PHASE 1-2 HISTORIC SITES/STRUCTURES REPORT For 1809 Mira Vista Avenue
(APN019-090-026)
Santa Barbara, California
Prepared for:
John and Daryl Stegall c/o
Tom Henson Becker, Henson, Niksto Architects 34 West Mission Street Santa Barbara, CA 93101 (805-682-3636
Prepared by
POST/HAZELTINE ASSOCIATES 2607 Orella Street Santa Barbara, CA 93105 (805) 682-5751
April 25, 2017
TABLE OF CONTENTS
Section______Page
1.0 INTRODUCTION...... 1
2.0 PROJECT DESCRIPTION ...... 1
3.0 PREVIOUS STUDIES AND DESIGNATIONS...... 2
4.0 DOCUMENTS REVIEW ...... 2
5.0 ENVIRONMENTAL AND NEIGHBORHOOD SETTING...... 2
PHASE ONE SECTION ...... 7
6.0 SITE DESCRIPTION ...... 7 6.1 House ...... 10 6.1.1 North elevation (Street façade, facing Mira Vista Avenue)...... 10 6.1.2 South Elevation (Rear elevation, facing garden)...... 11 6.1.3 East Elevation (Facing landscaped lot at APN 019-090-027)...... 13 6.1.4 West Elevation (Side elevation, facing 1807 Mira Vista Avenue)...... 14 6.2 Designed Landscape ...... 16
7.0 HISTORICAL CONTEXT...... 24 7.1 From the Founding of the Spanish Presidio to the Early 20th Century; 1782- 1903 ...... 26 7.2 History of the Property: 1925-1962 ...... 26 7.3 History of the Property at 1809 Mira Vista Avenue: 1962-2017...... 28 7.4 Tudor Revival Style...... 30 7.5 The Architectural Firm of Soule, Murphy and Hastings...... 30 7.6 Lockwood de Forest, Jr...... 32
8.0 SIGNIFICANCE EVALUATION...... 33 8.1 Evaluation of Integrity ...... 33 8.1.1 Establishing the Resource’s Period of Significance ...... 34 8.1.2 Application of the Integrity Criteria ...... 34 8.1.3 Summary Statement of Integrity ...... 37 8.2 Eligibility for Listing at the Local Level...... 37 8.2.1 Application of the Significance Criteria...... 38 8.3 Eligibility for Listing in the California Register of Historical Resources ...... 42 84 Eligibility for Listing in the National Register of Historic Places...... 43
9.0 SUMMARY STATEMENT OF SIGNIFICANCE ...... 44
i Section______Page
PHASE TWO SECTON ...... 45
10.0 EVALUATION OF PROJECT IMPACTS ...... 45 10.1 Project Thresholds……………………………………………………………………45 10.2 Work Plan……………………………………………………………………………..47 10.3 Analysis of the Proposed Project…………………………………………………48 10.4 Impacts to Nearby Significant Historic Resources…………………………….60 10.5 Evaluation of Cumulative Impacts to Significant Historic Resources……..60
11.0 SUMMARY AND CONCLUSIONS………………………………………………………61
12.0 LIST OF RESOURCES AND BIBLIOGRAPHY……………………………………………61
MAPS AND FIGURES
ii 1.0 INTRODUCTION
This Phase 1 -2 Historic Structures/Sites Report (HSSR) is for a legal parcel at 1809 Mira Vista Avenue, California (APN 019-090-026). This report was prepared for John and Daryl Stegall. The parcel, located on the south side of Mira Vista Avenue in Santa Barbara, California, is developed with two- story house, built in 1925 by the architectural firm of Soule, Murphy and Hastings and remnants of a landscape designed by Lockwood de Forest Jr. (Figures 1 – 2a). This report evaluates the property’s potential eligibility for being considered a significant historic resource for the purposes of environmental review. If either property is determined to be a significant historic resource the report will evaluate project impacts to significant historic resources. The assessment was written by Pamela Post, Ph.D. (primary author) and Timothy Hazeltine.
1809 Mira Vista Ave.
Figure 1, Location Map
2.0 PROJECT DESCRIPTION
This report provides an assessment of the study parcel’s potential historic significance (i.e. are the parcel or any of its improvements a significant historic resource for the purposes of environmental review). The applicant proposes a remodeling project that will alter the Post/Hazeltine Associates Phase 1-2 HSSR 1809 Mira Vista Avenue, Santa Barbara, California April 25, 2017 1 existing exterior elevations of the house and the surrounding landscaped grounds at 1809 Mira Vista Avenue. The architect of record for the project is Tom Henson of Becker, Henson, Niksto, Architects. Please note that a separate Phase 1 Historic Structures/Sites Report has been prepared for the adjoining property at APN 019-090-027, which has a historical association with the study parcel and is also owned by the applicants.
3.0 PREVIOUS STUDIES AND DESIGNATIONS
The study parcel has not been previously surveyed, evaluated or placed on City of Santa Barbara registers of listed or potential historic resources.
4.0 DOCUMENTS REVIEW
The following resources and information sources were consulted during the preparation of this report (Bibliographical resources are listed in Section 12):
City of Santa Barbara: Street Files for 1809 Mira Vista Avenue Planning Files for 1809 Mira Vista Avenue
Santa Barbara Historical Museum, Gledhill Library Preliminary Sketch of Santa Barbara 1853. Field Notes of Surveyor, 1853. Bancroft Library, University of California, Berkeley (Copy on file at the Santa Barbara Historical Society, Gledhill Library). United States Coast Survey Map of Santa Barbara: 1852, 1870 and 1878. 1877 Bird’s Eye View of Santa Barbara, California. Drawn and published by E. S. Glover. C.1887 Bird’s Eye View of Santa Barbara. 1898 Bird’s Eye View of Santa Barbara. United States Geological Survey, Santa Barbara County Special Maps: 1903 and 1909 Bird’s Eye View of Santa Barbara. El Pueblo de las Rosas. Published by E. S. Glover 1917 Map of the City of Santa Barbara Sanborn Fire Insurance Company Map of Santa Barbara, 1931 (updated to 1960). Photographic files for the Riviera
Santa Barbara Public Library Eldon Smith Collection Santa Barbara City Directories: 1905-1965
University of California, Santa Barbara
Map and Imagery Collection
University Art Museum, Architecture and Design Collection: Lockwood de Forest Jr. Collection
5.0 ENVIRONMENTAL AND NEIGHBORHOOD SETTING
The neighborhood is almost entirely composed of single-family houses set on large lots (Figures 3 – 6). Non-residential development includes the El Encanto Hotel and the Riviera Business Park, located west of Mira Vista Avenue. The houses along Mira Vista Avenue, including the house at 1809 Mira Vista Avenue, are located within the High Fire District and Hillside Design District. Most of houses on Mira Vista Avenue were either designed in various iterations of the
Post/Hazeltine Associates Phase 1-2 HSSR 1809 Mira Vista Avenue, Santa Barbara, California April 25, 2017 2 Period Revival movement such as American Colonial Revival, Spanish Colonial Revival and Tudor Revival, between 1925 and the mid-to-late 1930s or in post World War II architectural idioms such as the Minimal Traditional and Ranch styles. The dominant landscape feature of the landscape is Mission Ridge which extends west from Sycamore Canyon to the mouth of Mission Canyon. Before European contact, vegetation was comprised of coastal chaparral, groves of native oaks and riparian plant communities along Mission and Sycamore Canyon creeks. The natural environment of the study area has been profoundly modified by a variety of human activities including stock grazing, agriculture and residential and institutional development since Spain founded the Santa Barbara Presidio in 1782. The study parcel at APN 019-090-026 is a R-1-zoned, 0.55-acre lot developed with 4,521 square-foot (gross) two- story Tudor Revival style house and garage built in 1925. The lot slopes down toward the south, which provides expansive views of downtown and the Santa Barbara Channel. On its east side this lot is flanked by APN 019-090-027, a 0.46-acre parcel developed with landscaped gardens (this parcel is the focus of a separate Phase 1 Historic Structures/Sites Letter Report prepared by Post/Hazeltine Associates).
1809 Mira Vista Ave
Figure 2 Parcel Map
Post/Hazeltine Associates Phase 1-2 HSSR 1809 Mira Vista Avenue, Santa Barbara, California April 25, 2017 3 Location of Proposed garage
Location of Proposed additions and terrace
Location of Proposed pool
Figure 2a Proposed Site Plan
Post/Hazeltine Associates Phase 1-2 HSSR 1809 Mira Vista Avenue, Santa Barbara, California April 25, 2017 4 1809 Mira Vista Avenue
Approximate property line for 1809 Mira Vista Avenue Figure 3, 1809 Mira Vista Avenue, looking southwest from Mira Vista Avenue (2016)
Figure 4, Mira Vista Avenue, looking west (2017)
Post/Hazeltine Associates Phase 1-2 HSSR 1809 Mira Vista Avenue, Santa Barbara, California April 25, 2017 5 Figure 5, Mira Vista Avenue, looking northeast (2017)
Figure 6, Mira Vista Avenue, looking north (2017)
Post/Hazeltine Associates Phase 1-2 HSSR 1809 Mira Vista Avenue, Santa Barbara, California April 25, 2017 6 Phase 1 Section
6.0 SITE DESCRIPTION
Located on the south side of Mira Vista Avenue, 1809 Mira Vista Avenue (APN 019-090-026) is a 129-foot by 182-foot parcel. The lot is bounded on its north side by Mira Vista Avenue, on its south side by residential parcels that front on Lasuen Road, on its east side by APN 019-090- 027, a lot developed with a garden and on its west by 1807 Mira Vista Avenue. The lot is set below street grade with a sandstone block retaining wall extending the length of the lot’s street frontage.
The study parcel at 1809 Mira Vista Avenue is developed with a Tudor Revival style two-story house set on a raised foundation (Figures 7 – 18). The low sandstone block retaining wall extends along the street frontage is capped by metal fence and a Eugenia hedge. Landscaping extends from the house to the sidewalk and around the east and south sides of the house to the property line. The west side of the house is delineated by a side yard that extends south to the rear gardens.
Figure 7, North Elevation (east end of the street façade), looking south (2017)
Post/Hazeltine Associates Phase 1-2 HSSR 1809 Mira Vista Avenue, Santa Barbara, California April 25, 2017 7 Figure 8, North Elevation, detail of front door, looking southeast (2017)
Post/Hazeltine Associates Phase 1-2 HSSR 1809 Mira Vista Avenue, Santa Barbara, California April 25, 2017 8 Figure 9, North Elevation (central section of the street façade), looking south (2017)
Figure 10, North Elevation (garage wing at west end of the street façade), looking south (2016)
Post/Hazeltine Associates Phase 1-2 HSSR 1809 Mira Vista Avenue, Santa Barbara, California April 25, 2017 9 6.1 House
The house has an almost L-shaped footprint and picturesque massing composed of several projections and recessions (see Figures 3 and 7 – 10). Set on a raised foundation, the house is plaster-clad with steeply pitched hipped and front gable roofs covered in faux shingles. Fenestration is primarily multi-light wood casements, many with leaded glazing. While the street façade reads as one-story in height with dormers, the elevated rear elevation is composed of a basement level and capped the first floor.
A review of Sanborn Fire Insurance Maps and permits as well as an inspection of the house’s construction fabric reveal the following regarding alterations and modifications to the building:
In 1964, the two-bay garage was altered to create a single bay by removing the two bays doors and widening the opening;
In 1970, a one-story addition designed by Robert Ingle Hoyt, was added to the east end of the south elevation;
In 1986, a one-story wing housing a master bathroom was added to the north end of the east elevation; and
The roof was replaced in 1986.
6.1.1 North Elevation (Street facade, facing Mira Vista Avenue)
This elevation is L-shaped in configuration with a slightly projecting wing capped by a steeply pitched hipped roof flanked on its west by the recessed portion of the elevation. Set at the east end of the recessed wing, the Tudor style wood plank front door embellished with bronze or copper nail heads and a lion-head’s door knocker is set into a reveal composed of massive wood posts capped by a carved header (see Figures 7 – 10). On its east side the door is flanked by a small leaded glass window set in deep reveal; a copper lantern flanks the west side of the door. On its east side the entrance is flanked by a steeply pitched front facing gable flanked on either side by diminutive dormers with leaded glass windows. A four-part leaded glass window with transoms, which provides light to the living room, is set at the center of the gable; this window is capped by a small leaded glass casement. On the west side of the front-facing gable fenestration is composed of a series of leaded glass windows of varying dimensions. A glazed wood panel door opening onto a raised porch surrounded by a wrought-iron railing provides access to the kitchen and service rooms of the house. The far west end of the elevation is composed of a slightly recessed garage wing which is capped by a steeply pitched hipped roof with the top of an elaborate Tudor style patterned brick chimney visible from the front garden. The garage has a single metal panel roll-up door.
Alterations and Modifications to the North Elevation
The garage was altered in 1964 when its original two bays were replaced with a wider single bay with a tilt or roll-up door; The 1964 garage door was later replaced with the existing roll-up metal door; and At some point, a Mediterranean style grille was added to the base of the front door; this feature does not appear to be original.
Post/Hazeltine Associates Phase 1-2 HSSR 1809 Mira Vista Avenue, Santa Barbara, California April 25, 2017 10 6.1.2 South Elevation (rear elevation, facing garden)
This elevation is composed of rectangular volumes that step back from the music room at its east end to the recessed garage wing at the west end of the house (Figures 11 – 13). The tall raised foundation shelters a basement level utility room. Built in 1970, the music room wing is capped by a steeply-pitched front-facing gable; its fenestration is composed of a bowed, leaded glass bay window. On the west elevation of the music room a flight of steps provides the only access from the rear of the house to the surrounding gardens. The center of the elevation is composed of a jettied front-facing gable housing the living room which is flanked on its west by the recessed dining room and service wing. At the west end of the elevation is the recessed garage wing which is capped by a hipped roof with a lower ridge height than the house’s main roof. Ground floor fenestration is composed of a wood panel door flanked by rectangular leaded-glass casement windows that provide access and light to the utility room. On the main level the living room wing’s front-facing gable features a four-part leaded glass with transoms and a smaller leaded glass window set in the gable peak. The central section of the elevation’s fenestration is composed of three leaded glass windows of varying dimensions. At the west end of the elevation the rear of the garage features two leaded glass casement windows. A small, leaded glass dormer window is set near the west end of the service wing’s hipped roof. The house’s elaborately patterned Tudor style brick chimneys with their terra cotta chimney pots are visible on this elevation.
Figure 11, South Elevation, looking north (2017)
Post/Hazeltine Associates Phase 1-2 HSSR 1809 Mira Vista Avenue, Santa Barbara, California April 25, 2017 11 Figure 12, South Elevation (east end), looking east (2017)
Figure 13, South Elevation (west end), looking north (2016)
Post/Hazeltine Associates Phase 1-2 HSSR 1809 Mira Vista Avenue, Santa Barbara, California April 25, 2017 12 Alterations and Modifications to the South Elevation
As noted above, the music room wing designed by Robert Ingle Hoyt was built in 1970; and The roof was replaced in 1986.
6.1.3 East Elevation (facing landscaped lot at APN 019-090-027)
This elevation is composed of the side elevation of the music room flanked on its north side by the master bedroom wing (Figures 14 & 15). It is capped by complex roof with hipped and side gable elements. Near the north end of the elevation a small wing capped by a hipped roof was built in 1986. Fenestration is composed of single and paired leaded glass casement windows of varying dimensions and a small dormer window with leaded glass casements.
Figure 14, East Elevation, looking northwest (2016)
(see next page)
Post/Hazeltine Associates Phase 1-2 HSSR 1809 Mira Vista Avenue, Santa Barbara, California April 25, 2017 13 Figure 15, East Elevation, north end of the elevation, looking west (2017)
Modifications and Additions to the East Elevation
The music room at the south end of the elevation was built in 1970; and A bathroom addition designed by Chris Dentzel was built in 1986.
6.1.4 West Elevation (Side elevation, facing 1807 Mira Vista Avenue)
This elevation is composed of the side elevation of the garage flanked on its north by the deeply recessed bedroom wing and on the south by the deeply recessed living room and music room wings (Figures 16 – 18). The fenestration of the garage is composed of two, leaded glass casements of equal dimension. The west elevation of the bedroom wing features single and double leaded glass casement windows of varying dimensions. At the south end of the elevation, the side elevations of the living room and music room feature leaded glass casements of varying dimensions. On the music room the window is flanked by a wood plank door opening out onto a flight of steps leading down to the gardens.
Modifications and Additions to the West Elevation
The music room was added in 1970.
(see next page)
Post/Hazeltine Associates Phase 1-2 HSSR 1809 Mira Vista Avenue, Santa Barbara, California April 25, 2017 14 Figure 16, West Elevation, south end of elevation, looking north (2017)
Figure 17, West Elevation, recessed south end of elevation, looking north (2017)
Post/Hazeltine Associates Phase 1-2 HSSR 1809 Mira Vista Avenue, Santa Barbara, California April 25, 2017 15 Recessed living Recessed music room wing room wing
Figure 18, West Elevation, depicting the deeply recessed living room and music room, Looking east (2017)
Modifications and Additions to the West Elevation
The recessed music room wing was added in 1970.
6.2 Designed Landscape
The existing designed landscape extends around three sides of the house at 1809 Mira Vista Avenue. With its informally laid-out planter beds and lawns which eschew rectilinearity in favor of curving forms and an eclectic mix of temperate and subtropical plants, shrubs and trees, the garden can be classified as a California interpretation of a British Arts and Crafts style garden (Figures 19 – 24). Based on a review of aerial photographs taken between the late 1920s and the early 1960s, the gardens have evolved over the years. Undated landscape plans and a planter list prepared by Lockwood de Forest Jr. are archived at the Architecture and Design Collection, University of California, Santa Barbara. A comparison of De Forest Jr.’s plans, which represent two distinct phases of work, with the existing landscape and aerial photographs taken between 1928 and 1959 indicating that virtually all of the plantings selected by De Forest Jr. have been removed and most of the hardscape features such as the pathways, pergola and planter beds were not installed or have been removed or substantially altered.
Today, surviving hardscape features include the sandstone block retaining wall along the street frontages of the parcel. The retaining wall is capped by Eugenia hedges. Near the west end of 1809 Mira Vista Avenue, a gap in the retaining wall allows a concrete driveway to extend south to the house’s attached garage. Further to the east a metal pedestrian gate Post/Hazeltine Associates Phase 1-2 HSSR 1809 Mira Vista Avenue, Santa Barbara, California April 25, 2017 16 provide access from the street to sandstone steps and a flagstone-paved brick-lined walkway that leads through the front garden to the house’s front door. On its west side the front garden is flanked by a graveled terrace, sandstone retaining wall and Eugenia hedge that demarcates the edge of the driveway, which is delineated on its west side by a sandstone block retaining wall. On the west side of the house, a concrete pathway extends south along the garage to the rear garden. The rear garden is composed of a lawn surrounded by informally planted curvilinear planter beds, some lined with sandstone cobbles and narrow brick-paved pathways. On the east side of the lawn a sandstone block outdoor fireplace delineates the boundary between 1809 Mira Vista Avenue and the adjoining lot at APN 019- 090-027, which is landscaped in a similar manner with sweeping lawns, brick pathway, cobble- lined flower beds and hedging.
Figure 19, Front Garden facing Mira Vista Avenue (2016)
Post/Hazeltine Associates Phase 1-2 HSSR 1809 Mira Vista Avenue, Santa Barbara, California April 25, 2017 17 Figure 20, Front Garden, looking south towards service entrance to house (2016)
Figure 21, Landscaping in Rear Garden, looking north (2016)
Post/Hazeltine Associates Phase 1-2 HSSR 1809 Mira Vista Avenue, Santa Barbara, California April 25, 2017 18 Approximate property line for 1809 Mira Vista
Figure 22, Landscaping in Rear Garden with Outdoor Fireplace in Foreground, looking north (2016)
Water feature is post-1959
Figure 23, Outdoor Fireplace and Water Feature, looking northeast (2017)
Post/Hazeltine Associates Phase 1-2 HSSR 1809 Mira Vista Avenue, Santa Barbara, California April 25, 2017 19 Approximate property line for 1809 Mira Vista
Figure 24, Relationship between 1809 Mira Vista and the Landscaping on APN 019-090-027, Looking northeast (2016)
Modifications and Alterations to the Landscaping
1809 Mira Vista
Sometime between 1925 and 1928 Lockwood de Forest Jr. prepared a landscape plan for 1809 Mira Vista Avenue (Figures 26 – 26b). His plan was characterized by curvilinear planter beds defining the front and rear lawns. In the front garden a rectilinear lawn featuring a flagstone walkway was bordered by informal plantings of subtropical plants with a circular water feature near Mira Vista Avenue. In the rear garden, a lawn extending from the house to near the south property line was flanked on its east by a circular pavement embellished with a stone fireplace facing towards the northeast and on its west side by a graveled pathway embellished with a curvilinear pergola.
A 1928 aerial photograph reveals that the lot had been landscaped by that year (Figure 27). The front garden featured the existing front walkway and driveway. Plantings delineated either side of the driveway and a large tree was located near the street. The rear garden appears to have been centered on a lawn surrounded by hedges with a series of sweeping pathways extending from the rear of the house to the south property line, which to some extent match De Forest’s plan;
(see next page)
Post/Hazeltine Associates Phase 1-2 HSSR 1809 Mira Vista Avenue, Santa Barbara, California April 25, 2017 20 Figure 26, Circa-1925 Landscape Plan, Lockwood de Forest Jr. (Architecture and Design Collection, UCSB)
Post/Hazeltine Associates Phase 1-2 HSSR 1809 Mira Vista Avenue, Santa Barbara, California April 25, 2017 21 Figure 26a, Circa-1925 Landscape Plan, detail of rear garden (Architecture and Design Collection, UCSB)
Figure 26b, Circa-1925 Landscape Plan, detail of front garden (Architecture and Design Collection, UCSB)
Post/Hazeltine Associates Phase 1-2 HSSR 1809 Mira Vista Avenue, Santa Barbara, California April 25, 2017 22 Project Parcel
Figure 27, 1928 Aerial Photograph, Flight C-311-C, 1:18,000, Map & Imagery Lab, UCSB
By 1943 the landscaping had matured (Figure 28). No substantial changes are visible in the photograph;
Project Parcel
Figure 28, 1943 Aerial Photograph, Map and Imagery Lab, UCSB
By 1943 the landscaping had matured; the configuration of the rear lawns and planter beds has been revised;
Post/Hazeltine Associates Phase 1-2 HSSR 1809 Mira Vista Avenue, Santa Barbara, California April 25, 2017 23 By 1959 the landscaping had further matured and the layout of pathways in the rear garden appears to have been greatly simplified (Figure 29);
Project Parcel
Figure 29, 1959 Aerial Photograph, Ha-gn-42, Nov. 23, 1959, 1: 15,600, Map & Imagery Lab, UCSB
By 2016 a rectilinear graveled area had been installed off the west end of the front lawn, the rear lawn had been narrowed and reconfigured, a series of planter beds had been installed at the base of the south elevation and a raised, circular, sandstone water feature had been installed off the west elevation of the outdoor fireplace.
By 2016 the lawn had fronting Mira Vista Avenue and been reconfigured into a biomorphic shaped delineated by planter beds; the wide walkway or planter bed paralleling the property boundary with 1809 Mira Vista Avenue had been removed and replaced with a narrow brick walkway, the flower garden at the south end of the lot which featured a series of four horizontal planter beds had been reconfigured and considerably reduced in size. Almost all of the original plantings have been removed.
7.0 HISTORICAL CONTEXT
7.1 From the Founding of the Spanish Presidio to the early 20th Century: 1782-1903
During the Spanish /Mexican Colonial period (1769-1848) European settlement in Santa Barbara was clustered around the Presidio, at what is now the intersection of Canon Perdido and Santa Barbara
Post/Hazeltine Associates Phase 1-2 HSSR 1809 Mira Vista Avenue, Santa Barbara, California April 25, 2017 24 Streets. During this period, Mission Ridge, whose rocky slopes were unsuitable for either grazing or agriculture, remained essentially undeveloped. An early sketch of Mission Ridge, made by a member of George Vancouver’s expedition of 1793, shows the ridge’s vegetation as comprised primarily of grasses and a few trees. The scene observed by Vancouver and his men changed little over the next 100 years, even after California became a state in 1850. Photographs and birds-eye drawings dating from the 1870s through the mid-1890s show that with the exception of a few houses, almost no development on Mission Ridge. The failure of the area to develop occurred despite the successive efforts of both C. A. Storke and Walter Hawley to transform it into an exclusive residential enclave (Tompkins 1989: 26-27). The lack of success in attracting buyers to the area was due undoubtedly to the lack of a reliable water supply and its distance from the city’s downtown area. In fact, growth along Mission Ridge would not occur until the City experienced a significant influx of visitors and tourists, spurred in large measure by the completion of Southern Pacific Railroad’s Coastline service, first, in 1887, between Santa Barbara and Los Angeles, then, in 1901, with San Francisco.
After several earlier abortive real estate schemes, Mission Ridge finally began to experience significant development. In 1909, the state established the State Normal School (the precursor of the University of California, Santa Barbara) on Mission Ridge land donated by developer C. A. Edwards. One of the state’s requirements for locating the school in this area was the City’s guarantee of providing a streetcar line linking the school with the downtown area. In 1913, the same year the State Normal School opened, a streetcar line was extended from Mission Santa Barbara to the site of the school on Alameda Padre Serra (Rouse 1984: 70-71). The opening of the school and the expansion of the streetcar line, which, for the first time, provided reliable transportation to the commercial core of the City, helped establish the Mission Ridge area as a desirable upper middle class neighborhood. In the same year, the school opened, a group of real estate investors, led by entrepreneur George A. Batchelder, purchased 300 Mission Ridge acres from Walter Hawley’s heirs. Batchelder called his subdivision “The Riviera,” a name clearly intended to reference the similarity of his Santa Barbara development with the climate and topography of the French Riviera (Wilson, 1988: 40). The investors formed the Riviera Development Company with the intention of establishing an exclusive residential subdivision. In 1915, George Batchelder began developing his three hundred- acre subdivision. Over the next several years the company graded streets, installed underground utility lines, planted trees, and built cut sandstone retaining walls along many of the roadways. Most importantly, a reliable water source was provided when Batchelder brought in water lines. The company also established covenants that governed the style, placement and minimum cost of houses in their tract (Tompkins 1989: 33).
The first houses developed in the subdivision were built along Mission Ridge and Alameda Padre Serra Roads and by the mid-1920s the area began to attract Santa Barbara’s professional and middle class families. Other subdivisions created on the Riviera during the period included the Balcony Tract (1921) and the Hoefer Tract (1922) (Figure 30) along Mira Vista Avenue the Gilcrest Tract on the north side of Mission Ridge Road (1925) and the El Encanto Tract (1928) at the intersection of San Carlos Road and Lasuen Road. Non-residential development included Prynce Hopkin’s private school, “Boysland” at the west end of the Riviera and the El Encanto Hotel located west of San Carlos Road. The study parcel at 1809 Mira Vista Avenue remained undeveloped until 1925, when 1809 Mira Vista Avenue was purchased by Leon and Blanche Phillips.
Post/Hazeltine Associates Phase 1-2 HSSR 1809 Mira Vista Avenue, Santa Barbara, California April 25, 2017 25 1809 Mira Vista Avenue
Figure 30, Subdivision of the Hoefer Tract, created August 24, 1922
7.2 History of the Property at 1809 Mira Vista Avenue (1925-1962)
In 1925 Leon Phillips a Santa Barbara businessman and his wife Blanche (Figure 31) purchased one of six lots that composed the Hoefer Tract located at 1809 Mira Vista Avenue and built a house on the property.
Figure 31, Leon and Blanche Phillips (circa-1925)
Post/Hazeltine Associates Phase 1-2 HSSR 1809 Mira Vista Avenue, Santa Barbara, California April 25, 2017 26 The Phillips hired the architectural firm of Soule, Murphy and Hastings to design a Tudor Revival style house which was completed in late 1925 (Figure 32). The couple then hired the Lockwood de Forest Jr. to design a landscape scheme for the property (see Figure 26). Sometime after 1925 the Phillips purchased Lot 10 of the Balcony Tract, which they eventually developed with a garden, also designed by De Forest Jr. (Post/Hazeltine Associates 2017).
Figure 32, Soule, Murphy and Hasting Elevations, April 1925
Leon Redner Phillips and Blanche Reid Phillips
Leon Redner Phillips was born in Bath, Steuben County, New York on May 3, 1890 to Dr. William Phillips, a dentist and his wife, Mary. Leon spent his early childhood in Bath, New York. He attended Cornell University, graduating in 1912 with a degree in mechanical engineering (Petry, 2012: n.p.). At the age of 27 Leon married Blanche Reid on May 17, 1917(Blanche was born on September 29, 1892 in New York) (Phillips Family Tree). Following their marriage, the couple moved to Chicago where Leon worked as a production engineer at Swift & Company Packing (Petry, 2012: n.p.). During the First World War Leon enlisted in the Army where he achieved the rank of captain. Assigned to the Army’s Construction Corps, he spent his military service in Washington, D. C. before being released from duty on July 19, 1918 (NY, Abstracts of World War I Military Service 1917-1919). His first job as a civilian was in Canton, Ohio working for the Arctic Ice Machine Company. In circa-1921 Leon and Blanche moved to California where Leon was hired as chief engineer of C. M. Gay & Son, in Los Angeles.
In 1922 Leon and Blanche moved to Santa Barbara where Leon, along with partner, Ted Dalzell, formed the Puritan Ice Company. One of the company’s biggest contracts was providing ice to Pacific Fruit Express for rail-bound perishables (primarily produce) between San Luis Obispo and Saugus. The plant, comprised of three low-slung concrete buildings, was located on Cabrillo Boulevard, between the Southern Pacific Railroad depot and the East Beach area (Petry, 2012: n. p.). Within a short time, the company achieved success, expanding their ice plant facilities to Blythe, Lompoc and Atascadero. In 1923 Leon and
Post/Hazeltine Associates Phase 1-2 HSSR 1809 Mira Vista Avenue, Santa Barbara, California April 25, 2017 27 Blanche’s son Richard was born. In 1928, Leon and Blanche had a second son, Donald. Phillips and Dalzell had expanded their business holdings to include a poultry farm, a chili dehydration plant, a Chevrolet dealership in Guadalupe and a farm where they planted thousands of acres of lettuce, carrots, cauliflower, corn and cantaloupes (Petry, 2012: n.p.). During World War II the company provided food and ice for General Patton’s Desert Training Center in the Mojave Desert, as well other training camps and defense plants in Southern California (Petry, 2012: n.p.). For the next 33 years Leon and Blanche lived in their house at 1809 Mira Vista Avenue until Leon’s death on October 13, 1958. Blanche would live in the house until her death on June 1, 1962 (US, Grave Index, 1600s – Current).
7.3 History of the Property at 1809 Mira Vista Avenue (1962– 2016)
In 1962 Donald Reid Phillips (born May 23, 1928), son of Leon and Blanche Phillips, and Donald’s wife, Kathryn (born October 7, 1937) who inherited the house at 1809 Mira Vista Avenue following the death of his mother, moved into the Mira Vista house. Donald and Kathryn had married four years earlier in 1958. As young adults both Donald and his brother, Richard were employed by the Puritan Ice Company. Later, following the death of their father in 1958, Donald became vice-president of what subsequently would become Puritan Leasing Company, with Kathryn serving as secretary- treasurer (1961 and 1968 Santa Barbara City Directories). Sometime later, Donald, a talented clarinetist, owned a music store in Santa Barbara. Like her husband, Kathryn, was an avid devotee of music, supporting both the Santa Barbara Symphony and the Santa Barbara Music Academy of the West (Santa Barbara News Press online edition, August 5 – 9, 2015).
The first documented alteration to the exterior of the house occurred in 1964 when the original garage doors were removed, the opening was widened by approximately 18 inches and a new roll- up or tilt-up door was installed (while not recorded by a permit, this alteration is documented by a date incised in the concrete of the widened garage bay). In 1970 Donald and Kathryn hired architect Robert Ingle Hoyt to design a music room addition which was the first substantive addition to the house since 1925 (Figure 33). Set at the east corner of the south elevation, the addition replaced a brick paved terrace. With its plastered walls, steeply pitched roof and leaded glass windows, Hoyt’s addition was designed to complement the house’s Tudor Revival style architecture. Other alterations carried out by Hoyt included inserting a skylight in the stairwell’s roof. In 1986, Donald and Kathryn engaged the services of Christopher Dentzel to design a master bathroom addition located near the north end of the east elevation; like the earlier alterations designed by Hoyt, this addition broadly emulated elements of the Tudor Revival style (Figure 34). Donald Phillips died in Santa Barbara on February 11, 2004 (US, Graves Index, 1600s – Current). Kathryn Phillips continued to live in the Mira Vista Avenue house until her death on July 27, 2015 (Santa Barbara News Press, online edition, August 5 – 9, 2015). The current owners purchased the property in 2017.
Post/Hazeltine Associates Phase 1-2 HSSR 1809 Mira Vista Avenue, Santa Barbara, California April 25, 2017 28 Figure 33, Robert Ingle Hoyt Addition, October 1970
Figure 34, Christopher Dentzel Addition, May 1986
Post/Hazeltine Associates Phase 1-2 HSSR 1809 Mira Vista Avenue, Santa Barbara, California April 25, 2017 29 7.4 Tudor Revival Style
The Period Revival Movement encompassed a diverse range of architectural influences from earlier architectural styles such as Tudor, French Norman, Spanish, Italian Renaissance, American Colonial, and Hispanic Colonial styles. Between circa-1915 and 1940 the Tudor Revival style enjoyed a degree of popularity in the United States, particularly in the Northeast. The style was based on motifs drawn from the domestic architecture of Renaissance and Tudor period England. Interest in the Tudor Revival style, along with the French Norman Revival style, was initially introduced to the country by returning American veterans who had served in England and Europe during World War I. Photographic studies of English houses published in shelter and professional magazines during the 1920s also helped popularize the style. Characteristics of the tradition generally included picturesque massing, decorative half- timbering, tall, steeply pitched side gabled roofs, prominent chimneys with patterned brick and clay chimney pots, and asymmetrically arranged and multi-paned windows (often leaded glass types) that were typically wood or metal casement types. Exterior walls were sometimes brick, but stucco was not uncommon. This Period Revival subtype was less popular in California where the Spanish Colonial Revival style was perceived as a more appropriate regional motif for the state. While less popular that Mediterranean-influenced styles, both the Tudor Revival and its stylistic cousin, the French Norman Revival achieved some degree of popularity in California during the1920s and 1930s.
7.5 The Architectural Firm of Soule, Murphy and Hastings
Winsor Soule (1883-1954), the principle of Soule Murphy and Hastings, was born on November 3, 1883 in Stanton Island, New York, the son of Richard Herman and Ida Helen Soule. It is unclear as to where Winsor grew up, though it is known that he attended secondary school in Concord, New Hampshire (Andree and Young 1975: 181). He continued his education at Harvard where he received a Bachelor of Art degree in 1906 (Andree and Young 1975: 181). After graduating from Harvard, Soule completed a one-year course at the Massachusetts Institute of Technology (MIT), where he received a Bachelor of Science degree in 1907 (Andree and Young 1975: 181). In 1907, shortly after graduating from MIT, Cram, Goodhue and Ferguson, one of the most prolific and well-known architectural firms on the East Coast hired Soule. Specializing in ecclesiastical architecture and public buildings, the firm designed some of the most notable buildings of early 20th century America, including West Point Academy and the Russell Sage Memorial First Presbyterian Church. While Soule only worked for the firm for a year, his contacts with the firm’s partners, particularly Bertram Goodhue, who would later practice in California, must have proven invaluable.
Following his apprenticeship at Cram, Goodhue and Ferguson, Soule was hired, in 1908, as associate architect for Bryn Mawr College. At the time Soule was hired the school was undergoing an expansion program overseen by college president, M. Carey Thomas. While at Bryn Mawr, Soule collaborated with the renowned architect and designer, Lockwood de Forest, Sr. on a number of projects. De Forest was one of the United States’ most noted interior designers of the late 19th and early 20th centuries. Famed for his collaborative efforts with Louis Comfort Tiffany, de Forest, Sr. was most noted for his participation in Tiffany Studio’s redesign of the interiors of the White House in 1890s, as well as a number of projects in Europe. While he was most well-known for his work with Tiffany Studios, De Forest also undertook other commissions, including his work for Bryn Mawr where Soule collaborated with him on the design of a new gymnasium (1908) and infirmary (1912). It was through Soule’s professional association with de Forest that he met, and later married De Forest’s daughter, Judith. In 1911, Soule visited Santa Barbara, where his father-in-law had been spending annual summer holidays since the late 1880s. In 1912, less than a year after his visit, Soule and his wife
Post/Hazeltine Associates Phase 1-2 HSSR 1809 Mira Vista Avenue, Santa Barbara, California April 25, 2017 30 relocated to Santa Barbara. Though Soule’s architectural career on the East Coast lasted barely five years it had provided him with critical exposure to some of the foremost practitioners of Period Revival architecture in the United States, including, in addition to Cram, Goodhue and Ferguson, the firm of Allen and Collins for whom he briefly worked as a draftsman. His professional collaboration with, and familial ties to Lockwood de Forest Sr., who did much to popularize the eclectic style that dominated American interior design between the early 1880s and 1910, must have provided additional inspiration to his career.
Shortly after Soule’s arrival in Santa Barbara he formed a partnership with local architect Russell Ray that lasted until 1917. The firm’s most noted commission was the YMCA building at 100 West Carrillo Street (demolished in the 1980s). Completed in 1913, the building’s symmetrical elevations and axial plan were clearly inspired by the principals of Beaux Arts architecture. Some features of the building’s design and materials, however, including its tile-clad roofs and use of local sandstone for the entrance stairs and retaining walls, reference Mediterranean style architectural traditions, a style that would be a popular architectural motif of the firm in the succeeding years. In 1917 Russell Ray left the firm and John Frederic Murphy, who had worked for the firm as a designer since initially hired in 1914, now joined Winsor Soule as a full partner. Murphy was born on September 25, 1887 in Winterset, Iowa. His post-secondary education began at Grinnell College (1906-1908) and was completed at Columbia University where he received his Bachelor of Architecture degree in 1912. Returning to Iowa Murphy worked initially as a draftsman for the Des Moines firm of Proudfoot, Bird and Rawson. After two years Murphy and his wife, Marjorie, left Iowa and moved to Santa Barbara. Over the next four years the firm of Soule and Murphy continued to refine its interpretation of the Mediterranean and Spanish Colonial Revival style. In 1921 a third partner, T. Mitchell Hastings, was added to the firm.
Hastings’ inclusion in the firm, now Soule, Murphy and Hastings, coincided during the time the firm received the commission to build a house for Leon and Blanche Phillips. Successful as residential designers the firm would go on to achieve great success in the design of institutional buildings, specifically public schools. This began in 1922 when the firm received commissions to design Lincoln and Nelson Elementary schools in Santa Barbara. Their designs received such a successful reception, that for the next 20 years, Soule, Murphy and Hastings would design almost every public elementary school in Santa Barbara (the firm’s design for McKinley School received a citation from the American Schoolbook Journal “as one of the best-designed schools in the United States” (Andree & Young, 1975: 178). These schools, like their other public commissions, did much to bring the Mediterranean and Spanish Colonial Revival style to the attention of the public. Hastings participation in the firm lasted just five years before he left in 1926. After Hastings departure, the firm returned to the two- man partnership of Soule and Murphy. This partnership lasted throughout the 1930s and into the early postwar years of the 1950s. Other institutional projects from this period included the Veteran’s Memorial Building in Carpinteria (1936) and the Emmanuel Lutheran Church (1940). For the most part Soule and Murphy’s post-World War II work presented simplified versions of the traditional architectural styles the firm had been most noted for in the prewar years. One such example of this more minimalist interpretation was their scheme for Cate School’s Long House dormitory in Carpinteria (1952) and the University of California, Santa Barbara, Science Center (1953). The firm continued in practice until 1954 when John Murphy retired. After Murphy’s retirement, the architect, Glen Mosher, became Soule’s business partner. This association lasted less than a year before Winsor Soule’s death in 1953. Three years later, in 1957, John Murphy died.
Post/Hazeltine Associates Phase 1-2 HSSR 1809 Mira Vista Avenue, Santa Barbara, California April 25, 2017 31 7.6 Lockwood de Forest Jr.
Lockwood de Forest, Jr. (1896-1949)
The landscape architect Lockwood de Forest, Jr. was a leading American landscape architect between the early 1920s and his death in 1949. Lockwood de Forest had the prescience to see that designing a garden in Santa Barbara’s semi-arid environment required an acute awareness of the area’s setting and climate. He was one of the first landscape architects to create:
“regionally sensitive gardens planted with native species and exotics suited to the southwestern climate. Lockwood de Forest’s genius lay in the art of compromise. He took dusty California colors and interpreted them with introduced species – from South Africa, the Mediterranean, China, Japan and Australia, any place with a similar growing condition – in such a way that these outsiders felt, and looked, at home in their new landscapes” (Merser 1997: 288).
Lockwood de Forest III (later referred to as Lockwood de Forest, Jr.), who came by his interest in both landscape architecture and the environment naturally, was born in New York City on January 9, 1896. His father, Lockwood de Forest II, was an artist, collector and writer most noted for his career as an interior designer. Included among his clients were Samuel Clemens (Mark Twain), Cornelius Vanderbilt and Andrew Carnegie, as well as the redecoration, along with his partner, Louis Comfort Tiffany, of the White House interiors during the administration of President Chester A. Arthur (Birnbaum & Karson 2000: 92).
In 1912, De Forest’s parents sent their 16-year-old son to Thatcher School in Ojai. The school’s unique program of incorporating conventional classroom training and outdoor activities likely led to De Forest developing an early interest in nature. It was while he was at Thatcher that he met the younger Wright Ludington and formed a friendship that would last a lifetime. Later Wright would speak fondly of the two of them building childhood forts at the school, remembering that “Lock’s shack” was quite sturdy (Peters 1971: 4). Lockwood de Forest was happy at Thatcher and reluctant to return to the east. He did so, however, enrolling at Williams College after his matriculation from Thatcher. His distaste for Williams was such that he left after only a semester. The next year or so was spent, except for a summer session taking landscape design at Harvard, as a World War I volunteer in the 144th Field Artillery. In 1919, De Forest returned to California and attended the University of California, taking courses in landscape architecture. The following year he returned to Santa Barbara. After working briefly for the Santa Barbara landscape architect Ralph Stevens, De Forest, at the age of24, opened an office in 1920. At the urging of Wright Ludington, De Forest temporarily closed his office and, in 1922, traveled with his friend for several months in Europe (Kellam de Forest, personal communication, September 5, 2000).
Early in his career De Forest was considered a daring and avant-garde landscape architect in regard to his design schemes and plant selections. De Forest thought Stevens and other landscape architects and designers were too tradition-bound in both their designs and choice of plant materials. Lockwood de Forest’s gardens, with their employment of native plants and simple, monochromatic color schemes, anticipated aspects of Modernist gardens of the 1940s. These contemporary gardens were exemplified by several non-traditional characteristics, including an integration of the garage within the landscape, the incorporation of drought tolerant plants and a dramatic employment of “borrowed scenery” (extending the vistas of the garden outside its actual boundaries) (Streatfield 1994: 176-177 and Dobyns 1996).
Post/Hazeltine Associates Phase 1-2 HSSR 1809 Mira Vista Avenue, Santa Barbara, California April 25, 2017 32 Lockwood de Forest was an immediate success in his profession, obtaining large-scale commissions for gardens in the Santa Barbara region. For these projects De Forest often with such noted architects including George Washington Smith, Reginald Johnson, Addison Mizner and William Wurster. Included among his most significant commissions were landscape designs for his own residence in Mission Canyon (1923-1928); the Edwin Gledhill residence, Mission Canyon (1926); the Walska estate (Lotusland), Montecito (undated); the William Dickenson house, Hope Ranch (1928); the Baldwin residence, Pasadena (1928); the Alfred Dieterich estate, Montecito(1929-1930); the Robins residence, Santa Barbara (1931-32); the McCormick estate (Riven Rock), Montecito (1931- 1932); the Santa Barbara Botanic Garden (1937-1943); and the Harold Chase residence, Hope Ranch (1947). Lockwood de Forest died unexpectedly in 1949.
But of all De Forest’s commissions, his most enduring and important project were the landscape and architectural schemes he executed between 1925 and 1942 for Charles and Wright Ludington’s Montecito estate Dias Felices /Val Verde (originally named Dias Felices “Happy Days” the estate was renamed Val Verde “Green Valley” by Wright Ludington after he inherited the property). De Forest’s redesign of Val Verde’s Beaux-Arts style garden exemplifies his ability to synthesize plantings of native species and exotic plants into a series of extended vistas that incorporated distant views of the Santa Ynez Mountains “borrowed scenery” into the confines of the garden (Post/Hazeltine Associates 2011).
As noted by William Peters, De Forest’s landscape schemes are characterized by the elimination of the middle ground which traditionally served as a transition from the setting of the house (the foreground) to the borrowed scenery of the surrounding landscape (the background) (Peters 1979). Vale Verde, with its series of terraces and reflecting pools surrounding the house forms the foreground while the extended views of the distant mountains forming the background, exemplifies this novel technique. In contrast to the carefully modulated use of space and perspective that characterizes his most notable commissions, De Forest’s scheme for the Mira Vista garden, with its Arts and Crafts-inspired network of pathways, rose and flower gardens and extensive lawns is much more traditional in form and lacks the avant-garde elements found in many of his most important commissions.
8.0 SIGNIFICANCE EVALUATION
This section of the report will evaluate whether the property is a significant historic resource for the purposes of environmental review by applying the evaluative framework outlined by the City of Santa Barbara for historic property studies.
8.1 Evaluation of Integrity
Integrity means that the resource retains the essential qualities that convey its historic and architectural associations. Built in 1925, the house and landscape on the study parcel meet the 50-years-of-age criterion usually necessary for evaluation of a potential historic property. To evaluate the potential resource’s integrity the seven aspects of integrity, as defined by the National Register, were applied to the building. The seven aspects of integrity are location, setting, feeling, association, design, workmanship and materials. The National Register guidelines define integrity in the following manner:
The authenticity of a property’s historic identity, evidenced by the survival of physical characteristics that existed during the property’s prehistoric or historic period. A
Post/Hazeltine Associates Phase 1-2 HSSR 1809 Mira Vista Avenue, Santa Barbara, California April 25, 2017 33 property must resemble its historic appearance as well as retain materials, design features, and construction details dating from its period of significance. It must convey an overall sense of time and place. If a property retains the physical characteristics it possessed in the past then it has the capacity to convey association with historical patterns or persons, architectural or engineering design and technology, or information about a culture or people (National Register Bulletin 15, 1999).
The Seven Aspects of Integrity
1. Location (the building, structure or feature has not been moved). 2. Design (the combination of elements that create the form, plan, and style of a property). 3. Setting (the physical environment of a property). 4. Materials (the physical elements used at a particular period of time to create the property). 5. Workmanship (the physical evidence of craft used to create the property). 6. Feeling (the property’s expression of a particular time and place). 7. Association (the link between a significant event or person and the property).
The relevant aspects of integrity depend upon the National Register criteria applied to the property. For example, a property nominated under Criterion A (events), would be likely to convey its significance primarily through integrity of location, setting, and association. A property nominated solely under Criterion C (architecture) would rely upon integrity of design, materials, and workmanship.
8.1.1 Establishing the Resource’s Period of Historic Significance The house’s strongest associations are with Leon Phillips one of the founders of the Puritan Ice Company. Therefore, the property’s period of significance encompasses the time between the construction of the house in 1925 and Leon Phillips’ death in 1958.
8.1.2 Application of the Integrity Criteria
1) Integrity of location
Integrity of location means that the resource and its major components remain at its original location.
House at 1809 Mira Vista Avenue
Built in 1925, the house at 1809 Mira Vista Avenue has remained in place since its construction. Therefore, 1809 Mira Vista Avenue has maintained its integrity of location.
Designed Landscape at1809 Mira Vista Avenue
Elements of the designed landscape including remnants of the sandstone lined planter beds, pathways and the original outlines of the planter beds and lawns have been modified or removed and original plantings have been replaced with species that were not present in the gardens installed between the early 1930s and early 1950s. Therefore, the study parcel’s landscaping has not retained its integrity of location.
Post/Hazeltine Associates Phase 1-2 HSSR 1809 Mira Vista Avenue, Santa Barbara, California April 25, 2017 34 2) Integrity of design (the combination of elements that create the form, plan, and style of a property)
Integrity of design means that the resource accurately reflects its original plan.
House at 1809 Mira Vista Avenue
Alterations to the original house include the removal and widening of the original garage bays, the construction of a music room addition off the west end of the south elevation in 1970, the construction of a bathroom addition off the east elevation in 1986 and the replacement of the original roofing material in 1986. The most notable of these was the enclosure of the rear terrace in 1970 to create a music room. Because these changes, were, with the exception of the removal of the original garage doors, on the rear and side elevations and broadly within the original Tudor Revival design idiom, the architectural integrity of the street façade has not been substantially impaired. Therefore, the house has maintained its overall lintegrity of design.
Designed Landscape
In its current form, the designed landscape does not retain sufficient of the design elements associated with the Lockwood de Forest scheme to convey its historic plan or appearance. Instead, the existing landscape represents more than 57 years of alterations and modifications carried out by the Phillips family during their ownership of the property. Therefore, the designed landscape, which cannot effectively convey the plan or appearance of the garden designed by Lockwood de Forest Jr., does not retain its integrity of design.
3) Integrity of Setting
Integrity of setting means those buildings, structures, or features associated with a later development period have not intruded upon the surrounding area to the extent that the original context is lost.
House and Designed Landscape
The lots at 1600, 1604, 1627, 1630, 1635, 1707 and 1724 Mira Vista Avenue were developed with single-family houses after the death of Leon Phillips in 1958. While new construction has occurred, it has not substantially altered the essential character of the streetscape which has featured single-family houses set on expansive lots since its initial development in the early 1920s. Therefore, the study parcel at 1809 Mira Vista Avenue retains its integrity of setting.
4) Integrity of Materials
Integrity of Materials means the property retains most or all of the physical materials that date to its period of significance
House
The house has retained most its character-defining features, including its picturesque massing, stucco siding, steeply-pitched roofs and leaded glass windows that are character-defining
Post/Hazeltine Associates Phase 1-2 HSSR 1809 Mira Vista Avenue, Santa Barbara, California April 25, 2017 35 features of the Tudor Revival style. Therefore, the house at 1809 Mira Vista Avenue has maintained its integrity of materials.
Designed Landscape
The loss of original pathways and planter beds and the replacement of almost all of the original plant material with new species and types that do not reflect the original plant types have substantially diminished the ability of the designed landscape to reflect its original scheme. Therefore, the designed landscape has not retained its integrity of materials.
5 Integrity of Workmanship
Integrity of Workmanship means that the original character of construction details is present. These elements can not have deteriorated or been disturbed to the extent that their value as examples of craftsmanship has been lost.
House
The house has retained most of its original building materials in place in good condition; consequently, it can convey the quality of its original construction methods. Therefore, the house at 1809 Mira Vista Avenue has maintained its integrity of workmanship.
Designed Landscape
The designed landscape has retained some of its original materials including the sandstone retaining wall and gate piers on Mira Vista Avenue, the flagstone-paved pathway from the street to the front door, the freestanding outdoor fireplace and fragments of the garden beds and brick pathways at the south end of the property. While several hardscape features have survived, the overall scheme of planter beds, lawns and pathways that defined the original landscape have been removed or highly modified. It should also be noted that the original planting material has been removed and replaced with plant types that do not match or closely emulate the original planting scheme documented in the surviving plans for the property. Therefore, the designed landscape which has not retained the bulk of its original construction materials or plantings has not retained its integrity of workmanship.
6) Integrity of Feeling
The property’s expression of a particular time and place.
House and designed landscape
While the gardens have been extensively altered the setting of the house is still characterized by landscaped grounds. The surrounding streetscape has retained many of the single-family houses designed in a range of Period Revival styles including the Tudor Revival style and Spanish Colonial Revival style and the Minimal Traditional style between 1922 and 1958 during the period of significance. While seven additional houses have been built since 1964, the new residences, for the most part, maintain the historic setbacks and one and two story massing of the earlier houses. Consequently, the study parcel and surrounding streetscape can still convey the essential features of their historic appearance. Therefore, the study parcel at 1809 Mira Vista Avenue have retained their integrity of feeling
Post/Hazeltine Associates Phase 1-2 HSSR 1809 Mira Vista Avenue, Santa Barbara, California April 25, 2017 36 7) Integrity of Association
The link between a significant event or person and the property
House and Designed Landscape at 1809 Mira Vista Avenue
The house at 1809 Mira Vista Avenue was the home of Leon Phillips, one of the founders of the Puritan Ice Company between 1925 and his death in 1958. After his death, the house remained the home of his wife Blanche until her death in 1962 and was then the home of the Phillips’ son Richard and his wife Katheryn until her death in 2015. During his 36-year residency in Santa Barbara, Phillips was an important businessman in the Santa Barbara region. Because of Leon Phillips’ long-term ownership of one of Santa Barbara leading companies, the study parcel at1809 Mira Vista Avenue, which encompasses the house has a direct association with a potentially significant person. The landscaped grounds on the study parcel which has been substantially altered since the death of Leon Phillips in 1958, does not retain its integrity of association with a historic figure.
8.1.3 Summary Statement of Integrity
As detailed above, the house at 1809 Mira Vista Avenue has retained integrity of location, design, setting, materials, workmanship, feeling and association. The designed landscape has retained its integrity of location and setting.
8.2 Eligibility for Listing at the Local Level
The following section of the report identifies the relevant criteria under which the property is eligible for listing as a significant historic resource at the local level. This analysis included referencing National Park Service Bulletin 18. The attributes of a designed landscape defined by Bulletin 18 as follows:
A landscape that has significance as a design or work of art; A landscape consciously designed and laid out by a master gardener, landscape architect, architect, or horticulturalist to a design principle, or an owner or other amateur using a recognized style or tradition in response or reaction to a recognized style or tradition; A landscape having a historical association with a significant person, trend, event, etc. in landscape gardening or landscape architecture; or A landscape having a significant relationship to the theory or practice of landscape architecture.
8.2.1 Application of the Significance Criteria
(a) Its character, interest or value as a significant part of the heritage of the City, the State or Nation;
House
The house at 1809 Mira Vista Avenue is a substantially intact example of the Tudor Revival subtype of the Period Revival movement; moreover, it forms a component of a substantially intact streetscape encompassing the six lots that compose the west end of Mira Vista Avenue
Post/Hazeltine Associates Phase 1-2 HSSR 1809 Mira Vista Avenue, Santa Barbara, California April 25, 2017 37 developed between 1922 and 1951 that represents an important surviving example of an early to mid-20th century residential Riviera neighborhood streetscape important to the City’s cultural heritage. Also, as noted above, the house at 1809 Mira Vista Avenue that had a 36- year association with Leon Phillips an important Santa Barbara businessman in the early to mid-20th centuries. Therefore, the property at 1809 Mira Vista Avenue which has important architectural and historical associations, meets Criterion a.
Designed Landscape
The loss of original pathways and planter beds, the reconfiguration of planter beds and lawns and the insertion of new pathways and planting beds as well as the replacement of original plant material with new species and types that do not reflect the original plant types selected by de Forest Jr. have substantially diminished the ability of existing garden to adequately reflect Lockwood de Forest’s Jr.’s original landscape design. Therefore, the designed landscape, which is not substantially intact, does not meet Criterion a.
(b) Its location as a site of a significant historic event;
Extensive examination of records, including records on file at the Santa Barbara Historical Museum and the Santa Barbara Public Library, did not reveal any information linking the property at 1809 Mira Vista Avenue to a significant historic event. Therefore, the property which is not associated with a significant historical event, does not meet Criterion b.
(c) Its identification with a person or persons who significantly contributed to the culture and development of the City, the State or the Nation;
The property at 1809 Mira Vista Avenue was developed by Leon and Blanche Phillips. Leon Phillips, in partnership with Ted Dalzell, formed, in 1922, the Puritan Ice Company in Santa Barbara, one of the largest ice-producing companies in Southern California. Soon the business expanded to other ice- making facilities in Blythe, Atascadero and Lompoc. The company was responsible for providing the ice for railroad cars transporting perishable foods between Bythe and Atascadero. In addition, the partnership owned a large agricultural farm and chicken ranch, as well as other businesses. During World War II Phillips’ company provided ice and food stuffs for George Patton’s Desert Training Center and other training facilities and defense plants. Because of his contributions to the local and regional economy during the 1920s through 1950s, Leon Phillips is considered to be historically significant. Therefore, the property at 1809 Mira Vista Avenue meets Criterion c because of its association with Leon Phillips.
(d) Its exemplification of a particular architectural style or way of life important to the City, the State or the Nation;
House
The house at 1809 Mira Vista Avenue exemplifies a specific architectural style, namely the Tudor Revival style. It was but one of a number of Period Revival styles that gained national popularity between circa-1920 and 1940. The Tudor Revival style drew its inspiration from the architecture of sixteenth and seventeenth century England. Characterized by asymmetrical massing, steeply pitched roofs, leaded glass windows and stucco siding, this style, like other period revival styles, was somewhat overshadowed in Santa Barbara by the immense popularity of the Spanish Colonial Revival style. Because the Tudor Revival style was not
Post/Hazeltine Associates Phase 1-2 HSSR 1809 Mira Vista Avenue, Santa Barbara, California April 25, 2017 38 especially popular in Santa Barbara, the house at 1809 Mira Vista Avenue represents not only one of the few large-scale examples of this architectural type in the City, but one of few examples of a residential commission executed by Soule, Murphy and Hastings in the Tudor Revival style. Please note that the alterations made to the garage in 1964, the music room addition built in 1970 and the bathroom addition constructed in 1986 are non-contributors to the house’s architectural significance because they postdate the Period Revival movement which had largely ended by the mid-1930s.
Designed Landscape
In its current state of preservation, the designed landscape on the study parcel only retains a few elements of its Lockwood de Forest Jr. landscape. These include the front walkway, and exterior fireplace at 1809 Mira Vista Avenue. The arrangement of plantings, network of pathways and flower and rose garden beds either no longer exist or have been extensively altered and reconfigured. The plant species and types depicted on De Forest Jr.’s plan have been almost entirely removed and replaced by other plant types which create a different visual character and chromatic scheme. Therefore, in its current state of preservation, the designed landscape does not meet Criterion d.
(e) Its exemplification of the best remaining architectural type in a neighborhood;
House
The house at 1809 Mira Vista Avenue is an outstanding example of the Tudor Revival style. Unlike the Spanish Colonial style, which was quite ubiquitous in Santa Barbara during the decades of the 1920s and 1930s, there were relatively few examples during this period of the Tudor Revival style, a style found to be more popular on the East Coast and in the Midwest. The house at 1809 Mira Vista Avenue exemplifies a sophisticated execution of this type, with its picturesque massing, steeply-pitched roof, leaded glass windows, and surrounding brick paving. Therefore, the property at 1809 Mira Vista Avenue is eligible under Criterion e.
Designed Landscape
Because of the loss of original hardscape features, the reconfiguration of planter beds and lawns and the replacement of original plant material with species and varieties not documented on De Forest’s original plans, the designed landscape in its current state of preservation cannot effectively convey its status as the creation f Lockwood de Forest Jr. Therefore, it does not meet Criterion e.
(f) Its identification as the creation, design or work of a person or persons whose effort has significantly influenced the heritage of the City, the State or the Nation;
House
The Tudor Revival style house represents a substantially intact example of the work of Soule, Murphy and Hastings, one of the leading interpreters of the Period Revival movement in the Santa Barbara in the 1920s. Moreover, the house represents one of Soule, Murphy and Hastings’ few houses designed in the Tudor Revival style, a firm that was more popularly known for its commissions of Spanish Colonial Revival and Mediterranean styles. While the music room addition was designed by Robert Ingle Hoyt a prominent Santa Barbara architect during the mid-20th century, this addition does not
Post/Hazeltine Associates Phase 1-2 HSSR 1809 Mira Vista Avenue, Santa Barbara, California April 25, 2017 39 embody the level of architectural significance as the earlier work by Soule, Murphy and Hastings as it postdates the heyday of the period revival movement and does not embody an outstanding level of design. Therefore, the house at 1809 Mira Vista Avenue, excluding its post-1925 alterations is eligible for listing under Criterion f.
Designed Landscape
The existing designed landscape, which has lost most of its original design elements and plantings cannot effectively convey its status as the creation of Lockwood de Forest Jr. Therefore, it does not meet Criterion f.
(g) Its embodiment of elements demonstrating outstanding attention to architectural design, detail, materials or craftsmanship;
House
The house at 1809 Mira Vista Avenue demonstrates the outstanding attention to detail and level of craftsmanship that is typical of the work executed by Soule, Murphy and Hastings. This attention to detail in relation to its style can be seen in its picturesque massing, steeply-pitched roof with its intricately patterned brick chimneys, leaded glass windows, Tudor style front door, cast iron hardware, and surrounding brickwork. Therefore, the house at 1809 Mira Vista Avenue is eligible for listing under Criterion g.
Designed Landscape
The existing designed landscape, which has lost most of its original design elements and plantings cannot effectively convey its status as the creation of the noted landscape architect, Lockwood de Forest Jr. Therefore, it does not meet Criterion g.
(h) Its relationship to any other landmark if its preservation is essential to the integrity of that landmark;
1710 Mira Vista Avenue is a designated City of Santa Barbara Landmark; however, it is located some on the north side of the street some distance from the project parcel. While the adjoining lot at APN 019-090-027 also had a garden designed by Lockwood de Forest Jr. for the Phillips family that designed landscape no longer retains its integrity of design or materials (Post/Hazeltine Associates 2017). Therefore, the study parcel at 1809 Mira Vista Avenue does not meet Criterion h.
(i) It’s unique location or singular physical characteristic representing an established and familiar visual feature of a neighborhood;
The property, which is located on the south side of Mira Vista Avenue, does not occupy a visually prominent location. However, as the only example of the Tudor Revival on Mira Vista Avenue, the house, which has formed a visual component of Mira Vista Avenue for 82 years, meets Criterion i.
(j) Its potential of yielding significant information of archaeological interest;
The application of this criterion is beyond the purview of this report.
Post/Hazeltine Associates Phase 1-2 HSSR 1809 Mira Vista Avenue, Santa Barbara, California April 25, 2017 40 (k) Its integrity as a natural environment that strongly contributes to the well-being of the people of the City, the State or the Nation (Chapter 22.22.040, City of Santa Barbara Municipal Code; Ord. 3900; 1, 1977).
The natural environment of the Riviera has been profoundly modified by human activity over the past 235 years and no longer represents a substantially intact natural landscape. Therefore, 1809 Mira Vista Avenue do not meet Criterion k.
Additional Criteria Listed in Chapter 2.3 (Section 5) of the MEA
The study parcel at 1809 Mira Vista Avenue will also be assessed using the additional criteria listed in Chapter 2.3 (Section 5) of the MEA (Guidelines for Archaeological and Historic Structures and Sites, February 2002).
Application of the Additional Criteria
5. Any structure, site or object associated with a traditional way of life important to an ethnic, national, racial, or to the community at large; or illustrates the broad patterns of cultural, social, political, economic, or industrial history.
The study parcel is not associated with a traditional way of life. Therefore, the study parcel at 1809 Mira Vista Avenue do not meet Additional Criteria 5.
6. Any structure, site, or object that conveys an important sense of time and place, or contributes to the overall visual character of a neighborhood or district.
House at 1809 Mira Vista Avenue
The house at 1809 Mira Vista Avenue has maintain its integrity of location, design, materials, feeling, and association, and therefore, can convey its appearance and historical associations dating to the first half of the 20th century. Moreover, it forms an integral element of an almost intact cluster of houses in the 1800 block of Mira Vista Avenue that were built between1922 and 1951. Therefore, the house at 1809 Mira Vista Avenue, which conveys an important sense of time and place and contributes to the integrity of the surrounding streetscape, meets Additional Criterion 6.
Designed Landscape
The existing designed landscape, which has lost most of its original design elements and plantings, cannot effectively convey its historic appearance. Therefore, it does not meet Additional Criterion g.
7. Any structure, site or object able to yield information important to the community or is relevant to historical, historic archaeological, ethnographic, folkloric, or geographical research.
Extensive examination of records on file at the City of Santa Barbara, Santa Barbara Historical Museum and the Santa Barbara Public Library did not reveal any information indicating that 1809 Mira Vista Avenue has the potential for yielding additional information relevant to
Post/Hazeltine Associates Phase 1-2 HSSR 1809 Mira Vista Avenue, Santa Barbara, California April 25, 2017 41 historical, ethnographic, folkloric, or geographical research. The application of this criterion to archaeological deposits is beyond the purview of this report. Therefore, 1809 Mira Vista Avenue does not meet Additional Criterion 7.
8: Any structure, site or object determined by the City to be historically significant or significant in the architectural engineering, scientific, economic, agricultural, educational, social, political, military, or cultural annals of California, provided the City’s determination is based on substantial evidence in light of the whole record [Ref. State CEQA Guidelines §15054.5 (a)(3)].
1809 Mira Vista Avenue is not a designated City of Santa Barbara Structure of Merit or Landmark, neither has it been listed in the City of Santa Barbara Potential Historic Resources List. Therefore, the study parcel at 1809 Mira Vista Avenue does not meet Additional Criterion 8.
8.3 Eligibility for listing in the California Register of Historical Resources
This section of the report provides a review of the property’s eligibility for listing as a significant historic resource at the state level.
State Criteria
(a) For purposes of this section, the term “historical resources” shall include the following: 1.) A resource listed in, or determined to be eligible by the State Historical Resources Commission, for listing in the California Register of Historical Resources (Pub. Res. Code SS5024.1, Title 14 CCR, Section 4850 et seq.). 2.) A resource included in a local register of historical resources, as defined in section 5020.1(k) of the Public Resources Code or identified as significant in an historical resource survey meeting the requirements section 5024.1(g) of the Public Resources Code, shall be presumed to be historically or culturally significant. Public agencies must treat any such resource as significant unless the preponderance of evidence demonstrates that it is not historically or culturally significant. 3.) Any object, building, structure, site, area, place, record, or manuscript which a lead agency determines to be historically significant or significant in the architecturally, engineering, scientific, economic, agricultural, educational, social, political, military, or cultural annals of California may be considered to be an historical resource, provided the lead agency’s determination is supported by substantial evidence in light of the whole record. Generally, a resource shall be considered by the lead agency to be “historically significant” if the resource meets the criteria for listing on the California Register of Historical Resources (Pub. Res. Code SS5024.1, Title 14 CCR, Section 4852) including the following: a) Is associated with events that have made a significant contribution to the broad patterns of California’s history and cultural heritage; b) Is associated with the lives of persons important in our past; c) 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; or d) Has yielded, or may be likely to yield, information important in prehistory or history.
Criteria 3b: As noted above, the house at 1809 Mira Vista Avenue was the home of Leon Phillips an important early 20th century businessman who was one the founders of the Puritan Ice Company a leading regional purveyor of ice in Southern California during the 1920s through 1960s. It was during this period that California experienced substantial population and economic growth largely due to
Post/Hazeltine Associates Phase 1-2 HSSR 1809 Mira Vista Avenue, Santa Barbara, California April 25, 2017 42 improvements in regional and national transportation systems which more closely linked California and Santa Barbara to the national economy. Given Leon Phillips 36-year involvement in the commercial life of the Santa Barbara and regional commercial networks, the house at 1809 Mira Vista meets Criterion 3b.
Criteria 3c:
House at 1809 Mira Vista Avenue
The house at 1809 Mira Vista Avenue is eligible for listing under Criterion 3c because it exemplifies the type of Tudor Revival houses built for California’s upper middle class during the early 1920s through the early 1930s. This architectural type is a characteristic subtype of the Period Revival movement during the 1920s, a period when the state’s economy and population were rapidly expanding. Therefore, the house at1809 Mira Vista Avenue, which is an important example of its architectural type at the local level, meets Criterion 3c.
Designed Landscape
The existing designed landscape, which has lost most of its original design elements and plantings cannot effectively convey Lockwood de Forest Jr.’s design scheme. Therefore, it does not meet Criterion 3c.
8.4 Eligibility for Listing in the National Register of Historic Places
Also to be considered are the criteria for listing in the National Register of Historic Places. (MEA Technical Appendix 1 VGB-10):
The quality of significance in American history, architecture, archaeology, and culture is present in districts, sites, buildings, structures, and objects of State and local importance that possess integrity of location, design, setting, materials, workmanship, feeling and association, and: (a) That are associated with events that have made a significant contribution to the broad patterns of our history; or (b) That are associated with the lives of persons significant in our past; or (c) That embody the distinctive characteristics of a type, period or method of construction, or that represent the work of a master, or that possess high artistic values, or that represent a significant and distinguishable entity whose components may lack individual distinction; or (d) That has yielded, or may be likely to yield, information important in prehistory or history.
Criterion b: As noted above in Sections 9.2.1 and 9.3 of this report, the house at 1809 Mira Vista Avenue was the home of Leon Phillips, a long-time Santa Barbara businessman who was one of the founders of the Puritan Ice Company a leading regional purveyor of ice in Southern California during the 1920s through 1960s. It was during this period that California experienced substantial population and economic growth largely due to improvements in regional and national transportation systems which more closely linked California and Santa Barbara to the national economy. Given the Leon Phillips 36-year involvement in the commercial and civic life of the community the property at 1809 Mira Vista meets Criterion b at the local level.
Post/Hazeltine Associates Phase 1-2 HSSR 1809 Mira Vista Avenue, Santa Barbara, California April 25, 2017 43 Criterion c:
House
The House at1809 Mira Vista Avenue is eligible for listing under Criterion 3 because it exemplifies the type of Tudor Revival houses that were built for the nation’s upper middle class during the early 1920s through the early 1930s. The style was even termed “stockbrokers Tudor” because it was a nearly ubiquitous for successful businessmen during the boom years of the 1920s. This architectural type is a characteristic subtype of the Period Revival movement during the 1920s, a period when the state’s economy and population were rapidly expanding. Therefore, the house at1809 Mira Vista Avenue, which is an important example of its architectural type at the local level, meets Criterion 3.
Designed Landscape
The existing designed landscape, which has lost most of its original design elements and plantings cannot effectively convey Lockwood de Forest Jr.’s design scheme. Therefore, it does not meet Criterion c.
9.0 SUMMARY STATEMENT OF SIGNIFICANCE
House
The house at 1809 Mira Vista Avenue is eligible for listing as a City of Santa Barbara Structure of Merit under Criteria a, c, d, e, g, h, i, and Additional Criterion 6. The outdoor stone fireplace and stone retaining wall along Mira Vista Avenue (excluding the designed landscape as a whole) are contributors to this potential designation. The house is also eligible for listing in the California Register of Historical Resources under Criteria 3b and 3c and the National Register of Historic Places under Criteria b and c. Therefore, the house at 1809 Mira Vista Avenue is considered a significant resource for the purposes of CEQA review. Because of its historical associations and architectural significance, the house is eligible for listing as a City of Santa Barbara Structure of Merit in its current state of preservation.
Designed Landscape
The remnants of the designed landscape at 1809 Mira Vista Avenue are not a significant historic resource for the purposes of environmental review (as noted above, the outdoor stone fireplace and stone retaining wall along Mira Vista Avenue are eligible for listing at the Structure of Merit level as contributors to the setting of the house).
Phase 2 Section
10.0 EVALUATION OF PROJECT IMPACTS
10.1 Project Thresholds
This component of the study will assess the potential impacts that may result from the implementation of the proposed project. The City MEA uses State CEQA Guidelines #15064.5 for determining the significance of impacts to historic resources:
Post/Hazeltine Associates Phase 1-2 HSSR 1809 Mira Vista Avenue, Santa Barbara, California April 25, 2017 44 An adverse effect is defined as an action that will diminish the integrity of those aspects of the property that make it eligible for listing in a local, State or National register of historic resources. CEQA defines adverse effect in the following manner: A project with an effect that may cause a substantial adverse change in the significance of an historical resource is a project that may have a significant effect on the environment (Public Resource Code 15064.5 (b)). Substantial adverse change in the significance of an historical resource means physical demolition, destruction, relocation, or alteration of the resource or its immediate surroundings such that the significance of an historical resource would be materially impaired (Public Resource Code 15064.5 (b1)).
CEQA defines material impairment of a historic resource as follows:
(A)Demolishes or materially alters in an adverse manner those physical characteristics of an historical resource that convey its historical significance and that justify its inclusion in, or eligibility for, inclusion in the California Register of Historical Resources;
(B)Demolishes or materially alters in an adverse manner those physical characteristics that account for its inclusion in a local register of historical resources pursuant to section 5020.1(k) of the Public Resources Code or its identification in an historical resources survey meeting the requirements of section 5024.1(g) of the Public Resources Code, unless the public agency reviewing the effects of the project establishes by a preponderance of evidence that the resource is not historically or culturally significant;
(C)Demolishes or materially alters in an adverse manner those physical characteristics of a historical resource that convey its historical significance and that justify its eligibility for inclusion in the California Register of Historical Resources as determined by a lead agency for purposes of CEQA. (Public Resources Code 15064.5 (b2).
(3) Generally, a project that follows the Secretary of the Interior’s Standards for the Treatment of Historic Properties with Guidelines for Preserving, Rehabilitating Restoring, and Reconstructing Historic Buildings or the Secretary of the Interior’s Standards for Rehabilitation and Guidelines for Rehabilitating Historic Buildings (1995) shall be considered as mitigated to a level of less than significant.
(4) A lead agency shall identify potentially feasible measures to mitigate significant adverse changes in the significance of an historical resource. The lead agency shall ensure that any adopted measures to mitigate or avoid significant adverse changes are fully enforceable through permit conditions, agreements, or other measures.
The following direction for applying mitigation measures is found in Section 2.5 of the MEA Guidelines for Archaeological Resources and Historic Structures and Sites (2002: 65 - 70).
These include the following:
1) In-situ preservation is the preferred manner of avoiding damage to significant historic resources. 2) Planning construction so that demolition or alteration of structures, sites and natural objects are not required; and 3) Incorporating existing structures, sites and natural objects into planned
Post/Hazeltine Associates Phase 1-2 HSSR 1809 Mira Vista Avenue, Santa Barbara, California April 25, 2017 45 development whenever avoidance is not possible.
As noted in the guidelines the appropriateness of potential mitigation measures is dependent on the type of historic resource and its degree of importance. A resource’s significance is tied to its level of eligibility for listing at the local, state and national level (MEA 2002: 66-67). The following range of potential mitigation measures are listed in the MEA:
1) Rehabilitation without relocation on site for use as habitable space, including compliance with all State Historic Building Code requirements. The Secretary of the Interior’s Guidelines would apply to this treatment. 2) Preserving the historic structure on site as non-habitable space. The Secretary of the Interior’s Guidelines would apply to this treatment. 3) Relocation and preservation of the historic structure on site for use as habitable space, including compliance with all State Historic Building Code requirements. The Secretary of the Interior’s Guidelines would apply to this treatment. 4) Relocation and preservation of the historic structure on site for use as non-habitable space. The Secretary of the Interior’s Guidelines would apply to this treatment. 5) Compatible incorporation of façade only of historic structure into the design of the new building on site (this treatment would not meet the Secretary of the Interior’s Guidelines that would apply to this treatment). 6) Advertisements for acquisition and relocation of structures with its subsequent rehabilitation at its new site. The Secretary of the Interior’s Guidelines would apply to this treatment. 7) Demolition of historic structures with recordation according to the Community Development Department’s “Required Documentation Prior to Demolition” standards. 8) Commemoration of the demolished structure with a display of text and photograph within the new building. 9) Commemoration of the demolished structure with a display of text and photograph on the exterior of the new building. 10) Commemoration of the demolished structure with an enclosed display of texts and photographs on the perimeter of the property at the primary entrance. 11) Salvage of significant materials for conservation in an historical display.
Secretary of the Interior’s Standards for Rehabilitation:
The following standards developed by the National Park Service to evaluate impacts to historic resources will guide the evaluation of the proposed project: 1. A property will be used as it was historically or be given a new use that requires minimal change to its distinctive materials, features, spaces, and spatial relationships.
2. The historic character of a property will be retained and preserved. The removal of distinctive materials or alteration of features, spaces, and spatial relationships that characterize a property will be avoided.
3. Each property will be recognized as a physical record of its time, place, and use. Changes that create a false sense of historical development, such as adding conjectural features or elements from other historic properties, will not be undertaken.
4. Changes to a property that have acquired historic significance in their own right will be retained and preserved.
Post/Hazeltine Associates Phase 1-2 HSSR 1809 Mira Vista Avenue, Santa Barbara, California April 25, 2017 46 5. Distinctive materials, features, finishes, and construction techniques or examples of craftsmanship that characterize a property will be preserved.
6. Deteriorated historic features will be repaired rather than replaced. Where the severity of deterioration requires replacement of a distinctive feature, the new feature will match the old in design, color, texture, and, where possible, materials. Replacement of missing features will be substantiated by documentary and physical evidence.
7. Chemical or physical treatments, if appropriate, will be undertaken using the gentlest means possible. Treatments that cause damage to historic materials will not be used.
8. Archeological resources will be protected and preserved in place. If such resources must be disturbed, mitigation measures will be undertaken.
9. New additions, exterior alterations, or related new construction will not destroy historic materials, features, and spatial relationships that characterize the property. The new work shall be differentiated from the old and will be compatible with the historic materials, features, size, scale and proportion, and massing to protect the integrity of the property and its environment.
10. New additions and adjacent or related new construction will be undertaken in a such a manner that, if removed in the future, the essential form and integrity of the historic property and its environment would be unimpaired (36 CFR Part 68, 1995 Federal Register, Vol. 60, No. 133).
10.2 Work Plan
The work plan focuses on identifying the property’s character and non-character-defining features to provide a basis for evaluating the project’s impacts to the significant historic resources identified in this report. The evaluation applies the Secretary of the Interior’s Standards for Rehabilitation to determine the project’s impact on significant historic resources on and adjacent to the project parcel.
Character-Defining Elements of the House
Contributing:
Overall form and picturesque massing; Steeply pitched roofs with hipped and front-gabled elements; Presence of dormers; Leaded glass windows; Wood front door; and Prominent chimneys with the patterned brickwork;
Non-Contributing:
Addition on rear (south) elevation designed by Robert Ingle Hoyt; Addition designed by Christopher Dentzel on the east elevation; Existing synthetic roof shingles; and Existing garage door opening and door.
Post/Hazeltine Associates Phase 1-2 HSSR 1809 Mira Vista Avenue, Santa Barbara, California April 25, 2017 47 Designed Landscape
Contributing:
The following elements of the landscape contribute to the setting of the house
Outdoor sandstone fireplace; Front walkway leading from the street to the front door; and Retaining wall and steps fronting Mira Vista Avenue.
Non-Contributing:
The designed landscape as a whole which does not retain its integrity of design or materials.
10.3 Analysis of the Proposed Project
The following section of the report evaluates the proposed project’s impacts to significant historic resources by applying the Secretary of the Interior’s Standards for Rehabilitation. Project’s that meet the Standards are considered to have a less than significant impact to significant historic resources. The following plans and elevations detail the proposed project.
Detailed Project Description
The applicant proposes the following alterations and additions (Figures 12-16 and see full set of plans in Appendix A).
House (see Figures 35 - 41):
The existing 5,176 square-foot (gross) house encompasses a 3,072 square-foot first floor and a 1,013 square-foot (gross) second floor, an attached 451 square-foot (gross) garage wing, and 436 square-foot (gross) basement housing mechanical systems. The applicant proposes a 606 square-foot (gross) addition to the first floor, a 49-square-foot (gross) addition to the second floor and removing the existing garage and replacing it with a one-story, 495 square-foot (gross) two-car garage. Completion of the all of the proposed additions would increase the house’s square-footage from 4,972 square feet (gross) to 5,671 square feet (gross). The applicant also proposes to add a 720 square-foot terrace to the rear elevation to more seamlessly connect the house to the surrounding gardens. Project plans were prepared by Tom Henson of Becker, Henson, Niksto Architects.
Replace the existing non-historic roof shingles with new CE-DUR shakes that emulate the appearance, profile and color of wood shingles.
North Elevation (Facing Mira Vista Avenue)
Replace the existing garage wing with a new garage with a taller plate height and ridge height. The new garage would maintain the existing hipped roof garage form but would reduce the setback from the façade of the house. An existing metal garage door would be replaced with a paneled door with a glazed transom; At the east end of the elevation an existing window in the addition built in 1986 would
Post/Hazeltine Associates Phase 1-2 HSSR 1809 Mira Vista Avenue, Santa Barbara, California April 25, 2017 48 be replaced with a glazed wood panel door with wood muntins; Remove a chimney set on the south side of the roof’s ridge that is partially visible from this elevation; and At the west end of the elevation, the existing door into the kitchen would be replaced with a multi-light wood panel door with wood muntins.
South Elevation (facing towards rear of lot)
Remove a window in the non-historic (1986) addition at the east end of the elevation; Rebuild the garage wing at the west end of the elevation to a larger footprint with new fenestration, chimney and front-facing gable; Enlarge a dormer near the center of the elevation; Near the center of the elevation, replace the existing fenestration with a set of French doors flanked by sidelights that would maintain the width, plate height and divided light pattern of the existing windows; Remove a brick chimney near the center of the elevation; Remove a wood door and its flanking windows that provide access to the basement; and Remove the existing flight of stairs and replace it with a raised terrace with a staircase leading down to the gardens and metal railings. The design of the terrace and staircases is inspired by early 20th century Arts and Crafts-inspired landscape architecture.
East Elevation
Remove a window near the center of the elevation and replace it with a larger divided-light window; and Relocated a window near the north end of the elevation farther to the north.
West Elevation
Rebuild the garage wing with larger footprint, a taller roof ridge and a chimney; Re-use the two windows in the existing garage in the new garage; Replace a solid wood door in the non-historic wing designed by Robert Ingle Hoyt with a new single French with wood muntin bars matching the existing French door; and Add a service door into the basement crawl space.
(see plans, next page)
Post/Hazeltine Associates Phase 1-2 HSSR 1809 Mira Vista Avenue, Santa Barbara, California April 25, 2017 49 Figure 35, Existing First and Second Floor Plans
Post/Hazeltine Associates Phase 1-2 HSSR 1809 Mira Vista Avenue, Santa Barbara, California April 25, 2017 50 Figure 36, Proposed First Floor Plan
Post/Hazeltine Associates Phase 1-2 HSSR 1809 Mira Vista Avenue, Santa Barbara, California April 25, 2017 51 Figure 37, Proposed Second Floor Plan
Post/Hazeltine Associates Phase 1-2 HSSR 1809 Mira Vista Avenue, Santa Barbara, California April 25, 2017 52 Figure 38, Existing & Proposed North Elevation
Post/Hazeltine Associates Phase 1-2 HSSR 1809 Mira Vista Avenue, Santa Barbara, California April 25, 2017 53 Figure 39, Existing & Proposed South Elevation
Post/Hazeltine Associates Phase 1-2 HSSR 1809 Mira Vista Avenue, Santa Barbara, California April 25, 2017 54 Figure 40, Existing and Proposed East Elevation
Post/Hazeltine Associates Phase 1-2 HSSR 1809 Mira Vista Avenue, Santa Barbara, California April 25, 2017 55 Figure 41, Existing and Proposed West Elevation
Application of the Secretary of Interior’s Standards for Rehabilitation
The following Standards apply to the project:
Standard 1: The property has functioned as a single-family property since its construction in 1925 and would continue to do so. Alterations are primarily confined to the rear elevation which has already been altered and is not within the public view and the garage wing which would be rebuilt to a larger footprint with a taller roof. When viewed from the street, the most noticeable change would be to the garage which would feature a period-appropriate door, and a taller ridge height. The garage would maintain the existing hipped roof configuration Post/Hazeltine Associates Phase 1-2 HSSR 1809 Mira Vista Avenue, Santa Barbara, California April 25, 2017 56 when viewed from the street, period appropriate garage doors would be installed. A chimney set on the south side of the ridgeline which is partially visible from the south elevation would be removed. Because only the top of this chimney is visible from the street façade and the two other chimneys would remain in-place, the loss of this architectural feature would not substantially impair the house’s integrity of design or materials. The remainder of the street façade would remain unaltered. Therefore, the proposed project, which would preserve the essential historic design features and materials that characterize its Tudor Revival style, meets Standard 1.
Standard 2:
Standard 2 is met because loss of historic fabric is primarily confined to the garage wing which has already been altered, and two other chimney (two other chimneys, exhibiting the same level of design and intricate brickwork, would remain in place) existing non-historic additions, and the rear of the house which is not visible from the street or other public viewsheds. Moreover, the house would maintain its existing visual and spatial relationship to the public street. Therefore, the proposed alterations to the house meet Standard 2.
Standard 3: Standard 3 does not apply because the project does not propose the addition of conjectural features or elements from other historic properties. Therefore, the proposed project meets Standard 3.
Standard 4: Standard 4 does not apply because the project does not propose changes to features that have acquired historic significance in their own right. Therefore, the proposed project meets Standard 4.
Standard 5
Loss of historic fabric includes a chimney on the rear elevation, which is partially visible from the street facade, the garage wing, and fenestration on the south elevation. Alterations to the wings added in 1970 and 1986 would not result in the loss of historic fabric. While historic fabric would be removed it is primarily confined to the exterior walls of the garage and windows and a basement level door on the south elevation. Several of the windows proposed for removal would be re-used to preserve these examples of craftsmanship. While removal of a chimney would remove historic fabric, two other chimneys exhibiting the same design features and materials would be preserved in- place; this would provide sufficient examples this architectural feature to convey the original design features and craftsmanship of the house’s Tudor style chimneys. While the garage is an original element of the building it has been altered and is the least architecturally complex element of the house’s architectural composition; hence its removal would not substantially impact the building’s integrity of design or materials. Because the loss of historic fabric is primarily confined to the rear elevation and not the street facade, the proposed alterations to the house meets Standard 5.
Standard 6:
If substantial areas of deteriorated historic fabric are encountered during construction the applicant proposes to repair historic fabric if possible. If repair is not feasible, the replacement materials would match the historic in material, texture and appearance. Provided this guidance is followed, the proposed project would meet Standard 6.
Post/Hazeltine Associates Phase 1-2 HSSR 1809 Mira Vista Avenue, Santa Barbara, California April 25, 2017 57 Standard 7:
The project proposes to retain and repair existing historic fabric not proposed for removal. Replacement material, if needed, would match the original in material and dimension. If paint stripping is required, abrasive means such as sand blasting are not proposed. With the implementation of this treatment plan, the proposed project meets Standard 7.
Standard 8: The application of this criterion to archaeological deposits is beyond the purview of this report.
Standard 9:
Several alterations are proposed to the existing house which would remove historic fabric; these include the re-building of the garage and additions to the rear elevation which would result in the removal of several windows, most of which would be re-used, sections of plaster cladding and the removal of a chimney located near the east end of the building. Loss of historic fabric is primarily confined to the wall and roof assembly of the garage and the west end of the rear (south) elevation and the removal of a chimney. As noted above under the discussion of Standard 5, while one chimney would be removed two other chimneys which exhibit the same design motifs and level of craftsmanship would be retained. While historic fabric would be removed the house would retain most of its existing exterior walls, roof assembly, fenestration and two of its existing chimneys in place. The additions have been designed to emulate the architectural style, finishes and materials of the historic house which is appropriate since these changes are within or immediately adjacent to the house’s historic footprint. New shingle types are proposed to replace the existing non-historic synthetic shingles whose profile and color do not match the house’s historic wood shingles. The new roofing would be CE-DUR shakes that would more closely emulate the appearance of wood shingles that originally clad the roof. Because the new shingles would more closely match the historic roofing they meet Standard 9.
The proposed design for the rear terrace with its plastered and stone-clad walls, stairs and metal railings is inspired by the work of Gertrude Jekyll and Edwin Lutyens who greatly influenced early 20th century American landscape design. Insertion of the new terraces and stairs would better integrate the house with its landscape. The insertion of a swimming pool with a rectangular footprint would meet Standard 9, provided the proportions of the pool and its coping and surround are designed to reference historic materials and design. Therefore, because the alterations would match or emulate the house’s existing documented historic materials and features, the proposed project to rehabilitate the house meets Standard 9.
Standard 10:
Some of the alterations such as the removal of the chimney and rebuilding the garage are non- reversible. However, since most of the house’s historic fabric would be rehabilitated and remain in- place and the street façade would retain almost all of its character-defining features the proposed project would meet Standard 10.
10.4 Impacts to Nearby Significant Historic Resources
1710 Mira Vista Avenue is the only designated landmark on Mira Vista Avenue. No other designated or potential historic resources on located on the street. While fragments of a
Post/Hazeltine Associates Phase 1-2 HSSR 1809 Mira Vista Avenue, Santa Barbara, California April 25, 2017 58 historic landscape designed by Lockwood de Forest Jr. exist on the adjacent property at APN 019-090-027, they are not considered significant historic resources per a Historic Structures/Sites Letter Report (Post/Hazeltine Associates 2017).
Evaluation of Impacts to Nearby Significant Historic Resources
The proposed project would not substantially change the street façade of the existing house at1809 Mira Vista Avenue, which would retain its existing setbacks and almost all of its historic features when viewed from the street. Therefore, the proposed project’s impacts to nearby significant historic resources are considered less than significant (Class III).
10.5 Evaluation of Cumulative Impacts to Significant Historic Resources
The cumulative impact analysis will focus on evaluating the effect of the proposed project at 1809 Mira Vista Avenue and other past, present and reasonably foreseeable projects in the vicinity. To assess the effects of the proposed project on nearby significant historic resources, the definition of significant effects from CEQA Appendix G, Section 15064.5, was used in combination with the more specific language found in Section 106 of the National Preservation Act of 1966 (36 CFR §800 as amended). Specifically, Number § 800.5 (a) (1) states that: an adverse effect is found when an undertaking may alter, directly or indirectly, any of the characteristics of a historic property that qualify the property for inclusion in the National Register in a manner that would diminish the integrity of the property's location, design, setting, materials, workmanship, feeling, or association. Consideration shall be given to all qualifying characteristics of a historic property, including those that may have been identified subsequent to the original evaluation of the property's eligibility for the National Register. Adverse effects may include reasonably foreseeable effects caused by the undertaking that may occur later in time, be farther removed in distance or be cumulative. Cumulative impacts can be defined as the total effects on a resource of that action and all other activities affecting that resource (CEQ 1987).
The relevant adverse effects listed in § 800.5 (a) (2) are:
(iv) Changing the character of the property’s use or of physical features within the property's setting that contribute to its historic significance; and
(v) Introduction of visual, atmospheric, or audible elements that diminish the integrity of the property's significant historic features.
Cumulative Impacts are defined by CEQA as two or more individual impacts which, when considered together, are considerable or which compound or increase other environmental impacts (CEQA Guidelines, Sections 15064 and 15355). The focus of the analysis will be on assessing potential effects associated with the proposed project and its contribution to cumulative impacts to the character-defining features of significant historic resources identified in this report.
No substantial approved or pending projects could be identified for this block of Mira Vista Avenue. Because the project at 1809 Mira Vista Avenue meets the Secretary of the Interior’s Standards for Rehabilitation, the project does not have the potential for contributing substantially to cumulative impacts to surrounding streetscape as it does not have the potential for impacting the setting or integrity of listed or eligible significant historic resources
Post/Hazeltine Associates Phase 1-2 HSSR 1809 Mira Vista Avenue, Santa Barbara, California April 25, 2017 59 located adjacent to or near the project parcel. Therefore, cumulative impacts from the proposed project, which meets the Secretary of the Interior’s Standards for Rehabilitation, would be Less than Significant Cumulative Impact (Class III) to significant historic resources.
11.0 SUMMARY AND CONCLUSIONS
This Phase 1-2 Historic Structures/Sites Report prepared by Post/Hazeltine Associates has concluded that the proposed project’s impacts to significant historic resources on and adjacent to the project parcel at 1809 Mira Vista Avenue and nearby historic resources are Less than Significant (Class III). After implementation of the proposed project, the house at 1809 Mira Vista Avenue would maintain its eligibility for listing City of Santa Barbara Structure of Merit.
12.0 LIST OF RESOURCES AND BIBLIOGRAPHY
The following archives were used in the preparation of this report:
City of Santa Barbara Community Development Department, Records Management Division: Street files for 1809 Mira Vista Avenue
Montecito History Committee: Books on Montecito and Santa Barbara Gardens Sanborn Fire Insurance Map 1931 updated to 1958
Santa Barbara Historical Museum, Gledhill Library Biographical Files Obituary Files Photo Files for the Riviera
Santa Barbara Main Public Library Eldon Smith Collection City Directories
University of California, Santa Barbara: Davidson Library, Special Collections Map and Imagery Lab University Art Museum, Architecture and Design Collection
Architectural plans stored at the house at 1809 Mira Vista were also consulted.
The following source material was consulted:
Agren, Linda 1997: J. P. Harrington and the Exploration of Burton Mound: Santa Barbara, Unpublished paper.
Andree, Herb & Noel Young 1975 Santa Barbara Architecture: From Spanish Colonial to Modern. SanBarbara: Capra Press
Post/Hazeltine Associates Phase 1-2 HSSR 1809 Mira Vista Avenue, Santa Barbara, California April 25, 2017 60 Birnbaum, Charles and Robin Karon. 2000 Pioneers of American Landscape Design: A Project of the National Park Service Historic Landscape History CATALOG of Landscape Records in the United States at Wave Hill Cultural Landscape Foundation. McGraw-Hill, New York.
Burd, Brian 2003 Santa Barbara Postcard Photography. In: Noticias, Quarterly Magazine of the Santa Barbara Historical Society, Vol. XLIX No. 2, spring, 2003.
Conard, Rebecca & Christopher Nelson 1986 Santa Barbara: A Guide to El Pueblo Viejo. Santa Barbara: Capra Press.
Dobyns, Winefred, S. 1996 California Gardens. Allen A. Knoll, Publishers, Santa Barbara, California. Reprint of the 1931 edition.
Gebhard, David and Robert Winter 1975 A Guide to Architecture in Los Angeles and Southern California. Peregrine & Smith: Salt Lake City.
Harris, Cyril, M. 1997 American Architecture: An Illustrated Encyclopedia. W. W. Norton: New York, London.
Hitchcock, Henry-Russell 1971 The Pelican History of Art: Architecture: 19th and 20th Centuries. Penguin Books: New York.
Merser, Cheryl. 1997 The Garden Design Book. Regan Book, an imprint of Harper Collins Publishers, Inc. New York.
McAlester, Virginia and Lee McAlester 1985 A Field Guide to American Houses. New York: Alfred A. Knopf.
National Park Service n.d. National Park Service Preservation Brief 14 by Anne E. Grimmer and Kay D. Weeks.
Patrick W. Andrus and Rebecca H. Shrimpton 2002 Bulletin 15: How to Apply the National Register Criteria for Evaluation. 1990 last revised 2002.
Nelson, Christopher 1980 "Santa Barbara Architecture to 1930." M.A. Thesis, UCSB.
O'Neill, Owen Hugh 1939 History of Santa Barbara County, Its People and its Resources. Union Printing Co.
Post/Hazeltine Associates Phase 1-2 HSSR 1809 Mira Vista Avenue, Santa Barbara, California April 25, 2017 61 Peters, William F 1979 Lockwood de Forest, Landscape Architect, Santa Barbara, California, 1896-1949. Masters of Arts Thesis, University of California, Berkeley.
Petry, David 2012 The Puritan Ice Company: The Ice Empire of California’s Central Coast. Arcadia Publishing.
Phillips, Michael James 1927 History of Santa Barbara County, California from its Earliest Settlement to the Present Time. 2 Vols. S.J. Clarke Publishing Company.
Post/Hazeltine Associates 2011 Phase I/II Historic Resources Report for 2549 Sycamore Canyon Road (Val Verde)
Post/Hazeltine Associates 2017 Historic Structures/Sites Letter Report for APN 019-090-027, Santa Barbara, California.
Rouse, Stella Haverland 1985 "In Old Santa Barbara 100 Years Ago." Santa Barbara News-Press. October 30, 1985.
Poppeliers, John, C., S. Allen Chambers, and Nancy B Schwartz 1999 What Style is it? A Guide to American Architecture. Historic American Building Survey, National Trust for Historic Preservation, National Park Service, United States Department of the Interior.
Santa Barbara City Directories (1925-1991).
Santa Barbara News Press and Santa Barbara Evening Press as cited in text.
Southern California Writers' Project of the Work Projects Administration 1941 Santa Barbara, A Guide to the Channel City and its Environs. American Guide Series. New York: Hastings House.
Storke, Yda Addis 1891 A Memorial and Biographical History of the Counties of Santa Barbara, San Luis Obispo, and Ventura, California. Chicago: The Lewis Publishing Company, 1891.
Streatfield, David, C. 1982 California Gardens: Creating a New Eden. Abbeville Press, Publishers, New York.
Thompson and West 1883 History of Santa Barbara and Ventura Counties, California, With Illustrations and Biographical Sketches of its Prominent Men and Pioneers.
Tompkins, Walter A. 1975 Santa Barbara Past and Present: An Illustrated History. Schauer Printing Company Inc., Santa Barbara.
Post/Hazeltine Associates Phase 1-2 HSSR 1809 Mira Vista Avenue, Santa Barbara, California April 25, 2017 62 1989 Santa Barbara Neighborhoods. Schauer Printing Studios: Santa Barbara.
Williams, James, C., ed. 1977 Old Town, Santa Barbara: A Narrative History of State Street from Gutierrez to Ortega, 1850-1973. Public History Monograph #1. The Graduate Program in Public Historical Studies, Department of History, University of California, Santa Barbara, 1977.
The following map on file at the City of Santa Barbara, Community Development Department, Planning Division, was used in the preparation of this report:
Sanborn Fire Insurance Maps, 1931 updated to 1958.
The following maps were consulted for this report:
Bird's Eye Views of Santa Barbara, 1877, 1888 and 1898. On file at the Santa Barbara Historical Museum, Gledhill Library.
Sanborn Fire Insurance Company: 1886-1931. Insurance Maps of Santa Barbara, California. Sanborn Map Company, New York, 1892 (corrected through 1903), 1907 (corrected through May 1921), 1907 (corrected through 1929—post earthquake), 1931 (corrected through 1946), and 1931 (corrected through 1958). On file at the Santa Barbara Historical Museum, Gledhill Library and the Montecito History Committee.
Preliminary Sketch of Santa Barbara 1853. Field Notes of Surveyor, 1853. Bancroft Library, University of California, Berkeley (Copy on file at the Santa Barbara Historical Museum, Gledhill Library).
Barry, Walter E. City of Santa Barbara Map, 1912. Planning Division, Community Development Department.
United States Coast & Geodetic Survey Map of 1854. On file at the Santa Barbara Historical Museum, Gledhill Library.
United States Coast & Geodetic Survey Map of 1870. On file at the Santa Barbara Historical Museum, Gledhill Library.
United States Coast & Geodetic Survey Map of 1878. On file at the Santa Barbara Historical Museum, Gledhill Library.
United States Geological Survey, Santa Barbara County Special Maps: 1903 and 1909. On file at the Santa Barbara Historical Museum, Gledhill Library.
Additional Sources
Santa Barbara Historical Museum, Gledhill Library
Photographic Files for the Riviera Name Files Index for burials at Santa Barbara Cemetery Santa Barbara City Directories and Registers 1878 to 1991
Post/Hazeltine Associates Phase 1-2 HSSR 1809 Mira Vista Avenue, Santa Barbara, California April 25, 2017 63 Santa Barbara Public Library
City Directories 1925 -1991
Post/Hazeltine Associates Phase 1-2 HSSR 1809 Mira Vista Avenue, Santa Barbara, California April 25, 2017 64 APPENDIX A
Architect’s Plans
192 192
SITE N88°49'30"W MIRA VISTA P C 115 .03 ALAMEDA PADRE SERRA
S00°02'30"E SANTA BARBARA MISSION THE SANTA BARBARA 15'-0" BOWL TRIM HEDGE TO 3'-6" HIGH 20
OVER EXTENTS SHOWN .00 GARDEN
20'-0"
' NW/COR STREET ' STREET STATE MILPAS 20'-0" 20'-0" SANTA BARBARA
STREET HIGH SCHOOL STREET MISSION P 100 STREET OLIVE N88°22'10"W 99 CAL P STREET 114 .00 C ANAPAMU 97 97 96
10'-0"
(E) 10'-0" 98 STREET
97 95 96 COTA
(E) FRONT x
94 (E) 30'-0"
SETBACK x DN (4) R@ 96 6:15 ± 96 REMOVE (E) 97 93 SHED (E)
95 95 92 RETAINING WALL (E) W/ WROUGHT IRON DRIVEWAY
RAILING x 95 96 (E) 91 (E) 94 .0 95 . T.W 94 (E) 90 VICINITY MAP .8 93 95 x 10'-0" (E) 93 NOT TO SCALE SETBACK A.D. NEIGHBOR RESIDENCE SIDE 94 .2 (E) 89 94 (E) 92 94
.0 PROJECT DATA 95 . 94 T.W PROJECT ADDRESS: 1809 MIRA VISTA AVENUE 93 (E) 88 x .4 SANTA BARBARA, CA 93103 94 (E) 91 ASSESSOR'S PARCEL NUMBER: 019-090-026 .6 ENLARGED 94 2-CAR GARAGE LAND USE ZONE: E-1 GENERAL PLAN AREA: RIVIERA: RIVIERA 93 LOT AREA (GROSS): 0.55 ACRES LOT AREA (NET): 0.55 ACRES TRASH AREA x (E) 87 92 OCCUPANCY CLASSIFICATION: R-3 CONSTRUCTION TYPE: V-B 87 (E) RESIDENCE F.F. = 95.15 AVERAGE LOT SLOPE: 12% 92 HIGH FIRE AREA: YES 10'-0" HILLSIDE DESIGN DISTRICT: YES SIDE SETBACK x FLOOD PLAIN AREA: NO 86 91
(E) 86 PARKING: 2 SPACES PROVIDED (2 SPACES REQUIRED)
(P) TERRACE 91 (STONE PAVERS S00°02'30"E OR SIM) 198 S00°02'30"E SQUARE FOOTAGE 86 (E) 85 .77 182 NET GROSS 87 (E) FIRST FLOOR: 2,882 SF 3,072 SF
.49 .7 90 (E) SECOND FLOOR: 910 SF 1,013 SF 94 x 85 (E) BASEMENT: 396 SF 436 SF P DN (17)@ (E) TOTAL RESIDENCE: 4,188 SF 4,521 SF (E) 84 6.25:14.5 90 (P) 1ST FLOOR ADDITION: 538 SF 606 SF (P) 2ND FLOOR ADDITION: 39 SF 49 SF
P PROPOSED ADDITION .0 89 TOTAL HABITABLE ADDITION AREA: 577 SF 655 SF BBQ 89 . T.W TOTAL (P) RESIDENCE: 4,765 SF 5,176 SF (E) 83 86 x 88 89 REMODELED AREA: 1,190 SF .5 .5 85 87 . REMOVE (E) T.W (E) GARAGE/STORAGE (TO BE DEMO'D): (408 SF) (451 SF) SMALL TREE 85 HARDSCAPE ON (P) 2-CAR GARAGE: 451 SF 495 SF (E) 82 .5 NORTH AND EAST SIDE 85 88 TOTAL SITE: 5,216 SF 5,671 SF OF POOL (P) TOTAL FAR ON SITE: 5,216 SF = 110.0% OF MAX FAR x (P) FAR EXCLUDING BASEMENT: 4,820 SF = 101.6% OF MAX FAR (E) (E) 84 85 87 NOTE: 100% MAX FAR = 4,742 SF (E) 81 86 (P) EXTERIOR TERRACE AREA: 720 SF PROPOSED 84 POOL REMOVE (E) FOUNTAIN F.A.R. Calculator (E) (E) 82 83 86 Instructions: Enter the information in the white boxes below. The spreadsheet will calculate the proposed FAR (floor area ratio), the 100% max FAR (per PROPOSED x 85 85 the Zoning Ordinance), and the 85% max FAR (per the Zoning Ordinance). Additionally it will determine whether a FAR Modification is required. (E) 81 SPA SCOPE OF WORK: (E) STONE FIREPLACE The Net Lot Area does not include any Public Road Easements or Public Road Right-of-Way areas. The proposed TOTAL Net FAR Floor Area shall .5 include the net floor area of all stories of all building, but may or may not include basement/cellar floor area. For further clarification on these definitions (E) 80 85 TO REMAIN ENLARGE (E) GARAGE, ADDITION OF NEW KITCHEN / FAMILY please refer to SBMC §28.15.083. REMOVE (E) 84 ROOM, INTERIOR REMODEL OF 1190 SF, NEW REAR TERRACE, .0 84 85 83 .0 SMALL TREE (E) ADD/MODIFY DORMERS AT SECOND FLOOR. RAISE (E) ENTER Project Address: 1809 Mira Vista 80 DRIVEWAY & ADJACENT RETAINING WALL. 84
Is there a basement or cellar existing or proposed? Yes x 83
(E) 79 82 84 EXTERIOR COLORS ENTER Proposed TOTAL Net FAR Floor Area (in sq. ft.): 5,216 (E) 79 83 81 5,216 EXTERIOR PLASTER WALLS 80 OPEN YARD ENTER Zone ONLY from drop-down list: E-1 AREA “FEATHER DOWN" OC-6 BY BENJAMIN MOORE 79 ENTER Net Lot Area (in sq. ft.): 23,997 82 83 (MATCH EXISTING)
x
Is the height of existing or proposed buildings 17 feet 78 Yes x WINDOWS & EXTERIOR DOORS, or greater? x 81 TRIM, EAVES, WOOD TRELLISES Are existing or proposed buildings two stories or "BITTERSWEET CHOCOLATE" 2114-10 Yes (E) ROSE GARDEN, STONE CURB greater? WALL, PATHS, ETC. TO REMAIN BY BENJAMIN MOORE (MATCH EXISTING) The FAR Requirements are: GUIDELINE** 77 ROOF
ENTER Average Slope of Lot: 12.00% PROPOSED x 80 CLASS "A" CeDUR SHAKE POOL EQUIP. "SHILOH" STAGGERED
Does the height of existing or proposed buildings x Yes 79 (MATCH EXISTING) exceed 25 feet? REAR 76 IRON RAILINGS AND ARBORS 10'-0" Is the site in the Hillside Design District? Yes 78 SETBACK "IRON MOUNTAIN" #2134-30 NO. C34244 Does the project include 500 or more cu. yds. of BY BENJAMIN MOORE RENEWS No x grading outside the main building footprint? PRELIMINARYJUNE, 2017 An FAR MOD is not required per SBMC §28.15 N89°52'30"E P 128.95 FLOOR AREA RATIO (FAR): 0.217 Lot Size Range: >= 20,000 sq. ft. GRADING: (INCLUDES POOL EXCAVATION) STEGALL RESIDENCE MAX FAR Calculation (in sq. ft.): 4,430 + (0.013 x lot size in sq. ft.) 1809 Mira Vista Avenue N 130 CUBIC YARDS CUT Santa Barbara, CA 93103 100% MAX FAR: 0.198 290 CUBIC YARDS FILL 160 CUBIC YARDS IMPORT 100% MAX FAR (in sq. ft.): 4,742 SITE PLAN
85% of MAX FAR (in sq. ft.): 4,031 1"=10' OWNER: John & Daryl Stegall 80% of MAX FAR (in sq. ft.): 3,794 1809 Mira Vista Avenue Santa Barbara, CA 93103 The 5216 square foot proposed total is 110% of the MAX FAR.* NEIGHBOR GARAGE
* NOTE:When Percentage excluding total is rounded the crawl/ up. basement, the FAR is 4820 sq ft = 102% of the MAX FAR **NOTE: If your project is located on a site with multiple or overlay zones, please contact Planning Staff to confirm whether the FAR limitations are "Required" or "Guideline". ARCHITECT: SHEET INDEX Becker Henson Niksto Architects Acreage Conversion Calculator SHEET COUNT: 9 34 W. Mission Street Santa Barbara, CA 93101 ENTER Acreage to Convert to square footage: 0.36 A1.0 COVER SHEET & SITE PLAN 805-682-3636 Net Lot Area (in sq. ft.): 15681.6 A2.0 EXISTING FLOOR PLANS A2.1 PROPOSED FIRST FLOOR PLAN
H:\Group Folders\PLAN\Handouts\Official Handouts\Design Review\FAR_Calculator.xls Revised January 30, 2012 A2.2 PROPOSED SECOND FLOOR PLAN DATE: 12/22/16 HLC RESIDENCE A2.4 ROOF PLAN NEIGHBOR A3.0 EXTERIOR ELEVATIONS 01/19/17 HLC A3.1 EXTERIOR ELEVATIONS 03/31/17 P/H A3.2 EXTERIOR ELEVATIONS 04/14/17 HLC A3.3 EXTERIOR ELEVATIONS
NEIGHBOR RESIDENCE
NEIGHBOR RESIDENCE SHEET: A 1.0 BATH
DN UP
DN CLOSET BEDROOM #3 STORAGE
CLOSET
BEDROOM #2
STORAGE CRAWL SPACE N EXISTING SECOND FLOOR PLAN 1/4"=1'-0" FAU UP DN
UTILITY
WS WH BEDROOM #1
R1 N EXISTING BASEMENT PLAN 1/4"=1'-0" R2
BATH DN
DN
MASTER BATH MASTER DRESSING R14 ENRTY
KITCHEN PANTRY DEN
R4 R3
R5
R13
MASTER LIVING BEDROOM NO. C34244 GARAGE RENEWS PRELIMINARYJUNE, 2017 DINING STAIR HALL MUD ROOM UP R12 LAUNDRY STEGALL RESIDENCE 1809 Mira Vista Avenue Santa Barbara, CA 93103
R9 R8 R7 OWNER: John & Daryl Stegall 1809 Mira Vista Avenue STORAGE STORAGE R6 Santa Barbara, CA 93103
ARCHITECT: Becker Henson Niksto Architects R11 R10 34 W. Mission Street Santa Barbara, CA 93101 805-682-3636 DN
DATE: 12/22/16 HLC FAMILY 01/19/17 HLC 03/31/17 P/H 04/14/17 HLC
N EXISTING FIRST FLOOR PLAN 1/4"=1'-0" WALL LEGEND EXISTING WALL TO REMAIN EXISTING WALL TO BE DEMOLISHED INFILL DOOR/WINDOW IN EXISTING WALL SHEET: A 2.0 NEW WALL (E)
(R)
(E) (R) BEDROOM #2 (SECOND MASTER) 14'-4" x 15'-10"
(N)
VEST. LIN/ CAB. (E)
(E) (E) 4'-0 SH O/ DRAWERS
(E) (N) (E) (E) (E) HER CLOSET (R) BATH (E) 7'-0" 7'-0"
SINK W D (N) 2'-0" CAB.
(R) POWDER (E) ENTRY 11" 11"
(R) LAUNDRY/MUD 3'- 3'- 4'-9" 6" (E) LIBRARY TABLE? MAKE-UP HERS (R)
MASTER BATH 10'-0" x 15'-0" SHOWER (R) PANTRY 3'-7" x 4'-8" CL (R) TUB (R) (N) GARAGE REF
(E) LIVING HIS
5'-0" 4'-9" BENCH? (E) STAIR CABINET? HALL (E) DINING
5'-4 SH.
UP (E) HIS CLOSET DRESS'G 6'-2" . SINK 5'-4" LIN (R) (N) (R) KITCHEN
(N) (N)
SINK (P) TERRACE (E) (R) (N) FAMILY (N) (E) (R) MASTER BEDROOM
(N)
(E)
DN (5) @ DN (5) @ NO. C34244 6.25:14.5 6.25:14.5 RENEWS PRELIMINARYJUNE, 2017 DN (6) @ 6.25:14.5
(R) (E) STEGALL RESIDENCE 1809 Mira Vista Avenue PLANTER Santa Barbara, CA 93103 BBQ
OWNER: John & Daryl Stegall 1809 Mira Vista Avenue DN (7) @ Santa Barbara, CA 93103 6.25:14.5 PLANTER ARCHITECT: Becker Henson Niksto Architects 34 W. Mission Street Santa Barbara, CA 93101 805-682-3636
DATE: 12/22/16 HLC (E) = EXISTING 01/19/17 HLC 03/31/17 P/H (N) = NEW 04/14/17 HLC
(R) = REMODEL/ RELOCATE
N WALL LEGEND PROPOSED FIRST FLOOR PLAN EXISTING WALL TO REMAIN 1/4"=1'-0" EXISTING WALL TO BE DEMOLISHED INFILL DOOR/WINDOW IN EXISTING WALL SHEET: A 2.1 NEW WALL (E) BATH
(E) STAIR HALL
DN UP
(N) BATH DN
BEDROOM #4 (E) OFFICE
LIN
(E) CLOSET
(E) BEDROOM #3
REPLACE (E) PLEXIGLASS SKYLIGHT W/ VELUX M08 ENLARGE (E) DORMER
NO. C34244 RENEWS PRELIMINARYJUNE, 2017
STEGALL RESIDENCE 1809 Mira Vista Avenue Santa Barbara, CA 93103
OWNER: John & Daryl Stegall 1809 Mira Vista Avenue Santa Barbara, CA 93103
ARCHITECT: Becker Henson Niksto Architects 34 W. Mission Street Santa Barbara, CA 93101 805-682-3636
DATE: 12/22/16 HLC 01/19/17 HLC 03/31/17 P/H 04/14/17 HLC
N WALL LEGEND PROPOSED SECOND FLOOR PLAN EXISTING WALL TO REMAIN 1/4"=1'-0" EXISTING WALL TO BE DEMOLISHED INFILL DOOR/WINDOW IN EXISTING WALL SHEET: A 2.2 NEW WALL NO. C34244 RENEWS PRELIMINARYJUNE, 2017
STEGALL RESIDENCE 1809 Mira Vista Avenue Santa Barbara, CA 93103
OWNER: John & Daryl Stegall 1809 Mira Vista Avenue Santa Barbara, CA 93103
ARCHITECT: Becker Henson Niksto Architects 34 W. Mission Street Santa Barbara, CA 93101 805-682-3636
DATE: 12/22/16 HLC 01/19/17 HLC 03/31/17 P/H 04/14/17 HLC
N PROPOSED ROOF PLAN 1/4"=1'-0" SHEET: A 2.4 LINE 30' ABOVE GRADE AT RIDGE
(E) NORTH ELEVATION 1/4"=1'-0" (E) GRADE BELOW RIDGE
NOTE: ALL FINISHES & DETAILS OF NEW & REMODELED PORTIONS OF HOUSE TO MATCH EXISTING, EXACTLY, U.N.O.
LINE 30' ABOVE GRADE BELOW RIDGELINE
REPLACE (E) CONCRETE SHAKES W/ CE-DUR SHAKES
(E) (N) (E) (E)
(E) (E) (E) (E) (N) (E) (N) (N) (E)
95.15' F.F.
GRADE BELOW RIDGELINE
(P) NORTH ELEVATION 1/4"=1'-0" NO. C34244 RENEWS PRELIMINARYJUNE, 2017
STEGALL RESIDENCE 1809 Mira Vista Avenue Santa Barbara, CA 93103
OWNER: John & Daryl Stegall 1809 Mira Vista Avenue Santa Barbara, CA 93103
ARCHITECT: Becker Henson Niksto Architects 34 W. Mission Street Santa Barbara, CA 93101 805-682-3636
DATE: 03/31/17 P/H 04/14/17 HLC
(E) EXISTING WINDOWS TO REMAIN - REPAIR AS NEEDED
(N) NEW FRENCH DOOR W/ WOOD MUNTIN BARS - DETAIL TO MATCH (E) FRENCH DOORS IN LIVING ROOM (EXACTLY)
(R) RELOCATE (E) WINDOW TO NEW LOCATION AS SHOWN - REPAIR AS NEEDED SHEET: A 3.0 LINE 30' ABOVE REMOVE CHIMNEY GRADE BELOW RIDGELINE
(E) SOUTH ELEVATION GRADE BELOW RIDGELINE 1/4"=1'-0"
NOTE: ALL FINISHES & DETAILS OF NEW & REMODELED PORTIONS OF HOUSE TO MATCH EXISTING, EXACTLY, U.N.O.
LINE 30' ABOVE GRADE BELOW RIDGELINE
REPLACE (E) CONCRETE SHAKES W/ CE-DUR SHAKES
(E)
(R)
(R) NO. C34244 RENEWS (R) (R) (E) PRELIMINARYJUNE, 2017 (N)
(E) 95.15' F.F. STEGALL RESIDENCE 1809 Mira Vista Avenue Santa Barbara, CA 93103
OWNER: John & Daryl Stegall 1809 Mira Vista Avenue Santa Barbara, CA 93103
PLASTER PIERS - TYP ARCHITECT: Becker Henson Niksto Architects WROUGHT IRON 34 W. Mission Street RAILING - TYP Santa Barbara, CA 93101 805-682-3636
GRADE BELOW RIDGELINE DATE: 03/31/17 P/H 04/14/17 HLC NEW PLASTER TO MATCH TEXTURE, COLOR, NEW FRENCH DOORS TO SALVAGE EXISTING WINDOWS - DETAILING, ETC. OF EXISTING MATCH EXISTING, W/ NARROW SEE WINDOW SCHEDULE FOR STILES AND MUNTIN BARS, ETC. EXACT CONFIGURATIONS (E) EXISTING WINDOWS TO REMAIN - (P) SOUTH ELEVATION REPAIR AS NEEDED 1/4"=1'-0" (N) NEW FRENCH DOOR W/ WOOD MUNTIN BARS - DETAIL TO MATCH (E) FRENCH DOORS IN LIVING ROOM (EXACTLY)
(R) RELOCATE (E) WINDOW TO NEW LOCATION AS SHOWN - REPAIR AS NEEDED SHEET: A 3.1 REMOVE CHIMNEY
(E) EAST ELEVATION 1/4"=1'-0"
NOTE: ALL FINISHES & DETAILS OF NEW & REMODELED PORTIONS OF HOUSE TO MATCH EXISTING, EXACTLY, U.N.O.
(E)
(E) (R) (R) (E) (E)
95.15' F.F.
NO. C34244 RENEWS PRELIMINARYJUNE, 2017
STEGALL RESIDENCE 1809 Mira Vista Avenue (P) EAST ELEVATION Santa Barbara, CA 93103 1/4"=1'-0" OWNER: John & Daryl Stegall 1809 Mira Vista Avenue Santa Barbara, CA 93103
ARCHITECT: Becker Henson Niksto Architects 34 W. Mission Street Santa Barbara, CA 93101 805-682-3636
DATE: 03/31/17 P/H 04/14/17 HLC
(E) EXISTING WINDOWS TO REMAIN - REPAIR AS NEEDED
(N) NEW FRENCH DOOR W/ WOOD MUNTIN BARS - DETAIL TO MATCH (E) FRENCH DOORS IN LIVING ROOM (EXACTLY)
(R) RELOCATE (E) WINDOW TO NEW LOCATION AS SHOWN - REPAIR AS NEEDED SHEET: A 3.2 (E) WEST ELEVATION 1/4"=1'-0" NOTE: ALL FINISHES & DETAILS OF NEW & REMODELED PORTIONS OF HOUSE TO MATCH EXISTING, EXACTLY, U.N.O.
(E) (R) (R) (E) (R)
95.15' F.F.
(N)
NO. C34244 RENEWS PRELIMINARYJUNE, 2017 (P) WEST ELEVATION 1/4"=1'-0"
STEGALL RESIDENCE 1809 Mira Vista Avenue Santa Barbara, CA 93103
OWNER: John & Daryl Stegall 1809 Mira Vista Avenue Santa Barbara, CA 93103
ARCHITECT: Becker Henson Niksto Architects 34 W. Mission Street Santa Barbara, CA 93101 805-682-3636
DATE: 03/31/17 P/H 04/14/17 HLC
(E) EXISTING WINDOWS TO REMAIN - REPAIR AS NEEDED
(N) NEW FRENCH DOOR W/ WOOD MUNTIN BARS - DETAIL TO MATCH (E) FRENCH DOORS IN LIVING ROOM (EXACTLY)
(R) RELOCATE (E) WINDOW TO NEW LOCATION AS SHOWN - REPAIR AS NEEDED SHEET: A 3.3