(APN019-090-026) Santa Barbara, California
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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 [email protected] 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