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Home My WebLink AboutCDP 2023-0011; TIMM RESIDENCE; HISTORIC RESOURCE ANALYSIS; 2023-08-01 Historic Resource Analysis 314 Date Avenue in Carlsbad, California Prepared For: Jens Peter Timms 314 Date Avenue Carlsbad, California 92008 Prepared By: South Environmental LLC 2061 N. Los Robles Avenue., Ste. 205 Pasadena, California 91104 Marlena Krcelich, BA and Sarah Corder, MFA August 2023 Historic Resource Analysis 314 Date Avenue in Carlsbad i August 2023 Table of Contents Executive Summary ........................................................................................................................................................ 1 1 Introduction ............................................................................................................................................................. 2 1.1 Project Description ....................................................................................................................................... 2 1.2 Project Location ............................................................................................................................................. 2 1.3 Regulatory Framework ................................................................................................................................ 5 2 Background Research ........................................................................................................................................ 10 2.1 Building Development and Archival Research ................................................................................ 10 3 Historic Context ................................................................................................................................................... 13 3.1 City of Carlsbad .......................................................................................................................................... 13 3.2 Carlsbad Horticulture Industry (1915-1960) .................................................................................... 18 3.3 Property History ......................................................................................................................................... 19 4 Survey Methods and Results ............................................................................................................................. 4 5 Significance Evaluation ........................................................................................................................................ 5 5.1 314 Date Avenue ........................................................................................................................................... 5 6 Findings .................................................................................................................................................................. 24 6.1 Historic Built Environment Resources ................................................................................................ 24 6.2 Conclusions .................................................................................................................................................. 24 7 References ............................................................................................................................................................. 25 Appendix A: Resumes ............................................................................................................................................... A-1 Appendix B: DPR Form Set ..................................................................................................................................... B-1 Figures Figure 1. Project Location ............................................................................................................................................ 3 Figure 2. Project Site Detail ......................................................................................................................................... 4 Exhibits Exhibit 1. Subdivision map of Carlsbad “Thum Lands” filed in August 1915 showing the approximate location of the subject property in red ..................................................................................... 20 Exhibit 2. 1922 Map of Palisades subdivision, with approximate location of subject property outlined in red .................................................................................................................................................................. 0 Exhibit 3. 1924 Map of Palisades Two subdivision, showing the subject property in red ................... 0 Historic Resource Analysis 314 Date Avenue in Carlsbad ii August 2023 Exhibit 4. Overview of primary (south) elevation, facing northwest. ........................................................... 6 Exhibit 5. Secondary overview of primary (south) elevation, facing northwest. ...................................... 6 Exhibit 6. Overview of east elevation, facing southwest................................................................................... 7 Exhibit 7. Detailed view of east elevation rear addition area, facing west. ............................................... 8 Exhibit 8. Overview of north elevation, facing southeast. ................................................................................ 9 Exhibit 9. Detailed view of porch and replacement shake siding, facing southeast. .......................... 10 Exhibit 10. Overview of rear addition portion of west elevation, facing east. ....................................... 11 Exhibit 11. Overview of front portion of west elevation, including 1967 addition, facing northeast. ............................................................................................................................................................................................. 12 Exhibit 12. Overview of south and west elevation of garage, facing north. .......................................... 13 Exhibit 13. Overview of east elevation of garage, facing southwest. ....................................................... 13 Exhibit 14. Overview of north elevation of shop, facing south. .................................................................. 14 Exhibit 15. Overview of west elevation of shop with deteriorated siding, facing northeast. .......... 15 Exhibit 16. Overview of shed with remnants of the Cold Room concrete foundation in foreground, facing south. ................................................................................................................................................................... 16 Exhibit 17. Overview of rear of property and landscaping remnants, facing north. ........................... 17 Exhibit 18. Detailed view of wood elements in landscape remnant area, facing northwest. .......... 18 Historic Resource Analysis 314 Date Avenue in Carlsbad 1 August 2023 Executive Summary South Environmental LLC was retained to prepare an historical analysis for the 314 Date Avenue Project (project), located in the City of Carlsbad (City), San Diego County (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 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, the subject property at 314 Date Avenue is not recommended 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. Historic Resource Analysis 314 Date Avenue in Carlsbad 2 August 2023 1 Introduction South Environmental was retained to prepare a historical analysis for the 314 Date Avenue Project (project), 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 National Register of Historic Places (NRHP), 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 Historians Marlena Krcelich, BA and Principal Architectural Historian Sarah Corder, MFA. Resumes for all staff are located in Appendix A. 1.1 Project Description The proposed project includes the demolition of the existing single-family residence and construction of a new 2-story residence with a tuck under garage, two-story a pool cabana with a small residence on the second story, and a new workshop with a covered patio. A pool is also proposed to be installed in the center of the property, and a new concrete driveway on the east side of the property. The main residence will consist of 4,064 square feet of living space, and the second residence will consist of 680 square feet. 1.2 Project Location The project site is identified as 314 Date Avenue on Assessor’s Parcel Number (APN) 206-080-24-00 in the City of Carlsbad, San Diego County, California (subject property) (Figure 1). The project site is located mid-block on the north side of Date Avenue with Garfield Street to the west and the LOSSAN rail corridor to the east (Figure 2). Source: ESRI USA Topo Maps and World Topo Map 2023 Figure 1. Project Location Map 0 2,0001,000 Feet Scale: 1:24,000Project Site Project Site is within the City of Carlsbad in San Diego County, California on the USGS San Luis Rey quadrangle map in Section 7 of Township 12 South and Range 04 West Center Coordinate (Decimal Degrees):Latitude: 33.1470091N Longitude: -117.3407035W 314 Date Avenue Project Figure 2. Project Site Detail 0 11055 Feet Scale: 1:1,100Project Site 314 Date Avenue ProjectSource: BING Aerial Imagery 2023 Historic Resource Analysis 314 Date Avenue in Carlsbad 5 August 2023 1.3 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. Historic Resource Analysis 314 Date Avenue in Carlsbad 6 August 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 Section 5020.1(q)). Historic Resource Analysis 314 Date Avenue in Carlsbad 7 August 2023 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; 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; Historic Resource Analysis 314 Date Avenue in Carlsbad 8 August 2023 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. 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. Historic Resource Analysis 314 Date Avenue in Carlsbad 9 August 2023 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. Historic Resource Analysis 314 Date Avenue in Carlsbad 10 August 2023 2 Background Research 2.1 Building Development and Archival Research 2.1.1 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 Historic Resources Inventory (HRI) in 1991. In 1993, City Council “deleted” the HRI and stipulated inclusion on any historic listing be voluntary (City Council Resolution 93-151). The HRI was retained in the Library’s Carlsbad History Collection. The subject property was identified in the survey as an Agricultural Property in the Expansion Decades and was given a Grade 3: Potential Local Significance. The building was described as having a vernacular architectural style. However, the following evaluation of the physical condition of the property was written: The location is not locally important for the house. The house has been totally renovated and bears little to no resemblance to the original façade. Its significance, in terms of Carlsbad’s history, lies in its original owner, Clinton Pedley. Because of the complete renovation, no structural description is given (City of Carlsbad 1990). Furthermore, the house was described as having no relationship to the historic building. The form details that the significance of the property lies with Clinton and Elmer Pedley and their role as flower and plant growers in the City. The form states that the Pedleys cultivated the original stock of bird of paradise plants in the backyard, and that at the time of the survey, remnants of the stock remained in the backyard. In 1951, they took over an abandoned avocado grove and began growing the new plant in mass quantities. Clinton Pedley and Donald Briggs formed the California Birds Company and popularized the plant, which went on to become the City flower in 1952 (City of Carlsbad 1990). 2.1.2 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. The original building permit was not located. 2.1.3 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. South Environmental utilized these records in the development of the historic context and construction history for the subject property. Historic Resource Analysis 314 Date Avenue in Carlsbad 11 August 2023 2.1.4 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 the City. Items in this collection include photographs, newspapers, yearbooks, maps, and manuscripts. South Environmental utilized these items when developing the historic context for the subject property. 2.1.5 Carlsbad Historical Society South Environmental visited the Carlsbad Historical Society in person on June 10, 2023. Architectural historian Marlena Krcelich reviewed a file containing information on Clinton Pedley. All information in this file was used to develop the historic context regarding Pedley and his work. 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 that was used to develop the historic context of the City. South Environmental utilized these records in the development of the historic context. 2.1.6 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. South Environmental utilized these records in the development of the historic context. 2.1.7 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. 2.1.8 Built Environment Resource Directory (BERD) The Built Environment Resource Directory (BERD) is an online resource that provides information, organized by county, regarding non-archaeological resources in the California Office of Historic Preservation (OHP) inventory. This includes resources reviewed for eligibility for the NRHP, CRHR, and the California Historical Landmarks programs through federal and state environmental compliance laws, and resources nominated under federal and state registration programs. South Environmental accessed the BERD from OHP on June 7, 2023. Neither the subject property nor its associated APN were listed in BERD for San Diego County. 2.1.9 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 Historic Resource Analysis 314 Date Avenue in Carlsbad 12 August 2023 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 2023); and 1932, 1939, 1947, 1952, 1963, 1980, 1994, and 2001 (UCSB 2023). The earliest available aerial photograph of the subject property is from 1932. See Property History (Section 3.3). Historic Resource Analysis 314 Date Avenue in Carlsbad 13 August 2023 3 Historic Context 3.1 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). 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 Historic Resource Analysis 314 Date Avenue in Carlsbad 14 August 2023 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). 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 Historic Resource Analysis 314 Date Avenue in Carlsbad 15 August 2023 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” 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 Historic Resource Analysis 314 Date Avenue in Carlsbad 16 August 2023 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. His fields were located parallel to the train tracks and drew a great deal of attention from passengers (Gutierrez 2002). More information regarding the flower industry is available in section 6.2. 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 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. Historic Resource Analysis 314 Date Avenue in Carlsbad 17 August 2023 By the 1950s, growing dissatisfaction among residents with the 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. 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. Flower growers in Carlsbad were most strongly impacted by the residential growth. Until the 1960s, the flower industry was 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). Historic Resource Analysis 314 Date Avenue in Carlsbad 18 August 2023 3.2 Carlsbad Horticulture Industry (1915-1960) Carlsbad’s development of the horticulture industry began in the early 20th century when the South Coast Land Company purchased all the remaining land that the Carlsbad Land and Water Company owned, and drilled six water wells in the San Luis Ray Valley that would supply the City with water. This influx of water sparked the arrival of many people, including farmers. The first avocado grove was grown by Sam Thompson in 1916 and would go on to become a successful industry. In 1922, farmers hosted the first annual Avocado Day Festival, bringing awareness to locals about the unique fruit and how it could be prepared and consumed. By 1928, Carlsbad was promoting itself as the “Home of the Avocado” and the festival brought in approximately seven thousand people. The success of the industry led to the South Coast Land Company selling five-acre lots specifically marketed as avocado groves (Gutierrez 2002). Other well-known grower included L.C. Alles, who had the largest individual planting in the County at 26 acres, E.G. Litchfield, a former wheat farmer who tried his hand at growing the fruit, and A. W. Theisinger, who switched occupations from a jeweler to a grower upon seeing the boom of the industry. In 1923, Thompson, Alles, and John Newberry formed the Carlsbad Avocado Growers Club, which grew into 92 members within just a few years. The peak of planting avocado trees occurred in 1935 to 1940 and the end of the booming industry came in the late 1940s, primarily due to Carlsbad’s recurring issues with water supply and the increased salinity affecting the trees’ ability to grow. In addition, the influx of new people created higher demand for housing on avocado growing land (Orton 1987). While Carlsbad was known for its avocados, it was also well known for its flower and bulb industry. Early pioneers of flowers in the area included E. P. Zimmerman, Clint and Elmer Pedley, and Luther Gage. Gage, who came to Carlsbad from Montebello in 1921, was the first to grow commercial flower bulbs in the City. He originally leased five acres of land, later expanding his operation by another 14 acres where he grew a variety of flowers including freesia, ranunculus, iris, ixias, anemones, gladiolus, baby gladioulus watsonia, and sapraxis. Gage shipped his bulbs across the United States, as well as internationally to France and the Netherlands (Orton 1987). Brothers Clinton and Elmer Pedley got their start as gladioli growers. However, in 1934, Clinton was given some bird of paradise seeds as partial payment on a debt, and he and Elmer began planting and experimenting with cultivating these new unique flowers. By 1951, they transferred greenhouse specimens to the outdoors and successfully grew a commercial grove on Magnolia Avenue. The Pedley’s went on to partner with Carlsbad grower Donald Briggs and formed the California Bird Company and experienced great success (Orton 1987). More information about Clinton Pedley and his role as a California grower is presented in Section 3.3. Zimmerman was a former Los Angeles landscape architect who grew watsonia flowers on eight acres of land in Paradise Valley. He was known for experimenting with watsonia hybrids, creating new colors that provided variation from the naturally occurring white and pink blooms (Orton 1987). Historic Resource Analysis 314 Date Avenue in Carlsbad 19 August 2023 In 1939, W.C. Garrett, ranunculi, narcissus, and anemone grower, sold his crop of 20 million flowers before it was harvested. His fields ran parallel to the train tracks that went through the City and therefore drew the attention of travelers. There was so much interest, the train began slowing down when it passed the fields to allow a longer period of enjoyment for passengers. Garrett began walking people through the fields, giving tours, and his businesses attracted thousands to view his fields (Gutierrez 2002). Flower growers in Carlsbad were most strongly impacted by the industrial and residential growth in the 1960s. The flower industry was Carlsbad’s largest employer up until this time, when it began to rapidly decline. Factors contributing to its decline included the paving over of fields for new development and increases in property tax assessments. Agricultural land began to be classified as potential subdivision land, raising the tax by 250% between 1961 and 1965. Though farmers protested the change, taxes began exceeding the profit farmers made from their flower sales, forcing many out of business. The acres of flower fields were converted into commercial, industrial, and residential areas (Gutierrez 2002). 3.3 Property History A subdivision map from August of 1915 shows that the land on which 314 Date Avenue (subject property) is located was part of the Thum Lands, owned by the Thum brothers, and was labeled as Tract 230 (Exhibit 1). A second map from 1922 titled Map of Palisades also shows that the general area of the subject property was still a part of Thum Lands. The subject property is slightly out of range of the marked areas of this map (Exhibit 2). City of Carlsbad records indicate that the Carlsbad subdivision tract named Palisades was filed on February 5, 1923 and contained all properties south of Walnut Avenue and east and west of Garfield Street (City of Carlsbad 1975). By April 1924, a Map of Palisades Number Two was produced and shows that Date Avenue and the subject property lot were officially a part of the Palisades Subdivision tract and the City of Carlsbad (Exhibit 3) (City of Carlsbad 1924). Historic Resource Analysis 314 Date Avenue in Carlsbad 20 August 2023 Exhibit 1. Subdivision map of Carlsbad “Thum Lands” filed in August 1915 showing the approximate location of the subject property in red Historic Resource Analysis 314 Date Avenue in Carlsbad 0 August 2023 Exhibit 2. 1922 Map of Palisades subdivision, with approximate location of subject property outlined in red Historic Resource Analysis 314 Date Avenue in Carlsbad 0 August 2023 Exhibit 3. 1924 Map of Palisades Two subdivision, showing the subject property in red Historic Resource Analysis 314 Date Avenue in Carlsbad 1 August 2023 The lot at 314 Date Avenue is not present on the 1925 or 1929 Sanborn Fire Insurance Maps as it is located further south 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 location of the subject property was undeveloped. The Southern California Railroad ran through the town, traveling south towards Encinitas, just east of the subject property. The earliest photograph of the subject property is a 1932 aerial which shows the land had no buildings or structures and was being used for agricultural purposes (NETR 2023). Nearby buildings were single-family residences. The property's appearance was similar in 1938 and 1939, with no major changes (NETR 2023; UCSB 2023). The subject property was constructed in 1940 (City of Carlsbad Planning Division 2023). A rear addition was added to the house at an unknown date. By the early 1940s, topographic maps show substantial development in Carlsbad. Aerial imagery from 1947 demonstrates that this development shifted much of the land from agricultural use to residential and commercial use, with development near the subject property consisting of mainly single-family homes. In 1947, the subject property contained a single- family residence along Date Avenue, and what appeared to be four accessory buildings along the west side and at the rear of the parcel. These buildings are defined on the Assessor Record as the garage, shop, cold room, and “S” which is not clearly defined. The Assessor Record also notes a building titled “L.H.” between the cold room and “S” which is inferred to be a lath gardening house, due to the description of the floor as dirt and the building material as lath. This building does not appear clearly on aerials. The remaining area at the rear lot appeared to be used for agricultural purposes, with rows of plants visible in aerial imagery. In 1953, the property appeared unchanged other than increased size of the trees on the property (NETR 2023; UCSB 2023). In 1966, a permit application was filed for the construction of a 180 square foot addition (City of Carlsbad 1966, Permit No. 9329). The Assessor Record confirms that this addition was added to the primary (south) elevation, running the full length of the house and completely obscuring the original façade (County of San Diego 2023). Two additional permit applications were filed for the property, both in 1971 and related to the installation of a new sewer line (City of Carlsbad 1971, Permit No. 71- 357 and SE710320). In 1985, owner Marie Pedley filed a request with the City to change the zoning of the parcel from R-1 (Single-Family Residential) to RD-M (Residential Density-Multiple). However, this request was denied in 1989 (City of Carlsbad 1989, Doc. No. 89-30043). In circa 2003, the garage, shop, and cold room appeared to have their roofs replaced (NETR 2023). In 2008, Cal Structures, Inc. proposed a project that would demolish all existing buildings on property and construct a three-unit condominium subdivision. However, this project was never realized (City of Carlsbad 2008). By circa 2010, the yard appeared to no longer be used for growing and agricultural purposes. By circa 2012, the rearmost accessory building was removed (NETR 2023). The lath house was also removed, and the cold room was replaced with a new metal shed (dates unknown). By the mid-2010s, the property appeared similarly as it does in present day. Historic Resource Analysis 314 Date Avenue in Carlsbad 2 August 2023 Owner/Occupant Research Background research into former property owners/occupants revealed several people occupied the property after its original owners passed away. These owners/occupants are outlined in the table below (Ancestry 2023; ParcelQuest 2022; San Diego County Clerk 2022): Year(s) Name Notes 1940-1989 Clinton Pedley Marie Pedley See discussion below 1987-1993 Mark J Austin No significant information found 1993 John V Cerro Denise Cerro (Wright) No significant information found 1994 Sharol A Cornea No significant information found 1998-2001 Sue Ann Lewin No significant information found 1999-2008 Beverley Sue Wright No significant information found 2006-2011 Jiao Yu No significant information found 2007-2010 Vickie Santos No significant information found 2007-2012 Francisco M Santos Sr No significant information found 2012 Carol M Gustin No significant information found 2010-2023 Melanie M Gustin Jens Peter Timm No significant information found Clinton Pedley Clinton Leon Pedley is listed as the original owner of the subject property (City of Carlsbad 1990). Clinton was born on February 7, 1901, in Pomona, California (U.S. World War II Draft Card 1940). In 1940, Clinton lived at Date Avenue with his wife Marie Louise Kounousky. He was noted to be self- employed with his place of employment listed as his personal residence at 314 Date Avenue (U.S. World War II Draft Card 1940). By 1971, Clinton was still the owner as evidenced by a sewer permit from that year (City of Carlsbad 1971, Permit No. 71-357). Clinton passed away on January 1, 1985 (Carlsbad Journal 1985). It is inferred that the property passed to his wife Marie, who continued to own the property until at least 1989 based on a City document from 1989 listing her as the owner (City of Carlsbad 1989). Clinton Pedley was born in Pomona, California and moved to Carlsbad with his wife in 1926 to begin a life as a flower grower. Pedley got his start alongside another nurseryman, Luther Gage, with a focus on growing gladioli in the winter. In the 1930s, Pedley’s focus shifted to cultivating a new plant, which gained him national recognition (Carlsbad Journal 1985). In 1934, Pedley was given seeds of the rare bird of paradise (Strealitzea reginae) plant from South Africa as repayment for a debt. This plant was not yet cultivated or popular in the Southern California area. Pedley, along with his brother Elmer Pedley, combined this strain of seeds with other seeds they received from famous horticulturalist, Kate Sessions, and began experimenting with crossbreeding. At this time, Pedley resided at 314 Date Historic Resource Analysis 314 Date Avenue in Carlsbad 3 August 2023 Avenue, and used his large backyard to carry out this experimentation (City of Carlsbad 1990; Taylor 1961). Bird of paradise plants are tricky to grow, requiring specific conditions and acclimation, and it took the Pedleys’ years to perfect the plant (Carlsbad Journal 1985). In the late 1940s and early 1950s, lack of water in the Carlsbad area resulted in many avocado farmers abandoning their avocado groves. Clinton and Elmer capitalized on this opportunity and began growing their fully cultivated and commercially ready bird of paradise plants in an abandoned grove located on Magnolia Avenue. Their growing was a success, and when Carlsbad was incorporated as a City in 1952, the bird of paradise was chosen as the official City flower (Carlsbad Journal 1985). Elmer, Clinton, and a third partner, Donald F. Briggs went on to become partners in a new business in 1945 named California Birds, Inc. after their trademark product. By the late 1950s, they were flying more than one million stems of the plants by air to the Midwest and Eastern United States to be sold as a product in florist shops (Taylor 1961). Research did not reveal when exactly Clinton and Elmer no longer worked in the flower growing business, however the flower industry tapered off in Carlsbad in the early 1960s (Gutierrez 2002). In addition to his career as a well-known flower grower, Clinton Pedley was heavily involved in his community in several other ways. He was a member of the Oceanside-Carlsbad High School and Junior College Board for 15 years, serving a term as president, and continued to serve on the MiraCosta College board for another 10 years, when the two entities split. When the MiraCosta College was formed, Clint selected the land where the college would be constructed, choosing a plot of land east of Oceanside. He represented the board as trustee at the groundbreaking of the new campus in 1963. MiraCosta College honored Pedley’s years of service by dedicating an on-campus park to him, with a plaque acknowledging his work (Carlsbad Journal 1985; Gapen n.d). Historic Resource Analysis 314 Date Avenue in Carlsbad 4 August 2023 4 Survey Methods and Results 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. Historic Resource Analysis 314 Date Avenue in Carlsbad 5 August 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. 5.1 314 Date Avenue 5.1.1 Property Description The subject property is a single-story residence that was constructed in 1940 and has been altered beyond recognition. It has a concrete foundation and features flat, shed and gable roof forms. There are a variety of cladding materials including wood shake, board-and-batten, brick, and horizontal wood. It also has a mix of window types including fixed and double-hung divided-light wood windows, vinyl sliding windows, and glass block. The primary (south elevation) consists of a 1967 addition and includes horizontal wood siding and brick cladding on the bottom half of the elevation, with fixed and double-hung divided-light wood windows. On the east side of the elevation is an exterior end brick chimney that was also added as a part of the addition. This addition and elevation have a shed roof with exposed wood rafter tails. The gable roof of the rear, original facade of the building can be seen above the shed roof, with a dovecote in the top of the gable (Exhibits 4 and5). Historic Resource Analysis 314 Date Avenue in Carlsbad 6 August 2023 Exhibit 4. Overview of primary (south) elevation, facing northwest. Exhibit 5. Secondary overview of primary (south) elevation, facing northwest. Historic Resource Analysis 314 Date Avenue in Carlsbad 7 August 2023 The east elevation consists of the original portion of the house and a rear addition added at an unknown date. The division between these two sections can be seen where the concrete foundation ends and a wooden crawl space area begins, in addition to the change in roof line. The elevation is clad in shake siding and contains a protruding divided-light wood window and vinyl sliding window. The elevation also contains a concrete porch with metal railing leading up to the main entrance of the home. The entry door is not original to the building (Exhibits 6 and 7). Exhibit 6. Overview of east elevation, facing southwest. Historic Resource Analysis 314 Date Avenue in Carlsbad 8 August 2023 Exhibit 7. Detailed view of east elevation rear addition area, facing west. Historic Resource Analysis 314 Date Avenue in Carlsbad 9 August 2023 The north elevation contains two replacement vinyl sliding windows. There is a small concrete porch with a wooden pergola at the interior corner where the original building and the rear addition meet. A portion of the shake siding has been replaced on this elevation (Exhibits 8 and 9). Exhibit 8. Overview of north elevation, facing southeast. Historic Resource Analysis 314 Date Avenue in Carlsbad 10 August 2023 Exhibit 9. Detailed view of porch and replacement shake siding, facing southeast. Historic Resource Analysis 314 Date Avenue in Carlsbad 11 August 2023 The west elevation contains a mix of sliding vinyl windows and glass block windows, and one entry door accessed via the concrete and wood porch. It contains nearly all shake siding, exception for where the 1967 addition was added, which has horizontal wood siding (Exhibits 10 and 11). Exhibit 10. Overview of rear addition portion of west elevation, facing east. Historic Resource Analysis 314 Date Avenue in Carlsbad 12 August 2023 Exhibit 11. Overview of front portion of west elevation, including 1967 addition, facing northeast. Identified and Observed Alterations to Main House: • Rear (north elevation) addition (date unknown) (NETR 2023) • Front (south elevation) addition (1967) (Permit No. 9329) • Partial replaced shake siding (date unknown) (Observed alteration)) • Replaced windows and doors (date unknown) (Observed alteration) The rear of the subject property has three accessory buildings. The first is a garage with a gable roof, shake siding and new replacement siding, and one garage door on the south elevation. The garage door is not original and the siding on this elevation has been replaced. The rest of the garage is clad in shake siding, with some areas being replaced, and has one vinyl replacement window and one replacement entry door (Exhibits 12 and 13). Historic Resource Analysis 314 Date Avenue in Carlsbad 13 August 2023 Exhibit 12. Overview of south and west elevation of garage, facing north. Exhibit 13. Overview of east elevation of garage, facing southwest. Historic Resource Analysis 314 Date Avenue in Carlsbad 14 August 2023 Attached to the rear (north) elevation of the garage is the “shop” building which has original features but is in poor condition. The shop has a gable roof and is clad in horizontal wood siding with various wood windows. Some areas of the siding have been replaced. On the north elevation is an original wooden door. Most of the east elevation is obscured by trees and landscaping (Exhibits 14 and 15). Exhibit 14. Overview of north elevation of shop, facing south. Historic Resource Analysis 314 Date Avenue in Carlsbad 15 August 2023 Exhibit 15. Overview of west elevation of shop with deteriorated siding, facing northeast. Historic Resource Analysis 314 Date Avenue in Carlsbad 16 August 2023 The final accessory building on the property is a metal shed on a concrete pad foundation. The shed has one set of double doors that faces north. The shed is located in the same location as the Cold Room building, and evidence of the old foundation for the Cold Room can be seen to the north of the metal shed (Exhibit 16). Exhibit 16. Overview of shed with remnants of the Cold Room concrete foundation in foreground, facing south. Historic Resource Analysis 314 Date Avenue in Carlsbad 17 August 2023 At the rear central area of the property appears to remnants of landscaping or garden beds. This area includes two circular, shallow depressions in the earth with some wooden elements near the center (Exhibits 17 and 18). Exhibit 17. Overview of rear of property and landscaping remnants, facing north. Historic Resource Analysis 314 Date Avenue in Carlsbad 18 August 2023 Exhibit 18. Detailed view of wood elements in landscape remnant area, facing northwest. Summary of Alterations to Accessory Buildings: Garage • Replaced roof (circa 2003) • Replaced garage door (date unknown) • Replaced siding (date unknown) • Replaced window and doors (date unknown) Shop • Replaced siding (date unknown) Cold Room • Demolished and replaced with metal shed (date unknown) Lath House • Demolished (date unknown) Historic Resource Analysis 314 Date Avenue in Carlsbad 19 August 2023 “S” Building • Demolished (circa 2010) Historic Resource Analysis 314 Date Avenue in Carlsbad 20 August 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 in 1940 as a single-family residence, a time when Carlsbad was beginning to expand its residential development due to the influx of people during 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. In addition, the flower industry was also experiencing success during this time, while the avocado industry was slowly tapering off in favor of more civic, commercial, and residential development. While the subject property is a residential building that was constructed 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 independent construction. Furthermore, while the property is associated with the flower growing industry due to Clinton and Elmer Pedley’s early work with bird of paradise plants at the property, it was not constructed with the intention of being used for any kind of horticultural work. The property was also used only in the very early years of their work, before the Pedley’s began their large-scale commercial production of bird of paradise plants at an abandoned avocado grove on Magnolia Avenue. Therefore, due to a lack of strong association with any events related to Carlsbad residential development or horticulture, 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. To be found eligible under this criterion, a property must be directly tied to an important person and the place where that individual conducted or produced the work for which they are known. The subject property is a single-family residence that has had several owners/occupants since its construction. Its original owners were husband and wife, Clinton and Marie Pedley. Clinton’s brother, Elmer Pedley, was also associated with the property by working with Clinton to cultivate bird of paradise plants in the backyard in the 1940s. However, once the Pedley’s successfully cultivated bird of paradise plants for Historic Resource Analysis 314 Date Avenue in Carlsbad 21 August 2023 commercial production, they moved their work to a grove where they operated the California Bird Company and sold the plants commercially. In addition, there is little physical evidence of the early growing of bird of paradise plants at the subject property. The accessory buildings on the property that were likely associated with horticultural activity included the cold room, lath house, and “S” building, all of which have been demolished. While the garage and shop are extant, they are in poor condition and have undergone several alterations including replaced siding on both buildings, and replaced windows, doors, and garage door. Furthermore, the substantial alterations to the main house's primary facade make it unrecognizable to the time in which Clinton and Elmer were carrying out their productive work on the property. In addition, Clinton was also known for his roles as an integral member of the Oceanside-Carlsbad High School and Junior College Board and helping to establish MiraCosta College and serving on the school’s board as well. While this work was important, it does not rise to the level of significance necessary for designation under this criterion. 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 has been altered beyond recognition and therefore has no recognizable architectural style. The original 1940s construction has been obscured on the primary (south) and north elevations due to two separate additions. The north addition was added to the rear of the house (date unknown) and the south addition was added in 1967, completely concealing the original 1940s primary elevation. Other modifications to the house include replacement of original windows and doors, and replacement of the shake siding. In addition, there were originally five different accessory buildings concentrated along the western edge of the property. Three of the five buildings have been demolished, with one of them being replaced with a newer metal shed. The two remaining accessory buildings, the garage, and the shop, are altered and in poor condition. The primary (south) elevation of the garage has no resemblance to its original design. Furthermore, the subject property was not found to be the work of a notable builder, designer, or architect. Therefore, due to an abundance of significant alterations and overall lack of integrity, the subject property is not eligible under CRHR Criterion 3 or City Criterion C. Historic Resource Analysis 314 Date Avenue in Carlsbad 22 August 2023 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 homes or condominiums, such as the property directly to the west of the subject property. While the street still retains a residential focus, it is not united by a specific style, period, or theme. Therefore, there is no potential for the subject property to contribute to an 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. Two additions, demolition of three accessory buildings, and significant alterations to the main house and the accessory buildings have left the property almost unrecognizable to its 1940s design. Historic Resource Analysis 314 Date Avenue in Carlsbad 23 August 2023 Setting: The subject property has diminished integrity of setting. Although the home remains on a residential street in a primarily residential neighborhood, several of the surrounding properties have been modified or expanded with new construction homes and large-scale condominiums. Materials: The subject property lacks integrity of materials. Many of the original materials have been replaced or obscured by subsequent additions on the north and south elevations of the main house. Original materials have also been lost due to the demolition of three accessory buildings. Of the two remaining accessory buildings, they have undergone alterations that have resulted in a loss of original materials including siding replacement on both buildings, and the replacement of windows, doors, and the garage door on the garage. Workmanship: The subject property lacks integrity of workmanship. Two additions, demolition of three accessory buildings, and significant alterations to the main house and the accessory buildings have compromised the 1940s workmanship. Feeling: The subject property lacks integrity of feeling. The two additions and numerous alterations preclude the subject property from feeling like a 1940s residence. In addition, the demolition of accessory buildings related to horticultural use has impacted the property's past associations with plant cultivation. Association: The subject property lacks integrity of association. While the subject property is still the former residence of Clinton Pedley, and a place where he and his brother Elmer carried out their early work with bird of paradise plants, the residence no longer reflects its 1940s appearance. Additionally, several of the accessory buildings used for their horticultural activities have been demolished. Historic Resource Analysis 314 Date Avenue in Carlsbad 24 August 2023 6 Findings 6.1 Historic Built Environment Resources No historical resources were identified within the project site as a result of the background research, intensive-level pedestrian survey, or evaluation of the property by a qualified architectural historian. The property at 314 Date Avenue Street was recorded and evaluated in consideration of CRHR and City of Carlsbad designation criteria and integrity requirements. The property was found not eligible under all designation criteria due to a lack of historical associations and a lack of architectural merit and integrity. Therefore, the property is not considered a historical resource under CEQA. 6.2 Conclusions In conclusion, the Project will have a less than significant impact on historical resources under CEQA. Historic Resource Analysis 314 Date Avenue in Carlsbad 25 August 2023 7 References Ancestry.com 2023. United States, Index to Public Records, 1994-2019, 1950-1993. Residency records. Accessed online via Ancestry.com. 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 Carlsbad Jounral. 1985. “’Clint’ Pedley, longtime flower grower dies at 83.” (Carlsbad, California). January 5, 1985. On file at Carlsbad Historical Society. City of Carlsbad 1915. August 1915 Map of Thum Lands, Carlsbad Subdivision. San Diego County, California. Surveyed by D.A. Cushman. Map No. 1681, Sheet No. 1. On file with the City of Carlsbad. 1922. November 1922 Map of Palisades, Carlsbad Subdivision. San Diego County, California. Map No. 1681, TR 231. On file with the City of Carlsbad. 1924. April 1924 map of Palisades Number Two, Carlsbad Subdivision. San Diego County, California. Sheet No. 2. On file with the City of Carlsbad. 1966. City of Carlsbad Building Permit Application for 314 Date Ave, Carlsbad, California. No. -9329. June 10, 1966. On file with the City of Carlsbad. 1971. City of Carlsbad Building Permit Application for 314 Date Ave, Carlsbad, California. No. 71-357. May 19, 1971. On file with the City of Carlsbad. 1971. City of Carlsbad Building Permit Application for 314 Date Ave, Carlsbad, California. No. SE710320. May 1971. On file with the City of Carlsbad. 1988. City of Carlsbad Building Zoning Application for 314 Date Ave, Carlsbad, California. No. 89-030043. January 5, 1988. On file with the City of Carlsbad. 1990. Carlsbad Cultural Resources Survey. Prepared by Roth & Associates. February 18, 1990. 2008. City of Carlsbad Building Teantive Parcel Map. Minor Subdivision No. MS 08-05. November 7, 2008. On file with the City of Carlsbad. Historic Resource Analysis 314 Date Avenue in Carlsbad 26 August 2023 City of Carlsbad Planning Division. 2023. Application Requirements Document. Planning Division Comments. May 2023. 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. Gapen, Phyllis. n.d. “MiraCosta College Dedicates Park Honoring Clinton Pedley.” Unknown newspaper publication. On file with the Carlsbad Historical Society. Gutierrez, Susan S. 2002. Windows on the Past: An Illustrated History of Carlsbad. Walsworth Pub Co, Missouri. NETR (Nationwide Environmental Title Research LLC) 2023. Historic Aerial Photographs of 314 Date Avenue and surrounding. Accessed October 2022. 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 2022. Assessor Data for address 314 Date Avenue, Carlsbad, CA. Accessed online via ParcelQuest. Sanborn Fire Insurance Company Historic Resource Analysis 314 Date Avenue in Carlsbad 27 August 2023 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 314 Date 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. Taylor, Frank J. 1961. “The Flowers Known as Birds.” The Saturday Evening Post. March 11, 1961. On file at the Carlsbad Historical Society. 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. Historic Resource Analysis 314 Date Avenue in Carlsbad 28 August 2023 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 314 Date Avenue and surrounding. Map & Imagery Laboratory (MIL) UCSB Library, Electronic Resource, http://mil.library.ucsb.edu/ap_indexes/FrameFinder. U.S. World War II Draft Cards. 1940. Clinton Leon Pedley. Accessed online via Ancestry.com. Historic Resource Analysis 314 Date Avenue in Carlsbad A-1 August 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 in all elements of cultural resources management, including project management, historic preservation planning, rehabilitation of historic buildings, community engagement, intensive-level field investigations, citywide surveys, architectural history studies, and historical significance evaluations in consideration of the NRHP, CRHR, and local-level evaluation criteria. Sarah 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, military, industrial, educational, recreational, civic, and agricultural properties. Sarah has also worked closely with design teams, property owners, and agencies on numerous projects that required conformance with the Secretary of the Interior’s Standards for the Treatment of Historic Properties (Standards) and local design guidelines. Sarah exceeds the Secretary of the Interior’s Professional Qualification Standards for both Architectural History and History. She has extensive experience preparing environmental compliance documentation in support of projects that fall under the CEQA/NEPA, and Sections 106 and 110 of the National Historic Preservation Act. Sarah also has extensive experience consulting with lead agencies and managing large scale projects for municipalities like the City of Coronado, the City of San Diego, and the County of Los Angeles. 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 PROJECT EXPERIENCE Historical Resources Research Report for 2125 5th Avenue, City of San Diego, California (2023). South Environmental was retained by the owner of 2125 5th Avenue to prepare a Historical Resources Research Report for a 1920s apartment building located at 2125 5th Avenue. This report included an intensive-level pedestrian survey of the building, site development and archival research, and recordation and evaluation of the building for historical significance in consideration of the NRHP, CRHR and the City of San Diego designation criteria and integrity requirements. As a result of the significance evaluation, 2125 5th Avenue was found eligible under City of San Diego Criterion C for embodying the distinctive characteristics and being an excellent example of the Mission Revival style with a period of significance from 1924-1928. In addition, the building also represents the early twentieth century apartment building property type in the Uptown planning area of San Diego. The property was also found significant under City of San Diego Criterion D for being designed by Master Architect Louis J. Gill during the early years of his solo career. The building was found to be representative of Gill’s work in San Diego and an excellent example of his design style. For these reasons, the property is also eligible under NRHP and CRHR Criteria C/3. Ms. Corder served as the principal architectural historian for the project and provided QA/QC for the project deliverables. Historical Analysis for 315 Olive Avenue, City of Carlsbad, California (2022). South Environmental was retained 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. Responsibilities included QAQC of project deliverables. Mira Mesa Community Plan Area Historic Context Statement and Focused Reconnaissance Survey, City of San Diego Planning Department, California (2020-2022). While working for her previous firm, Ms. Corder served as the senior architectural historian and task manager for the project. The project included the preparation of a historic context statement and a reconnaissance-level survey for historical resources. The goal of the project was to identify the historical themes and associated property types important to the development of Mira Mesa, accompanied by a reconnaissance-level survey report focused on the master-planned residential communities within the Mira Mesa Community Plan Area. While the historic context statement addressed all development themes and property types within the community, the scope of the survey was limited to residential housing within the CPA constructed between 1969 and 1990. This study was completed as part of the comprehensive update to the Mira Mesa CPA and Programmatic Environmental Impact Report (EIR). Responsibilities included: task manager, survey lead, and co-author of the historic context statement and survey reports. Ms. Corder also provided QA/QC of all survey information and project deliverables. University CPA Historic Context Statement and Focused Reconnaissance Survey, City of San Diego Planning Department, California (2020-2022). While working for her previous firm, Ms. Corder served as the senior architectural historian for the project. The project included the preparation of an HCS that identified the historical themes and associated property types important to the development of University City, accompanied by a reconnaissance-level survey report focused on the master-planned residential communities within the University Community Plan Area. While the HCS addressed all development themes and property types within the community, the scope of the survey was limited to Sarah Corder, MFA Resume, Page 3 residential housing constructed between the 1960s and 1990s. Responsibilities for the project included task management, survey leadership, and co-author of the historic context statement and survey reports. Ms. Corder also provided QA/QC of all survey information and project deliverables. Historical Resources Technical Report for the Preserve at River Bend Project, County of San Diego, California (2022). While working at a previous firm, Ms. Corder served as the principal architectural historian for the project. The project Area of Potential Effect (APE) comprises buildings and structures over 45 years old, including a portion of the San Diego Aqueduct, the Lucio Dairy, Pete Verboom Dairy, and two residential properties (34468 and 34440 Jamies Lane) functioning as small farmsteads. As such, these resources were evaluated for historical significance in consideration of potential impacts to historical resources under the CEQA, the County of San Diego Historic Preservation Ordinance, the County of San Diego Resource Protection Ordinance (RPO), and Section 106 of the NHPA. Ms. Corder also analyzed the project’s potential for adverse effects to the San Diego Aqueduct were analyzed. Ms. Corder’s responsibilities included adverse effects analysis, review of the project plans, coordination with County staff and clients, task management, co-authorship of the report, and QA/QC of all project deliverables. Coronado Citywide Historic Resources Inventory and Historic Context Statement, City of Coronado, California (2019-2022). While at a previous firm, Ms. Corder served as the principal architectural historian and project manager for the project. The project included the preparation of an HCS and historic resources survey for all properties at least 50 years old within City of Coronado limits. As part of this project, a detailed HCS for the City was developed that identified and discussed the important themes, patterns of development, property types, and architectural styles prevalent throughout the City. Responsibilities for the project included project management, preparation of DPR forms, reconnaissance-level and intensive-level survey, survey leadership, co-authorship of the report, development of registration requirements, archival research, and QA/QC for all project deliverables. City of Coronado As-Needed Historic Research Consultant, City of Coronado, California (2019- 2022). While at a previous firm, Ms. Corder served as the principal architectural historian for the project. The project involved working with the City of Coronado Community Development Department to provide historic preservation services on an as-needed basis. Services scoped under the current contract include historic resources surveys; archival research; preparation of evaluation reports in consideration of NRHP, CRHR, and City of Coronado designation criteria; attendance at Historic Resource Commission and City Council hearings; and review of projects for conformance with the Secretary of the Interior’s Standards for Rehabilitation. Responsibilities included QA/QC of project deliverables and client coordination. The Enclave at Ivanhoe Ranch Project, Rancho San Diego, San Diego County, California (2020). While working at her previous firm, Ms. Corder served as the project’s senior architectural historian. The project included the preparation of a Historical Resources Technical Report (HRTR) in support of a residential development project totaling approximately 121.9 acres in unincorporated San Diego County. The project site included the Ivanhoe Ranch, an historic-era complex of horse ranch buildings and accompanying residences located at 3256, 3261, 3263, 3267, and 3269 Ivanhoe Ranch Road. The Ivanhoe Ranch was evaluated for historical significance in consideration of potential impacts to historical resources under CEQA, the County of San Diego Historic Preservation Ordinance, and County of San Diego Resource Protection Ordinance. The Ivanhoe Ranch was recommended eligible under NRHP, CRHR and County of San Diego Criteria B/2/2 and C/3/3 for its association with important historical figure John P. Scripps, architectural merit, and association with master designer Cliff May. A detailed impacts assessment with associated protective mitigation was included in the HRTR. Responsibilities included archival research and co-authorship of the report. Sarah Corder, MFA Resume, Page 4 Sycuan Fee to Trust Project, San Diego County, California (2020). While working at her previous firm, Ms. Corder served as the project’s senior architectural historian. The project included the preparation of a technical report in support of a fee-to-trust transfer of five (5) parcels that cumulatively total approximately 40 acres from the Sycuan to the Bureau of Indian Affairs (BIA). The project was subject to Section 106 of the NHPA and its implementing regulation Title 36 Code of Federal Regulations (CFR) Part 800. This report included the following components: development of a Project APE Map; the relevant results of a California Historical Resources Information Systems records search and background research; an intensive-level pedestrian survey of the APE for built environment resources; and an historical significance evaluation of all properties more than 50 years of age within the APE, in consideration of potential adverse effects to historic properties under Section 106 of the NHPA. Ms. Corder’s responsibilities included task management, co-authorship of the report, and QA/QC of all project deliverables. San Diego Dam and Reservoir Citywide Inventory, City of San Diego Public Utilities Department, California (2017-2020). While at a previous firm, Ms. Corder served as the project’s senior architectural historian. The project included the preparation of a systemwide historic context statement and evaluation of ten dam complexes and a flume for the San Diego Public Utilities Department. A detailed historic context statement was developed after extensive archival research efforts and resources were evaluated for historical significance in consideration of NRHP, CRHR, and City of San Diego designation criteria and integrity requirements. The project also required intensive-level survey of all facilities and multiple impacts assessments for proposed modifications to the City’s water infrastructure components. . Responsibilities included archival research, co-authorship of the historic context statement, preparation of DPR forms, assisting in the creation of a public brochure, and primary authorship of multiple dam significance evaluations. Historical Resource Evaluation for the Normal Street Department of Motor Vehicles, State of California Department of General Services, San Diego, California (2017). While working at her previous firm, Ms. Corder served as the project’s architectural historian. The project included the preparation of a Historic Resources Technical Report (HRTR) for a project that proposed to demolish and replace the Department of Motor Vehicles building located at 3960 Normal Street in the City of San Diego. To comply with California Public Resources Code, Section 5024(b), the Department of General Services must submit to the State Historic Preservation Officer (SHPO) an inventory of all structures over 50 years of age under their jurisdiction that are listed in or that may be eligible for inclusion in the NRHP, CRHR, and California Historical Landmark. The Department of Motor Vehicles was found not eligible. Responsibilities included archival research and co-authorship of the HRTR. Historical Resources Technical Report for the Bird Ranch Property, Chula Vista, California (2017). While working at her previous firm, Ms. Corder served as the project’s architectural historian. The proposed project proposed the development of approximately 98 acres as an Active Recreation Area and identified as the western portion of Planning Area 20 in the Otay Ranch GDP, that was adopted in 1993 and amended most recently in 2015. The proposed project may include demolition of all buildings on the property to fully open the area to active recreation. The purpose of this technical report is to evaluate the built environment resources located on the parcel for the NRHP, CRHR, and the City of Chula Vista list of Historical Resources to satisfy the requirements of the CEQA. As a result of the project three historical resources were identified and impacts to those historical resources were analyzed as part of the project. Ms. Corder’s responsibilities included archival research and co-authorship of the report. 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 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. Historical Resource Research Report for the 2125 5th Avenue Project, San Diego, San Diego County, California (2023). South Environmental was retained 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. Historic Resources Technical Report for the West Wind Drive-In Project, City of Goleta, Santa Barbara County, California (2023). South Environmental was retained 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. Historic Built Environment Survey Report for the Barber Yard Specific Plan, City of Chico, Butte County, California (2023). South Environmental was retained 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 (APE); site development and archival research; and recordation and evaluation of the two resources 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 Marlena Krcelich, BA Resume, Page 3 Mitigation Measures for each adverse effect. Ms. Krcelich served as the Architectural Historian for the project and prepared all deliverables. Historical Analysis of 315 Olive Avenue, City of Carlsbad, California (2022). South Environmental was retained 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. PUBLICATIONS Assistant Creator, Author, and Lead Designer: Preservation Brief: Older Buildings Support Affordable Housing. Save Our Heritage Organisation. 2022. Creator, Author, Videographer & Editor: Krcelich, Marlena. Repairing and Restoring Wood Windows Video. Restoration Projects for your Historic Home. Save Our Heritage Organisation. 2022. Creator, Author & Photographer: Krcelich, Marlena. San Diego’s Mid-Century Modern Marvels. Our Heritage News. 2021. Creator, Author, & Photographer: Krcelich, Marlena. San Diego Cultural Heritage Tours: Old Town San Diego Part II: Heritage Park. Our Heritage News. 2020. Creator, Author & Photographer: Krcelich, Marlena. San Diego Cultural Heritage Tours: Old Town San Diego. Our Heritage News. 2020. PRESENTATIONS How Historic Preservation Intersects with Affordable Housing. Prepared for Save Our Heritage Organisation. Moderated by Marlena Krcelich. March 16, 2022. Created questions and moderated a 1.5- hour long discussion with three panelists on the topic of how historic preservation and affordable housing are connected, and the benefits of reusing and repurposing older building stock. Presented to city officials, city staff, community stakeholders, and general public in the San Diego and Southern California region. A Half-Century of Historic Preservation in San Diego: Save Our Past for the Future. Prepared for Save Our Heritage Organisation. Presented by Marlena Krcelich. June 15, 2021. Delivered a 1-hour PowerPoint presentation on San Diego history, local preservation and designation regulations including historic districts, cultural landscapes, adaptive reuse, and arts and culture. Discussed key preservation project examples and successes, including mitigation, to community stakeholders and general public. Historic Resource Analysis 314 Date Avenue in Carlsbad B-1 August 2023 Appendix B: DPR Form Set Page 1 of 36 *Resource Name or #: (Assigned by recorder) 314 Date Ave 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 07; MD B.M. c. Address 314 Date Ave City Carlsbad Zip 92008 d. UTM: Zone 468238.46 mE/ 3667617.86 mN e. Other Locational Data: APN 206-080-24-00. The project site is located mid-block on the north side of Date Avenue with Garfield Street to the west and the LOSSAN rail corridor to the east *P3a. Description: The subject property is a single-story residence that was constructed in 1940 and has been altered beyond recognition. It has a concrete foundation and features flat, shed and gable roof forms. There are a variety of cladding materials including wood shake, board-and-batten, brick, and horizontal wood. It also has a mix of window types including fixed and double-hung divided-light wood windows, vinyl sliding windows, and glass block (see Continuation Sheet). *P3b. Resource Attributes: (List attributes and codes) HP2. Single family property *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 1940 (City of Carlsbad Planning Division 2023) *P7. Owner and Address: Timm Family Trust 314 Date Ave 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 Resource Analysis for 314 Date 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 36 *Resource Name or # (Assigned by recorder) __314 Date Ave *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 *Resource Name or # (Assigned by recorder) 314 Date Ave *NRHP Status Code 6Z Page 3 of 36 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: Single-family residence B4. Present Use: Single-family residence *B5. Architectural Style: n/a *B6. Construction History: (Construction date, alterations, and date of alterations) • Constructed in 1940 (house and accessory buildings) (City of Carlsbad Planning Division 2023) • Rear addition added (Unknown Date) (NETR and observed alteration) • Primary elevation 180 square foot addition (1967) • Front (south elevation) addition (1967) (Permit No. 9329) • Partial replaced shake siding (date unknown) (Observed alteration) • Replaced windows and doors (date unknown) (Observed alteration) • Replaced roof on garage (circa 2003) • Replaced garage door (date unknown) • Replaced siding on garage (date unknown) • Replaced window and doors on garage (date unknown) • Replaced siding on shop (date unknown) • Demolished and replaced cold room with metal shed (date unknown) • Demolished lath house (date unknown) • Demolished “S” building (circa 2010) *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, 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: 314 Date Avenue Page __4__ of __36__ *P3a. Description (Continued): The primary (south elevation) consists of a 1967 addition and includes horizontal wood siding and brick cladding on the bottom half of the elevation, with fixed and double- hung divided-light wood windows. On the east side of the elevation is an exterior end brick chimney that was also added as a part of the addition. This addition and elevation have a shed roof with exposed wood rafter tails. The gable roof of the rear, original facade of the building can be seen above the shed roof, with a dovecote in the top of the gable (Exhibits 1 and 2). Exhibit 1. Overview of primary (south) elevation, 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: 314 Date Avenue Page __5__ of __36__ Exhibit 2. Secondary overview of primary (south) elevation, facing northwest. The east elevation consists of the original portion of the house and a rear addition added at an unknown date. The division between these two sections can be seen where the concrete foundation ends and a wooden crawl space area begins, in addition to the change in roof line. The elevation is clad in shake siding and contains a protruding divided- light wood window and vinyl sliding window. The elevation also contains a concrete porch with metal railing leading up to the main entrance of the home. The entry door is not original to the building (Exhibits 3 and 4). 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: 314 Date Avenue Page __6__ of __36__ Exhibit 3. Overview of east elevation, facing southwest. Exhibit 4. Detailed view of east elevation rear addition area, facing west. 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: 314 Date Avenue Page __7__ of __36__ The north elevation contains two replacement vinyl sliding windows. There is a small concrete porch with a wooden pergola at the interior corner where the original building and the rear addition meet. A portion of the shake siding has been replaced on this elevation (Exhibits 5 and 6). Exhibit 5. Overview of north elevation, facing southeast. 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: 314 Date Avenue Page __8__ of __36__ Exhibit 6. Detailed view of porch and replacement shake siding, facing southeast. The west elevation contains a mix of sliding vinyl windows and glass block windows, and one entry door accessed via the concrete and wood porch. It contains nearly all shake siding, exception for where the 1967 addition was added, which has horizontal wood siding (Exhibits 7 and 8). 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: 314 Date Avenue Page __9__ of __36__ Exhibit 7. Overview of rear addition portion of west elevation, facing east. Exhibit 8. Overview of front portion of west elevation, including 1967 addition, facing northeast. 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: 314 Date Avenue Page __10__ of __36__ Identified and Observed Alterations to Main House: • Rear (north elevation) addition (date unknown) (NETR 2023) • Front (south elevation) addition (1967) (Permit No. 9329) • Partial replaced shake siding (date unknown) (Observed alteration)) • Replaced windows and doors (date unknown) (Observed alteration) The rear of the subject property has three accessory buildings. The first is a garage with a gable roof, shake siding and new replacement siding, and one garage door on the south elevation. The garage door is not original and the siding on this elevation has been replaced. The rest of the garage is clad in shake siding, with some areas being replaced, and has one vinyl replacement window and one replacement entry door (Exhibits 9 and 10). Exhibit 9. Overview of south and west elevation of garage, facing 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: 314 Date Avenue Page __11__ of __36__ Exhibit 10. Overview of east elevation of garage, facing southwest. Attached to the rear (north) elevation of the garage is the “shop” building which has original features but is in poor condition. The shop has a gable roof and is clad in horizontal wood siding with various wood windows. Some areas of the siding have been replaced. On the north elevation is an original wooden door. Most of the east elevation is obscured by trees and landscaping (Exhibits 11 and 12). 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: 314 Date Avenue Page __12__ of __36__ Exhibit 11. Overview of north elevation of shop, facing south. Exhibit 12. Overview of west elevation of shop with deteriorated siding, facing northeast. 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: 314 Date Avenue Page __13__ of __36__ The final accessory building on the property is a metal shed on a concrete pad foundation. The shed has one set of double doors that faces north. The shed is located in the same location as the Cold Room building, and evidence of the old foundation for the Cold Room can be seen to the north of the metal shed (Exhibit 13). Exhibit 13. Overview of shed with remnants of the Cold Room concrete foundation in foreground, 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: 314 Date Avenue Page __14__ of __36__ At the rear central area of the property appears to remnants of landscaping or garden beds. This area includes two circular, shallow depressions in the earth with some wooden elements near the center (Exhibits 14 and 15). Exhibit 14. Overview of rear of property and landscaping remnants, facing north. Exhibit 15. Detailed view of wood elements in landscape remnant area, 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: 314 Date Avenue Page __15__ of __36__ Summary of Alterations to Accessory Buildings: Garage • Replaced roof (circa 2003) • Replaced garage door (date unknown) • Replaced siding (date unknown) • Replaced window and doors (date unknown) Shop • Replaced siding (date unknown) Cold Room • Demolished and replaced with metal shed (date unknown) Lath House • Demolished (date unknown) “S” Building • Demolished (circa 2010) *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 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 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: 314 Date Avenue Page __16__ of __36__ 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. 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). 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: 314 Date Avenue Page __17__ of __36__ 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). 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 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: 314 Date Avenue Page __18__ of __36__ 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” 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). 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: 314 Date Avenue Page __19__ of __36__ 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). 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 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: 314 Date Avenue Page __20__ of __36__ 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 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 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: 314 Date Avenue Page __21__ of __36__ 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). Carlsbad Horticulture Industry (1915-1960) Carlsbad’s development of the horticulture industry began in the early 20th century when the South Coast Land Company purchased all the remaining land that the Carlsbad Land and Water Company owned, and drilled six water wells in the San Luis Ray Valley that would supply the City with water. This influx of water sparked the arrival of many people, including farmers. The first avocado grove was grown by Sam Thompson in 1916 and would go on to become a successful industry. In 1922, farmers hosted the first annual Avocado Day Festival, bringing awareness to locals about the unique fruit and how it could be prepared and consumed. By 1928, Carlsbad was promoting itself as the “Home of the Avocado” and the festival brought in approximately seven thousand people. The success of the industry led to the South Coast Land Company selling five-acre lots specifically marketed as avocado groves (Gutierrez 2002). Other well-known grower included L.C. Alles, who had the largest individual planting in the County at 26 acres, E.G. Litchfield, a former wheat farmer who tried his hand at growing the fruit, and A. W. Theisinger, who switched occupations from a jeweler to a grower upon seeing the boom of the industry. In 1923, Thompson, Alles, and John Newberry formed the Carlsbad Avocado Growers Club, which grew into 92 members within just a few years. The peak of planting avocado trees occurred in 1935 to 1940 and the end of the booming industry came in the late 1940s, primarily due to Carlsbad’s recurring issues with water supply and the increased salinity affecting the trees’ ability to grow. In addition, the influx of new people created higher demand for housing on avocado growing land (Orton 1987). While Carlsbad was known for its avocados, it was also well known for its flower and bulb industry. Early pioneers of flowers in the area included E. P. Zimmerman, Clint and Elmer Pedley, and Luther Gage. Gage, who came to Carlsbad from Montebello in 1921, was the first to grow commercial flower bulbs in the City. He originally leased five acres of land, later expanding his operation by another 14 acres where he grew a variety of flowers including freesia, ranunculus, iris, ixias, anemones, gladiolus, baby gladioulus watsonia, and sapraxis. Gage shipped his bulbs across the United States, as well as internationally to France and the Netherlands (Orton 1987). Brothers Clinton and Elmer Pedley got their start as gladioli growers. However, in 1934, Clinton was given some bird of paradise seeds as partial payment on a debt, and he and Elmer began planting and experimenting with cultivating these new unique flowers. By 1951, they transferred greenhouse specimens to the 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: 314 Date Avenue Page __22__ of __36__ outdoors and successfully grew a commercial grove on Magnolia Avenue. The Pedley’s went on to partner with Carlsbad grower Donald Briggs and formed the California Bird Company and experienced great success (Orton 1987). More information about Clinton Pedley and his role as a California grower is presented in Section 3.3. Zimmerman was a former Los Angeles landscape architect who grew watsonia flowers on eight acres of land in Paradise Valley. He was known for experimenting with watsonia hybrids, creating new colors that provided variation from the naturally occurring white and pink blooms (Orton 1987). In 1939, W.C. Garrett, ranunculi, narcissus, and anemone grower, sold his crop of 20 million flowers before it was harvested. His fields ran parallel to the train tracks that went through the City and therefore drew the attention of travelers. There was so much interest, the train began slowing down when it passed the fields to allow a longer period of enjoyment for passengers. Garrett began walking people through the fields, giving tours, and his businesses attracted thousands to view his fields (Gutierrez 2002). Flower growers in Carlsbad were most strongly impacted by the industrial and residential growth in the 1960s. The flower industry was Carlsbad’s largest employer up until this time, when it began to rapidly decline. Factors contributing to its decline included the paving over of fields for new development and increases in property tax assessments. Agricultural land began to be classified as potential subdivision land, raising the tax by 250% between 1961 and 1965. Though farmers protested the change, taxes began exceeding the profit farmers made from their flower sales, forcing many out of business. The acres of flower fields were converted into commercial, industrial, and residential areas (Gutierrez 2002). Property History A subdivision map from August of 1915 shows that the land on which 314 Date Avenue (subject property) is located was part of the Thum Lands, owned by the Thum brothers, and was labeled as Tract 230 (Exhibit 16). A second map from 1922 titled Map of Palisades also shows that the general area of the subject property was still a part of Thum Lands. The subject property is slightly out of range of the marked areas of this map (Exhibit 17). City of Carlsbad records indicate that the Carlsbad subdivision tract named Palisades was filed on February 5, 1923 and contained all properties south of Walnut Avenue and east and west of Garfield Street (City of Carlsbad 1975). By April 1924, a Map of Palisades Number Two was produced and shows that Date Avenue and the subject property lot were officially a part of the Palisades Subdivision tract and the City of Carlsbad (Exhibit 18) (City of Carlsbad 1924). 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: 314 Date Avenue Page __23__ of __36__ Exhibit 16. Subdivision map of Carlsbad “Thum Lands” filed in August 1915 showing the approximate location of the subject property in red 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: 314 Date Avenue Page __24__ of __36__ Exhibit 17. 1922 Map of Palisades subdivision, with approximate location of subject property outlined in red 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: 314 Date Avenue Page __25__ of __36__ Exhibit 18. 1924 Map of Palisades Two subdivision, showing the subject property in red 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: 314 Date Avenue Page __26__ of __36__ The lot at 314 Date Avenue is not present on the 1925 or 1929 Sanborn Fire Insurance Maps as it is located further south 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 location of the subject property was undeveloped. The Southern California Railroad ran through the town, traveling south towards Encinitas, just east of the subject property. The earliest photograph of the subject property is a 1932 aerial which shows the land had no buildings or structures and was being used for agricultural purposes (NETR 2023). Nearby buildings were single-family residences. The property's appearance was similar in 1938 and 1939, with no major changes (NETR 2023; UCSB 2023). The subject property was constructed in 1940 (City of Carlsbad Planning Division 2023). A rear addition was added to the house at an unknown date. By the early 1940s, topographic maps show substantial development in Carlsbad. Aerial imagery from 1947 demonstrates that this development shifted much of the land from agricultural use to residential and commercial use, with development near the subject property consisting of mainly single-family homes. In 1947, the subject property contained a single-family residence along Date Avenue, and what appeared to be four accessory buildings along the west side and at the rear of the parcel. These buildings are defined on the Assessor Record as the garage, shop, cold room, and “S” which is not clearly defined. The Assessor Record also notes a building titled “L.H.” between the cold room and “S” which is inferred to be a lath gardening house, due to the description of the floor as dirt and the building material as lath. This building does not appear clearly on aerials. The remaining area at the rear lot appeared to be used for agricultural purposes, with rows of plants visible in aerial imagery. In 1953, the property appeared unchanged other than increased size of the trees on the property (NETR 2023; UCSB 2023). In 1966, a permit application was filed for the construction of a 180 square foot addition (City of Carlsbad 1966, Permit No. 9329). The Assessor Record confirms that this addition was added to the primary (south) elevation, running the full length of the house and completely obscuring the original façade (County of San Diego 2023). Two additional permit applications were filed for the property, both in 1971 and related to the installation of a new sewer line (City of Carlsbad 1971, Permit No. 71-357 and SE710320). In 1985, owner Marie Pedley filed a request with the City to change the zoning of the parcel from R-1 (Single-Family Residential) to RD-M (Residential Density- Multiple). However, this request was denied in 1989 (City of Carlsbad 1989, Doc. No. 89-30043). 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: 314 Date Avenue Page __27__ of __36__ In circa 2003, the garage, shop, and cold room appeared to have their roofs replaced (NETR 2023). In 2008, Cal Structures, Inc. proposed a project that would demolish all existing buildings on property and construct a three-unit condominium subdivision. However, this project was never realized (City of Carlsbad 2008). By circa 2010, the yard appeared to no longer be used for growing and agricultural purposes. By circa 2012, the rearmost accessory building was removed (NETR 2023). The lath house was also removed, and the cold room was replaced with a new metal shed (dates unknown). By the mid-2010s, the property appeared similarly as it does in present day. Owner/Occupant Research Background research into former property owners/occupants revealed several people occupied the property after its original owners passed away. These owners/occupants are outlined in the table below (Ancestry 2023; ParcelQuest 2022; San Diego County Clerk 2022): Year(s) Name Notes 1940- 1989 Clinton Pedley Marie Pedley See discussion below 1987- 1993 Mark J Austin No significant information found 1993 John V Cerro Denise Cerro (Wright) No significant information found 1994 Sharol A Cornea No significant information found 1998- 2001 Sue Ann Lewin No significant information found 1999- 2008 Beverley Sue Wright No significant information found 2006- 2011 Jiao Yu No significant information found 2007- 2010 Vickie Santos No significant information found 2007- 2012 Francisco M Santos Sr No significant information found 2012 Carol M Gustin No significant information found 2010- 2023 Melanie M Gustin Jens Peter Timm No significant information found Clinton Pedley Clinton Leon Pedley is listed as the original owner of the subject property (City of Carlsbad 1990). Clinton was born on February 7, 1901, in Pomona, California 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: 314 Date Avenue Page __28__ of __36__ (U.S. World War II Draft Card 1940). In 1940, Clinton lived at Date Avenue with his wife Marie Louise Kounousky. He was noted to be self-employed with his place of employment listed as his personal residence at 314 Date Avenue (U.S. World War II Draft Card 1940). By 1971, Clinton was still the owner as evidenced by a sewer permit from that year (City of Carlsbad 1971, Permit No. 71-357). Clinton passed away on January 1, 1985 (Carlsbad Journal 1985). It is inferred that the property passed to his wife Marie, who continued to own the property until at least 1989 based on a City document from 1989 listing her as the owner (City of Carlsbad 1989). Clinton Pedley was born in Pomona, California and moved to Carlsbad with his wife in 1926 to begin a life as a flower grower. Pedley got his start alongside another nurseryman, Luther Gage, with a focus on growing gladioli in the winter. In the 1930s, Pedley’s focus shifted to cultivating a new plant, which gained him national recognition (Carlsbad Journal 1985). In 1934, Pedley was given seeds of the rare bird of paradise (Strealitzea reginae) plant from South Africa as repayment for a debt. This plant was not yet cultivated or popular in the Southern California area. Pedley, along with his brother Elmer Pedley, combined this strain of seeds with other seeds they received from famous horticulturalist, Kate Sessions, and began experimenting with crossbreeding. At this time, Pedley resided at 314 Date Avenue, and used his large backyard to carry out this experimentation (City of Carlsbad 1990; Taylor 1961). Bird of paradise plants are tricky to grow, requiring specific conditions and acclimation, and it took the Pedleys’ years to perfect the plant (Carlsbad Journal 1985). In the late 1940s and early 1950s, lack of water in the Carlsbad area resulted in many avocado farmers abandoning their avocado groves. Clinton and Elmer capitalized on this opportunity and began growing their fully cultivated and commercially ready bird of paradise plants in an abandoned grove located on Magnolia Avenue. Their growing was a success, and when Carlsbad was incorporated as a City in 1952, the bird of paradise was chosen as the official City flower (Carlsbad Journal 1985). Elmer, Clinton, and a third partner, Donald F. Briggs went on to become partners in a new business in 1945 named California Birds, Inc. after their trademark product. By the late 1950s, they were flying more than one million stems of the plants by air to the Midwest and Eastern United States to be sold as a product in florist shops (Taylor 1961). Research did not reveal when exactly Clinton and Elmer no longer worked in the flower growing business, however the flower industry tapered off in Carlsbad in the early 1960s (Gutierrez 2002). In addition to his career as a well-known flower grower, Clinton Pedley was heavily involved in his community in several other ways. He was a member of the Oceanside-Carlsbad High School and Junior College Board for 15 years, serving a 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: 314 Date Avenue Page __29__ of __36__ term as president, and continued to serve on the MiraCosta College board for another 10 years, when the two entities split. When the MiraCosta College was formed, Clint selected the land where the college would be constructed, choosing a plot of land east of Oceanside. He represented the board as trustee at the groundbreaking of the new campus in 1963. MiraCosta College honored Pedley’s years of service by dedicating an on-campus park to him, with a plaque acknowledging his work (Carlsbad Journal 1985; Gapen n.d). 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 in 1940 as a single-family residence, a time when Carlsbad was beginning to expand its residential development due to the influx of people during 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. In addition, the flower industry was also experiencing success during this time, while the avocado industry was slowly tapering off in favor of more civic, commercial, and residential development. While the subject property is a residential building that was constructed 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 independent construction. Furthermore, while the property is associated with the flower growing industry due to Clinton and Elmer Pedley’s early work with bird of paradise plants at the property, it was not constructed with the intention of being used for any kind of horticultural work. The property was also used only in the very early years of their work, before the Pedley’s began their large-scale commercial production of bird of paradise plants at an abandoned avocado grove on Magnolia Avenue. Therefore, due to a lack of strong association with any events related to Carlsbad residential development or horticulture, the subject property is not eligible under CRHR Criterion 1 or City Criterion A. 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: 314 Date Avenue Page __30__ of __36__ 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. To be found eligible under this criterion, a property must be directly tied to an important person and the place where that individual conducted or produced the work for which they are known. The subject property is a single-family residence that has had several owners/occupants since its construction. Its original owners were husband and wife, Clinton and Marie Pedley. Clinton’s brother, Elmer Pedley, was also associated with the property by working with Clinton to cultivate bird of paradise plants in the backyard in the 1940s. However, once the Pedley’s successfully cultivated bird of paradise plants for commercial production, they moved their work to a grove where they operated the California Bird Company and sold the plants commercially. In addition, there is little physical evidence of the early growing of bird of paradise plants at the subject property. The accessory buildings on the property that were likely associated with horticultural activity included the cold room, lath house, and “S” building, all of which have been demolished. While the garage and shop are extant, they are in poor condition and have undergone several alterations including replaced siding on both buildings, and replaced windows, doors, and garage door. Furthermore, the substantial alterations to the main house's primary facade make it unrecognizable to the time in which Clinton and Elmer were carrying out their productive work on the property. In addition, Clinton was also known for his roles as an integral member of the Oceanside-Carlsbad High School and Junior College Board and helping to establish MiraCosta College and serving on the school’s board as well. While this work was important, it does not rise to the level of significance necessary for designation under this criterion. 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 has been altered beyond recognition and therefore has no recognizable architectural style. The original 1940s construction has been obscured on the primary (south) and north elevations due to two separate 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: 314 Date Avenue Page __31__ of __36__ additions. The north addition was added to the rear of the house (date unknown) and the south addition was added in 1967, completely concealing the original 1940s primary elevation. Other modifications to the house include replacement of original windows and doors, and replacement of the shake siding. In addition, there were originally five different accessory buildings concentrated along the western edge of the property. Three of the five buildings have been demolished, with one of them being replaced with a newer metal shed. The two remaining accessory buildings, the garage, and the shop, are altered and in poor condition. The primary (south) elevation of the garage has no resemblance to its original design. Furthermore, the subject property was not found to be the work of a notable builder, designer, or architect. Therefore, due to an abundance of significant alterations and overall lack of integrity, 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 homes or condominiums, such as the property directly to the west of the subject property. While the street still retains a residential focus, it is not united by a specific style, period, or theme. Therefore, there is no potential for the subject property to contribute to an historic district and the subject property is not eligible under City Criterion E. 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: 314 Date Avenue Page __32__ of __36__ 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. Two additions, demolition of three accessory buildings, and significant alterations to the main house and the accessory buildings have left the property almost unrecognizable to its 1940s design. Setting: The subject property has diminished integrity of setting. Although the home remains on a residential street in a primarily residential neighborhood, several of the surrounding properties have been modified or expanded with new construction homes and large-scale condominiums. Materials: The subject property lacks integrity of materials. Many of the original materials have been replaced or obscured by subsequent additions on the north and south elevations of the main house. Original materials have also been lost due to the demolition of three accessory buildings. Of the two remaining accessory buildings, they have undergone alterations that have resulted in a loss of original materials including siding replacement on both buildings, and the replacement of windows, doors, and the garage door on the garage. Workmanship: The subject property lacks integrity of workmanship. Two additions, demolition of three accessory buildings, and significant alterations to the main house and the accessory buildings have compromised the 1940s workmanship. Feeling: The subject property lacks integrity of feeling. The two additions and numerous alterations preclude the subject property from feeling like a 1940s residence. In addition, the demolition of accessory buildings related to horticultural use has impacted the property's past associations with plant cultivation. Association: The subject property lacks integrity of association. While the subject property is still the former residence of Clinton Pedley, and a place where he and his brother Elmer carried out their early work with bird of paradise plants, the residence no longer reflects its 1940s appearance. Additionally, several of the accessory buildings used for their horticultural activities have been demolished. As a result of the property significance evaluation, the subject property at 314 Date Avenue is not eligible for designation in the CRHR or the City’s Historic Resources Inventory. 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: 314 Date Avenue Page __33__ of __36__ References Ancestry.com 2023. United States, Index to Public Records, 1994-2019, 1950-1993. Residency records. Accessed online via Ancestry.com. 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 Carlsbad Jounral. 1985. “’Clint’ Pedley, longtime flower grower dies at 83.” (Carlsbad, California). January 5, 1985. On file at Carlsbad Historical Society. City of Carlsbad 1915. August 1915 Map of Thum Lands, Carlsbad Subdivision. San Diego County, California. Surveyed by D.A. Cushman. Map No. 1681, Sheet No. 1. On file with the City of Carlsbad. 1922. November 1922 Map of Palisades, Carlsbad Subdivision. San Diego County, California. Map No. 1681, TR 231. On file with the City of Carlsbad. 1924. April 1924 map of Palisades Number Two, Carlsbad Subdivision. San Diego County, California. Sheet No. 2. On file with the City of Carlsbad. 1966. City of Carlsbad Building Permit Application for 314 Date Ave, Carlsbad, California. No. -9329. June 10, 1966. On file with the City of Carlsbad. 1971. City of Carlsbad Building Permit Application for 314 Date Ave, Carlsbad, California. No. 71-357. May 19, 1971. On file with the City of Carlsbad. 1971. City of Carlsbad Building Permit Application for 314 Date Ave, Carlsbad, California. No. SE710320. May 1971. On file with the City of Carlsbad. 1988. City of Carlsbad Building Zoning Application for 314 Date Ave, Carlsbad, California. No. 89-030043. January 5, 1988. On file with the City of Carlsbad. 1990. Carlsbad Cultural Resources Survey. Prepared by Roth & Associates. February 18, 1990. 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: 314 Date Avenue Page __34__ of __36__ 2008. City of Carlsbad Building Tentative Parcel Map. Minor Subdivision No. MS 08-05. November 7, 2008. On file with the City of Carlsbad. City of Carlsbad Planning Division. 2023. Application Requirements Document. Planning Division Comments. May 2023. 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. Gapen, Phyllis. n.d. “MiraCosta College Dedicates Park Honoring Clinton Pedley.” Unknown newspaper publication. On file with the Carlsbad Historical Society. Gutierrez, Susan S. 2002. Windows on the Past: An Illustrated History of Carlsbad. Walsworth Pub Co, Missouri. NETR (Nationwide Environmental Title Research LLC) 2023. Historic Aerial Photographs of 314 Date Avenue and surrounding. Accessed October 2022. 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). 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: 314 Date Avenue Page __35__ of __36__ 1994. Carlsbad: A Village by the Sea. Encinitas, California Heritage Publishing Company. ParcelQuest 2022. Assessor Data for address 314 Date 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 314 Date 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. Taylor, Frank J. 1961. “The Flowers Known as Birds.” The Saturday Evening Post. March 11, 1961. On file at the Carlsbad Historical Society. 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. 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: 314 Date Avenue Page __36__ of __36__ 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 314 Date Avenue and surrounding. Map & Imagery Laboratory (MIL) UCSB Library, Electronic Resource, http://mil.library.ucsb.edu/ap_indexes/FrameFinder. U.S. World War II Draft Cards. 1940. Clinton Leon Pedley. Accessed online via Ancestry.com.