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HomeMy WebLinkAboutCDP 2021-0053; GILBERT RESIDENCE; HISTORIC STRUCTURE ASSESSMENT; 2021-12-23••• HISTORIC STRUCTURE ASSESSMENT FOR 2351 PIO PICO DRIVE CARLSBAD, CALIFORNIA APN 156-351-04 Submitted to: City of Carlsbad 1635 Faraday Avenue Carlsbad, California 92008 Prepared for: Karen Gilbert 2351 Pio Pico Drive Carlsbad, California 92008 Prepared bv: RECEIVED JAN 10 2022 CITY OF CARLSBAD PL_l\NNING DIVISION Brian F. Smith and Associates, Inc. 14010 Poway Road, Suite A Poway, California 92064 Brian F. Smith, M.A. Consulting Historian J.R . Stropes, M.S., RPA Project Historian December 23, 2021 -b~A,lnc.------------ Historic Structure Assessment for 2351 Pio Pico Drive Archaeological Database Information Author(s): Consulting Firm: Report Date: Report Title: Prepared for: Submitted to: USGS Quadrangle: Study Area: Key Words: Brian F. Smith, M.A., Consulting Historian and J.R.K. Stropes, M.S., RPA, Project Historian Brian F. Smith and Associates, Inc. 14010 Poway Road, Suite A Poway, California 92064 (858) 679-8218 December 23, 2021 Historic Structure Assessment for 2351 Pio Pico Drive, Carlsbad, California (APN 156-351-04) Karen Gilbert 2351 Pio Pico Drive Carlsbad, California 92008 City of Carlsbad 1635 Faraday Avenue Carlsbad, California 92008 San Luis Rey, California (7.5 minute) 2351 Pio Pico Drive USGS San Luis Rey, California topographic quadrangle; City of Carlsbad; historic structure evaluation; not historically significant; no mitigation or preservation required. • Historic Structure Assessment for 235/ Pio Pico Drive Table of Contents Page I. EXECUTIVE SUMMARY ..................................................................................... 1 II. INTRODUCTION .................................................................................................. 1 Report Organization ............................................................................................ 1 Project Area ........................................................................................................ 1 Project Personnel ................................................................................................ 2 III. PROJECT SETTING .............................................................................................. 2 Physical Project Setting ...................................................................................... 2 Historical Overview ............................................................................................ 2 General History of Carlsbad ............................................................................... 3 IV. METHODS AND RES UL TS ................................................................................. 8 Archival Research ............................................................................................... 8 History of the Property: Ownership and Development ....................................... 8 Field Survey ...................................................................................................... 11 Description of Surveyed Resources .................................................................. 12 V. SIGNIFICANCE EV ALUA TIONS ....................................................................... 27 CRHR Evaluation .............................................................................................. 40 City of Carlsbad HR! Evaluation ..................................................................... .44 VI. FINDINGS AND CONCLUSIONS ..................................................................... .46 VII. BIBLIOGRAPHY .................................................................................................. 47 VIII. APPENDICES ....................................................................................................... 50 Appendix A: Building Development Information Appendix B: Ownership Information Appendix C: Maps Appendix D: Preparers' Qualifications ii • Historic Structure Assessment for 235/ Pio Pico Drive Plates Plate I From left to right: John Frazier, his wife and daughter, Gerhard Schutte, Samuel Church Smith, and D.D. Wadsworth standing at the platform in front of Wadsworth's mansion (left) and the Carlsbad Hotel (right) ................................... .4 Plate 2 1896 map of the Kelly Grant division of Rancho Agua Hedionda .......................... 6 Plate 3 Mae Boillot in 1931 ................................................................................................ 8 Plate 4 Edmund Boillot (center) in 1931 ............................................................................. 9 Plate 5 Richard Grundman ................................................................................................... 9 Plate 6 Floy Grundman ...................................................................................................... IO Plate 7 North Fa9ade of the 2351 Pio Pico Drive Residence, Facing Southeast.. ............. 13 Plate 8 North Fa9ade of the 2351 Pio Pico Drive Residence, Facing South ..................... 14 Plate 9 Close-Up View of the Front Porch on the North Fa9ade of the 2351 Pio Pico Drive Residence, Facing East ................................................................................ 15 Plate l O South Fa9ade of the 2351 Pio Pico Drive Residence, Facing Northeast .............. 16 Plate 11 South Fa9ade of the 2351 Pio Pico Drive Residence, Facing Northwest.. ............ 17 Plate 12 West Side of the South Fa9ade of the 2351 Pio Pico Drive Residence, Facing North ...................................................................................................................... 18 Plate 13 West Side of the South Fa9ade of the 2351 Pio Pico Drive Residence, Facing Northeast ................................................................................................................ 19 Plate 14 Interior View of the Western Doorway in the Enclosed Patio, Facing North ....... 20 Plate 15 Interior View of the Cabinet in the Eastern Opening in the Enclosed Patio, Facing Northeast .................................................................................................... 21 Plate 16 North (Left) and West (Right) Fa9ades of the 2351 Pio Pico Drive Residence, Facing Southeast .................................................................................................... 22 Plate 17 West Fa9ade of the 2351 Pio Pico Drive Residence, Facing East.. ....................... 23 Plate 18 Close-Up View ofa Window on the South Fa9ade of the Kitchen Expansion Bay, Facing North .................................................................................................. 24 Plate 19 Close-Up View of the Roofline on the Southern Kitchen Expansion, Facing East ......................................................................................................................... 25 iii Historic Structure Assessment for 2351 Pio Pico Drive Plates (continued) Plate 20 East (Left) and North (Right) Fa9ades of the 2351 Pio Pico Drive Residence, Facing Southwest ................................................................................................... 26 Plate 21 North Fa9ade of the 2351 Pio Pico Drive Detached Garage, Facing South .......... 28 Plate 22 East Fa9ade of the 2351 Pio Pico Drive Detached Garage, Facing West.. ............ 29 Plate 23 South Fa9ade of the 2351 Pio Pico Drive Detached Garage, Facing North .......... 30 Plate 24 1939 Aerial Photograph ......................................................................................... 33 Plate 25 1941 Aerial Photograph ......................................................................................... 34 Plate 26 194 7 Aerial Photograph ......................................................................................... 35 Plate 27 1953 Aerial Photograph ......................................................................................... 36 Plate 28 1963 Aerial Photograph ......................................................................................... 3 7 Plate 29 Current Aerial Photograph ..................................................................................... 38 Tables Page Table 1 Title Records for APN 156-351-04 ........................................................................ 11 iv Historic Structure Assessment for 235/ Pio Pico Drive I. EXECUTIVE SUMMARY The property owners of 2351 Pio Pico Drive in the city of Carlsbad have applied for a demolition. permit for an existing residential building and detached garage. Brian F. Smith and Associates, Inc. (BFSA) was contracted to complete a historical evaluation of the buildings constructed in 1948 at 2351 Pio Pico Drive ( originally Olive A venue) in Carlsbad, San Diego County, California. The purpose of this evaluation is to determine if the buildings constitute historic resources and whether or not the proposed demolition will constitute an adverse impact, as defined by the California Environmental Quality Act (CEQA). This project is identified as Assessor's Parcel Number (APN) 156-351-04 and is situated within Section I, Township 12 South, Range 4 West on the USGS San Luis Rey, California topographic quadrangle. BFSA evaluated the potential architectural and historic significance of the residence and detached garage at 2351 Pio Pico Drive in conformance with CEQA and City of Carlsbad historic resources eligibility criteria (City of Carlsbad Municipal Code Chapter 2.42). The 2351 Pio Pico Drive buildings are not included in the City of Carlsbad Historic Resources Inventory (HRI) (Roth and Associates 1990). The BFSA evaluation resulted in a finding that the building is not historically or architecturally significant under any California Register of Historical Resources (CRHR) or City of Carlsbad eligibility criteria. Because the building has been evaluated as not significant, it is not eligible for listing on the City of Carlsbad HRI or the CRHR and no mitigation measures are required for any future alterations. II. INTRODUCTION Report Organization The purpose of this study is to evaluate the 2351 Pio Pico Drive buildings. As part of the environmental review of the proposed development, the City of Carlsbad has required an evaluation of the residential building and garage to determine if they are historically and/or architecturally significant and to determine whether they should be listed as historic structures. Because this project requires approval from the City of Carlsbad, CEQA and City of Carlsbad historic resources eligibility criteria were used for this evaluation. Therefore, criteria for listing on the CRHR and the City of Carlsbad HRI are the appropriate measures of significance for the resources that will be affected by the proposed project. Proiect Area The resources evaluated in this study are entirely within APN 156-351-04. The property is located at 2351 Pio Pico Drive, west of the intersection of Esmat Way and Pio Pico Drive in the city of Carlsbad, San Diego County, California. The lot includes a residence, detached garage, and landscaping. Historic Structure Assessment for 235/ Pio Pico Drive Project Personnel This evaluation was conducted by Jennifer R.K. Stropes and Brian F. Smith (Appendix D). Word processing, editing, and graphics production services were provided by BFSA staff. III. PROJECT SETTING Physical Project Setting San Diego County lies in the Peninsular Ranges Geologic Province of southern California. The mountainous zone, which extends from northwest to southeast through the county, extends to a maximum height of 6,533 feet above mean sea level (Beauchamp 1986). Foothills and valleys, which comprise the cismontane region, extend west from the mountains. This region typically receives more rainfall than the mesas and less than the mountainous region. The coastal mesa region lies between the foothills and the coast and is cut by several large drainages originating in the mountains and foothills. The coast is characterized by large bays and lagoons, where the major rivers empty into the sea and mesas terminate at the ocean in the form of bluffs (Beauchamp 1986). The project area is located in the coastal zone in northwestern San Diego County. Geologically, the basement rocks in this area are mapped as the middle Eocene (approximately 40-to SO-million-year-old) Santiago Formation (Kennedy and Tan 2005). Additionally, much of the coastal area of northern San Diego County is overlain by thin veneers of Pleistocene marine terrace sediments; two such terraces are present along this part of the coast (the Bird Rock Terrace [ approximately 80,000 years old] and the Nestor Terrace [ approximately 120,000 years old]). The existing biological setting surrounding the project ranges from landscapes disturbed by previous development to coastal and inland sage scrub and other native species. The biological environment that existed prior to the modem era likely included coastal and inland sage scrub species. Historical Overview Juan Rodriguez Cabrillo, commanding two Spanish exploring vessels traveling north from Mexico, arrived in the area known then as Alta ( or "Upper") California on September 28, 1542. Cabrillo named the harbor they arrived in "San Miguel" (Bolton 1959). The next arrival into the San Diego area by Europeans was not for another 60 years, when an expedition commanded by Sebastian Vizcaino made an extensive and thorough exploration of the Pacific coast, arriving at the bay in November 1602 (Engstrand 1980). It was during this visit that Vizcaino renamed the bay "San Diego" (Rolle 1969). Cabrillo's voyage gave cartographers the information they needed to begin defining the western shores of the unknown land located north of Mexico. Subsequent voyages added to Cabrillo's information that, in time, permitted mapmakers to accurately depict the west coast. For the next 167 years following Vizcafno's voyage, the Spanish made no other expeditions to Alta California. The Spanish eventually developed a plan for the occupation of the claimed territory of Alta California during the reign of King Carlos III of Spain. In 1769, a joint sea and 2 Historic Structure Assessment for 235/ Pio Pico Drive land expedition set out from Mexico to meet up at San Diego Bay; Captain Vicente Vila led three ships and Gaspar de Portola and Father Junipero Serra commanded the land expedition (Rolle 1969). Actual colonization of the San Diego area began on July 16, 1769 (Palou 1926). Only two of the three ships commanded by Captain Vila made it to San Diego; it is believed that they anchored near what is now downtown San Diego, and that "Punta de los Muertos," or "Dead Man's Point" (an area located near the west end of H Street), derived its name from the burial of scurvy- stricken sailors at that location (MacMullen 1969). The natural attraction of the harbor at San Diego and the establishment of a military presence in the area solidified its importance to the Spanish colonization of the region and the growth of the civilian population. The initial colonization of San Diego began with the establishment of the Presidio of San Diego and Mission San Diego de Alcala on Mission Hill, overlooking Mission Bay and the San Diego River to the north. The location was chosen for its commanding view, defensive location, and proximity to a large Native American village located directly north of the presidia on the south side of the San Diego River. This Kumeyaay village site has been recorded using the place name of Cosoy, Kosaii, or Kosa'aay. The camp at Presidio Hill was the first Spanish military establishment in California (Smythe 1908). As settlers arrived, grants of land were made to those who filed an application, but many tracts reverted back to the government due to lack of use. As an extension of territorial control by the Spanish, each mission was placed in a way that enabled them to command as much territory and as large a population as possible. While primary access to California during the Spanish Period was by sea, the route of El Camino Real served as the land route for transportation and commercial and military activities, linking all missions and military establishments (Rolle 1969). Mission San Diego de Alcala was moved from the presidio approximately six miles inland to its present location in 1773 due to the need for agricultural fields and to distance it from the military influence at the presidio. As time progressed into the early 1800s, the Spanish soldiers at the presidio could not rely upon Mexico for regular supplies because of mounting resistance by Mexicans toward Spanish rule. More and more, the military garrison relied upon the self-sufficient mission for food, supplies, and even workers. By 1817, the presidio itself was in a ruinous condition, and its population dropped to only 55 men (Smythe 1908). About this time, residential and commercial development began in what is now Old Town; in fact, most structures built outside the presidio were constructed after 1820. By 1821, Mexico had gained independence from Spain, and the northern territories were subject to significant change. General History of Carlsbad Mission San Luis Rey de Franca was constructed in 1798 near present-day Oceanside. The mission's lands encompassed present-day Carlsbad north to the current location of Marine Corps Base Camp Pendleton, east to Santa Ysabel, and south past present-day Encinitas. The establishment of the mission had detrimental effects upon the Native American communities in 3 Historic Structure Assessment for 2351 Pio Pico Drive the area, as the fathers focused upon religious conversion and utilization of Native American labor to develop and maintain the cattle ranches, orchards, and water systems necessary for the mission's operation (Carlsbad Historical Society n.d.). In 1821 , Mexico gained independence from Spain and the missions were soon secularized, which resulted in division of the mission lands, which were then granted to prominent Mexican families by the Mexican government (Stropes and Gallegos 2005). Juan Marfa Marron II was granted 13,311 acres in 1842 and named the land grant Rancho Agua Hedionda. The grant included present-day Carlsbad and Carlsbad Ranch. After Marr6n's death in 1853 , the ranch was divided up among his family; however, financial troubles eventually led to the land being sold to Francis Hinton in 1865. Hinton then hired Robert Kelly, who later inherited the ranch from Hinton (Stropes and Gallegos 2005). In 1880, Kelly granted the Southern California Railway a coastal right-of-way that allowed for a connection between San Diego and Los Angeles. In 1883, John Frazier and his family settled on 160 acres near the railroad line, just south of Buena Vista Lagoon. Unfortunately, a lack of potable water made it difficult for Frazier to farm the land. As a result, he hired expert well borers, the Mull Brothers, to dig a well on his property in 1885. The boring for the well resulted in the discovery of both mineral and artesian water at 245 feet, which increased the value of the land by 50 percent. After discovering the water, Frazier constructed a platform near the rail line called Frazier's Station and gave water to passengers (Carlsbad Historical Society n.d.). The water from Frazier's well was tested and found to match the mineral content of Well Number Nine in the Karls bad Bohemia Spas. After hearing about Frazier's well, Gerhard Schutte, D.D. Wadsworth, Henry Nelson, and Samuel Church Smith came to the area in 1886 and formed a real estate investment group (the Carlsbad Land and Water Company) in order to associate the land with the famous Karlsbad Bohemia Spas. Once formed, the Carlsbad Land and Water Company purchased 270 acres of land from Frazier and 130 acres of coastal lands, all located outside of the Kelly Rancho Agua Hedionda Land Grant. The company drilled • additional wells and water was piped throughout the newly purchased lands, which Schutte and Wadsworth platted as a new townsite. They also built the Carlsbad Hotel m 1888, which was destroyed by a fire m 1896 (Carlsbad Historical Society n.d.) (Plate I). Plate I: From left to right: John Frazier, his wife and daughter, Gerhard Schutte, Samuel Church Smith, and D.D. Wadsworth on the platform in front of Wadsworth's mansion (left) and the Carlsbad Hotel (right). (Photograph courtesy of the San Diego History Center) 4 Historic Structure Assessment for 235 I Pio Pico Drive Despite Frazier's well and the efforts of the Carlsbad Land and Water Company, in the late 1890s, drought forced farmers in the region to implement dry farming as the primary method of agriculture. When Robert Kelly died in 1890, Rancho Agua Hedionda passed to his brother Matthew's nine children, who subsequently divided up the land between them (Plate 2) (Moyer 1969). The Kelly heirs raised livestock and dry-farmed beans, corn, and hay (Stropes and Gallegos 2005). Not only did the drought necessitate a change in agricultural practices, but it also resulted in a land bust. The population of Carlsbad dwindled to nearly 150 people and even Samuel Church Smith and his family left Carlsbad for National City. Alexander Shipley purchased the Smith home in the 1890s, relocating to the area with his family from Calistoga (Carlsbad Historical Society n.d.). In 1906, the waterworks sourced by Frazier's well were no longer operational and Sh ipley paid to get the pipelines back up and running. In 1914, the South Coast Land Company drilled wells in the San Luis Rey Valley and began piping water to Carlsbad. The South Coast Land Company had also purchased al l of the Carlsbad Land and Water Company lands. The new availability of water caused Carlsbad to grow once again. People, particularly farmers, began arriving in Carlsbad in great numbers and in 1916, the first avocado grove was planted. The avocado did so well in the area that the South Coast Land Company began selling larger tracts of land for the new owners to use for agriculture (Carlsbad Historical Society n.d.). "The Carlsbad Avocado Growers Club was formed in early 1923 with John Newberry as president" (ECORP Consulting, Inc. [ECORP] 2017). As a result of the South Coast Land Company's success, major avocado, commercial flower, and bulb production "began in the 1920s" (ECO RP 2017), and as a result: ... Carlsbad experienced a population boom which continued until approximately 1932 when the effects of the Depression slowed development. Population expanded from 400 in 1925 to over 1500 by 1929. The building industry expanded in direct relationship to the increased housing demand. Both Geib Lumber and Home Builders supplied all the necessary material for home construction including detailed house plans. Simpsons Hardware also vied for the customer's dollar ... mail order houses were popular during this era and additional supplies could be purchased at the lumber yards. (Roth and Associates 1990) "In 1930, the Eastman Hotel Company acquired the mineral water well and built the California-Carlsbad Mineral Springs Hotel. The hotel had 130 rooms with a spa and clinic for taking mineral water baths" (ECO RP 2017). 5 :,, Historic Sm,cture Assessment for 2351 Pio Pico Drive ,I ··., . ··•. ✓--~~ ) --L•o~h~.-l~J Lot H Plate 2: 1896 map of the Kelly Grant division of Rancho Agua Hedionda. (Map courtesy of the Carlsbad History Room, Carlsbad City Library) 6 Historic Structure Assessment for 2351 Pio Pico Drive Also by this time: ... areas near the historic core were divided and subdivided to make room for the newly developing suburban enclaves, and lots became smaller with each subdivision. But soon Carlsbad felt the effects of the Depression, at which time numerous businesses failed and a vast amount of middle and lower class residents left the area. Sporadic construction continued, water availability became an issue, and Hollywood found Carlsbad. The movie industry personalities moved south to San Diego for relaxation, entertainment and investment, and often stayed at the California-Carlsbad Hotel on the IO I. (Roth and Associates 1990) Following the Great Depression: World War 11 instigated many changes that affected Carlsbad during the war years and into the future, setting its course as an independent incorporated city. Carlsbad's population in 1941 hovered around 4000, from which the city contributed over 220 men to military service ... In 1942 The United States Marine Corps moved to Rancho Santa Margarita and established Camp Pendleton. Arrival of the military in the area provided a wealth of opportunity for Carlsbad residents and helped turn the local economy around. Additionally, civilian workers were needed on base to fill a variety of jobs. Work on base provided income for Carlsbad residents, money that was spent in town bolstering the local economy. The need for civilian workers on base and for housing and recreational facilities for military families off base, all created new employment opportunities for Carlsbad residents. (Carlsbad Historical Society n.d.) After World War II " ... suburban development began to spread throughout Southern California," and the earlier agricultural pursuits of the 1920s resumed (City of Carlsbad 2015). In 194 7 and 1948, avocado production in the area was at its peak: In I 949, it was estimated that 90 percent of the nation's freesia bulbs came from Carlsbad's annual production of nearly three million bulbs (Allen and Harmon n.d.). After a vote about whether to join Oceanside or incorporate, Carlsbad incorporated as a city in 1951 (Allen and Harmon n.d.) ... The [California-Carlsbad Mineral Springs] hotel [constructed m 1930] was 7 Historic Structure Assessment/or 235 1 Pio Pico Drive purchased by the Lutheran Services of San Diego in 1956 and became a retirement home (Allen and Harmon n.d.). By the early 1950s, the mineral water well had been buried and forgotten . B. M. Christiansen rediscovered and reopened the well and made a Bohemian-themed well house to protect and commemorate the well (Allen and Harmon n.d.). (ECORP 2017) After "a series of annexations, beginning in the I 960s and including La Costa in 1972, Carlsbad has grown gradually in area and population" (City of Carlsbad 2015). "[n 1995, the mineral well was reopened as the Carlsbad Mineral Water Artesian Well by Ludvik and Veronica Grigoras from Karlovy Vary, Czech Republic. A new spa opened as the Carlsbad Mineral Water Spa and the water was sold as Carlsbad Alkaline Water (Carlsbad Spa 2016)" (ECO RP 2017). IV. METHODS AND RESULTS Archival Research Records relating to the ownership and developmental history of this project were sought with a view to not only fulfill the requirements of this report, but to identify any associated historic or architectural significance. Records located at the BFSA research library, the San Diego Assessor/Recorder/County Clerk, the San Diego History Center, and the Carlsbad Historical Society were accessed for information regarding the buildings. Title records and the Residential Building Record for the property were also obtained. Appendix C contains maps of the property, including historic and current USGS maps, the original subdivision map, the current Assessor's parcel map, and Sanborn Fire Insurance maps. History o(the Property: Ownership and Development The Assessor's Lot Block Book Page indicates that Edmund (Edmond) and Mae Boillot Plate 3: Mae Boillot in 1931. (Photograph courtesy of Ancestry.com) (Plates 3 and 4) purchased the 2351 Pio Pico Drive property in 1948. At that time, Pio Pico Drive was named Olive Street. The Residential Building Record for the property indicates that the residence and detached garage were completed by 1948 and newspaper articles from 1949 and 1950 indicate that the couple occupied the home (Blade- Tribune 1949, 1950). Edmund Boillot was born in Missouri in 1884 and had moved with his family to San Diego by 1900 (Ancestry.com 2004). [n 1909, Boillot married Lillian "Mae" Weitzel (San Diego Union 1914), who was born in San Diego in 1890. The 1908 San Diego City Directory indicates that in her late teens, she worked as a waiter at the Onyx Cafe (Ancestry.com 201 la). Following their marriage, the couple lived in the Uptown neighborhood of San Diego, where Edmund worked as a 8 Historic Structure Assessment for 2351 Pio Pico Drive carpenter doing "odd jobs" and Mae listed her occupation as "none" (Ancestry.com 2006). City directories indicate that by 1916, the couple was living in North Park, where Edmund was working as a grocer (Ancestry .com 20 I I a). He continued working as a grocer until sometime between 1920 (Ancestry.com 20 I 0a) and 1926, when his occupation in the California Voter Registration Records was "Builder" (Ancestry.com 2017a). By 1930, the couple had moved to 30th Street in San Diego where Edmund Boillot worked as a "contractors" carpenter (Ancestry.com 2002). By 1935 and again in 1938, he listed his occupation in city directories as a grocer. However, on the 1940 census, it was again listed as "Carpenter" (Ancestry .com 2012a). In 1948, the year the Boillots bought the 2351 Pio Pico Drive (then, 2351 Olive Street) property, they still lived on 30th Street in San Diego, but no occupation was listed for Edmund Boillot in the city directory (Ancestry.com 2011 a). Since he Plate 4: Edmund Boillot ( center) in 1931. (Photograph courtesy of Ancestry.com) previously listed hi s occupation as a carpenter, it is possible that he built the 2351 Pio Pico Drive residence; however, no documentation could be found to support this possibility. The Boillots are listed in 1949 and 1950 newspaper articles as residing at 2351 Olive Street (renamed Pio Pico Drive after 1974) (Blade-Tribune 1949, 1950; Times-Advocate 1974). It is likely that the couple continued living at the home until Mae Boillot's death in 1955 (Lo s Angeles Times 1955). Although her obituary noted that she left "her husband Edmund, two sons and a sister in San Diego," no children were ever listed on census documents (Los Angeles Times 1955). Following her death, Edmond Boillot remarried in 1956 in Las Vegas. Boillot and his new wife, Plate 5: Richard Grundman. (Photograph courtesy of Ancestry.com) Valeria Mayer, both passed away in Oregon in the 1970s (Ancestry.com 2011 b). ln 1956, the 2351 Pio Pico Drive residence was occupied by the new owners, Richard and Floy Grundman (Plates 5 and 6) (Blade-Tribune 1956). Richard Grundman was born in Latvia in 1891 and came to New York in 1913, where he got a job as a machinist (Ancestry.com 20106). That same year he married Auguste Magnon, also of Latvia, in New York (Ancestry .com 2014 ). Between 1913 and 1917, the couple moved to Los Angeles, where they had a son, Robert, in July 1917 (Ancestry.com 20176). Auguste, however, passed away in October of that year (Ancestry.com 2013). In January 1918, Grundman married Lusia Friedman, 9 Historic Structure Assessment for 235 1 Pio Pico Drive also of Latvia (Ancestry.com 20176). Their daughter, Ruth, was born a year later in 1919 (Ancestry .com 20 I I b ). Between 1930 and 1936, Lusia and Richard Grundman separated and in 1936, he married Floy Wright in Arizona (Ancestry.com 2016). Wright was born in Williamson County, Texas in 1898 (Ancestry.com 2004) and in 1919, married Thomas Ponton. Between 1920 and 1930, the couple moved to Houston; however, in 1934, Thomas Ponton passed away (Ancestry.com 20126 ). Wright lived in Houston until at least 1935, after which time she married Richard Grundman in Arizona in 1936 (Ancestry.com 2012a, 2016). In 1940, the couple lived in Los Angeles, where Richard Grundman still worked as a machinist (Ancestry.com 2012a). The Grundmans lived in Los Angeles until they moved to the 2351 Pio Pico Drive property (then Olive Avenue) in 1956 (Ancestry.com 20176). In 1958, Floy Grundman was named district historian for the Plate 6: Floy Grundman. (Photograph courtesy of Ancestry.com) Palomar (northern) District of the San Diego County branch of the California Federation of Women's Clubs (Steffan 1958). She retained the position until at least 1960 (San Diego Union 1960). Very little information could be found about the Grundmans during the time they owned the 2351 Pio Pico Drive property or after they moved away. In 1966, the property was sold to Melvin and Maria Brekke. Richard Grundman passed away in 1988 and Floy Grundman in 1990 (Ancestry .com 20 I I b ). Melvin C. Brekke was born in North Dakota in 1914 (Ancestry.com 2000). He lived in North Dakota until at least 1930 (Ancestry.com 2002) and between 1930 and 1940, he moved to South Dakota (Ancestry.com 201 lc). By 1943, Brekke had joined the United States Navy (Ancestry.com 2011 d) and was living in San Diego in 1945 with his wife, Stella (Ancestry.com 2011 a). After World War II , Melvin Brekke worked as a painter (Ancestry.com 2011 a). Between 1948 and 1959, Stella and Melvin Brekke separated, and in 1959, he married Maria Lewis in Clark County, Nevada (Ancestry.com 2007). Maria Lewis Brekke was born in Chicago in 1919. After their marriage, the couple moved to Poway, but Melvin Brekke worked in San Diego as a salesman for Bay Shore Motors (Ancestry.com 2011 a). In 1966, the Brekkes purchased the 2351 Pio Pico Drive property (then 2351 Olive Street). Following their arrival in Carlsbad, Maria Brekke served as the president of Oceanside Emblem Club 177 and was a member of the St. Patrick's Church of Carlsbad and the Carlsbad Toastmistresses Club (Times-Advocate 1974). Melvin Brekke owned an auto service station in Carlsbad and was a member of the Oceanside Elks Lodge (North County Blade-Citizen 1990). According to the Residential Building Record, the Brekkes enclosed the rear patio of the 2351 Pio Pico Drive residence in 1973. Only a year later, 10 Historic Structure Assessment for 2351 Pio Pico Drive Maria Brekke passed away (Times-Advocate 1974). In 1978, Melvin Brekke sold the property to James and Judy Hilton. The Hil tons only owned the subject property for two years. Sometime between 1977 and 1981 , possibly while owned by the Hiltons, the kitchen was expanded to the west and south. In 1980, the Hiltons divorced and Judy Hilton sold the property to Tricia Smith (Ancestry.com 2007). A year later, Smith sold the property to Scott and Yvonne Oberle. Scott Oberle was born in San Diego County in 1953 and went to University of San Diego High School. In the 1970s, Oberle worked as a carpenter. The Oberles were married in 1980 and owned the property until 1986. Stephen and Sue (nee Butler) Failing purchased the property from the Oberles in 1986. The Failings were married in Indiana in 1982 (Ancestry.com 20 12c). Stephen Fai ling worked for Weihe Engineers in Indianapolis until 1983 , then began working for a private engineeri ng firm in Carlsbad (Failing 2021 ). After moving to Carlsbad, Sue Failing worked as a high school teacher (North County Times 2000). Stephen retired in 20 10 (Faili ng 2021 ). Stephen and Sue Failing separated so metime between 1999 and 2014 and in 20 14, Sue Butler sold the property to the current owner, Karen Gilbert. Full ownership records for the property are provided in Table 1. Table 1 Title Records for APN 156-351-04 Seller Buyer Year Edmund and Mae Boillot Richard and Floy Grundman 1956 Ri chard and Floy Grundman Melvin and Maria Brekke 1966 Geanne Louise Omdof and Melvin Maria Lewis Brekke C. Brekke, ¼ interest; Robert J. 1977 Lewis and Melvin C. Brekke, ¼ interest Melvin C. Brekke, Jeann e Louise Orndorf, Jam es H. Hilton 1978 and Robert John Lewis and Juddie M. Hilton Judy Hilton aka Juddie M. Hilton Tricia A. Smith 1980 James H. Hilton, Trici a A. Smith, Scott J. Oberle and 1981 and Juddie M . Hilton Yvonne R. Oberle Scott J. Oberle and Yvonne R. Oberle Stephen C. Failing 1986 and Sue B. Failing Stephen C. Failing Sue B. Failing 1999 Sue Butler Karen Eli se Gilbert 2014 Field Survey BFSA conducted a photographic documentation survey on December 7, 2021. Preparation of architectural descriptions was conducted in the field and supplemented using the photographic documentation. Additi onal information was drawn from supplemental research efforts and incorporated into this report. 11 Historic Structure Assessment for 235/ Pio Pico Drive Description of Surveyed Resources Based upon the Residential Building Record and the Lot Block Book Page, the single- family residence and detached garage at 2351 Pio Pico Drive were constructed in 1948 by an unknown contractor. The single-story residential building was constructed using standard frame construction on a concrete foundation. The building originally featured a primarily "U"-shaped floorplan, with the primary bedroom projecting eight feet north of the primary (north) fa9ade at the northeast corner. The interior of the "U" shape originally consisted of an open courtyard patio. The residence is clad in stucco and the roof is covered in composite shingles (Plate 7). The roof is cross-hipped with a moderate enclosed eave overhang. A small, raised concrete front porch, three risers high with another step at the front door, is present on the primary (north) fa9ade (Plates 8 and 9). The porch features a shed roof that is supported by a single 4x4-inch post that is connected to the east fa9ade of the bedroom via a simple wood railing. The building originally featured wood-framed, double-hung, and multi-and fixed-pane windows. All original windows are intact in the original portions of the building. Windows on the primary (north) fa9ade feature decorative wood shutters. In 1973, the rear patio was enclosed and a covered deck was built onto the south fa9ade of the newly enclosed porch (Plates 10 and 11 ). This altered the "U"-shaped footprint of the residence into a square. A sliding-glass door is present on the south fa9ade of the enclosed patio, with a metal security door installed over the doorway (Plates 12 and 13). Windows on the south fa9ade of the enclosed patio appear to have been reused from elsewhere in the residence, possibly the patio-facing east or west fa9ades of the building, since the patio-facing south fa9ade appears to have only featured two doors on either side of the chimney. The western doorway is still open and features an original concrete step like the one present on the front porch; however, a cabinet was built into the eastern opening and covers any steps that may have been outside that doorway (Plates 14 and 15). The roof of the enclosed patio is flat and covered in rolled roofing. Flooring inside the enclosed patio is concrete covered in a sealant (see Plate 14). The stucco texture on the enclosed patio is rougher than that on the rest of the house and a clear line between the two is visible on the south fa9ade. Between 1977 and 1981, the kitchen was expanded to the west and south. The expansion to the west primarily consists of a large, rectangular, flat-sided bay with several fixed-pane, wood- framed windows on the west fa9ade, and an aluminum-framed, single-hung window on the north and south fa9ades (Plates 16 to 18). The bay itself features a shed roof. The southern expansion stretches three feet to the south. Like the patio enclosure, the stucco used on the exterior of the kitchen addition is rougher than that on the original portions of the house and a clear line between the two is distinguishable. The roofline over the southern kitchen extension was also expanded and features a moderate unenclosed eave overhang (Plate 19; see Plates 10 and 17). No known modifications have been made to the north or east fa9ades of the residence (Plate 20). 12 -..,, •,.·, 'r-' ,_,. /. 'I) -~ Plate 7 North Fa~ade of the 2351 Pio Pico Drive Residence, Facing Southeast 2351 Pio Pico Drive :;: ~,· ~ -~-~ :s,.~ Plate 8 North Fa~ade of the 2351 Pio Pico Drive Building, Facing South 2351 Pio Pico Drive . . . Plate 9 Close-Up View of the Front Porch on the North Fa~ade of the 2351 Pio Pico Drive Residence, Facing East 2351 Pio Pico Drive 15 ;,; .,., '} ~'!) ·:s-~ Plate 10 South Fa.;ade of the 2351 Pio Pico Drive Residence, Facing Northeast 235 1 Pio Pi co Drive ::::i '~~' )t1 ~'I; ·:s-~ Plate 11 South Fa~ade of the 2351 Pio Pico Drive Residence, Facing Northwest 2351 Pio Pico Drive -00 ·~ ~~~ 'IS-~ Plate 12 West Side of the South Fa~ade of the 2351 Pio Pico Drive Residence, Facing North 235 1 Pio Pico Drive .. :0 ~~~' ~ ~. -~-~ Plate 13 West Side of the South Fa~ade of the 2351 Pio Pico Drive Residence, Facing Northeast 2351 Pio Pico Drive . • N 0 ,,, '} ~'!) ·-:s -~ Plate 14 Interior View of the Western Doorway in the Enclosed Patio, Facing North 2351 Pio Pico Drive . . . Plate 15 Interior View of the Cabinet in the Eastern Opening in the Enclosed Patio, Facing Northwest 2351 Pio Pico Drive 21 N N ~~. ~)~ -~.w Plate 16 North (Left) and West (Right) Fa~ades of the 2351 Pio Pico Drive Residence, Facing Southeast 235 1 Pio Pico Drive "" w 4""·~ (ID ::s .W Plate 17 West Fa~ade of the 2351 Pio Pico Drive Residence, Facing East 2351 Pio Pico Drive . . . .. ~-11••·!'<.' ,,. -~ ~ '~-~ Plate 18 Close-Up View of a Window on the South Fa~ade of the Kitchen Expansion Bay, Facing North 235 1 Pio Pico Drive 24 .. . . . .. Plate 19 Close-Up View of the Roofline on the Southern Kitchen Expansion, Facing East 235 1 Pio Pico Drive 25 "' °' ~~' t-~-~ -~-~ Plate 20 East (Left) and North (Right) Fa~ades of the 2351 Pio Pico Drive Residence, Facing Southwest 235 I Pio Pico Drive Historic Structure Assessment for 2351 Pio Pico Dril'e The detached garage was constructed at the same time as the residence and has been modified since its initial construction. The bui lding features a hipped roof with composite shingles a nd a moderate unenclosed overhang. Exteri or cladding consists of smooth textured stucco. The original garage door was replaced at an unknown date with an aluminum, segmented door and a door was added to the east fa9ade (Plates 2 1 and 22). The south fa9ade origina ll y featured a door that has since been boarded over from the inside and is no longer operable (Plate 23). Electrical conduits are currently being run through the door itself and the wall to the west of the door. V. SIGNIFICANCE EVALUATIONS When evaluating a hi storic resource, integrity is the authenticity of the resource's physical identity clearly indicated by the retention of characteri stics that existed during its period of significance. It is important to note that integrity is not the same as condition. Integrity directly relates to the presence or absence of hi storical materials and character-defining features, while condition relates to the relative state of physical deterioration of the resource. In most instances, integrity is more relevant to the significance of a resource than condition; however, if a resource is in such poor condition that origina l materials and features may no longer be salvageable, then the resource's integrity may be adversely impacted. The seven aspects of integrity used in evaluating a historic resource are: I. Location is the place where a resource was constructed or where an event occurred. 2. Design results from intentional decisions made during the conception and planning of a resource. Design includes form, plan, space, structure, and style of a property. 3. Setting applies to a physical environment, the character of a resource's location, and a resource's relationship to the surrounding area. 4. Materials comprise the physical elements combined or deposited tn a particular pattern or configuration to form a property. 5. Workmanship consists of the physical evidence of crafts employed by a particular culture, people, or artisan, which inc ludes traditional, vernacular, and high styles. 6. Feeling re lies upon present physical features of a property to convey and evoke an aesthetic or historic sense of past time and place. 27 N 00 ~·, i ·~ Plate 21 North Fa-;ade of the 2351 Pio Pico Drive Detached Garage, Facing South 2351 Pio Pico Drive N -0 ~~. ~ ~-'!S-~ Plate 22 East Fa~ade of the 2351 Pio Pico Drive Detached Garage, Facing West 2351 Pio Pico Drive w 0 t, -.J /1) -~ Plate 23 South Fac;ade of the 2351 Pio Pico Drive Detached Garage, Facing North 2351 Pio Pico Drive Historic Structure Assessment/or 235/ Pio Pico Drive 7. Association directly links a property with a historic event, activity, or person of past time and place, and requires the presence of physical features to convey the property's character. In order to assess each aspect of integrity when evaluating the buildings at 2351 Pio Pico Drive, the following steps were taken, as recommended in the National Register Bulletin: How to Apply the National Register Criteria for Evaluation (Andrus and Shrimpton 2002). This review is based upon an evaluation of the integrity of the buildings followed by an assessment of distinctive characteristics: I. Integrity of Location [refers to] the place where the historic property was constructed or the place where the historic event occurred (Andrus and Shrimpton 2002). Integrity of location was assessed by reviewing historical records and aerial photographs in order to determine if the buildings had always existed at their present locations or if they had been moved, rebuilt, or their footprints significantly altered. Historical research revealed that the 2351 Pio Pico Drive residence and detached garage were built in their current locations in 1948. Therefore, the buildings retain integrity of location. 2. Integrity of Design [refers to J the combination of elements that create the form, plan, space, structure, and style of a property (Andrus and Shrimpton 2002). Integrity of design was assessed by evaluating the spatial arrangement of the buildings and any architectural features present. The 2351 Pio Pico Drive residence and detached garage were constructed in 1948 in the Transitional Ranch architectural style. Modifications made to the residence since its original construction include enclosure of the rear courtyard patio and expansion of the kitchen to the south and west. Modifications made to the detached garage since its initial construction include replacement of the original garage door, installation of a door in a new opening on the east fal;ade, and closing-off of a door on the south facade. The alterations made to residence negatively affected the original form, plan, space, structure, and style of the building as it pertains to CRHR Criterion 3 and Carlsbad HRJ Criterion C (see evaluation below) due to the alteration of the original "U"-shaped floorplan into a square. Therefore, the residence does not retain integrity of design. The alterations made to the garage did not alter the form, plan, space, structure, or style of the building, and as such, the detached garage retains integrity of design. 3. Integrity of Setting [refers to J the physical environment of a historic property. Setting includes elements such as topographic features, open space, viewshed, landscape, vegetation, and artificial features (Andrus and Shrimpton 2002). Prior to the construction of the 2351 Pio Pico Drive residence and detached garage in 1948, the 31 Historic Structure Assessment/or 2351 Pio Pico Drive subject property was vacant (Plates 24 and 25). In 1948, only one other residence was located on the east-to-west-running portion of Pio Pico Drive (then Olive Drive). Between 1947 and 1953 (Plates 26 and 27), additional residences were built east of the subject property along the north-to-south-running portion of Pio Pico Drive. The surrounding area remained relatively the same until the 1960s (Plate 28). Between the 1960s and early 20 I Os, the property to the south and southeast of the subject property was used as a nursery. Between 2014 and 20 I 6, however, the property to the east, south, and southeast was developed with approximately 14 large, modern, single- family residences, negatively impacting the setting of the 2351 Pio Pico Drive property (Plate 29). Because the surrounding topographic features, open space, viewshed, landscape, vegetation, and artificial features have significantly changed since the buildings were constructed, the 2351 Pio Pico Drive residence and detached garage do not retain integrity of setting. 4. Integrity of Materials [refers to] the physical elements that were combined or deposited during a particular period of time and in a particular pattern or configuration to form a historic property (Andrus and Shrimpton 2002). Integrity of materials was assessed by determining the presence or absence of original building materials, as well as the possible introduction of materials that may have altered the architectural design of the buildings. The 2351 Pio Pico Drive residence and detached garage were constructed in 1948. Modifications made to the residence since its original construction include enclosure of the rear courtyard patio and expansion of the kitchen to the south and west. These modifications introduced a new stucco texture, a new wood deck, introduced an aluminum-framed, sliding-glass door and windows, and removed the original exterior cladding, windows, and doors from the courtyard-facing fa9ades of the residence. Modifications made to the detached garage since its initial construction include replacement of the original garage door, installation of a door in a new opening on the east fa9ade, and closing off a door on the south facade. The alterations made to the residence and garage removed original materials and introduced new materials, which negatively affected the pattern and configuration of the historic structures as they pertain to CRHR Criterion 3 and Carlsbad HRl Criterion C (see evaluation below). Therefore, the buildings do not retain integrity of materials. 5. Integrity of Workmanship [refers to] the physical evidence of the labor and skill of a particular culture or people during any given period in history (Andrus and Shrimpton 2002). Integrity of workmanship was assessed by evaluating the quality of the architectural features present in the buildings. The original workmanship demonstrated in the construction of the buildings was average. 32 □ Project Boundary Plate 24 1939 Aerial Photograph 235 1 Pio Pico Drive 33 24 36m . . . ·' . CJ Project Boundary Plate 25 1941 Aerial Photograph 2351 Pio Pico Drive 34 12 24 36 m . . . CJ Project Boundary •"···~ ,.,, ; oil l ~ II, s;~ Plate 26 1947 Aerial Photograph 235 1 Pio Pico Drive 35 12 24 36 m . . . Legend □ Project Boundary Plate 27 1953 Aerial Photograph 235 I Pio Pico Drive 36 12 24 36 m . . . □ Project Boundary Plate 28 1963 Aerial Photograph 235 1 Pio Pico Drive 37 24 36 m . . . CJ Project Boundary ~···~ 'f; l- ~ i S -~ Plate 29 Current Aerial Photograph 2351 Pio Pico Drive 38 24 36 m Historic Structure Assessment/or 2351 Pio Pico Drive The modifications made to the buildings between 1973 and 1981, as well as at unknown dates, reflect a lower level of workmanship. In addition, the buildings do not possess the physical evidence of the labor and skill of a particular culture or people. Therefore, the buildings do not retain integrity of workmanship. 6. Integrity of Feeling [refers to] a property's expression of the aesthetic or historic sense of a particular period of time (Andrus and Shrimpton 2002). Integrity of feeling was assessed by evaluating whether or not the resources' features, in combination with their setting, convey a historic sense of the property from the period of construction. As noted previously, the integrity of setting for the 2351 Pio Pico Drive residence and its viewshed were negatively impacted by the development of the surrounding land with over a dozen large, residential structures. The modifications made to the building also negatively impacted its integrity of design, materials, and workmanship. Due to the loss of integrity of design, materials, workmanship, and setting, the residence does not retain integrity of feeling for its 1948 period of construction. The same is true for the detached garage, which no longer retains integrity of materials, workmanship, or setting. 7. Integrity of Association [refers to] the direct link between an important historic event or person and a historic property (Andrus and Shrimpton 2002). Integrity of association was assessed by evaluating the resources' data or information and their ability to answer any research questions relevant to the history of the city of Carlsbad or the state of California. Historical research indicates that the residence and detached garage were constructed by an unknown contractor for the Boillot family. Although it is possible that Edmund Boillot built the home since he listed his occupation as a carpenter, no evidence could be located to confirm this. Boillot is not known to have built any other structures in the Carlsbad area, nor did the research conducted for the current study find him to be historically significant. In addition, none of the other families who lived in the home were found to be historically significant and no significant events are known to have occurred at the property. Therefore, the property does not possess integrity of association. For a historic building to be identified as architecturally significant, it must retain as much of the original structural and architectural integrity as possible in order to convey those characteristics that would support a finding of significance. Integrity is the authenticity of a historic resource's physical identity, as evidenced by the survival of characteristics or historic fabric that existed during the resource's period of significance. The 2351 Pio Pico Drive residence were determined to retain only one (location) and the detached garage two (location and design) of the seven original aspects of integrity due to the numerous modifications that the buildings have 39 ' . . Historic Structure Assessment for 2351 Pio Pico Drive undergone and the loss of the associated agricultural land and ocean view. Because this project requires approval from the City of Carlsbad, CEQA and City of Carlsbad historic resources eligibility criteria were used for this evaluation. Therefore, criteria for listing on the CRHR and the City of Carlsbad HRI were used to measure the significance of the buildings. CRHR Evaluation Under the CRHR, a historic resource must be significant at the local, state, or national level, under one or more of the following criteria: • CRHR Criterion 1: It is associated with events that have made a significant contribution to the broad patterns of California's history and cultural heritage. In order to evaluate the 2351 Pio Pico Drive buildings under Criterion 1, BFSA took the following steps as recommended by the National Register Bulletin: How to Apply the National Register Criteria for Evaluation (Andrus and Shrimpton 2002): 1) Identify the event(s) with which the building is associated through the review of the archaeological record, historic records, and oral histories. o It was discovered through historical research that the 2351 Pio Pico Drive buildings were originally constructed in 1948. The surrounding was sparsely developed, and the undeveloped land used for agricultural purposes until between 2014 and 2016, when residential development replaced the nursery land. Although built after World War II, when there was a large boom in suburban development, the residence is not associated with any large-scale tract housing, was not designed or built by a prominent residential architect or developer, and is not known to be associated with any Federal Housing Administration (FHA) funding. In addition, although surrounded by land that was used agriculturally from 1948 until sometime between 2014 and 2016, the property is not associated with the resurgence of avocado growing that occurred after World War II. As such, the buildings are not known to be associated with any specific events and are not eligible for designation under CRHR Criterion 1. 40 • .. . • . -Historic Structure Assessment for 2351 Pio Pico Drive • CRHR Criterion 2: It is associated with the lives of persons important in our past. In order to evaluate the 2351 Pio Pico Drive buildings under Criterion 2, BFSA took the following steps as recommended by the National Register Bulletin: How to Apply the National Register Criteria/or Evaluation (Andrus and Shrimpton 2002): 1) Identify any important persons associated with the building through the investigation of the archaeological record, historic records, and oral histories. o Historical research indicates that the residence and detached garage were constructed by an unknown contractor for the Boillot family. Although it is possible that Edmund Boillot built the home since he listed his occupation as a carpenter while living in Carlsbad, no evidence could be located to confirm this. Boillot is not known to have built any other structures in the Carlsbad area, nor did the research conducted for the current study find him to be historically significant. In addition, none of the other families who lived in the home were found to be historically significant and no significant events are known to have occurred at the property. Therefore, the buildings are not eligible for designation under CRHR Criterion 2. • CRHR Criterion 3: It embodies the distinctive characteristics of a type, period, region, or method of construction, or represents the work of an important creative individual, or possesses high artistic values. In order to evaluate the 2351 Pio Pico Drive building under Criterion 3, BFSA took the following steps as recommended by the National Register Bulletin: How to Apply the National Register Criteriafor Evaluation (Andrus and Shrimpton 2002): 1) Identify the distinctive characteristics of the type, period, or method of construction, master or craftsman, or the high artistic value of the building. This will be done by examining the pattern offeatures common to the particular class of resource that the site or feature may embody, the individuality or variation of features that occur within the class, and the evolution of that class, or the transition between the classes of resources. 41 Historic Structure Assessment for 2351 Pio Pico Drive The 2351 Pio Pico Drive residence was constructed in 1948 with a detached garage in the Transitional Ranch style during the circa 1935 to 1975 period during which the Ranch style was most popular: The Ranch style originated in southern California in the mid- 1930s, after a few earlier precursors ... During the decades of the 1950s and 1960s it became by far the most popular house style built throughout the country. Often located in large subdivisions, post-World War II Ranch-house suburbs form a dominant part of many American cities -particularly those that grew in the postwar Sunbelt Boom of the 1950s and 1960s, such as Dallas, Houston, Phoenix, Los Angeles, and Atlanta. (McAlester 2015) Identifying features of the Ranch sty le, as provided by McAlester (2015) include: Broad one-story shape; usually built low to ground; low-pitched roof without dormers; commonly with moderate-to-wide roof overhang; front entry usually located off-center and sheltered under main roof of house; garage typically attached to main fa9ade (faces front, side, or rear); large picture window generally present; asymmetrical fa9ade. (McAlester 2015:597) The 2351 Pio Pico Drive residence possesses five of the seven features listed above: built low to the ground; low-pitched roof without dormers; front entry usually located off-center and sheltered under main roof of house; large picture window; and asymmetrical fa9ade. The residence does not feature a broad one- story shape and the garage is detached. In addition to the identifying features listed above, McAlester (2015) also distinguishes between four principal subtypes of the Ranch architectural style, including Hipped Roof, Cross-Hipped Roof, Side-Gabled Roof, and Cross- Gabled Roof. The 2351 Pio Pico Drive residence is best classified as the Cross- Hipped Roof subtype. McAlester (2015:598) states that "about 40 percent of one-story Ranch houses have a cross-hipped roof. Typically these are one-story houses with a long roof ridge running parallel to the front fa9ade with a single hipped extension. Occasionally a second hipped front extension is also present." The 2351 Pio Pico Drive residence only partially resembles this form 42 . . ' Historic Structure Assessment for 2351 Pio Pico Drive in the way the gables are oriented, as there is one front-facing extension and two rear-facing extensions. Because the building does not have a wide eave overhang, it more closely resembles a Transitional Ranch-style residence. According to McAlester (2015): Early, small examples of the Ranch [style] are sometimes called Ranchette, Minimal Ranch, or Transitional Ranch. These generally lack the broader overhang of later examples and many of the elaborations that become common as house size increased. The line between Minimal Traditional and Ranchette is a matter of judgement. However, the intent was likely a Ranch house if a picture window and other Ranch elaboration is present (such as a corner window or wall cladding that differs at the base of the windows). While Ranch houses commonly have a broader profile than Minimal Traditionals, neighborhoods platted with narrow lots before World War II may have Ranch-style houses adapted to these lots ... During the 1940s, it [the Ranch-style home] was only one of the small house types built under FHA guidelines. As the financial controls that mandated very small houses were gradually lifted following World War II, the Ranch style began to gain in popularity ... The size of a Ranch [home] was quite small in the late 1940s, but the typical size gradually increased as builders actively lobbied for higher loan limits and FHA guidelines were revised upward. (McAlester 2015) McAlester (2015) also notes that while "hipped-roof and front-gabled [Minimal Traditional] houses are found, with hipped-roof versions the more widespread ... these variations appear to be less common than other subtypes." As such, the 2351 Pio Pico Drive building is most representative of a hipped-roof, Transitional Ranch-style residence with a detached garage. Although built within the 1935 to 1975 period of significance for Ranch-style buildings, the 2351 Pio Pico Drive residence only possesses five of the seven 43 Historic Structure Assessment for 2351 Pio Pico Drive character-defining features associated with the Ranch style and, therefore, it is not considered a representative example of a type (Ranch architecture). Further, while Transitional Ranch-style residences, which are associated with FHA guidelines for small houses, were primarily constructed prior to or during World War II, the 2351 Pio Pico Drive residence was constructed in 1948, after most FHA guidelines for small houses had been lifted. The building was, however, constructed on a narrow lot, which likely accounts for its lack of a broad footprint. Regardless, the building is not representative of a period (World War II). As the Ranch architectural style was popular across the United States and the residence was not built using any unique construction techniques, the 2351 Pio Pico Drive residence is also not representative of a region (southern California) or method of construction and is not known to have been designed or built by an important creative individual. In addition, an overall lack of integrity caused by the kitchen addition and infilling of the rear courtyard has negatively impacted the building's ability to convey distinctive characteristics of a particular type, period, region, or method of construction and modifications made to the detached garage and surrounding areas negatively impacted the garage's integrity of materials, workmanship, setting, and feeling. Therefore, the 2351 Pio Pico Drive residence and detached garage are not eligible for designation under CRHR Criterion 3. • CRHR Criterion 4: It has yielded, or may be likely to yield, information important in prehistory or history. It is unlikely that the 2351 Pio Pico Drive buildings, as they presently exist, could contribute additional information beyond that which is presented in this report, which could be considered important to the history of the local area or the state. The property could not be associated with any significant persons and further research would not provide any additional information pertinent to the history of the city of Carlsbad or the state of California. Therefore, the buildings are not eligible for designation under CRHR Criterion 4. City of Carlsbad HRI Evaluation For a historic resource to be considered and approved by the Carlsbad City Council for inclusion in the City of Carlsbad HRI, the resource must be found significant under one or more of the following criteria: • City of Carlsbad HRI Criterion A: It exemplifies or reflects special elements of the city's cultural, social, economic, 44 Historic Structure Assessment/or 2351 Pio Pico Drive political, aesthetic, engineering, or architectural history. As discussed in the CRHR Criterion l analysis above, the 2351 Pio Pico Drive single- family residence and detached garage do not reflect any special elements of the city's cultural, social, economic, political, aesthetic, engineering, or architectural history. As such, the property is not eligible for designation under City of Carlsbad HRI Criterion A. • City of Carlsbad HRI Criterion B: It is identified with persons or events significant in local, state, or national history. As stated previously, historical research indicates that the residence and detached garage were constructed by an unknown contractor for the Boillot family. Although it is possible that Edmund Boillot built the home since he listed his occupation as a carpenter, no evidence could be located to confirm this. Boillot is not known to have built any other structures in the Carlsbad area, nor did the research conducted for the current study find him to be historically significant. In addition, none of the other families who lived in the home were found to be historically significant and no significant events are known to have occurred at the property. Therefore, the buildings are not eligible for designation under City of Carlsbad HRI Criterion B. • City of Carlsbad HRI Criterion C: It embodies distinctive characteristics of a style, type, period, or method of construction, is a valuable example of the use of indigenous materials or craftsmanship, or is representative of a notable work of an acclaimed builder, designer, or architect. As discussed in the CRHR Criterion 3 evaluation above, while the residence does possess some characteristics of the Transitional Ranch style, it does not possess enough to be considered a good example of the style. As such, the building does not embody distinctive characteristics of a type, period, region, or method of construction. In addition, modifications have been made to the residence, detached garage, and surrounding areas since their initial construction, which negatively impacted the residence's integrity of design, materials, workmanship, setting and feeling and the garage's integrity of materials, workmanship, setting, and feeling. As a result, the buildings no longer embody distinctive characteristics of a style, type, period, or method of construction, are not a valuable example of the use of indigenous materials or craftsmanship, and are not representative of the notable work of an acclaimed builder, designer, or architect. Therefore, the buildings are not eligible for designation 45 . . . Historic Structure Assessment for 2351 Pio Pico Drive under City of Carlsbad HRI Criterion 3. • City of Carlsbad HRI Criterion D: It is an archaeological, paleontological, botanical, geological, topographical, ecological, or geographical site, which has the potential of yielding information of scientific value. The 2351 Pio Pico Drive property is not an archaeological, paleontological, botanical, geological, topographical, ecological, or geographical site and, therefore, is not eligible for designation under City of Carlsbad HRI Criterion D. • City of Carlsbad HRI Criterion E: It is a geographically definable area with a concentration of buildings, structures, improvements, or objects linked historically through location, design, settings, materials, workmanship, feeling, and/or association, in which the collective value of the improvements may be greater than the value of each individual improvement. As stated previously, the 2351 Pio Pico Drive buildings were completed in 1948. At that time, the only other development in the area was the parcel immediately west and along the north-to-south-running portion of Pio Pico Drive. No other buildings were located to the north, south, or east of the subject property. The surrounding land was used as a nursery into the mid-2010s, when it was replaced by large, single-family residences. Due to modifications made to the buildings since 1948, as well as the loss of the agricultural landscape and replacement of the original residences on the block with large, single-family buildings, a geographically definable area with a concentration of buildings, structures, improvements, and objects that are historically linked no longer exists. In addition, the 2351 Pio Pico Drive buildings no longer retain integrity of materials, workmanship, or feeling, and the residence does not retain integrity of design. Therefore, the property is not eligible for designation under City of Carlsbad HRI Criterion E. VI. FINDINGS AND CONCLUSIONS The assessment of the 2351 Pio Pico Drive property has concluded that it is not historically or architecturally significant under any CRHR or City of Carlsbad criteria. Because the property is not eligible for listing on the local, state, or national level due to an overall lack of integrity and association, modifications to the buildings will not result in an adverse impact and no mitigation measures are required. 46 . . . Historic Structure Assessment for 2351 Pio Pico Drive VII. BIBLIOGRAPHY Ancestry .com 2000 California, U.S., Death Index, 1940-1997 (database online). Provo, UT, USA: Ancestry.com Operations, Inc. 2002 1930 United States Federal Census (database online). Provo, UT, USA: Ancestry.com Operations, Inc. 2004 1900 United States Federal Census (database online). Provo, UT, USA: Ancestry.com Operations, Inc. 2006 1910 United States Federal Census (database online). Lehi, UT, USA: Ancestry.com Operations, Inc. 2007 California, U.S., Divorce Index, 1966-1984 (database online). Provo, UT, USA: Ancestry .com Operations, Inc. 201 0a 1920 United States Federal Census (database online). Provo, UT, USA: Ancestry.com Operations, Inc. 2010b US., Naturalization Records -Original Documents, 1795-1972 (World Archives Project) (database online). Provo, UT, USA: Ancestry.com Operations, Inc. 201 la US., City Directories, 1822-1995 (database online). Lehi, UT, USA: Ancestry.com Operations, Inc. 2011 b U.S., Social Security Death Index, 1935-2014 (database online). Provo, UT, USA: Ancestry .com Operations, Inc. 201 lc US., World War II Draft Cards Young Men, 1940-1947 (database online). Lehi, UT, USA: Ancestry.com Operations, Inc. 201 ld US., Department of Veterans Affairs EIRLS Death Filed, 1850-2010 (database online). Provo, UT, USA: Ancestry.com Operations, Inc. 2012a 1940 United States Federal Census (database online). Provo, UT, USA: Ancestry.com Operations, Inc. 2012b U.S., Headstone Applications for Military Veterans, 1925-1963 (database online). Provo, UT, USA: Ancestry .com Operations, Inc. 2012c Web: Marion County, Indiana, U.S., Marriage Index, 1925-2012 (database online). Provo, UT, USA: Ancestry.com Operations, Inc. 47 ' . . Historic Structure Assessment for 235 I Pio Pico Drive 2013 California, U.S., Death Index, 1905-1939 (database online). Provo, UT, USA: Ancestry.com Operations, Inc. 2014 New York, New York, Marriage Index 1866-1937 (database online). Provo, UT, USA: Ancestry .com Operations, Inc. 2016 Arizona, U.S., County Marriage Records, 1865-1972 (database online). Lehi, UT, USA: Ancestry .com Operations, Inc. 2017a California, U.S., Voter Registrations, 1900-1968 (database on-line). Provo, UT, USA: Ancestry.com Operations, Inc. 2017b California, County Birth, Marriage, and Death Records, 1849-1980 (database on-line). Lehi, UT, USA: Ancestry.com Operations, Inc. Andrus, Patrick and Rebecca H. Shrimpton 2002 How to Apply the National Register Criteria for Evaluation. National Register Bulletin No. 15. National Register of Historic Places. Beauchamp, R. Mitchel 1986 A Flora of San Diego County, California. Sweetwater River Press, National City, California. Blade-Tribune 1949 PHILOLOGRAM MEETING. 14 June. Oceanside, California. 1950 "The Phillogians will meet next Tuesday." 16 June. Oceanside, California. 1956 Mary Wright Services Set for Tonight. 4 December. Oceanside, California. Bolton, Herbert Eugene (editor) 1959 Spanish Explorations in the Southwest, 1542-1706. Barnes and Noble, Inc., New York. Carlsbad Historical Society N.d. Carlsbad history. Electronic document, https://www.carlsbadhistoricalsociety.com/, accessed August 26, 2018. City of Carlsbad 2015 Carlsbad General Plan. Document on file at the City of Carlsbad, Carlsbad, California. ECORP Consulting, Inc. (ECORP) 2017 Carlsbad Tribal, Cultural, and Paleontological Resources Guidelines. Unpublished report on file at the City of Carlsbad, Carlsbad, California. 48 . . . Historic Structure Assessment for 2351 Pio Pico Drive Engstrand, Iris Wilson 1980 San Diego: California's Cornerstone. Continental Heritage Press, Tulsa, Oklahoma. Failing, Steve 2021 Steve Failing Facebook Page. Electronic https:/ /www .facebook.com/steve.failing/about_ work_ and_ education, December l 0, 2021. Kennedy, Michael P. and Siang S. Tan document, accessed 2005 Geologic Map of the Oceanside 30' x 60' Quadrangle, California. Regional Geologic Map Series, 1: l 00,000 Scale, Map No. 3, California Geological Survey. Los Angeles Times 1955 Death Claims Lillian Boillot. 13 December:49. Los Angeles, California. MacMullen, Jerry 1969 They Came by Sea: A Pictorial History of San Diego Bay. Ward Ritchie Press/Maritime Museum Association, San Diego, California. McAlester, Virginia Savage 2015 A Field Guide to American Houses (Revised): The Definitive Guide to Identfying and Understanding America's Domestic Architecture. Alfred A. Knopf, New York, New York. Moyer, Cecil C. 1969 Historic Ranchos of San Diego. Edited by Richard F. Pourade. Union-Tribune Publishing Company, San Diego. North County Blade-Citizen 1990 Obituary: Melvin C. Brekke. 24 February:5. Oceanside, California. North County Times 2000 Palomar College Salutes Apple Award Winners. 20 May:5. Oceanside, California. Palou, Fray Francisco 1926 Historical Memoirs of New California. Edited by Herbert Eugene Bolton (4 Volumes). University of California Press, Berkeley. Rolle, Andrew F. 1969 California: A History (Second Edition). Thomas Y. Crowell Company, New York. Roth and Associates 1990 City of Carlsbad Cultural Resources Survey. Unpublished report on file at the City of Carlsbad, Carlsbad, California. 49 Historic Structure Assessment for 2351 Pio Pico Drive San Diego Union 1914 Social Notes. 30 August:20. San Diego, California. 1960 Election Set. 3 April:81. San Diego, California. Smythe, William E. 1908 History of San Diego, 1542 to 1908: An Account of the Rise and Progress of the Pioneer Settlement on the Pacific Coast of the United States. San Diego History Company, San Diego. Stropes, Tracy A. and Dennis R. Gallegos. 2005 Cultural Resource Data Recovery and Indexing and Preservation Program for the Grand Pacific Resorts Site CA-SDl-8797 Area A, City of Carlsbad, California. Gallegos & Associates. Unpublished report on file at the South Coastal Information Center at San Diego State University, San Diego, California. Steff an, Kathryn 1958 Call to Order: Mmes. Stolz, Hamilton To Lead Club Districts. San Diego Union 23 April:18. San Diego, California. Times-Advocate 1974 Maria Brekke. 8 July:22. Escondido, California. VIII. APPENDICES Appendix A: Building Development Information Appendix B: Ownership Information Appendix C: Maps Appendix D: Preparers' Qualifications 50 . . Historic Structure Assessment for 235 I Pio Pico Drive APPENDIX A Building Development Information --. (tOUNTY ASSE5SOR £A~-!'1.EGO..-·C0-CALIFORNIA ,,,. . ... _f .. RESIDE NT/AL BUILDING RECORD OIi=--2320 ADDRESS 2.~ I "'-l /Jw Pt~Q DvvJ.v .,z rC: ;l. 3 7 P • • DESCRIPTION OF BUILDING •,-IS/•~ '9 .· \cuss 8 SHAPE CONSTRUCTION STRUCTURAi. EXTERIOR ROOM AND FINISH DETAIL . D Li hf X Frame Stucco 011 oalinq ROOMS FLOORS LOOR FINISH TRIM INTERIOR FINISH ~ r-(,,._ Sub-Standard •" • • an'9 B I Z Mafrrfal Grad• Walls Ce ilings ARCHITECTURE[x1Slondard I [Sheathin9 I Jsidir,q .A -1~r:EL-~lt>,I jB.~j lCob!eJ jGrcYifyj_ IHanid.,AJ! I IXI I l.4:i-1..JJl,.q ,~ T,p1.pr .... ,~ Aba••·Sfondordl ICont:r,l1Sloc/c I I I fSh,d 41 'l--F,Xtures I IWol/Unil I Jtari<.J Sp,cial d&B.[ lr.&G.! I I lcutUp i ' •_-:_ .. , ·~·· Chfap Ent Hall TYPE Brick I I Shing/• I I Dorm,, . ., -/tied . use I Design I FOUNDATION Adob• Shakr Roff. . . s,,.cioJ It. . Zane Unit f.AR? x'IS1nq/e lxfxlcQ11cr•t• I A(rloorJo,:St, 8!,~. T.4 G. Gutt,rs Cenfrol• Double R,inforced I XI ,.,.: •• ,, • PLUMBING z DuplH Briel< 2... • -Ji . . . Briel<. Shin'!_l1 ~-lXJ.s', ... I ~ 8ed Aporfment Wood ~ISub·Floor SfoM .Shol<• . , Oil !Jurner -I L4t A X-r',11~ o?t?--1/ Flol-Courf Pius Concret, Floor I WINDOWS I I Tile >(( Sinlc Mol,J .lCtD.>£ [ [c~~n~ ;(I Tile Trim [)<!Laundry I M·B.T.1/. l-:;,,_;n'-J It l..., ,,,~ I /J Insulated Ceilinqsf fM,to/ .Sosh I I Compo.; ,:-I\Vcfer Hlr.-Aufo. [XIFireplcce I Kitchen I I l / llnifs I I U9~ !Heavy I ltnsuloled Walls J??jsc,eens I& Compo..Shinqle I lwoter-Soffner I I Jo,o,'n Qd.[ Maleriol:,,,,-; IL_q_lh: Ff. JS plash: t..,,.,o I A I s I ,=-1-c.AI_ _._ , CONSTRUCTION RECORD EFFEC., APPR. NORMAL % GOOD RATING (E,G,A,F,P} BATH DETAIL Permit A11'0unf Doi• YEAR YEAR Aqt ~1n·9 Tobi• % Cond. Arch. Fune. f'-'.=:.=;;.=~ FINISH FIXTURES No. For life , Affr. Pion Floors Woll, We La. "Tub Type Grotk "::!N~,4~_1__ 0 -,~.----.----:----.-=----.---~--~~- (oi 3~ I -.-....~ s-I 7 1-611 I! I I It I ~t-l_Ll___lLLLJ -c ,J,-&11'' Appraiser 8 Dote Unit Ar•a /) ., J.;_ L2 pp CC.-P cc..? ~ G ' 7~ /H)..[l_ 1/ ('-i-j) , \ l-4-gJ ·S9 1Tn1I Cc,•t ·t; /I [o/'f_~ _l_o/_6_l'L :lo 1 4 ·1 ~Lf7__J_ G-_ _L Al I - I lct4-9. I /41~1 ~-[r I ':\.., I f{l.-I f),~ I ~ I I I t\ -i--r-TI ., -~ r ,,/:•-----~/ U CO"f P.UlA T/ON <./ />Y>"JS ~,q~fFA-1-.17:C::sl~ o/nf ,-,tp~~~ ((1 'J J / nA -- Cost I Unit_'!' Cost I 1/ni_t.::,..i-CQ11t co,, --~--ca,r-P 1L.tJ_g_i1J 9 .1 ol l:t..\3-5.I llfo I 1~ 1./(. s-t,oJ I ..Soo I I 550 Cost I 1Jiiif Cost JI J.5 J l.9~ "-"'.Sc:l::) • 1 2._o/'OI _ "" .I .2..4q 96 I I ~ I /./ol · J/3.I 1-Bol 431 I 43 -~12.7', Unfl Coat ....< I.Boolt Cose.! X"IShuHt!rs , X"'l verrf htn' 11(/ -A ..-J... 9-14-l.,J ll-7 Cost n_:i~ 11501 31/~., I,~ 34:GI I 3</(. l s;oo I 16'~(} ')_,7p IP/tl, 2 ,70 1080 1./{,,o i l~l.//J J 7 D J 1 u_,--,--- 2·3-I I 3..23,I I .32-31 I 3~3 -IJb.o/ol3J)3P ~ . .,_, -~ . . _ . . _ . _ . _ l .17 i / /q .I , 11 I 11 C) I I I I '1 Jl/o I .17 • ..., 1 l.ool J/!>1 \ •00I 4..SI I l/S-I /, 00 SPECIAL. FEATURES gz_ Co•t lJu,lf ,n Rerr1q. " " O.,-e,, _/._Plt1.fe ~ " O,s/Nudsher llii11 Co_, Cast Vrnetian · .Blinds ---U-n,l Cost co, :,~. ~ .. rH MlfC , F/.0¥ t I I .,,·u I (;:,i .4~ 43 j I Y.3 ' 1 ' ·-.c-l¥~lt0f.,c o _ · 1.5; 2.4:0 j _J_<f6 ·j I '5oug' I zecc.... I .I I I -------.-----/4A..4..J . ~5.J ........ Tl-==:i+---~....!J....L-'-- (J• '7 7 ·-1!; . A-1~-:~:-: ________ ~ . ___ ... JJf/33 21-+Lfl-'-~!~· '------'------'-------'------I t) ~- H ~ e ,., :l '" .:s • rl ' ~· ~. -~-;_f, I 'r \ 1 ~ 19 ' 8 ~ . -. ·~ i _· ◄ ~ ~-4 I, • , t ~, I ~ ~--. .. .,. I I ~ I . ' ' 1' ~ 1 I MISCELLANEOUS STRUCTURES O"" p , :,)1£ COMPUTATIONS q,40 • -COUNTY ASSESSOR . =· I~~ ·.3S 1-CLf . 9.-.;-'l't--n'lijGO €0,CALIFORNIA MISCELLANEOUS BUILDING RECORD PARCEL ,~---,~, ~-r_,r • . < . • r . • •, . . . , ~· ........ ADORESC --2_ ~ ... I A) /2,,,.. SHEET-< OF .., SH'EE1 .. DESCRIPTION OF BUILDINGS Bldg. ' Roof 2'11 Sfory Ye11r £ffff No. Structure . Slzt! Found. Wall a Exterior Type Covt!r Floor 8 Interior Detail o,-Loli-Bu,11 y •• , Tdl• I 'Poo '--:::,:r., ~,.. /." •. -~.J-..J-O/a • .t_,--<,'.~ ~ ~'!/-a,,-~If.Jc: ,.,,~r la I.<> l~-:i-..... J.y.7 ';l.J ,t ',I -, -. /'It.,. ~~4 /';>.~ l L I I l co,f.p.y,TA T/ON, 1'/P Appraiser-Dote ti::.. L,.· ,.,,_, .... ~.,. • ~A 4 nt 't\~6 111 \ 4 ..,.,_ • . . Bldg. gnlt I(} Cost G~d , R.f;_~· ~:,rt :>< r.fod ~-£:ff g:1u r.?'~,f r·~:ft un,t 1r.!'~,., R,c.;·¾· No. Arta ost L .•• ~st <Cw 0-"'f Cost CD!lf Cost I N . I '::\~--, 1~ ~---'Zioon t'i 'll."'ln _J ,"'>~-JIM ~ <:'oo <J't t./t.JC ' Total -~o J .6_d '"\500 ,. -';, ~I IS- Appraiser-Date ·;,; d /j/0(1. Art!a un,r Coat % f-~~: Unit Cost % f·£· ¾· gnlt Cost % f-£·~· ~~!~ Cost 1r.!~,., ~-~ ':i. No. Cost Good Cost Good ost Good . Total A-I! 8-!ll ., l t .. , I I I ' I ~ . . . I. 1 .. 1--, L. ..... ~-I I, r-.. !'I lo.. ' .... H -••I ~~H4-l, t• 1-1,-,_ 1 ... 1-.... l .... 1- l-+--I+• '-'---1-+-lf-44-11, -· _,_ ,_ . i-,_ 7 ... 1-. 1-'-+-t--+-I I I•,_ ... ... '.,. .._._ ,_ ... '+{ •• t:- I i __ ,_ '-t~ 1-,, -'" I--.. I- I-... ...... 1,,1. ... ~ :'\ ' -I• f-ei I-,_ , __ ,_ I-• 1 ... -.......... ·• r ... ' -~~ -r., ---... \. . ' -.: I• I.._ L-1,... -1-b L-►-rl-- l ,_._ I, -r l ' I I l . _, ·, I j l L..t--II _,_ I "'l L-f ,_ .. ~ LI. ,_ ... .... 1--, .... I• I• I-I., _ ..... _ ,_ ·-'-I-,_ -, .... L. .L .. -L- hi• ......... ....... ,. ·-1 •• ~--,.1. '"I-,. ,. ,-l-1-tl-J-•• I• l.. ,_,_ --·-. .__ h h -,.,. r. L-~~a.~ L::L..1- h C,,~.._.._,L_--' I• ··tt1-t++~-1f ..W.U:lr:r:t -½-,_ --,-1-,1-1- . . . . . . ' . Historic Structure Assessment for 2351 Pio Pico Drive APPENDIXB Ownership Information . . ... California Lot Book, Inc. dba California Title Search Co. P.O. Box 9004 Rancho Santa Fe, CA 92067 (858) 278-8797 Fax (858) 278-8393 WWW.LOTBOOK.COM Chain of Title Report Brian F. Smith and Associates 14010 Poway Rd., Ste. A Poway, CA 92064 Attn: Jennifer Stropes Title Search Through: November 22, 2021 Property Address: 2351 Pio Pico Drive Carlsbad, CA 92008 Assessor's Parcel No.: 156-351-04-00 Assessed Value: $701,017 Exemption: Homeowners Property Characteristics Use: SFR Improvements: 1,562 square feet Short Legal Description CTS Reference No.: 1221059 THAT PORTION OF TRACT 7 OF LAGUNA MESA TRACT, IN THE CITY OF CARLSBAD, COUNTY OF SAN DIEGO, STATE OF CALIFORNIA, ACCORDING TO MAP THEREOF NO. 1719, FILED IN THE OFFICE OF THE COUNTY RECORDER OF SAN DIEGO COUNTY, AS FURTHER DESCRIBED IN DOCUMENT RECORDED JUNE 30, 2014, RECORDERS FILE NO. 2014-0272413. Page 1 of 4 ... California Lot Book, Inc., dba California Title Search Co. CTS Reference No.: 1221059 1. Grant Deed Grantor: Grantee: Recorded: 2. Grant Deed Grantor: Grantee: Recorded: Chain of Title (March 25. 1966 through November 22, 2021) Richard E. Grundman and Floy V. Grundman Melvin C. Brekke and Maria Lewis Brekke March 25, 1966, Recorders File No. 50342 Melvin C. Brekke and Maria Lewis Brekke Melvin C. Brekke and Maria Lewis Brekke May 20, 1968, Recorders File No. 84302 3. Judgment of Final Distribution on Waiver of Accounting and for Allowance of Executors Commissions and Attorney's Fees for Ordinary Services and Judgment of Final Distribution Estate of: Distributed to: Recorded: 4. Grant Deed Grantor: Grantee: Recorded: 5. Quitclaim Deed Grantor: Grantee: Recorded: Maria Lewis Brekke Geanne Louise Orndorf and Melvin C. Brekke, 1/4 interest; and Robert J. Lewis and Melvin C. Brekke, 1/4 interest June 24, 1977, Recorders File No. 77-252278 Melvin C. Brekke, Jeanne Louise Orndorf, who acquired title as Geanne Louise Orndorf, and Robert John Lewis James H. Hilton and Juddie M. Hilton May 17, 1978, Recorders File No. 78-199952 Judy Hilton, aka Juddie M. Hilton Tricia A. Smith July 30, 1980, Recorders File No. 80-240873 Please be advised that this is not Title Insurance, The information provided herein reflects matters of public record which impart constructive notice in accordance with California Insurance Code 12340.10 Page 2 of 4 • .. ' 6. Individual Quitclaim Deed Grantor: John J. Blake Grantee: Tricia A. Smith Recorded: March 10, 1981, Recorders File No. 81-072072 7. Grant Deed Grantor: Grantee: Recorded: 8. Individual Grant Deed Grantor: Grantee: Recorded: James H. Hilton, Tricia A. Smith and Juddie M. Hilton Scott J. Oberle and Yvonne R. Oberle March 10, 1981, Recorders File No. 81-072073 Scott J. Oberle and Yvonne R. Oberle Stephen C. Failing and Sue B. Failing December 12, 1986, Recorders File No. 86-582145 9. Interspousal Transfer Deed Grantor: Stephen C. Failing Grantee: Sue B. Failing Recorded: September 9, 1999, Recorders File No. 1999-0620715 10. Quitclaim Deed Grantor: Grantee: Recorded: Sue Butler, who acquired title as Sue B. Failing Sue Butler February 27, 2007, Recorders File No. 2007-0132319 11. Interspousal Transfer Grant Deed Grantor: Dean G. Gilbert Grantee: Recorded: 12. Grant Deed Grantor: Grantee: Recorded: Karen Elise Gilbert June 30, 2014, Recorders File No. 2014-0272412 Sue Butler Karen Elise Gilbert June 30, 2014, Recorders File No. 2014-0272413 Please be advised that this is not Title Insurance. The information provided herein reflects matters of public record which impart constructive notice in accordance with California Insurance Code 12340.10 Page3 of 4 ' ' I 13. Grant Deed Grantor: Grantee: Recorded: Karen Elise Gilbert Karen Elise Gilbert February 29, 2016, Recorders File No. 2016-008600 -End of Report - Note: We find no recorded evidence of a Notice of Completion. ******************** Please be advised that this is not Title Insurance. The information provided herein reflects matters of public record which impart constructive notice ln accordance with California Insurance Code 12340.10. Note that we are not a Title Insurance Company, and that no express or implied warranty as to the accuracy or completeness of the information provided herein is granted. Our work has been performed under short time constraints with a quick turn around, and is based in part on the use of databases outside of our control. The recipient hereby acknowledges that California Lot Book, Inc. assumes no liability with respect to any errors or omissions related to the information provided herein. Also note that this search has been performed without the benefit of a Statement of Identification from the property owners, and if a search was performed for liens recorded against owner names, we cannot be sure that the information provided relates to the actual property owners, or is complete with respect to the property owners. In any event, our liability is limited to the amount of fees collected for the information provided herein. ******************** Page 4 of 4 . . , APPENDIXC Maps Historic Structure Assessment for 2351 Pio Pico Drive Figure 1 General Location Map 235 1 Pi o Pico Drive DeLorme ( I :250,000) . ' . ( I l t ~"'•S!I; f ~ ~ i s;.~ Figure 2 1925 USGS Map 2351 Pio Pico Drive USGS Oceanside, California Quadrangle ( I :62,500 series) 0 1000 2000ft I • .., ... ' Figure 3 1942 USGS Map 235 1 Pio Pico Drive USGS Oceanside, California Quadrangle ( I :62,500 series) ., . Figure 4 1949 USGS Map 2351 Pio Pico Drive USGS San Luis Rey, California Quadrangle (7.5-minute series) Figure 5 1961 USGS Map 2351 Pio Pico Drive USGS San Lui.1· Rey, Cafilornia Quadrangle (7.5-minute series) Figure 6 Current USGS Map 2351 Pio Pico Drive USGS San Luis Rey, C'al!fornia Quadrangle (7.5-minute series) .. '' Figure 7 Original 1920 Subdivision Map 2351 Pio Pico Drive ~ 900 ft .......__,. SHT 1 0 ISUl © 0.95 AC: PAR 1 @ ~ PAR 2 @ j PAR 3 @ PAR 4 @ AC. /-,S • .S✓ 12 "' "' "' M16056 ~ ® -.. Q @) !i ~ i ;i !i '~J:t ;II: $1 "~" ® /10.Tl LANAI 1.16 AC 140.IO 5.lJO "' 611 J9.59 ® ~ ~ ® 10 @) lil:l II: @ 0 ~ 99.()9 ~ lll " ~ z 13 ~ ~ ® ''""' _, I @ -~ /Z5 ,.✓• as•ss·w. @ I 41 0 o l;;; WINTERGRE "> ., .; DR 15 ~ . "" ® ~ ,109 ~I s. ,,, • .s,·& © () I ,0 ~ : ~ I 14 ... ... ® !;l' ::::: 0 i:i' u M16056 M1719 1'1 ,10• ~ 257.oe 7.D7-'e 10 I II.IV IOll.21 ~ 100 PAR:, 10 PAR 2 PAR 1 :g 0 :g © ii :! ~ § ~ ~ TIJ/6 IO 85-0~ 100 PM18560 10 Legend ---------- MAP 1719 ~ IJS.03 :@ ; a.s.o.!I i-@ -i; ~~ .. .. as.o3 LAGUNA MESA TCTS o ROS 1572. 3235~ I Cl Project Boundary 1 ~--~--~--~~-------------0 Figure 8 Current Assessor's Parcel Map 235 l Pio Pico Drive 40 80 120 ft 12 24 36m ' ' . Historic Structure Assessment/or 2351 Pio Pico Drive APPENDIXD Preparers' Qualifications , .... E,rian F. Smith, MA Owner, Principal Investigator Brian F. Smith and Associates, Inc. 14010 Powa_y Road • Suite A• Phone: (858) 679-8218 • Fax: (858) 679-9896 • E:-Mad: bsmithobfsa-ca.com education Master of Arts, History, University of San Diego, California Bachelor of Arts, History, and Anthropology, University of San Diego, California Professional Memberships Society for California Archaeology Experience Principal Investigator Brian F. Smith and Associates, Inc. 1982 1975 1977-Present Poway, California Brian F. Smith is the owner and principal historical and archaeological consultant for Brian F. Smith and Associates. Over the past 32 years, he has conducted over 2,500 cultural resource studies in California, Arizona, Nevada, Montana, and Texas. These studies include every possible aspect of archaeology from literature searches and large-scale surveys to intensive data recovery excavations. Reports prepared by Mr. Smith have been submitted to all facets of local, state, and federal review agencies, including the US Army Corps of Engineers, the Bureau of Land Management, the Bureau of Reclamation, the Department of Defense, and the Department of Homeland Security. In addition, Mr. Smith has conducted studies for utility companies (Sempra Energy) and state highway departments (CalTrans). Professional Accomplishments These selected major professional accomplishments represent research efforts that have added significantly to the body of knowledge concerning the prehistoric life ways of cultures once present in the Southern California area and historic settlement since the late 18th century. Mr. Smith has been principal investigator on the following select projects, except where noted. Downtown San Diego Mitigation and Monitoring Reporting Programs: Large numbers of downtown San Diego mitigation and monitoring projects, some of which included Broadway Block (2019), 915 Grape Street (2019), 1919 Pacific Highway (2018), Moxy Hotel (2018), Makers Quarter Block D (2017), Ballpark Village (2017), 460 16th Street (2017), Kettner and Ash (2017), Bayside Fire Station (2017), Pinnacle on the Park (2017), IDEA 1 (2016), Blue Sky San Diego (2016), Pacific Gate (2016), Pendry Hotel (2015), Cisterra Sempra Office Tower (2014), 15th and Island (2014), Park and G (2014), Comm 22 (2014), 7th and F Street Parking (2013), Ariel Suites (2013), 13th and Marker (2012), Strata (2008), Hotel Indigo (2008), Lofts at 707 lQth Avenue Project (2007), Breeza (2007), Bayside at the Embarcadero (2007), Aria (2007), Icon (2007), Vantage Pointe (2007), Aperture (2007), Sapphire Tower (2007), Lofts at 655 Sixth Avenue (2007), Metrowork (2007), The Legend (2006), The Mark (2006), Smart Corner (2006), Lofts at 677 7th Avenue (2005), Aloft on Cortez Hill (2005), Front and Beech Apartments (2003), Bella Via Condominiums (2003), Acqua Vista Residential Tower (2003), Northblock Lofts (2003), Westin Park Place Hotel (2001 ), Parkloft .. .. . E>rian F. Smith and Associates, Inc. 2 Apartment Complex (2001 ), Renaissance Park (2001 ), and Laurel Bay Apartments (2001 ). 1900 and 1912 Spindrift Drive: An extensive data recovery and mitigation monitoring program at the Spindrift Site, an important prehistoric archaeological habitation site stretching across the La Jolla area. The project resulted in the discovery of over 20,000 artifacts and nearly 100,000 grams of bulk faunal remains and marine shell, indicating a substantial occupation area (2013-2014). San Diego Airport Development Project: An extensive historic assessment of multiple buildings at the San Diego International Airport and included the preparation of Historic American Buildings Survey documentation to preserve significant elements of the airport prior to demolition (2017-2018). Citracado Parkway Extension: A still-ongoing project in the city of Escondido to mitigate impacts to an important archaeological occupation site. Various archaeological studies have been conducted by BFSA resulting in the identification of a significant cultural deposit within the project area. Westin Hotel and Timeshare (Grand Pacific Resorts): Data recovery and mitigation monitoring program in the city of Carlsbad consisted of the excavation of 17 6 one-square-meter archaeological data recovery units which produced thousands of prehistoric artifacts and ecofacts, and resulted in the preservation of a significant prehistoric habitation site. The artifacts recovered from the site presented important new data about the prehistory of the region and Native American occupation in the area (2017). The Everly Subdivision Project: Data recovery and mitigation monitoring program in the city of El Cajon resulted in the identification of a significant prehistoric occupation site from both the Late Prehistoric and Archaic Periods, as well as producing historic artifacts that correspond to the use of the property since 1886. The project produced an unprecedented quantity of artifacts in comparison to the area encompassed by the site, but lacked characteristics that typically reflect intense occupation, indicating that the site was used intensively for food processing (2014-2015). Ballpark Village: A mitigation and monitoring program within three city blocks in the East Village area of San Diego resulting in the discovery of a significant historic deposit. Nearly 5,000 historic artifacts and over 500,000 grams of bulk historic building fragments, food waste, and other materials representing an occupation period between 1880 and 1917 were recovered (2015-2017). Archaeology at the Padres Ballpark: Involved the analysis of historic resources within a seven-block area of the "East Village" area of San Diego, where occupation spanned a period from the 1870s to the 1940s. Over a period of two years, BFSA recovered over 200,000 artifacts and hundreds of pounds of metal, construction debris, unidentified broken glass, and wood. Collectively, the Ballpark Project and the other downtown mitigation and monitoring projects represent the largest historical archaeological program anywhere in the country in the past decade (2000-2007). 4S Ranch Archaeological and Historical Cultural Resources Study: Data recovery program consisted of the excavation of over 2,000 square meters of archaeological deposits that produced over one million artifacts, containing primarily prehistoric materials. The archaeological program at 4S Ranch is the largest archaeological study ever undertaken in the San Diego County area and has produced data that has exceeded expectations regarding the resolution of long-standing research questions and regional prehistoric settlement patterns. Charles H. Brown Site: Attracted international attention to the discovery of evidence of the antiquity of man in North America. Site located in Mission Valley, in the city of San Diego. Del Mar Man Site: Study of the now famous Early Man Site in Del Mar, California, for the San Diego Science Foundation and the San Diego Museum of Man, under the direction of Dr. Spencer Rogers and Dr. James R. Moriarty. ' • . ... . 5rian F. Smith and Associates, Inc. } Old Town State Park Projects: Consulting Historical Archaeologist. Projects completed in the Old Town State Park involved development of individual lots for commercial enterprises. The projects completed in Old Town include Archaeological and Historical Site Assessment for the Great Wall Cafe (1992), Archaeological Study for the Old Town Commercial Project ( 1991), and Cultural Resources Site Survey at the Old San Diego Inn ( 1988). Site W-20, Del Mar, California: A two-year-long investigation of a major prehistoric site in the Del Mar area of the city of San Diego. This research effort documented the earliest practice of religious/ceremonial activities in San Diego County (circa 6,000 years ago), facilitated the projection of major non-material aspects of the La Jolla Complex, and revealed the pattern of civilization at this site over a continuous period of 5,000 years. The report for the investigation included over 600 pages, with nearly 500,000 words of text, illustrations, maps, and photographs documenting this major study. City of San Diego Reclaimed Water Distribution System: A cultural resource study of nearly 400 miles of pipeline in the city and county of San Diego. Master Environmental Assessment Project, City of Poway: Conducted for the City of Poway to produce a complete inventory of all recorded historic and prehistoric properties within the city. The information was used in conjunction with the City's General Plan Update to produce a map matrix of the city showing areas of high, moderate, and low potential for the presence of cultural resources. The effort also included the development of the City's Cultural Resource Guidelines, which were adopted as City policy. Draft of the City of Carlsbad Historical and Archaeological Guidelines: Contracted by the City of Carlsbad to produce the draft of the City's historical and archaeological guidelines for use by the Planning Department of the City. The Mid-Bayfront Project for the City of Chula Vista: Involved a large expanse of undeveloped agricultural land situated between the railroad and San Diego Bay in the northwestern portion of the city. The study included the analysis of some potentially historic features and numerous prehistoric Cultural Resources Survey and Test of Sites Within the Proposed Development of the Audie Murphy Ranch, Riverside County, California: Project manager/director of the investigation of 1,113.4 acres and 43 sites, both prehistoric and historic-included project coordination; direction of field crews; evaluation of sites for significance based on County of Riverside and CEQA guidelines; assessment of cupule, pictograph, and rock shelter sites, co-authoring of cultural resources project report. February-September 2002. Cultural Resources Evaluation of Sites Within the Proposed Development of the Otay Ranch Village 13 Project, San Diego County, California: Project manager/director of the investigation of 1,947 acres and 76 sites, both prehistoric and historic-included project coordination and budgeting; direction of field crews; assessment of sites for significance based on County of San Diego and CEQA guidelines; co- authoring of cultural resources project report. May-November 2002. Cultural Resources Survey for the Remote Video Surveillance Project, El Centro Sector, Imperial County: Project manager/director for a survey of 29 individual sites near the U.S./Mexico Border for proposed video surveillance camera locations associated with the San Diego Border barrier Project-project coordination and budgeting; direction of field crews; site identification and recordation; assessment of potential impacts to cultural resources; meeting and coordinating with U.S. Army Corps of Engineers, U.S. Border Patrol, and other government agencies involved; co-authoring of cultural resources project report. January, February, and July 2002. Cultural Resources Survey and Test of Sites Within the Proposed Development of the Menifee West GPA. Riverside County, California: Project manager/director of the investigation of nine sites, both prehistoric and historic-included project coordination and budgeting; direction of field crews; assessment of sites f>rian F. Smith and Associates, Inc. + for significance based on County of Riverside and CEQA guidelines; historic research; co-authoring of cultural resources project report. January-March 2002. Cultural Resources Survey and Test of Sites Within the Proposed French Valley Specific Plan/EIR, Riverside County, California: Project manager/director of the investigation of two prehistoric and three historic sites-included project coordination and budgeting; survey of project area; Native American consultation; direction of field crews; assessment of sites for significance based on CEQA guidelines; cultural resources project report in prep. July-August 2000. Cultural Resources Survey and Test of Sites Within the Proposed Development of the Menifee Ranch, Riverside County, California: Project manager/director of the investigation of one prehistoric and five historic sites-included project coordination and budgeting; direction of field crews; feature recordation; historic structure assessments; assessment of sites for significance based on CEQA guidelines; historic research; co-authoring of cultural resources project report. February-June 2000. Salvage Mitigation of a Portion of the San Diego Presidio Identified During Water Pipe Construction for the City of San Diego, California: Project archaeologist/director-included direction of field crews; development and completion of data recovery program; management of artifact collections cataloging and curation; data synthesis and authoring of cultural resources project report in prep. April 2000. Enhanced Cultural Resource Survey and Evaluation for the Tyrian 3 Project, La Jolla, California: Project manager/director of the investigation of a single-dwelling parcel-included project coordination; assessment of parcel for potentially buried cultural deposits; authoring of cultural resources project report. April 2000. Enhanced Cultural Resource Survey and Evaluation for the Lamont 5 Project, Pacific Beach, California: Project manager/director of the investigation of a single-dwelling parcel-included project coordination; assessment of parcel for potentially buried cultural deposits; authoring of cultural resources project report. April 2000. Enhanced Cultural Resource Survey and Evaluation for the Reiss Residence Project, La Jolla, California: Project manager/director of the investigation of a single-dwelling parcel-included project coordination; assessment of parcel for potentially buried cultural deposits; authoring of cultural resources project report. March-April 2000. Salvage Mitigation of a Portion of Site SDM-W-95 (CA-SDl-211) for the Poinsettia Shores Santalina Development Project and Caltrans, Carlsbad, California: Project archaeologist/ director-included direction of field crews; development and completion of data recovery program; management of artifact collections cataloging and curation; data synthesis and authoring of cultural resources project report in prep. December 1999-January 2000. Survey and Testing of Two Prehistoric Cultural Resources for the Airway Truck Parking Project, Otay Mesa, California: Project archaeologist/director-included direction of field crews; development and completion of testing recovery program; assessment of site for significance based on CEQA guidelines; authoring of cultural resources project report, in prep. December 1999-January 2000. Cultural Resources Phase I and II Investigations for the Tin Can Hill Segment of the Immigration and Naturalization Services Triple Fence Project Along the International Border, San Diego County, California: Project manager/director for a survey and testing of a prehistoric quarry site along the border-NRHP eligibility assessment; project coordination and budgeting; direction of field crews; feature recordation; meeting and coordinating with U.S. Army Corps of Engineers; co-authoring of cultural resources project report. December 1999-January 2000. r>rian F. Smith and Associat.es, Inc. 5 Mitigation of a Prehistoric Cultural Resource for the Westview High School Project for the City of San Diego, California: Project archaeologist/ director-included direction of field crews; development and completion of data recovery program including collection of material for specialized faunal and botanical analyses; assessment of sites for significance based on CEQA guidelines; management of artifact collections cataloging and curation; data synthesis; co-authoring of cultural resources project report, in prep. October 1999-January 2000. Mitigation of a Prehistoric Cultural Resource for the Otay Ranch SPA-One West Project for the City of Chula Vista, California: Project archaeologist/director-included direction of field crews; development of data recovery program; management of artifact collections cataloging and curation; assessment of site for significance based on CEQA guidelines; data synthesis; authoring of cultural resources project report, in prep. September 1999-January 2000. Monitoring of Grading for the Herschel Place Project. La Jolla, California: Project archaeologist/ monitor- included monitoring of grading activities associated with the development of a single-dwelling parcel. September 1999. Survey and Testing of a Historic Resource for the Osterkamp Development Project, Valley Center, California: Project archaeologist/ director-included direction of field crews; development and completion of data recovery program; budget development; assessment of site for significance based on CEQA guidelines; management of artifact collections cataloging and curation; data synthesis; authoring of cultural resources project report. July-August 1999. Survey and Testing of a Prehistoric Cultural Resource for the Proposed College Boulevard Alignment Project, Carlsbad, California: Project manager/director-included direction of field crews; development and completion of testing recovery program; assessment of site for significance based on CEQA guidelines; management of artifact collections cataloging and curation; data synthesis; authoring of cultural resources project report, in prep. July-August 1999. Survey and Evaluation of Cultural Resources for the Palomar Christian Conference Center Project. Palomar Mountain, California: Project archaeologist-included direction of field crews; assessment of sites for significance based on CEQA guidelines; management of artifact collections cataloging and curation; data synthesis; authoring of cultural resources project report. July-August 1999. Survey and Evaluation of Cultural Resources at the Village 2 High School Site, Otay Ranch, City of Chula Vista, California: Project manager/director-management of artifact collections cataloging and curation; assessment of site for significance based on CEQA guidelines; data synthesis; authoring of cultural resources project report. July 1999. Cultural Resources Phase I. II. and Ill Investigations for the Immigration and Naturalization Services Triple Fence Project Along the International Border, San Diego County, California: Project manager/director for the survey, testing, and mitigation of sites along border-supervision of multiple field crews, NRHP eligibility assessments, Native American consultation, contribution to Environmental Assessment document, lithic and marine shell analysis, authoring of cultural resources project report. August 1997-January 2000. Phase I. II, and II Investigations for the Scripps Poway Parkway East Project. Poway California: Project archaeologist/project director-included recordation and assessment of multicomponent prehistoric and historic sites; direction of Phase II and Ill investigations; direction of laboratory analyses including prehistoric and historic collections; curation of collections; data synthesis; coauthorship of final cultural resources report. February 1994; March-September 1994; September-December 1995. \ \ - Jennifer R.K. Stropes, MS, RPA Senior Archaeologist/Historian/Faunal Analyst Brian F. Smith and Associates, Inc. 14010 Poway Road• Suite A• Phone: (858) 484-0915 • Fax: (858) 679-9896 • E-Mail: jenni@bfsa-ca.com Education Master of Science, Cultural Resource Management Archaeology St. Cloud State University, St. Cloud, Minnesota Bachelor of Arts, Anthropology University of California, Santa Cruz Specialized Education/Training Archaeological Field School Pimu Catalina Island Archaeology Project Research Interests California Coastal / Inland Archaeology Historic Structure Significance Eligibility Human Behavioral Ecology Experience Zooarchaeology Historical Archaeology Taphonomic Studies 2016 2004 2014 Senior Archaeologist/Historian/Faunal Analyst Brian F. Smith and Associates, Inc. November 2006-Present Writing, editing, and producing cultural resource reports for both California Environmental Quality Act and National Environmental Policy Act compliance; recording and evaluating historic resources, including historic structure significance eligibility evaluations, Historical Resource Research Reports, Historical Resource Technical Reports, and Historic American Buildings Survey /Historic American Engineering Record preparation; faunal, prehistoric, and historic laboratory analysis; construction monitoring management; coordinating field surveys and excavations; and laboratory management. UC Santa Cruz Monterey Bay Archaeology Archives Supervisor Santa Cruz, California December 2003-March 2004 Supervising intern for archaeological collections housed at UC Santa Cruz. Supervised undergraduate interns and maintained curated archaeological materials recovered from the greater Monterey Bay region. Fauna) Analyst, Research Assistant University of California, Santa Cruz Jennifer RK. Stropes Page 2 June 2003-December 2003 Intern assisting in laboratory analysis and cataloging for faunal remains collected from CA-MNT-234. Analysis included detailed zoological identification and taphonomic analysis of prehistoric marine and terrestrial mammals, birds, and fish inhabiting the greater Monterey Bay region. Archaeological Technician, Office Manager Archaeological Resource Management January 2000-December 2001 Conducted construction monitoring, field survey, excavation, report editing, report production, monitoring coordination and office management. Certifications City of San Diego Certified Archaeological and Paleontological Monitor 40-Hour Hazardous Waste/Emergency Response OSHA 29 CFR 1910.120 (e) Scholarly Works Big Game, Small Game: A Comprehensive Analysis of Fauna/ Remains Recovered from CA-SD/-11,521, 2016, Master's thesis on file at St. Cloud University, St. Cloud, Minnesota. Technical Reports Kraft, Jennifer R. 2012 Cultural Resources Monitoring Report for the Pottery Court Project {TPM 36193) City of lake Elsinore. Prepared for BRIDGE Housing Corporation. Report on file at the California Eastern Information Center. Kraft, Jennifer R. and Brian F. Smith 2016 Cultural Resources Survey and Archaeological Test Plan for the 1492 K Street Project City of San Diego. Prepared for Trestle Development, LLC. Report on file at the California South Coastal Information Center. 2016 Focused Historic Structure Assessment for the Fredericka Manor Retirement Community City of Chula Vista, San Diego County, California APN 566-240-27. Prepared for Front Porch Communities and Services -Fredericka Manor, LLC. Report on file at the City of Chula Vista Planning Department. 2016 Historic Structure Assessment for 8585 La Mesa Boulevard City of La Mesa, San Diego County, California. APN 494-300-11. Prepared for Silvergate Development. Report on file at the City of La Mesa Planning Department. ( Jennifer R.K Stropes Page 3 2016 Phase I Cultural Resource Survey for the 9036 La Jolla Shores Lane Project City of San Diego Project No. 471873 APN 344-030-20. Prepared for Eliza and Stuart Stedman. Report on file at the California South Coastal Information Center. 2016 Phase I Cultural Resources Survey for the Beacon Apartments Project City of San Diego Civic San Diego Development Permit #2016-19 APN 534-210-12. Prepared for Wakeland Housing & Development Corporation. Report on file at the California South Coastal Information Center. 2016 A Phase I Cultural Resources Study for the State/Columbia/Ash/A Block Project San Diego, California. Prepared for Bomel San Diego Equities, LLC. Report on file at the California South Coastal Information Center. 2015 Cultural Resource Monitoring Report for the Sewer and Water Group 687B Project, City of San Diego. Prepared for Ortiz Corporation. Report on file at the California South Coastal Information Center. 2015 Cultural Resource Testing Results for the Broadway and Pacific Project, City of San Diego. Prepared for BOSA Development California, Inc. Report on file at the California South Coastal Information Center. 2015 Historic Structure Assessment for the StorQuest Project, City of La Mesa, (APN 494-101-14-00). Prepared for Real Estate Development and Entitlement. Report on file at the City of La Mesa. 2015 Mitigation Monitoring Report for the 1905 Spindrift Remodel Project, La Jolla, California. Prepared for Brian Malk and Nancy Heitel. Report on file at the California South Coastal Information Center. 2015 Mitigation Monitoring Report for the Cisterra Sempra Office Tower Project, City of San Diego. Prepared for SDG-Left Field, LLC. Report on file at the California South Coastal Information Center. 2015 Results of a Cultural Resources Testing Program for the 15th and Island Project City of San Diego. Prepared for Lennar Multifamily Communities. Report on file at the City of San Diego Development Services Department. 2014 Cultural Resource Monitoring Report for the Cesar Chavez Community College Project. Prepared for San Diego Community College District. Report on file at the California South Coastal Information Center. 2014 Cultural Resource Monitoring Report for the Grantville Trunk Sewer Project, City of San Diego. Prepared for Cass Construction, Inc. Report on file at the California South Coastal Information Center. 2014 Cultural Resource Monitoring Report for the Pacific Beach Row Homes Project, San Diego, California. Prepared for Armstrong Builders, Inc. Report on file at the California South Coastal Information Center. 2014 Cultural Resource Monitoring Report for the Sewer and Water Group 761 Project, City of San Diego. Prepared for Burtech Pipeline. Report on file at the California South Coastal Information Center. 2014 Cultural Resource Monitoring Report for the Sewer and Water Group 770 Project (Part of Group • Jennifer R.K. Stropes Page 4 3014), City of San Diego. Prepared for Ortiz Corporation. Report on file at the California South Coastal Information Center. 2014 Historic Structure Assessment, 11950 El Hermano Road, Riverside County. Prepared for Forestar Toscana, LLC. Report on file at the California Eastern Information Center. 2014 Historic Structure Assessment, 161 West San Ysidro Boulevard, San Diego, California (Project No. 342196; APN 666-030-09). Prepared for Blue Key Realty. Report on file at the California South Coastal Information Center. 2014 Historic Structure Assessment for 8055 La Mesa Boulevard, City of La Mesa (APN 470-582-11-00). Prepared for Lee Machado. Report on file at the City of La Mesa. 2014 Historic Structure Inventory and Assessment Program for the Watson Corporate Center, San Bernardino County, California. Prepared for Watson Land Company. Report on file at the San Bernardino Archaeological Information Center. 2014 Mitigation Monitoring Report for the Celadon (9th and Broadway) Project Prepared for BRIDGE Housing Corporation. Report on file at the California South Coastal Information Center. 2014 Mitigation Monitoring Report for the Comm 22 Project, City of San Diego. Prepared for BRIDGE Housing Corporation. Report on file at the California South Coastal Information Center. 2014 Mitigation Monitoring Report for the Pinnacle 15th & Island Project, City of San Diego. Prepared for Pinnacle International Development, Inc. Report on file at the California South Coastal Information Center. 2014 Phase I Cultural Resource Study for the Altman Residence Project, 9696 La Jolla Farms Road, La Jolla, California 92037. Prepared for Steve Altman. Report on file at the California South Coastal Information Center. 2013 Cultural Resource Monitoring Report for the Alvarado Trunk Sewer Phase lll Project, City of San Diego. Prepared for Ortiz Corporation General Engineering Contractors. Report on file at the California South Coastal Information Center. 2013 Cultural Resource Monitoring Report for the Alvarado Trunk Sewer Phase ll/A Project, City of San Diego. Prepared for TC Construction, Inc. Report on file at the California South Coastal Information Center. 2013 Cultural Resource Monitoring Report for the F Street Emergency Water Main Replacement Project, City of San Diego. Prepared for Orion Construction. Report on file at the California South Coastal Information Center. 2013 Cultural Resource Monitoring Report for the Harbor Drive Trunk Sewer Project, City of San Diego. Prepared for Burtech Pipeline. Report on file at the California South Coastal Information Center. 2013 Cultural Resource Monitoring Report for the Old Town Community Church Project, 2444 Congress Street, San Diego, California 92110. Prepared for Soltek Pacific, Inc. Report on file at the California South Coastal Information Center. 2013 Historic Structure Assessment, 2603 Dove Street, San Diego, California (APN) 452-674-32). Jennifer R.K. Stropes Page 5 Prepared for Barzal and Scotti Real Estate Corporation. Report on file at the California South Coastal Information Center. 2013 Historic Structure Assessment at the Western Christian School, 3105 Padua Avenue, Claremont, California 91711 (APN 8671-005-053). Prepared for Western Christian School. Report on file at the City of Claremont. 2013 Mitigation Monitoring Report for the 7th and F Street Parking Project, City of San Diego. Prepared for DZI Construction. Report on file at the California South Coastal Information Center. 2013 Mitigation Monitoring Report for the 1919 Spindrift Drive Project. Prepared for V.J. and Uma Joshi. Report on file at the California South Coastal Information Center. Smith, Brian F. and Jennifer R. Kraft 2016 Historical Resource Research Report for the 2314 Rue Adriane Building, San Diego, California Project No. 460562. Prepared for the Brown Studio. Report on file at the City of San Diego Development Services Department. 2016 Historical Resource Research Report for the 4921 Voltaire Street Building, San Diego, California Project No. 471161. Prepared for Sean Gogarty. Report on file at the City of San Diego Development Services Department. 2016 Historical Resource Research Report for the 5147 Hilltop Drive Building, San Diego, California Project No. 451707. Prepared for JORGA Home Design. Report on file at the City of San Diego Development Services Department. 2016 Historical Resource Research Report for the Midway Drive Postal Service Processing and Distribution Center 2535 Midway Drive San Diego, California 92138 Project No. 507152. Prepared for Steelwave, LLC. Report on file at the City of San Diego Development Services Department. 2016 Historic Resource Technical Report for 9036 La Jolla Shores Lane La Jolla, California Project No. 471873. Prepared for Eliza and Stuart Stedman. Report on file at the City of San Diego Development Services Department. 2015 Cultural Resource Mitigation Monitoring Program for the Urban Discovery Academy Project. Prepared for Davis Reed Construction, Inc. Report on file at the City of San Diego Development Services Department. 2015 Cultural Resource Survey and Archaeological Test Plan for the 520 West Ash Street Project, City of San Diego. Prepared for Lennar Multifamily Communities. Report on file at the City of San Diego Development Services Department. 2015 Cultural Resource Survey and Archaeological Test Plan for the 1919 Pacific Highway Project City of San Diego City Preliminary Review PTS #451689 Grading and Shoring PTS #465292. Prepared for Wood Partners. Report on file at the City of San Diego Development Services Department. 2015 Historical Resource Research Report for 16929 West Bernardo Drive, San Diego, California. Prepared for Rancho Bernardo LHP, LLC. Report on file at the City of San Diego Development Services Department. 2015 Historical Resource Research Report for the 2002-2004 El Cajon Boulevard Building, San Diego, ' , Jennifer R.K. Stropes Page 6 California 92014. Prepared for T.R. Hale, LLC. Report on file at the California South Coastal Information Center. 2015 Historical Resource Research Report for the 4319-4321 Florida Street Building, San Diego, California 92104. Prepared for T.R. Hale, LLC. Report on file at the California South Coastal Information Center. 2015 Historic Resource Technical Report for 726 Jersey Court San Diego, California Project No. 455127. Prepared for Chad Irwin. Report on file at the California South Coastal Information Center. 2015 Islenair Historic Sidewalk Stamp Program for Sewer and Water Group 3014, City of San Diego. Prepared for Ortiz Corporation. Report on file at the California South Coastal Information Center. 2014 Historical Resource Research Report for 2850 Sixth Avenue, San Diego, California (Project No. 392445). Prepared for Zephyr Partners -RE, LLC. Report on file at the City of San Diego Development Services Department. Smith, Brian F., Tracy A Stropes, Tracy M. Buday, and Jennifer R. Kraft 2015 Mitigation Monitoring and Reporting Program for the 1900 Spindrift Drive-Cabana and Landscape Improvements Project, La Jolla, California. Prepared for Darwin Deason. Report on file at the California South Coastal Information Center. 2015 Mitigation Monitoring and Reporting Program for the 1912 Spindrift Drive -Landscape Improvements Project, La Jolla, California. Prepared for Darwin Deason. Report on file at the California South Coastal Information Center. Stropes, J.R.K. and Brian F. Smith 2020 Historical Resource Research Report for the 4143 Park Boulevard Building, San Diego, California 92103. Prepared for Bernardini Investments, LLC. Report on file at the City of San Diego. 2020 Historical Resource Research Report for the 6375 Avenida Cresta Building, San Diego, California 92037. Prepared for Jeffrey and Anne Blackburn. Report on file at the City of San Diego. 2019 Mitigation Monitoring Report for the 915 Grape Street Project, City of San Diego. Prepared for Bayview SD, LLC. Report on file at the City of San Diego Development Services Department. 2019 Cultural Resources Survey Report for the Grove Residences Project, Rancho Santa Fe, San Diego County, California. Prepared for Beach City Builders, Inc. Report on file at the County of San Diego. 2019 Historical Resource Anao,sis Report for the 169 and 171 Fifth Avenue Buildings, City of Chula Vista, San Diego County, California. Prepared for Turner Impact Capital. Report on file at the City of Chula Vista. 2019 Historic Structure Assessment for the 1409 South El Camino Real Building, San Clemente, California. Prepared for Shoreline Dental Studio. Report on file at the City of San Clemente. 2019 Historical Resource Research Report for the 212 West Hawthorn Street Building, San Diego, California 92101. Prepared for Jacob Schwartz. Report on file at the City of San Diego. ., Jennifer R.K. Stropes Page 7 2019 Historical Resource Research Report for the 1142-1142 ½ Prospect Street Building, San Diego, California 92037. Prepared for LLJ Ventures. Report on file at the City of San Diego. 2019 Historical Resource Research Report for the 3000-3016 University Avenue/3901-3915 30th Street Building, San Diego, California 92037. Prepared for Cirque Hospitality. Report on file at the City of San Diego. 2019 Historic Structure Assessment for the 125 Mozart Avenue Building, Cardiff, California. Prepared for Brett Farrow. Report on file at the City of Encinitas. 2019 Cultural Resources Study for the Fontana Santa Ana Industrial Center Project, City of Fontana, San Bernardino County, California. Prepared for T&B Planning, Inc. Report on file at the California South Central Coastal Information Center. 2019 Historical Resource Technical Report for 817-821 Coast Boulevard South, La Jolla, California. Prepared for Design Line Interiors. Report on file at the City of San Diego. 2019 Historical Resource Research Report for the 3829 Texas Street Building, San Diego, California 92014. Prepared for Blue Centurion Homes. Report on file at the California South Coastal Information Center. 2018 Historical Resource Research Report for the 3925-3927 Illinois Street Building, San Diego, California 92104. Prepared for Park Pacifica, LLC. Report on file at the City of San Diego. Contributing Author / Analyst 2015 Faunal Analysis and Report Section for Cultural Resource Data Recovery and Mitigation Monitoring Program for Site SD/-10,237 Locus F, Everly Subdivision Project, El Cajon, California by Tracy A Stropes and Brian F. Smith. Prepared for Shea Homes. Report on file at the California South Coastal Information Center. 2011 Faunal Analysis and Report Section for A Cultural Resource Data Recovery Program for SD/-4606 Locus B for St. Gabriel's Catholic Church, Poway, California by Brian F. Smith and Tracy A Stropes. Prepared for St. Gabriel's Catholic Church. Report on file at the California South Coastal Information Center. 2010 Faunal Analysis and Report Section for An Archaeological Study for the 1912 Spindrift Drive Project, La Jolla, California by Brian F. Smith and Tracy A Stropes. Prepared for Island Architects. Report on file at the California South Coastal Information Center. 2010 Fauna} Analysis and Report Section for Results of a Cultural Mitigation and Monitoring Program for Robertson Ranch: Archaic and Late Prehistoric Camps near the Agua Hedionda Lagoon by Brian F. Smith. Prepared for McMillan Land Development. Report on file at the California South Coastal Information Center. 2009 Faunal Identification for "An Earlier Extirpation of Fur Seals in the Monterey Bay Region: Recent Findings and Social Implications" by Diane Gifford-Gonzalez and Charlotte K. Sunseri. Proceedings of the Society for California Archaeology, Vol. 21, 2009