhangs are visible on the rear (west) elevation. The two existing skylights in the roof were not present at this time (Exhibit 1) (NETR 2023; UCSB 2023). Exhibit 1. 1956 aerial photograph of 2879-2885 Hope Avenue (UCSB 2023). The subject property remained unchanged until circa 1980 when the driveway area was extended to the south, overtaking some of the lawn area (NETR 2023). In 1986 a building permit application was filed for a remodel to convert the building to a dental office. The work included the alteration of interior walls and doors, and installation of Americans with Disabilities Act (ADA) features such as an exterior ramp (City of Carlsbad Permit No. 86-511). Based on these modifications, it is likely that this is the time when the property was first converted from DPR 523L (Rev. 1/1995)(Word 9/2013) *Required information State of California Natural Resources Agency Primary# DEPARTMENT OF PARKS AND RECREATION HRI # Trinomial CONTINUATION SHEET Property Name: 2879-2885 Hope Avenue Page __15__ of __25__ residential to commercial use. In January 1987, another permit application was filed for the installation of two signs by Aztec Signs. The signs are listed to be size 4’X6’ and 4’X4’ (City of Carlsbad Permit No. 87-65). Another alteration was made to the subject property in circa 1988 when the garage at the north end of the parcel was removed and the rear area was converted to a parking lot. That same year, the roof was replaced with new red clay tiles and the roof projection on the east elevation was removed. Two skylights were also installed on the roof (NETR 2023; UCSB 2023). The building appeared largely unchanged through the 1990s and early 2000s (NETR 2023). In 2013, another permit was filed to expand the dental office into the other half of the duplex, creating one large commercial space on both sides. This project did not appear to result in any modifications to the exterior of the building (City of Carlsbad Permit No. CB1311276). In 2022, the roof was replaced again with new gray composition tiles (Google Street View 2023). Owner/Occupant Research Background research into former property owners/occupants revealed that several people have occupied the property since its construction. These owners/occupants are outlined in Table 1 below (Ancestry 2023; ParcelQuest 2023; San Diego County Clerk 2023): Table 1. Owners/Occupants 2879-2885 Hope Ave Address Year(s) Name(s) Notes 2885 Hope Ave 1950 John Walton No significant information found. 2879 Hope Ave 1953 Ethel Leady Master Sgt. Richard Leady Ethel owned the Carlsbad Dress Shop in the 1950s, located at 2911 State Street. No other significant information found. 2885 Hope Ave 1975 Thomas H. Hayes Thelma I. Hayes Thomas Hayes was a resident of Carlsbad for 30 years and a pharmaceutical researcher and director of the department of drugs of the American Medical Association. He was a founding member and former president of the North DPR 523L (Rev. 1/1995)(Word 9/2013) *Required information State of California Natural Resources Agency Primary# DEPARTMENT OF PARKS AND RECREATION HRI # Trinomial CONTINUATION SHEET Property Name: 2879-2885 Hope Avenue Page __16__ of __25__ Address Year(s) Name(s) Notes Coastal Alliance for the Mentally Ill (North County Times 2003). No other info was found, and he was only associated with this address for this single year. 2879 Hope Ave 1979 Burt C Staack No significant information found. 2879-2885 Hope Ave 1980 Mark T. Gombar Gilbert LaBard Pamela J Staack No significant information found. 2879-2885 Hope Ave 1972- 2022 George Mane Soohoo/Trust George Mane Soohoo was a dentist who practiced at the building and owned it for several decades along with another person named Home Yuit Lee. The property was put into a trust during the later years of ownership. No other significant information found. 2879 Hope Ave 2008- 2013 Heritage Senior Care No significant information found. 2879 Hope Ave 2008- 2014 Gentle Family Dentistry, Tod Bowman Dentist who practiced at the location. He expanded his practice from the 2879 side into the 2885 side, creating one large office. No other significant information found. 2879-2885 Hope Ave 2014- 2022 Drew Addy D.D.S. Dentist who practiced at the location under the business names Gentle Family Dentistry and Carlsbad Beach Dental. No other significant information found. 2879-2885 Hope Ave 2023 Chosen Wise Properties LLC No significant information found. DPR 523L (Rev. 1/1995)(Word 9/2013) *Required information State of California Natural Resources Agency Primary# DEPARTMENT OF PARKS AND RECREATION HRI # Trinomial CONTINUATION SHEET Property Name: 2879-2885 Hope Avenue Page __17__ of __25__ Architectural Style The subject property can be described as a heavily altered commercial building with Ranch influences. The building is substantially modified with nearly all features being altered, including doors, windows, roof, porch/entry area, the demolition of a detached garage, and the installation of signs in the entry area. Ranch (1930-1975) The Ranch house is a style of architecture originating in southern California. It was popular starting in the 1930s and fell out of popularity by the mid-1970s. In the 1930s and early 1940s, the Ranch house was part of the Small House movement that was brought into fashion by the Federal Housing Administration (FHA). After World War II, the Ranch style gained even more popularity as size and building restrictions were lifted and could be found across the country. FHA guidelines continued to exert a strong influence on building Ranch homes. Such as encouraging developers to build entire neighborhoods at once, making Ranch style houses commonplace within large subdivisions. In both the early years, and throughout the 1950s and 1960s, the Ranch house could be constructed quickly with modern, mass-produced materials. The style provided a quick and easy construction option both to create new housing to meet the needs of soldiers returning home after the war, and an affordable, yet larger and comfortable option in the later decades post-war. The smaller Ranch houses of the 1930s and 1940s, and the larger versions from the 1950s and 1960s share many characteristics. “Rambling” Ranch style houses became more popular in the 1950s, due to the nation’s increasing use of automobiles. This permitted developers to build larger homes on bigger, wider lots along winding roads in suburban areas, resulting in a sprawling façade with a focus on emphasizing the width. In contrast, the Ranch homes in the streetcar suburbs of the 1940s were constructed on narrower lots, and therefore had less horizontal emphasis. However, many of the other design features they shared remained the same. As such, the affordability and versatility of the Ranch house made it one of the most popular house choices throughout the United States and was purchased and occupied by people at almost all socio-economic levels. Key characteristics of the Ranch style of architecture are the following (Gottfried and Jennings 2009; Hess 2004; McAlester 2015): • One story in height • Low pitch gabled or hipped roofs constructed with moderate overhangs • Offset entry points and general façade asymmetry • Focus on horizontal massing and rambling forms DPR 523L (Rev. 1/1995)(Word 9/2013) *Required information State of California Natural Resources Agency Primary# DEPARTMENT OF PARKS AND RECREATION HRI # Trinomial CONTINUATION SHEET Property Name: 2879-2885 Hope Avenue Page __18__ of __25__ • Focus on informality • Main entry typically placed under the roof overhang or tucked into the facade • Use of variety of window types, including large picture-style windows • Variations on the eave overhang, typically boxed eaves or exposed rafter tails, or the less-common boxed rafters • Large chimneys made of brick or stone • Traditional exterior cladding, including brick veneer, wood siding, and stone veneer • Attached garage or carport, typically incorporated into the façade • Front and rear yards • Simple floor plans based on rectangular blocks, usually L, U, or T shaped in plan Significance Evaluation The following provides an evaluation of the subject property in consideration of CRHR and City of Carlsbad designation criteria. Given the similarities in the criteria of these programs, the criteria are addressed together to avoid duplicative text. CRHR Criterion 1. Is associated with events that have made a significant contribution to the broad patterns of California’s history and cultural heritage. City Criterion A. It exemplifies or reflects special elements of the city’s cultural, social, economic, political, aesthetic, engineering or architectural history. The subject property was constructed circa 1949 as a residential duplex. During this time Carlsbad was experiencing construction of multiple civic buildings, as well as a residential construction boom. The state of California and the nation was also experiencing an increase in residential development following World War II. Residential construction in Carlsbad was dominated by Kamar Construction Company, one of the area’s largest developers who constructed numerous residential subdivisions in Carlsbad including Falcon Hills, Tamarack Manor, and Holiday Manor. While the subject property is a residential duplex that was built during a national and local housing boom, it is it not associated with Kamar Construction Company and has no strong connection to the national movement, and instead exists as an independent construction. Further, the extensive exterior DPR 523L (Rev. 1/1995)(Word 9/2013) *Required information State of California Natural Resources Agency Primary# DEPARTMENT OF PARKS AND RECREATION HRI # Trinomial CONTINUATION SHEET Property Name: 2879-2885 Hope Avenue Page __19__ of __25__ alterations made to the property and its surroundings overtime, including significant changes to its original design, workmanship, materials, and setting have impaired its ability to reflect the period in which it was constructed. Therefore, the subject property is not eligible under CRHR Criterion 1 or City Criterion A. CRHR Criterion 2. Is associated with the lives of persons important in our past. City Criterion B. It is identified with persons or events significant in local, state or national history. The subject property is a residential duplex that was converted to a commercial building with two units. Throughout its history, the building had several owners and business tenants. There is no indication that any of these individuals or businesses are associated with events significant in the history of Carlsbad, the state, or the nation. Review of local city directories, publications, and newspaper articles failed to indicate that the subject property has any important associations with significant persons or events. Therefore, the subject property is not eligible under CRHR Criterion 2 or City Criterion B. CRHR Criterion 3. 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. City 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 architect. The subject property was constructed as a residential duplex in the Ranch style of architecture circa 1949. Based on archival research, the building remained a residential property until it was converted to a commercial building circa 1980. While the building does retain some basic elements of the Ranch style reminiscent from its time as a residential building, such as a rectangular floor plan, emphasis on horizontal form, gabled roof with moderate overhangs, and large chimneys, the building has been substantially modified as a part of its conversion to commercial use. Alterations include multiple roof replacements and installation of skylights, replacement of windows and doors, removal of the original front porch overhang, and demolition of the detached garage resulting in few elements of the original design, materials, and craftsmanship remaining. In addition, the addition of commercial signage and a large parking area have also impacted the historical integrity of the property. All of these alterations to the building and the property create a more modern appearance and inhibit its DPR 523L (Rev. 1/1995)(Word 9/2013) *Required information State of California Natural Resources Agency Primary# DEPARTMENT OF PARKS AND RECREATION HRI # Trinomial CONTINUATION SHEET Property Name: 2879-2885 Hope Avenue Page __20__ of __25__ ability to convey significance as a late 1940s residential duplex construction. Therefore, due to a loss of integrity of original building materials and design, the subject property is not eligible under CRHR Criterion 3 or City Criterion C. CRHR Criterion 4. Has yielded, or may be likely to yield, information important in prehistory or history. City Criterion D. It is an archaeological, paleontological, botanical, geological, topographical, ecological or geographical site which has the potential of yielding information of scientific value. The subject property is not significant as a source, or likely source, of important historical information nor does it appear likely to yield important information about historic construction methods, materials or technologies. Therefore, the property is not eligible under CRHR Criterion 4 or City Criterion D. City Criterion E. It is a geographically definable area with a concentration of buildings, structures, improvements, or objects linked historically through location, design, setting, 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 block on which the subject property is located exhibits properties from various decades between the early 20th century and the early 21st century, creating a wide variety of architectural forms and styles of various scale throughout the area, resulting in an overall lack of architectural/visual cohesion. In addition, some of the modest single-family homes in the area have been replaced with more modern, larger multi-family residential buildings, such as the properties directly to the west and north of the subject property. The buildings on the block are not united in any additional specific style, period, or theme. Therefore, there is no potential for the subject property to contribute to a historic district and the subject property is not eligible under City Criterion E. Integrity Location: The subject property retains integrity of location. The property is sited on the original location it was constructed in its original orientation. Design: The subject property lacks integrity of design. It was designed as a residential duplex and was converted into a commercial building. Alterations, including the replacement of doors, windows, and roof, modification of the front DPR 523L (Rev. 1/1995)(Word 9/2013) *Required information State of California Natural Resources Agency Primary# DEPARTMENT OF PARKS AND RECREATION HRI # Trinomial CONTINUATION SHEET Property Name: 2879-2885 Hope Avenue Page __21__ of __25__ porch, installation of skylights, and demolition of the detached garage, have all obscured the original design. Setting: The subject property lacks integrity of setting. When the building was constructed, most of the surrounding developments included small single-family homes and agricultural lots. All adjacent properties on the block have been modified to multi-story, high density residential developments. The building itself has been converted from residential to commercial use. Materials: The subject property lacks integrity of materials. Alterations including the replacement of doors, windows, and roof, modification of the front porch, installation of skylights, and demolition of the detached garage have resulted in a loss of nearly all original materials. Workmanship: The subject property lacks integrity of workmanship. The substantial alterations have obscured the original workmanship, however simple. Feeling: The subject property lacks integrity of feeling. Its conversion from a residential duplex into a commercial building and the substantial alterations to its design and materials have negatively impacted its feeling. Association: The subject property lacks integrity of association. The property has no important associations with events, people, or important patterns of development in the City. As a result of the property significance evaluation, the subject property at 2879-2885 Hope Avenue is not eligible for designation in the CRHR or the City’s Historic Resources Inventory. References Ancestry.com 2023. United States, Index to Public Records, 1994-2019, 1950-1993. Residency records. Accessed online via Ancestry.com. Blade Tribune 1949. “New Duplex.” (Oceanside, California). August 6, 1949. Article provided by the Georgina Cole Library. 1950. “Union Circles Meet Thursday.” (Oceanside, California). November 29, 1950. Article provided by the Georgina Cole Library. DPR 523L (Rev. 1/1995)(Word 9/2013) *Required information State of California Natural Resources Agency Primary# DEPARTMENT OF PARKS AND RECREATION HRI # Trinomial CONTINUATION SHEET Property Name: 2879-2885 Hope Avenue Page __22__ of __25__ 1953. “Carlsbad Dress Shop to hold Opening on Friday, Mrs. Leady Operates Ready-to-Wear Store.” (Oceanside, California). February 5, 1953. Article provided by the Georgina Cole Library. Caltrans 2008. Barrio Carlsbad Community Cohesion Report. Interstate 5 North Coast Corridor Project, San Diego County, California. Available online: https://www.keepsandiegomoving.com/Documents/NCC_doc/EIR/Supporting/3.02_3.0 4_Growth&CommunityImpacts/Barrio_Carlsbad_Community_Cohesion_Report_Jun08.pd f City of Carlsbad 1975. A Chronological List of Carlsbad Subdivision Tracts, 1888-1929. Compiled by Tom Hammond. October 16, 1975. On file at Carlsbad City Library. 1975. City of Carlsbad Notice of Determination. Carlsbad, California. Case No. 100. May 14, 1975. On file with the City of Carlsbad. 1980. City of Carlsbad Building Permit Application for 2879-2885 Hope Avenue, Carlsbad, California. No. 80-511. May 29, 1980. On file with the City of Carlsbad. 1986. City of Carlsbad Building Permit Application for 2879-2885 Hope Avenue, Carlsbad, California. No. 86-511. November 7, 1986. On file with the City of Carlsbad. 1987. City of Carlsbad Certificate of Occupancy for 2879-2885 Hope Avenue, Carlsbad, California. No. 86-511. May 1, 1987. On file with the City of Carlsbad. 1987. City of Carlsbad Building Permit Application for 2879-2885 Hope Avenue, Carlsbad, California. Permit No. 87-65. January 27, 1987. On file with the City of Carlsbad. 2013. City of Carlsbad Plumbing Permit Application for 2879-2885 Hope Avenue, Carlsbad, California. Permit No. CB131276. July 30, 2013. On file with the City of Carlsbad. Engelhardt, Zephyrin 1927. San Fernando Rey, the Mission of the Valley. Franciscan Herald Press, Chicago. Escondido Times 1907a. The Escondido Times (Escondido, California). February 8, 1907, pg5. DPR 523L (Rev. 1/1995)(Word 9/2013) *Required information State of California Natural Resources Agency Primary# DEPARTMENT OF PARKS AND RECREATION HRI # Trinomial CONTINUATION SHEET Property Name: 2879-2885 Hope Avenue Page __23__ of __25__ 1907b. “What Huntington Will Do?” The Escondido Times (Escondido, California). July 26, 1907, pg1. Google Street View. 2023. Google Street View of 2879-2885 Hope Avenue and surrounding properties. Accessed online via https://www.google.com/maps. Gottfried, H., and Jan Jennings. 2009. American Vernacular Buildings and Interiors 1870–1960. New York: WW. Norton and Company. Gutierrez, Susan S. 2002. Windows on the Past: An Illustrated History of Carlsbad. Walsworth Pub Co, Missouri. Hess, Alan 2004. The Ranch House. New York: Harry N. Abrams. McAlester, V.S. 2015. A Field Guide to American Houses (Revised): The Definitive Guide to Identifying and Understanding America’s Domestic Architecture. New York City, New York: Alfred A Knopf. NETR (Nationwide Environmental Title Research LLC) 2023. Historic Aerial Photographs of 2879-2885 Hope Avenue and surrounding. Accessed June 2023. https://www.historicaerials.com/viewer Office of Historic Preservation (OHP). 2011. “California Office of Historic Preservation Technical Assistance Series #6 California Register and National Register: A Comparison (for purposes of determining eligibility for the California Register).” State of California Office of Historic Preservation, Department of Parks and Recreation. Accessed online October 2022. https://ohp.parks.ca.gov/pages/1069/files/technical%20assistance%20bulletin% 206%202011%20update.pdf Orton, Charles W. 1987. Carlsbad: An Unabashed History of the Village by the Sea. Rubicon Press; Special Centennial Ed. (January 1, 1987). 1994. Carlsbad: A Village by the Sea. Encinitas, California Heritage Publishing Company. ParcelQuest DPR 523L (Rev. 1/1995)(Word 9/2013) *Required information State of California Natural Resources Agency Primary# DEPARTMENT OF PARKS AND RECREATION HRI # Trinomial CONTINUATION SHEET Property Name: 2879-2885 Hope Avenue Page __24__ of __25__ 2023 Assessor Data for address 2879-2885 Hope Avenue, Carlsbad, CA. Accessed online via ParcelQuest. Sanborn Fire Insurance Company 1925. Sanborn Fire Insurance Map of Carlsbad, California. Accessed online via Carlsbad City Library. 1929. Sanborn Fire Insurance Map of Carlsbad, California. Accessed online via Carlsbad City Library. San Diego County Clerk 2023. Records for 28779-2885 Hope Avenue. Accessed online via https://arcc- acclaim.sdcounty.ca.gov/search/Disclaimer?st=/search/SearchTypeParcel. Sprague-Bentley, Jeannie. 2009. Images of America Carlsbad. Arcadia Publishing, Charleston, South Carolina. Times-Advocate 1906. South Coast Land Company.” The Times-Advocate (Escondido, California). March 23, 1906, pg6. 1915a. “Buys 2,000 Acres On Ocean Front.” The Times-Advocate (Escondido, California). May 7, 1915, pg1. 1915b. “Thousands of Trees Coming In.” The Times-Advocate (Escondido, California). June 22, 1915, pg1. 1915c. Big Vegetable District is Opened.” The Times-Advocate (Escondido, California). December 29, 1915, pg1. 1920a. “Leonhard Takes Local Agency For Coast Lands.” The Times-Advocate (Escondido, California). January 26, 1920, pg1. 1920b. “Carlsbad by the Sea.” The Times-Advocate (Escondido, California). February 20, 1920, pg7. 1920c. “Will Build Houses on Tracts at Carlsbad.” The Times-Advocate (Escondido, California). March 10, 1920, pg1. 1920d. “Two Water Districts May Be Consolidated.” The Times-Advocate (Escondido, California). April 19, 1920. 1920e. “Will Soon Ship Car of Peas From Carlsbad.” The Times-Advocate (Escondido, California). November 4, 1920, pg4. DPR 523L (Rev. 1/1995)(Word 9/2013) *Required information State of California Natural Resources Agency Primary# DEPARTMENT OF PARKS AND RECREATION HRI # Trinomial CONTINUATION SHEET Property Name: 2879-2885 Hope Avenue Page __25__ of __25__ 1930. “New Carlsbad Hotel Opening Set for May 24,” The Times-Advocate (Escondido, California). May 3, 1920, pg2. University of California, Santa Barbra (UCSB) 2023. Historic Aerial Photographs of 2879-2885 Hope Avenue and surrounding. Map & Imagery Laboratory (MIL) UCSB Library, Electronic Resource, http://mil.library.ucsb.edu/ap_indexes/FrameFinder.