Pierpont Inn)

CITY OF VENTURA HISTORIC PRESERVATION COMMITT££

Agenda Item: 2 Hearing mate: August 1, 2018

Project No: 10729 Case No: H RA-7-18-45998, H DPR-7-16-35882

Applicant: DKN Hotels

Planner: Don Nielsen, Associate Planner, (805) ~~A~ Dave Ward, AICP, Planning Manager ~Y vv-

Location: 550 Sanjon Road, 1471 and 1491 Visa del Mar (Attachment A) APNs: 076-0-021-160, 076-0-021-080 & 076-0-021-150

Recommendation: 1. Discuss the property owner's intended use of the building and how to approach exterior and interior modifications to the building; 2. Retain a qualified Landscape Historian to conduct a survey to establish or professionally estimate the ages of landscape features on the property, particularly for the larger landscape features (i.e. trees); 3. Encourage the applicant to revise the local Historic Landmark Designation application per criteria A, B, D, E and F; 4. Encourage the applicant to consider filing an application to list the Main Building on the California Register of Historic Places; and 5. Encourage the applicant to consider filing an application to list the Mattie Gleichmann House (50's Flat) on the National Register of Historic Places and the California Register of Historic Places. Zoning: Commercial Tourist Oriented (CTO) & Urban General 3 (T4.3) Land Use: Downtown Specific Plan (DTSP)

Regulatory Review: SBMC Sec. 2.4.30.130 & 2R.450.220

Environmental Review: CEQA Guidelines Section 15306 - Information Collection

PROJECT DESCRIPTION

The proposed project is a Historic Resources Assessment for a combined 6.16 acre property containing nine buildings, including one designated Landmark, located at 550 PROJ-10729 HPC/08/01/18/DN Page1of19

DRC/HPC-1 Sanjon Road, and 1471 and 1491 Vista del Mar Drive in the Commercial Tourist Oriented (CTO) & Urban General 3 (T 4.3) zone districts with a land use designation of Downtown Specific Plan. The project site contains City Landmark No. 80 (Pierpont Inn).

BACKGROUND

On February 1, 1993 the City Council approved Resolution 93-03 designating the Pierpont Inn, located at 550 Sanjon Road, Historic Landmark No. 80 due to its association with two prominent Ventura County families, namely the Pierpont's and the Gleichmann's (Attachment B).

On May 3, 2016, Building and Safety issued a Stop Work Order and Red Tagged a portion of the Pierpont Inn for work being done without permits and work being done without zoning clearances (Attachment C).

On May 9, 2016, Code Enforcement issued a Notice and Order and an Administrative Citation for work being done without permits (Attachment D).

On July 18, 2017, the Planning Division received a Historic Resource application from the applicant.

This is the first time the project has been scheduled to be reviewed by the Historic Preservation Committee (HPC).

HISTORICAL STANDARDS

Pursuant to Ventura Municipal Code Section 2R.450.220 a Historical Resource Assessment shall be prepared for a demolition permit of a building or structure more than 40 years old and then, pursuant to Ventura Municipal Code Section 2.4.30.130, review by the HPC for a recommendation to the Community Development Director (Director). One purpose of a preliminary assessment is to enable the HPC to screen properties or projects of no obvious historic value. This is in accordance with:

General Plan Action 9.19: For any project in a historic district or that would affect any potential historic resource or structure more than 40 years old, require an assessment of eligibility for State and federal register and landmark status and appropriate mitigation to protect the resource, and

General Plan Action 9.20: Seek input from the City's Historic Preservation Commission on any proposed development that may affect any designated or potential landmark.

Municipal Code Section 24.455.120.2 defines a landmark as any real property such as building, structure, or archaeological excavation, or object that is unique or significant because of its location, design, setting, materials, workmanship or aesthetic feeling, and is associated with: PROJ-10729 HPC/08/01/18/DN Page 2 of 19

DRC/HPC-2 (a) Events that have made a meaningful contribution to the nation, state or community; (b) Lives of persons who made a meaningful contribution to national, state or local history; (c) Reflecting or exemplifying a particular period of the national, state or local history; (d) Embodying the distinctive characteristics of a type, period or method of construction; (e) The work of one or more master builders, designers, artists or architects whose talents influenced their historical period, or work that otherwise possesses high artistic value; (f) Representing a significant and distinguishable entity whose components may lack individual distinction; or (g) Yielding, or likely to yield, information important to national, state or local history or prehistory.

Given that the current property contains an existing Landmark this historical assessment is to review and evaluate any subject or area of the existing Landmark for possible additional historic, cultural, or natural significance to determine whether such subject or area may warrant a revision to the Landmark Designation.

Consequently, if the HPC concludes that the application contains sufficient information to make a determination that the existing Landmark is sufficient and that the additional buildings and landscape are not historically significant or potential landmarks, no further analysis will be required. If the HPC concludes that there are additional potentially historically significant structures or landscapes, then any future project at the subject property that may cause a substantial adverse change in the significance of those historical resources may be potentially considered to have a significant effect on the environment. If the HPC concludes that the scope of work that has already occurred on the subject property may cause a substantial adverse change in the significance of that historical resource, the alter~tions may be potentially considered to have a significant effect on the environment. The HPC may require a Phase 2 Historic Resources Report, which would be required to determine detailed project impacts, evaluates alternatives and proposes feasible mitigation measures intended to reduce or eliminate impacts.

1983 Cultural Heritage Survey

The property was not identified within the 1983 Cultural Heritage Survey as it was located outside of the survey boundary.

2007 Historic Resources Survey Update

The property is identified in the 2007 Historic Resources Survey Update as an existing Landmark with an Arts and Crafts architectural style that was the work of prominent Los Angeles Architect Sumner P. Hunt. The property is identified as a good example of early PROJ-10729 HPC/08/01/18/DN Page 3 of 19

DRC/HPC-3 20th Century resort architecture in Ventura. The Survey also notes that Josephine Pierpont-Ginn, a wealthy Ojai socialite, purchased Tract 25 of the Beach Tracts to build the Pierpont Inn.

DESIGN REVIEW STANDARDS

The property currently contains Landmark No. 80, Pierpont Inn, therefore any new construction would be subject to compliance with the Secretary of the Interior's Standards for Rehabilitation (SOI Standards) and the DTSP Historic Resource Design Guidelines. Any demolition on the property is required to be reviewed by the HPC and shall conform to SOI Standards.

STAFF ANALYSIS

Per the Policies and Procedures for Historic Resources Protection (PPHRP), for a resource to be designated as historically significant, an historical resource evaluation of the property must define the property's historical context, meet at least one of the City's Historical Resource Designation Criteria and then demonstrate that the property retains integrity.

Additionally, the PPHRP exempts "Like for Like" replacements from further Historic Resource Assessment review; staff conveyed this process to the applicants in order to address any potential hazard, but the applicant decided to proceed with the Phase I Historic Resources Report.

Landmark Analysis

According to the information included within the Historic Resource Assessment Report prepared by Historic Resources Group dated November 3, 2016 (Attachment E), and subsequent Peer Review prepared by San Buenaventura Research Associates dated April 17, 2017 (Attachment F), which includes photos, found that the building meets the criteria for listing in the National Register of Historic Places, the California Register of Historical Resources, and as a City of Ventura Local City Landmark.

Staff notes that while a Local Historic District could be sought by the applicant, revising the Landmark Designation might be a more appropriate procedural path forward as the "Historic District" would consist of a single parcel (550 Sanjon Road), and a Landmark Designation would provide the same level of protection that a Historic District would provide.

The format below will analyze the project site first as a Revised Landmark Historic Analysis (consisting only of the buildings on 550 Sanjon Road as the buildings at 1471 and 1491 Vista del Mar are identified as non-contributors to the historic significance of the Pierpont Inn), then at the two Identified Individual Resources (Main Building and Mattie Gleichmann House) with an integrity analysis following each assessment.

PROJ-10729 HPC/08/01/18/DN Page 4 of 19

DRC/HPC-4 Comment Associated with events that have The property is associated with the made a significant contribution to the eastward expansion of the City and broad patterns of local or regional development of the Beach Tracts in history or the cultural heritage of the first decades of the 20th Century. California of the United States. Associated with the development of the tourist and hospitality industries in Ventura during the early- and mid- 2oth Centuries. B/2 Associated with the lives of persons The property is associated with the important to local, California, or pioneering Ventura County families of national histo . the Pier ant's and Gleichmann's. C/3 Embodies the distinctive The Main Building was designed by characteristics of a type, period, the firm Hunt, Eager and Burns; region or method of construction or Sumner P. Hunt of the firm is also represents the work of a master or identified as a prominent Los Angeles possesses high artistic values. architect and is identified as a local historical! si nificant architect. D/4 Has yielded, or has the potential to None Identified. yield, information important to the prehistory or history of the local area, California or the nation.

Comment Events that have made a meaningful The property is associated with the contribution to the nation, state or eastward expansion of the City and community. development of the Beach Tracts in the first decades of the 20th Century.

Associated with the development of the tourist and hospitality industries in Ventura during the early- and mid- 2oth Centuries. B/2 Lives of persons who made a The property is associated with the meaningful contribution to national, pioneering Ventura County families state or local histo of the Pier ant's and Gleichmann's.

PROJ-10729 HPC/08/01/18/DN Page 5 of 19

DRC/HPC-5 particular period of the national, state or local histo . 0/4 Embodying the distinctive None Identified. characteristics of a type, period or method of construction. E/5 The work of one or more master The Main Building was designed by builders, designers, artists or the firm Hunt, Eager and Burns; architects whose talents influenced Sumner P. Hunt of the firm is also their historical period, or work that identified as a prominent Los otherwise possesses high artistic Angeles architect and is identified as value. a local historically significant architect. F/6 Representing a significant and The property contains six buildings distinguishable entity whose constructed during the period of components may lack individual significance that are associated with distinction. the hospitality industry and were constructed by either the Pierpont or Gleichmann families. These buildings are: 1) The original Main Building constructed in 191 O; 2) The two Tudor Revival Cottages originally constructed in 1925; 3) The Mattie Gleichmann House or 50's Flat constructed in 1953; 4) The East Wing constructed in 1957-58; 5) The West Wing constructed in 1966; and 6) The Bluff House constructed in 1966.

Collectively, these buildings represent the continued operation of the Pierpont Inn as a hotel by the Pier ont and Gleichmann families. G/7 Yielding, or likely to yield, information None Identified. important to national, state or local histo or rehisto .

PROJ-10729 HPC/08/01/18/DN Page 6 of 19

DRC/HPC-6 Integrity Analysis - Revised Landmark

Per the California Office of Historic Preservation, the integrity of a given property cannot be evaluated until its significance has been determined. As the Historic Resource Assessment Report prepared by Historic Resources Group, and subsequent Peer Review prepared by San Buenaventura Research Associates, has determined that the subject property is potentially historically significant, an analysis of the structures integrity is necessary. Staff has conducted an integrity analysis of the project site.

According to the information provided by the applicant, and review by City staff, staff determined the Historic Resource Assessment Report, dated November 3, 2016, and subsequent Peer Review, dated April 17, 2017, provides enough information to conclude the following:

• Location, Setting, Association:

None of the buildings have been moved from their original locations since their construction.

The immediate setting of the property changed significantly with the construction of Highway 101 during in the 1960s; however, this change occurred during the period of significance for the property and led directly to some /of the changes that occurred subsequently. The immediate setting was further altered with the construction of the Pierpont Tennis Club on a portion of the original Pierpont Inn property during the 1970s.

Association is a relatively more important aspect of integrity for properties that derive their significance from historic events and is said to be retained if the property is "the place where the event or activity occurred and is sufficiently intact to convey that relationship to an observer." Contributing to integrity of association for this property is its continuity of use from the year of its construction to the present day as a hotel and restaurant.

The property therefore retains integrity of location, setting, and association.

• Work of a Master Builder, Designer, Artist or Architect:

Josephine Pierpont contracted the firm Hunt, Eager and Burns to design and construct the Main Building. The individuals who made up the firm are Silas Reese Burns Jr., Abraham Wesley Eager, Sumner P. Hunt; Sumner P. Hunt is identified by the City of Ventura as a historically significant architect to the City.

PROJ-10729 HPC/08/01/18/DN Page 7 of 19

DRC/HPC-7 Hunt, Eager and Bums

According to the Pacific Coast Architecture Database through the University of Washington, the firm is most noted for their work on the Wilshire Boulevard and South Westmoreland Avenue House in Los Angeles (1908), the Kerckhoff, William George and Louise Eshman House in Los Angeles, also known as Kerckhoff Hall/Annenberg Center for Communications at the University of Southern California (1908-1909), and the Hope Ranch Country Club, now La Cumbre Country Club in Santa Barbara (1908).

Sumner P. Hunt

According to the Pacific Coast Architecture Database through the University of Washington, Mr. Hunt was a Los Angeles based architect from the late 1880's to the 1930's. During his career some of his most significant projects include the Bradbury Building (1891), the Southwest Museum (1914), Ebell of Los Angeles (1927), Jordan High School (1925-1935), and the Ojai Valley Museum (1911).

Sumner P. Hunt is identified as a local master architect.

Austen Pierpont

Austen was the son of Pierpont Inn owner Josephine Pierpont and launched his architecture career by designing the Cottages at the Inn in 1925. His designed tended to favor the Spanish Colonial and Monterey Revival architectural styles, although the Pierpont Inn Cottages were designed in the Tudor Revival architectural style. During his career some of his most significant projects include the Ojai Art Center (1934), Thatcher School Science Laboratory (1936) and Middle School Dormitory (1937), Ojai Festival Bowl in Libby Park (1954), and the Lamb Auditorium (1959). He also designed a 22-room addition to the Ojai Valley Inn (1934)

He is identified by the City of Ventura as a local architect of historical significance but is not identified as a Master Architect.

Robert R. Jones

The Gleichmann House and East Wing of the Pierpont Inn was designed by Robert R. Jones who started his career as part of the Economic Recovery Act of 1934. His most notable pieces of work include the Monterey Peninsula Airport, Carmel Valley Inn, Casa Munras, Aeneas Sardine Packing Company Cannery Row in Monterey. Jones also remodeled the Saticoy Country Club and is associated with the Martin V. Smith projects of Colonial House and Wagon Wheel.

PROJ-10729 HPC/08/01/18/DN Page 8 of 19

DRC/HPC-8 In 1951 the 7th Pan American Congress of Architects held in Munich, Germany chose the Carmel Valley Inn and Casa Munras as the outstanding American examples of 'beautiful, healthy, and pleasant places for rest and recreation." Also in 1951, the Smithsonian Institution considered the design of Monterey Peninsula Airport "finest small airport in the world."

The City of Ventura has not recognized Robert R. Jones as a Master Architect

• Design, Materials, Workmanship, Aesthetic Feeling:

The functional and spatial relationships between the buildings constructed during the period of significance remains intact. Numerous alterations to many of the individual buildings reduces the integrity of these contributing elements individually, but all of the buildings on the property taken together continue to contribute to its eligibility. A reduction of design integrity also occurred when the Pierpont Tennis Club was constructed on a portion of the original Pierpont Inn property during the 1970s.

Materials that define the character of the property are mainly intact, and although some materials have been added, few appear to have been removed.

The property continues to reflect the period of its construction and use as a hotel and restaurant during the period of significance.

Therefore, the building retains integrity of materials, workmanship, and aesthetic feeling, but only maintains partial integrity of design due to alterations.

• Events:

The property's period of significance spans from 1910-1966 which includes the initial construction of an inn on the property in 1910 and its continued operation as an inn by the Pierpont and Gleichmann families. Construction of the Pierpont Inn represented the first important development of the Beach Tracts in the early 20th century and helped establish Ventura as a coastal tourist destination. Construction of the West Wing and Bluff House in 1966 represent the last major construction of additional hotel facilities on the property prior to the Gleichmann family selling the property in 1999.

• Lives:

The property is associated with the pioneering Ventura County families of the Pierpont's and Gleichmann's who helped with the development of the

PROJ-10729 HPC/08/01/18/DN Page 9 of 19

DRC/HPC-9 tourist and hospitality industries in Ventura during the early- and mid-20th Centuries.

Comment Associated with events that have The Main Building was constructed made a significant contribution to the as the Pierpont Inn in 1910 is broad patterns of local or regional associated with the eastward history or the cultural heritage of expansion of the City of Ventura as California of the United States. the first major development in the Beach Tracts, and its pioneering role in the early development of the hospitality industry in the City of Ventura and Ventura Count . B/2 Associated with the lives of persons Direct association with Josephine important to local, California, or Pierpont, Ginn Steinberger, and national histo . Mattie Gleichmann. C/3 Embodies the distinctive The Main Building was designed by characteristics of a type, period, the firm Hunt, Eager and Burns; region or method of construction or Sumner P. Hunt of the firm is also represents the work of a master or identified as a prominent Los Angeles possesses high artistic values. architect and is identified as a local historical! si nificant architect. D/4 Has yielded, or has the potential to None Identified. yield, information important to the prehistory or history of the local area, California or the nation.

Comment Events that have made a meaningful The Main Building was constructed contribution to the nation, state or as the Pierpont Inn in 1910 is community. associated with the eastward expansion of the City of Ventura as the first major development in the Beach Tracts, and its pioneering role in the early development of the hospitality industry in the City of Ventura and Ventura Count . B/2 Lives of persons who made a Direct association with Josephine meanin ful contribution to national, Pier ont, Ginn Steinber er, and

PROJ-10729 HPC/08/01/18/DN Page 10 of 19

DRC/HPC-10 Comment state or local histo . Mattie Gleichmann. C/3 Reflecting or exemplifying a None Identified. particular period of the national, state or local histo . D/4 Embodying the distinctive None Identified. characteristics of a type, period or method of construction. E/5 The work of one or more master The Main Building was designed by builders, designers, artists or the firm Hunt, Eager and Burns; architects whose talents influenced Sumner P. Hunt of the firm is also their historical period, or work that identified as a prominent Los otherwise possesses high artistic Angeles architect and is identified as value. a local historically significant architect. F/6 Representing a significant and None Identified. distinguishable entity whose components may lack individual distinction. G/7 Yielding, or likely to yield, information None Identified. important to national, state or local histo or rehisto .

Integrity Analysis: Main Building

• Location, Setting, Association:

The Main Building has not been moved from its original location since its construction in 1910.

PROJ-10729 HPC/08/01/18/DN Page 11 of 19

DRC/HPC-11 The immediate setting of the property changed significantly with the construction of Highway 101 during in the 1960s which occurred outside the period of significance for the Main Building, 1910-1935. The immediate setting was further altered with the construction of the Pierpont Tennis Club on a portion of the original Pierpont Inn property during the 1970s.

Association is a relatively more important aspect of integrity for properties that derive their significance from historic events and is said to be retained if the property is "the place where the event or activity occurred and is sufficiently intact to convey that relationship to an observer." The Main Building has maintained a continuity of use from the year of its construction to the present day as a hotel and restaurant.

The property therefore retains integrity of location and association but not setting. ·

• Work of a Master Builder, Designer, Artist or Architect:

Josephine Pierpont contracted the firm Hunt, Eager and Burns to design and construct the Main Building. The individuals who made up the firm are Silas Reese Burns Jr., Abraham Wesley Eager, Sumner P. Hunt; Sumner P.Hunt is identified by the City of Ventura as a historically significant architect to the City.

Hunt, Eager and Bums

Sumner P. Hunt

According to the Pacific Coast Architecture Database through the University of Washington, Mr. Hunt was a Los Angeles based architect from the late 1880's to the 1930's. During his career some of his most significant projects include the Bradbury Building (1891 ), the California Building at the 1893 World's Columbian Exposition in Chicago (1893), the Southwest Museum (1914 ), Automobile Club of Southern California Headquarters (1923) Ebell of Los Angeles (1927), Jordan High School (1925-1935), and the Ojai Valley Museum (1911).

PROJ-10729 HPC/08/01/18/DN Page 12 of 19

DRC/HPC-12 • Design, Materials, Workmanship, Aesthetic Feeling:

The design of the Main Building was altered in the 1950's with the addition of a cocktail lounge and bar (Anacapa Room) to the south, a single-story addition on the northeast expanded and converted private family quarters into a banquet room (Miguel Room), and the kitchen was extended to the east. The original exterior materials of the Main Building are still mainly intact, and although some materials have been added it appears that few have been removed. The applicant has indicated that additional exterior repair work still needs to be conducted. City staff has directed the applicant that all repairs are to be like-for-like, which means matching in materials, design and function.

The original interior materials of the Main Building (especially in the lobby and restaurant) were altered before May 3, 2016 (the date Building and Safety issued a Stop Work Order and Red Tagged a portion of the Pierpont Inn for work being done without permits and work being done without zoning clearances). Photographic evidence of the Main Building from the period of significance are believed to exist, but they were not included within the Historic Resources Group or San Buenaventura Research Associates materials. The Secretary of the Interior's Standards provides the following 1 direction regarding how to design for missing historic features :

When an entire interior or exterior feature is missing (for example, an entrance, or cast iron facade; or a principal staircase), it no longer plays a role in physically defining the historic character of the building unless it can be accurately recovered in form and detailing through the process of carefully documenting the historical appearance. Where an important architectural feature is missing, its recovery is always recommended in the guidelines as the first or preferred, course of action. Thus, if adequate historical, pictorial, and physical documentation exists so that the feature may be accurately reproduced, and if it is desirable to re-establish the feature as part of the building's historical appearance, then designing and constructing a new feature based on such information is appropriate. However, a second acceptable option for the replacement feature is a new design that is compatible with the remaining character-defining features of the historic building. The new design should always take into account the size, scale, and material of the historic building itself and, most importantly, should be clearly differentiated so that a false historical appearance is not created.

1 https://www.nps.gov/tps/standards/rehabilitation/rehab/guide. htm PROJ-10729 HPC/08/01/18/DN Page 13 of 19

DRC/HPC-13 Even though the primary additions and alterations to the Main Building occurred outside its Period of Significance, the aesthetic feeling of the building is still present.

Therefore, the building retains integrity of exterior materials, workmanship, and aesthetic feeling but not of design. Opportunities potentially exist to replace the interior features from the period of significance.

• Events:

The property's period of significance spans from 1910-1935 which includes the initial construction of an inn on the property in 1910 and its continued operation as an inn by the Pierpont family until its sale to the Gleichmann family. Construction of the Pierpont Inn represented the first important development of the Beach Tracts in the early 20th century and helped establish Ventura as a coastal tourist destination.

• Lives:

The property is associated with the Pierpont's, a pioneering Ventura County family who helped with the development of the tourist and hospitality industries in Ventura during the early- and mid-20th Centuries.

Criteria Descri tion Comment Associated with events that have None Identified. made a significant contribution to the broad patterns of local or regional history or the cultural heritage of California of the United States. B/2 Associated with the lives of persons None Identified. important to local, California, or national h isto . C/3 Embodies the distinctive An excellent example of a mid characteristics of a type, period, Century Modern house in Ventura region or method of construction or and the work of noted local architect represents the work of a master or Robert R. Jones. assesses hi h artistic values. D/4 Has yielded, or has the potential to None Identified. yield, information important to the prehistory or history of the local area, California or the nation.

PROJ-10729 HPC/08/01/18/DN Page 14 of 19

DRC/HPC-14 Events that have made a meaningful None Identified. contribution to the nation, state or communit . 8/2 Lives of persons who made a None Identified. meaningful contribution to national, state or local histo . C/3 Reflecting or exemplifying a None Identified. particular period of the national, state or local histo . D/4 Embodying the distinctive An excellent example of a mid- characteristics of a type, period or Century Modern house in Ventura method of construction. and the work of noted local architect Robert R. Jones. E/5 The work of one or more master None Identified. builders, designers, artists or architects whose talents influenced their historical period, or work that otherwise possesses high artistic value. F/6 Representing a significant and None Identified. distinguishable entity whose components may lack individual distinction. G/7 Yielding, or likely to yield, information None Identified. important to national, state or local histo or prehisto .

Integrity Analysis: Mattie Gleichmann House (aka 50's Flat)

Per the California Office of Historic Preservation, the integrity of a given property cannot be evaluated until its significance has been determined. As the Historic Resource Assessment Report prepared by Historic Resources Group, and subsequent Peer Review prepared by San Buenaventura Research Associates, has determined that the subject building is potentially historically significant, an analysis of the structures integrity is necessary. Staff has conducted an integrity analysis of the Mattie Gleichmann House (aka 50's Flat).

PROJ-10729 HPC/08/01/18/DN Page 15 of 19

DRC/HPC-15 • Location, Setting, Association:

The Gleichmann House has not been moved from its original location since its construction in 1953.

The immediate setting of the property changed significantly with the construction of Highway 101 during in the 1960s.

Association is a relatively more important aspect of integrity for properties that derive their significance from historic events and is said to be retained if the property is "the place where the event or activity occurred and is sufficiently intact to convey that relationship to an observer." The Gleichmann House maintained a continuity of use from the year of its construction to the present day as a hotel.

The property therefore retains integrity of location and association but not setting.

• Work of a Master Builder, Designer, Artist or Architect:

The Gleichmann House was designed by Robert R. Jones who started his career as part of the Economic Recovery Act of 1934. His Most notable pieces of work include the Monterey Peninsula Airport, Carmel Valley inn, Casa Munras, Aeneas Sardine Packing Company Cannery Row in Monterey. Jones also remodeled the Saticoy Country Club and is associated with the Martin V. Smith projects of Colonial House and Wagon Wheel.

The City of Ventura has not recognized Robert R. Jones as a Master Architect.

• Design, Materials, Workmanship, Aesthetic Feeling:

The Gleichmann House has undergone relatively little alteration since its construction in 1953. The most notable work to be done on the House was a restoration project in 2002 which utilized the original building plans to completely replace the second story deck.

Therefore, the building retains integrity of design, materials, workmanship, and aesthetic feeling.

• Events:

DRC/HPC-16 Tracts in the early 20th century and helped establish Ventura as a coastal tourist destination. Construction of the West Wing and Bluff House in 1966 represent the last major construction of additional hotel facilities on the property prior to the Gleichmann family selling the property in 1999.

The Gleichmann House was built during this time period as a personal residence of Mattie Gleichmann with additional guest rooms on the first floor. Therefore, the Gleichmann House maintains integrity of events.

• Lives:

The property is associated with the Gleichmann family, a pioneering Ventura County family who helped with the development of the tourist and hospitality industries in Ventura during the mid-20th Century after purchasing the Pierpont Inn property from the Pierpont Family.

SUMMARY

The Pierpont Inn Landmark Revision meets the eligibility requirements and maintains enough of its integrity to be listed on the National and California Registries and as a Local Landmark. Staff notes that while a Local Historic District can be sought by the applicant, revising the Landmark Designation might be a more appropriate procedural path forward as the "Historic District" would consists of a single parcel (550 Sanjon Road), and a Landmark Designation would provide the same level of protection that a Historic District would provide.

The Main Building meets the eligibility requirements and maintains enough of its integrity to be listed on the National and California Registries and as a local Landmark. The HPC is solicited to discuss the property owner's intended use of the building and how to approach exterior and interior modifications to the building.

The Gleichmann House meets the eligibility requirements and maintains enough of its integrity to be listed on the National and California Registries and as a local Landmark.

CALIFORNIA ENVIRONMENTAL QUALITY ACT

Staff has determined the proposed project is Categorically Exempt from the California Environmental Quality Act (CEQA) under CEQA Guidelines Section 15306 (Class 6, Information Collection) because the Preliminary Historical Assessment consists of information gathering purposes, or as part of a study leading to an action which a public agency has not yet approved, adopted, or funded. No exceptions apply to defeat the exemption.

PROJ-10729 HPC/08/01/18/DN Page 17 of 19

DRC/HPC-17 RECOMMENDATION

Staff recommends that the HPC: 1. Discuss the property owner's intended use of the building and how to approach exterior and interior modifications to the building; 2. Retain a qualified Landscape Historian to conduct a survey to establish or professionally estimate the ages of landscape features on the property, particularly for the larger landscape features (i.e. trees); 3. Encourage the applicant to revise the local Historic Landmark Designation application to respond to the following local criterion: a. Revise the Existing Landmark Designation from local Criteria B to include the following local criterion: i. Events that have made a meaningful contribution to the nation, state or community (Criteria A); ii. Lives of persons who made a meaningful contribution to national, state or local history (Criteria B); iii. Embodying the distinctive characteristics of a type, period or method of construction (Criteria D); iv. The work of one or more master builders, designers, artists or architects whose talents influenced their historical period, or work that otherwise possesses high artistic value (Criteria E); and v. Representing a significant and distinguishable entity whose components may lack individual distinction (Criteria F). vi. Inclusion of a list of the Character Defining features: b. Main Building to include the following local criterion: i. Events that have made a meaningful contribution to the nation, state, or community (Criteria A); ii. Lives of persons who made a meaningful contribution to national, state, or local history (Criteria B); iii. The work of one or more master builders, designers, artists or architects whose talents influenced their historical period, or work that otherwise possesses high artistic value (Criteria E); and iv. Inclusion of a list of the Character Defining features. c. Mattie Gleichmann House (aka 50's Flat) to include the following local criterion: i. Embodying the distinctive characteristic of a type, period, or method of construction (Criteria D); and ii. Inclusion of a list of the Character Defining features. d. Contributing Structures (Cottages, East Wing, West Wing, Bluff House): i. Representing a significant and distinguishable entity whose components may lack individual distinction (Criteria F); ii. Provide a description of each Contributing Structure; and iii. Inclusion of a list of the Character Defining features. e. Landscape Features: i. Inclusion of identified historic landscape features as identified by a Landscape Historian. PROJ-10729 HPC/08/01/18/DN Page 18 of 19

DRC/HPC-18 4. Encourage the applicant to consider filing an application to list the Main Building on the California Register of Historic Places under Criteria 3 (Embodies the distinctive characteristics of a type, period, region, or method of construction or represents the work of a master or possess high artistic values); and 5. Encourage the applicant to consider filing an application to list the Mattie Gleichmann House on the National Register of Historic Places under Criteria C (That embody the distinctive characteristics of a type, period, or method of construction, or that possess high artistic values, or that represent a significant and distinguishable entity whose components may lack individual distinction) and on the California Register of Historic Places under Criteria 3 (Embodies the distinctive characteristics of a type, period, region, or method of construction or represents the work of a master or possess high artistic values).

FUTURE ACTIONS

• Planning application for local Historic Landmark Designation and Design Review Permit, and potentially a Mills Act Contract.

ATTACHMENTS

A. Site Location & Context B. City Council approved Resolution 93-03 C. Building and Safety issued a Stop Work Order dated January 19, 2016 D. Code Enforcement Notice and Order and Administrative Citation dated May 9, 2016 E. Historic Resource Assessment Report prepared by Historic Resources Group dated November 3, 2016 F. Peer Review prepared by San Buenaventura Research Associates dated April 17,2017

PROJ-10729 HPC/08/01/18/DN Page 19 of 19

DRC/HPC-19 Attachment A

Site Location & Context

DRC/HPC-20 Attachment A Site Location and Context

PROJ-10729 Aerial - 1929

DRC/HPC-21 Attachment A Site Location and Context

PROJ-10729 Aeria I - 1946

DRC/HPC-22 Attachment A Site Location and Context

PROJ-10729 Aeria I - 2015

DRC/HPC-23 Attachment A Site Location and Context

PROJ-10729 Zoning

DRC/HPC-24 \ ' ...... __ ,, __ ,, - , I

r, ,' ...... ,,/

Attachment A Site Location and Context

PROJ-10729 Existing Historic Structures

DRC/HPC-25 Attachment B

City Council Resolution No. 93-03

DRC/HPC-26 )

RESOLUTION NO. 93-03 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SAN BUENAVENTURA DESIGNATING THE PIERPONT INN 550 SAN JON ROAD HISTORIC LANDMARK NO. 80

BE IT RESOLVED by the City Council of the City of San Buenaventura as follows:

SECTION 1: The Historic Preservation Commission, after holding a public hearing on January 2 O, 19 9 3, has determined that the structure at 550 San Jon Road meets the criteria in Ordinance Code Section 1343.l(b), because it was associated with)two prominent Ventura County Families, namely the Pierponts, and the Gleichmanns and has been a part of the Ventura landscape since 1908. SECTION 2: The owners of the property, Pierpont Inn, Inc., President Rod. J. Houck, has consented to the landmark designation, and has therefore waived the requirement that the City Council conduct a public hearing on the matter. SECTION 3: Dr. Earnest Pierpont came to California with his wife Josephine and their two sons in 1891. After his death, Josephine enlisted the design skills of Hunt, _Eager and Burns to build a hotel in Ventura for their son Austen. After managing the hotel for a few years, Austen left to pursue a career in Architecture. His accomplishments include the Ojai Community Art Center and ·the Civic Center Park. In 1928 Gus and Mattie Gleichmann purchased, restored and enlarged the Inn and their descendants are still involved in its management and preservation • .... "". -::..-·- :-• SECTION 4: The City Council hereby designates the Pierpont Inn, its general appearance and that property which it is located upon, known as 550 San Jon Road, Assessor's Parcel No. 076-0-021-1:ZO, an historic landmark, which shall be subject to all privileges, conditions and requirements associated with such designation as are qr may be set forth in . Section 1340 et seq. of the San Buenaventura Ordinance Code.

PASSED AND ADOPTED this 1st day of

February 1 199 3. ~~

DRC/HPC-27 STATE OF CALIFORNIA ) COUNTY OF VENTURA ) SS CITY OF SAN BUENAVENTURA )

I, BARBARA J. KAM, City Clerk .of the City of San Buenaventura, California do hereby certify that the foreg¢ing Resolution was passed and adopted by the City Cguncil of ·the City of San Buenaventura at ·a ·regular meeting thereof, held on the 1st of February, 1993 by th~ t6llowing vote: ·

AYES: Councilrnembers Buford, Bean~ Tuttle, ·. Tingstrom, Monahan, Collart and Carson.

NOES: None.

ABSENT: None.

IN WITNESS WHEREOF I I have hereunto set my hand and affixed the official seal of the City of San Buenaventura this 2nd~~y of February~. 1993!

DRC/HPC-28 ..., . )st.au. ~l Ca.l.Hon".UI - The R~rc:H A~ey .OE?.ll:n"MENT OF ?A.AKS ANO AECREA OON ~ 04= HISTORIC PR£SEAV.i.T1Cff

HISTORIC RESOURCES !NVENTORY

fDEN11FICA TION ANO LOCA ~ :nn Ser No. ___ · ____ 1 >-

"3. ~umoor & sT1~t SSO S2,n Jon ~oad ------Cross;:,qrriwr ----..,...,------City ____\;_' e_11_::_·-_i r_a ______:. __~ ...'ic:m1ty only -- Zio 9 j Ou l County _V_e_n_t_u_r_a ____

;_ :1dz::-No-_-_-:__A ___ P~ No 07~ «.ll 3 t> C ------O------._, iO; Other~----~----~------~~ DESCRIPTION 6. Property category BU i 1 di n g If district number of documented resources ------• 7. Snet_ty descnbe !he present physical appearance ·:JI ihe propeny, ,nduding condition, boondanes. related features. surroundings. and iii aoproor.a:-a: arctHtec:turaJ style. _ The Pierpont Inn was originally a two story rectangular structure with wood shingle siding and roof, built in a Craftsman style. The front of the hote1 faces the ocean. A grape arbor extends from the central back door into an orchard parking lot. Two of the remaining smal1 cottages, built in a French country sty1e, have been relocated to the northeast corner of the property. The property also contains a variety of landsc~pJng, including grape vines, beech, Monterey Pines and cypress trees.

8. Planning agency

9. ONner & address Pierpont Inn, INc. 550 San Jon Road Ventura, CA 93001

10. Type of ownership private 11. Present us.a ~~---~--~hotel 12. Zoning C-2

13. Threats~------

Send a copy ot this form to: State Offiee of Histcnc Preservation, P.O. Box 942896, Sacramento, CA 94*296..0001

• Complete these items f0< his tone preservation com~ianc:e prcjeds under Section 106 (36 CFR 800}. All items must be completed for histoocai resources survey information.

DPR 523 (Rev. 6/90)

DRC/HPC-29 SAN BU~HAYENTURA

8EACH STA TE PARK

ATTACHMENT A Proposed Ctty Landmark No. 80 0 The Plerp;mt Inn 550 San Jon Road {APN I 811-0.142·14&) 01 ~ ~o-oo-\-\3 o MAP' SCW: t INCH • eDO F£E1' January. 1993

DRC/HPC-30 Attachment C

Building and Safety issued a Stop Work Order dated January 19, 2016

DRC/HPC-31 DRC/HPC-32 DRC/HPC-33 DRC/HPC-34 DRC/HPC-35 DRC/HPC-36 DRC/HPC-37 DRC/HPC-38 DRC/HPC-39 Attachment D

Code Enforcement Notice and Order and Administrative Citation dated May 9, 2016

DRC/HPC-40 V£NTURACITY OF cof1NUN1TY 01=\iELC)PMENT http ://www. cityofventu ra. net/code NOTICE AND ORDER TO REPAIR OR ABATE Date: 05/09/2016

FPL LLC CERTIFIED MAIL ATTN: MANAGER RETURN RECEIPT REQUESTED 42 CORPORATE SUITE 200 Article# ______IRVINE, CA 92606 7013 1090 ODDO 6823 9124 A.P.N.: 076-0-021-160 S1TE ADDRESS: 550 SANJON Road, VENTURA, CA 93001 CASE NO.: CE16-305

Dear ATTN: MANAGER

Property records indicate that you are the owner(s) of the above referenced parcel. On 05/03/2016, this office investigated a complaint relative to your property. As a result of our investigation, the Code Official has found the above-mentioned structure(s) to be substandard and in violation of the San Buenaventura Municipal Code, Division 12 as follows:

SEE ATTACHMENT FOR LIST OF VIOLATIONS ABATEMENT DEADLINE The code official has determined that this structure must be repaired, vacated, and I or demolished as stated herein. If any required repair or demolition work (without vacation also being required) is not commenced within the time specified, the code official (i) may order the building vacated and posted to prevent further occupancy until thework is completed, and (il) may proceed to cause the work to be done and charge the costs thereof against the property or its owner. Any person having any record title or legal interest in the building may appeal and request a hearing relative to this notice and order to the City's Local Appeals Board, provided the appeal is made in writing, is paid for in ·advance at room 117 of City · Hall, and is received by the building official within 20 days from the date of service of this notice and order. Failure to appeal will constitute a waiver of all right to a hearing and determination of the matter. ADMINISTRATIVE CITATIONS An administrative citation can be issued for faHure to comply with this order. Since the violation(s) identified in this notice involve violations upon real property, the collection of unpaid administrative fines, resulting penalties, and collection fees can be enforced as an assessment or lien against the subject real property. COST Rl:COVERY

Per SBMC Section 1.150.0701 should the violations not be corrected at the time of re-inspection, a fee equal to full personnel and material costs will be charged for a second re-inspection and any further actions required to correct the violation(s). These fees can be appealed to the Community Development Director. LOSS OF TAX DEDUCTION In accordance with Sections 17274 and 24436.5 of the Revenue and Taxation Code, a tax deduction may not be allowed. for interest, taxes, depreciation, or amortization paid or incurred in thls taxable year due to the substandard conditions documented in this order.

DRC/HPC-41 NOTICE AND ORDER 05/09/2016 PAGE2

RETALIATION PROHIBITED PER HEALTH & SAFETY CODE 17980.6 State Civil Code Section 1942.5 defines and prohibits retaliation by landlords or lessors against tenants or lessees.

INTENT TO RECORD A NOTICE OF NONCOMPLIANCE This office intends to seek compliance with the law through legal process, including recording a Notice of · Noncompliance against the above property with the County Recorder. Pursuant to Section 12.310.1102, of the San Buenaventura Municipal Code, a NOTICE OF NONCOMPLIANCE will be recorded 30 days from the date of this Notice unless the aforementioned violations have been corrected or removed by that date and other applicable requirements, if any, have been satisfied.

This document identifies the concerns of the Community Development Department of the City of Ventura. Other City agencies may have additional concerns I requirements. You may contact my office at (805) 658-4711 between the hours of 8:00 a.m. and 4:30 p.m., Monday through Friday. Our office is located at 501 Poli St., Room 117. City offices are closed on alternate Fridays.

Your cooperation is solicited in the resolution of this matter.

Thank.you

B. Clark Code Enforcement Supervisor sos.:.658-4 712 Ventura City Code Enforcement

for Jeffrey Lambert, AICP Community Development Director

C: Tenant(s), Posted on Property.

The City of Ventura's Community Development Department staff are committed to preserving and promoting the safety of all who live, work, and visit Ventura.

For a list of housing resources and information offered by public, private, and non-profit agencies, go to http://www.cityofventura.net/code or visit Ventura City Hall at 501 Poli Street, Room 117, Ventura, CA 93001. Hours: Monday. Tuesday. Wednesday, and Friday 7:30 am - 5:00 pm. Thursday 9:00 am - 5:00 pm; closed alternate Fridays. Si tiene preguntas sobre esta letra por favor Harne al 805-654-7790 con sus preguntas si no habla Ingles. Ventura Condigo de aplicacion - 501 Poli St, Room 130 - PO Box 99 - Ventura, CA, 93002-0099 Fax# 805-654-7561 - Phone 805-658-4711

DRC/HPC-42 NOTICE AND ORDER 05/09/2016 PAGE3

r Municipal Code Description Corrective Action

·SSMC VCPMC Substandard Buildings.Buildings or portions thereof that are Obtain a construction permit from 12.310.020 determined to be substandard as defined in this code are hereby the Building and Safety Division in PLCK declared to be public nuisances and shall be abated by repair, room 117 of City Hall. The property rehabilitation, demolition or removal in accordance with the procedure owner has 30 days from the date of specified in Chapter 11 of this code. this Notice to contact this office in writing to either: A) obtain a • You are in Violation of the City's· Planning processes, you are demolition permit for the structure directed again to submit an application for Historic Design Review. and complete the demolition within The application should include plans (Site Plans, Floor Plans, 60 days of the date of this Notice, Elevations, and Landscape Plans) clearly providing a before/after · or B) identify the design comparison; a historic report written by a Historic Consultant professionals that will be involved am~.lyzing if the changes are consistent with the Secretary of the with the preparation of plan check Interior's Standards for Rehabilitation and the Downtown Specific submittal documents and to Plan Historic Resource Design Guidelines; and an arborist report describe their method of rdentifying if any additional trees are to be removed and/or abatement, 120 days from the date replaced. The Historic Design Review of the building and of this Notice to make application landscape alterations will be review by the Historic·Preservation for any necessary land use Committee. ' approvals and construction permits • Obtain permits for the tenant improvement's. Lobby, Restaurant, from the Building & Safety Division and the entire West Building sleeping rooms. (See attachments in room 117 of City Hall. (This from Building and Safety) Notice must be reproduced on the cover sheet of the plan submittal), 180 days from the date of this Notice to obtain the required permits from.the City's construction permit office, and 360 days from the date of this Notice to mail this office a copy of the construction permit final inspection approval signed by the Building Inspector. Abatement methods selected must be achievable by the property owner within these timeframes and no extensions will be granted beyond these prescribed timeframes. INVESTIGATION FEE APPLIES

Posting: RED See photos attached?

DRC/HPC-43 PROOF OF SERVICE

STATE OF CALIFORNIA . )

) SS

COUNTY OF VENTURA

I am employed in the County of Ventura, State of California. I am over the age of 18 and not a party to the within action; my business address is 501 Poli Street, Ventura 1 California 93001.

On 05/09/20161 I served the foregoing documents described as a Notice and Order for the property at:

550 SANJON Road VENTU~A, CA 93001 on the interested parties in this action as follows:

ATTN: MANAGER 42 CORPORATE SUITE 200 IRVINE, CA 92606

I am "readily familiar" with the office's practice of collection and processing correspondence for mailing. Under that practice, it would be deposited with U.S. postal service on that same day with postage thereon fully prepaid at Ventura, California, in the ordinary course of business. I am aware that on motion of the party served, service is presumed invalid if postal cancellation date or postage meter date is more than one day after date of deposit for mailing in affidavit.

I declare under penalty of perjury under the laws of the State of California that the foregoing is true and correct.

Executed on 05/09/2016

K. Edwards] Secretary

DRC/HPC-44 CITY OF NOTICE: STOP WORK Vf.NTURA BUILDING & SAFEfY Oty of Ventura• 501 Poli St, Rm 117 • (805) 654 .. 7869 ·www.dtyofventura.net

Owner/Agent DKN ±\~S ~If-~ -1'3ZP Address/Location of Violation f;; so 611 ~ SID ·

Notice is hereby.given that the following violation(s) of the Building Code have been identified on the above pro·perty.

.0 Unlawful use or occupancy~------...:... D Substandard housing }at' Construction without permit ~ Buliding l(' Mechanicaf )(" Plumbing : ~Electrical . D · Unlawful electrical conn~ction · . . ~~~~1J;l~ ~ ~~·

The violation(s) noted abov~ must be corrected. Failure to comply with this notice by: oh, - b.5 - l ~ · · Date may result in legal action and penalties as provided by law.

Posting Date: 0,- r'l .:.. (In . nme: ID r 30#'\ . rnspector: ~ ~ C · Invest. Hrs. I · · . Inspector Phone: (805)"# •7fT/fi,, Email: [email protected] . In compliance with the Americans with Disabilities Act, this document is available in alternate formats by calling 805/677-3941 or by contacting the California Relay Service.

White: Permit Records Card: Posti!d Dn Sfructtre . BS 210~ Side 1 oft. 7/13 ~

DRC/HPC-45 CITY OF V£NTURA. City of Ventura BUILDING & SAFETY Building & Safety www.cityofventura.net · 805/654-7869 CORRECTION NOTICE

(,·· e .-}-· ~,.,.,\ ..: :· ·>trl\. -~ ,,-~·-r. \? \ o<·k,.,,;-\,. ·· 1\; r) ~ ·v::nr~t:t".,~, ~, ·k· ¥:40~) --1, ---"f.'0 :e) 'F

Cj. 'D {v" ,r CJ ··~ ·f-\t\ ~ \ o._ B.-er1e ~"" ,; R:L~ 7" Date ~Inspector...... -,:;;;:,~ Du MJ,...j

BS·626 REV·10·1014 ~

DRC/HPC-46 CITY OF ·Y£NTURA. City of Ventura BUILDING & SAFETY Building & Safety 1/'IWW.cityofventura.net . 805/654-7869 CORRECTION NOTICE

BS..626 REV 10-2014 $)

DRC/HPC-47 • • • < • f'nspec.tqr's Office Hours ..,..·7:3·0~8-:30 atn &:4:P0~?:0.0 .. pm. Daily · - .· . . . ·, ,

DRC/HPC-48 ::. 1•

r---~~..;:....,..--__;_-_;_..,....,._..--..-_....:.....;--.;.___ __.---... '" ' . ... -: , ·. City.of-Ve'ht·u.ra ·... -· ·.. . -~·· ·.,,. ·._ ·. Bqi __!oin.fr~_ -~a1ety ·. S .. ,;-,, :· ·.. ~0~/$54;?,~?.4 : .. ·. . ~-, . . .. · .. : ,:. ·.,·:_'=.·: '.\ .. _... .-.. -:·.· ·.. ·· •.. :- ...-. -·. ·· .. ·.. . ,:~f: · .·. :. CORfl_E·c;r~.9·"~~-.N.·Q.Tl.~-e··

~ ' . . . . _ .· 1nspe_ctbt'~ Offi.ce Hours "'.·):_:30~$:30 .. am ~ 4_:_00-5_;_90·- pm Daily

· .Jol1Address: ··. 550 . 'SA~ J],N ·.··•·· · :::® ::~r0~·i<\ __ e__ .. : _·LeN.f\). t)'~~~~~-~ ¢ . · ~~. . t}ooV:s • .0 , , +b C( .. 1?1'.! ·Lr w f <2.t:: ... C:~\,-Gvwt0 ·•· Bc1, }d,;.ir cd .

_er ~~ .~v oY ~~~: t:5 ·. '/' · • ·· t:::r. ~~- JLd ~ 4r..-,.w 0£ d~ ~ . D>"o?: c~ ·'to Dwt: M,sslV\l;p ... G" ;, y-J ;,:o:r\ a, le •. ·7"b_1 '.5 · ·fY:f:f no v- .. l· . . ._ f vn e ~.. 'ti-<~ c 1. Ba. +h a_£ +~~ e. ., ..•. :t~~J:·Nt-1'. [j• 4-; 5",,rJo deJ b'?' .. ~5?~ ~LC:.__ J(~-- -~ \Y;:_~s~

DRC/HPC-49 · · · ..City pf .:\(~ntvra. ·. ·_ . ·, .· ·. ·__ Build[riti.~ S_9f~ty · . ·. . . 805/654.;.787 4 :_ =t~~ ·. ,. .. ·· ·. c::o·R.RitctiO..N)N.Ot1cE ·_: .. : · ~~· ::: . ····. .. :·' .

. Date ~Jt/!_lnsp~ctor - ·.. · 1 IM. ·D, HY N

·~

DRC/HPC-50 CITY O'F

V£NTURA.. ·..... -,,. . ·.• . . . ··.,. ' ·.

http://www.cityofventura.net/code ADMINISTRATIVE CITATION #CP42325

Citation Issue Date: 05/09/2016

Citee Name: ATTN: Nilesh Patel Case No.: CE16~305 FPL LLC

Marling Address: 42 Corporate Park Suite 200. IRVINE, CA 92606

. Site Address of Violation: 550 SANJON Road, VENTURA, CA 93001

Municipal Code Description Corrective Action

SBMC Work Without Permits: It shall be unlawful for any person, firm, or (for citation use only) 12.310.204 corporation to erect, construct, enlarge, alter, repair, move, improve, remove, convert, or demolish, equip, use, occupy, or maintain any building or structure, or cause to permit the same to be done, in violation of this c~de.

Amount:# of Days: 1 $ per Day: $424.00 Penalty (Days X $): $424.00

Total Fine Amount: $ 424.00

REPEATED VIOLATIONS PROHIBITED Continuation or repeated occurrence of the vfolations noted above is prohibited. Payment of these fines does not excuse or discharge any continuation or repeated occurrence of the code violation(s) noted above.

ADMINISTRATIVE REVIEW A citee may request initial administrative review of this cit?tion within 20 days of issuance. Said request shall be made in writing to the Code Enforcement Supervisor at P. 0. Box 99, Room 130, Ventura, CA 93002.

PAYMENT OF FINES . All fines sha.11 be paid within 30 days of this citation date or 30 days of the date of the Notice of Conclusion of the initial administrative review process, whichever is later. Fines shall be paid in full via the Internet (www.citationprocessingcenter.com}, phone (800-989-2058) or U.S. Mail (City of Ventura, C/0 Citation Processing Center, P.O. Box 10479, Newport Beach, CA 92658-0479). Checks shall be made payable to the City of Ventur~.

DRC/HPC-51 ADMINISTRATIVE CITATION CE16-305 05/09/2016

FAILURE TO PAY Failure to file a timely request for administrative review or make your paymer:,t on time will result in the forwarding of this account to the City of Ventura's contracted Collection Agency or a lien may be placed against your property. Continued delinquency may affect your credit rating.

Thank you

B. Clark Code Enforcement Supervisor 805-658-4 712 Ventura City Code Enforcement

C: Citation Processing Center

DRC/HPC-52 PROOF OF SERVICE

STATE OF CALIFORNIA

) SS

COUNTY OF VENTURA

I am employed in the County of Ventura 1 State of California. I am over the age of 18 and not a party to the within action; my business address is 501 Poli Street, Ventura, California 93001.

On 05/09/2016, I served the foregoing documents described as an Admjnistrative Citation for the property at:

550 SANJON Road VENTURA, CA 93001 on the interested parties in this action by personally delivering a true copy thereof in a sealed envelope addressed as follows:

[ J by placing true copies thereof enclosed in sealed envelopes as stated on the attached mailing list.

[ J by placing the original or a true copy thereof in sealed envelopes addressed as follows:

ATTN: Ni!esh Patel 42 CORPORATE SUITE 200 IRVINE, CA 92606

I am ctreadily familiar'' with the office's practice of collection and processing correspondence for mailing. Under that practice, it would be deposited with U.S. postal service. on that same day with postage thereon fully prepaid at Ventura, California, in the ordinary course of business. I am aware that on motion of the party served, servlce is presumed invalid if postal cancellation date or postage meter date is more than one day after date of deposit for mailing in affidavit.

I declare under penalty of perjury under the laws of the State of California that the foregoing is true and correct.

Executed on-05/09/2016.

K. Edwards, Cod~ Enforcement Secretary

DRC/HPC-53 Attachment E

Historic Resource Assessment Report by Historic Resources Group Dated November 3, 2016

DRC/HPC-54 Pierpont Inn Historic Resources Assesslllent October 2016

HISTORIC RESOURCES GROUP

Submitted to City November 3, 2016 DRC/HPC-55 2 TABLE OF CONTENTS

s 1. Introduction s Objective s Methodology 6 Project Team

1 2. Historic Designation Criteria 1 National Register ofHistoric Places 9 California Register ofHistorical Resources

10 City of Ventura Historic Landmark

12 Historic Districts

13 3. Historic Context 13 City of Ventura Development 11 Tourism and Hospitality

20 Pierpont Inn

28 4. Site Development and Property Description 28 Site Development History 31 Existing Conditions 34 Summary ofProperty Alterations

39 5. Previous Evaluation 39 Ventura Historic Landmark 40 Historic Hotels ofAmerica

42 6. Current Evaluation 42 Historic District Evaluation 44 Individual Resource Evaluations

Pierpont Inn Historic Resources Assessrn.ent October 2016

HISTORIC RESOURCES GROUP

DRC/HPC-56 3 44 Application ofEligibility Criteria: Historic District 45 Application ofEligibility Criteria: Main Building 46 Application ofEligibility Criteria: Mattie Gleichmann House 41 Character-Defining Features

52 Bibliography Appendix A: Historic Photographs Appendix B: Site Photographs Appendix C: Brochures & Advertisements

Pierpont Inn Historic Resources Assessm.ent October 2016

HISTORIC RESOURCES GROUP

DRC/HPC-57 4 PREPARED FOR DKN Hotels 42 Corporate Park, Suite #200 Irvine CA 92606

Pierpont Inn Historic Resources Assessm.ent October 2016

HISTORIC RESOURCES GROUP

DRC/HPC-58 1.0 INTRODUCTION Historic Resources Group (HRG) has completed an investigation of historic and potentially historic resources located on the Pierpont Inn property. This report contains the findings of this investigation and includes the following:

• A review of the existing buildings located within the proposed project site.

• A review of previous evaluations through historic designation, evaluation, or other official actions.

• Analysis and evaluation of potential historic resources located within the proposed project site.

Objective The purpose of this report is to identify historic and potentially historic resources that could be directly affected by the project. In doing so, this report provides baseline information to inform the planning, design and entitlements process.

Methodology Evaluation of historic significance is based on a review of existing historic designations, research of the relevant historic contexts and an analysis of the eligibility criteria and · integrity thresholds for listing in the National Register, the California Register of Historical Resources, and as a City of Ventura Historic Landmark. Potential historic resources were considered as individual resources and as potential contributors to a historic district where relevant.

Research This report was prepared using primary and secondary sources related to the development history of the Pierpont Inn. The following documents were consulted:

• Historic building permits

• Historic photographs, aerial photos, maps and site plans

• Published local histories, newspaper articles and advertisements

• California State Historic Resources Inventory (HRI) for Ventura County

Physical Evaluation Assessment of historic integrity, and identification of character-defining features were conducted through on-site inspection of the Pierpont Inn on August 11, 2015.

Pierpont Inn Historic Resources Assessm.ent October 2016 HISTORIC RESOURCES GROUP

DRC/HPC-59 6 Project Team Research, evaluation, field inspection, and analysis were performed by Paul Travis, AICP, Principal and Senior Preservation Planner and John LoCascio, AIA, Principal. Both are qualified professionals who meets the Secretary of the Interior's Professional Qualification Standards. Research regarding the Pierpont Inn and its history was provided by historian Cynthia Thompson (Ms. Thompson was the Pierpont Inn's on-site historian, researcher, and archivist from 1999 to 2005). Additional research and site documentation were conducted by Scott Watson, HRG Intern.

Pierpont Inn Historic Resources Assessm.ent October 2016 HISTORIC RESOURCES GROUP

DRC/HPC-60 2.0 HISTORIC DESIGNATION CRITERIA A property may be designated as historic by National, State, and local authorities. In order for a building to qualify for listing in the National Register or the California Register, it must meet one or more identified criteria of significance. The property must also retain sufficient architectural integrity to continue to evoke the sense of place and time with which it is historically associated.

National Register of Historic Places The National Register of Historic Places is "an authoritative guide to be used by federal, state, and local governments, private groups, and citizens to identify the nation's cultural resources and indicate what properties should be considered for protection from destruction or impairment," 1 and is administered by the National Park Service. Listing in the National Register assists in preservation of historic properties through: recognition that a property is of significance to the nation, the state, or the community; consideration in the planning for Federal or Federally-assisted projects; eligibility for Federal tax benefits; and qualification for Federal assistance for historic preservation, when funds are available.

To be eligible for listing in the National Register, a resource must possess significance in American history and culture, architecture, or archaeology. Sites, districts, structures, or landscapes of potential significance are eligible for nomination. In addition to meeting one or more of the criteria listed below, properties must also possess integrity of location, design, setting, feeling, workmanship, association, and materials.

The criteria for listing in the National Register follow established guidelines for determining the significance of properties:

A Associated with events that have made a significant contribution to the broad patterns of our history;

B. Associated with the lives of persons significant in our past;

C. 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

1 National Register Bulletin 16A: How to Complete the National Register Registration Form, Washington D.C. U.S. Department of the Interior, National Park Service, 1997.

Pierpont Inn Historic Resources Assess111ent October 2016

HISTORIC RESOURCES GROUP

DRC/HPC-61 8 D. Yield, or may be likely to yield, information important in prehistory or history.

Integrity In addition to meeting any or all of the designation criteria listed above, properties nominated must also possess historic integrity. Historic integrity is the ability of a property to convey its significance and is defined as "the authenticity of a property's historic identity, evidenced by the survival of physical characteristics that existed during the property's historic period." 2

The National Register recognizes seven aspects or qualities that comprise integrity: location, design, setting, materials, workmanship, feeling, and association. These qualities are defined as follows:

Location is the place where the historic property was constructed or the place where the historic event took place.

Design is the combination of elements that create the form, plan, space, structure, and style of a property.

Setting is the physical environment of a historic property.

Matedals are the physical elements that were combined or deposited during a particular period of time and in a particular pattern or configuration to form a historic property.

Workmanship is the physical evidence of the crafts of a particular culture or people during any given period in history or prehistory.

Feeling is a property's expression of the aesthetic or historic sense of a particular period of time.

Association is the direct link between an important historic event or person and a historic property.3

In assessing a property's integrity, the National Park Service recognizes that properties change over time. National Register Bulletin 15 provides:

To retain historic integrity a property will always possess severat and usually most of the aspects. It is not necessary for a property to retain all its historic physical features or

2 National Register Bulletin I 6A 3 National Register Bulletin 15: How to Apply the National Register Cnteria for Evaluation, Washington D.C.: U.S. Department of Interior, National Park Service, National Park Service, 1995.

Pierpont Inn Historic Resources Assessm.ent October 2016 HISTORIC RESOURCES GROUP

DRC/HPC-62 9 characteristics. The property must retain, however, the essential physical features that enable it to convey its historic identity.

A property that has lost some historic materials or details can be eligible if it retains the majority of the features that illustrate its style in terms of the massing, spatial relationships, proportion, pattern of windows and doors, texture of materials, and ornamentation. The property is not eligible, however, if it retains some basic features conveying massing but has lost the majority of the features that once characterized its style. 4

For properties which ar~ considered significant under National Register Criteria A and B, National Register Bulletin 15 states:

A property that is significant for its historic association is eligible if it retains the essential physical features that made up its character or appearance during the period of its association with the important event, historical pattern, or person(s).

A property important for illustrating a particular architectural style or construction technique must retain most of the physical features that constitute that style or technique. 5

Period of Significance The National Park Service defines the period of significance as "the length of time when a property was associated with important events, activities or persons, or attained the characteristics which qualify it for ... listing" in Nationat State or local registers. A period of significance can be "as brief as a single year. .. [or] span many years." It is based on "specific events directly related to the significance of the property/' for example the date of construction, years of ownership, or length of operation as a particular entity.6

California Register of Historical Resources The California Register is an authoritative guide in California used by State and local agencies, private groups, and citizens to identify the State's historic resources and to indicate what properties are to be protected, to the extent prudent and feasible, from substantial adverse change. 7

4 National Register Bulletin 15 s Ibid. 6 National Register Bullet.in 16A. 7 California PRC, Section 5023.1 (a).

Pierpont Inn Historic Resources Assessm.ent October 2016 HISTORIC RESOURCES GROUP

DRC/HPC-63 10 The criteria for eligibility for listing in the California Register are based upon National Register criteria. These criteria are:

1. Associated with events that have made a significant contribution to the broad patterns of local or regional history or the cultural heritage of California or the United States.

2. Associated with the lives of persons important to local, California or national history.

3. Embodies the distinctive characteristics of a type, period, region or method of construction or represents the work of a master or possesses high artistic values.

4. Has yielded, or has the potential to yield, information important to the prehistory or history of the local area, California or the nation.

For integrity purposes, resources eligible for listing in the California Register must retain enough of their historic character or appearance to be recognizable as historical resources and to convey the reasons for their significance. It is possible that resources lacking sufficient integrity for listing in the National Register may still be eligible for the California Register.

City of Ventura's Historic Designation Criteria The City of Ventura has adopted historic preservation regulations for the purpose of establishing procedures for identifying, designating and preserving historic landmarks or points of interest that were the site of an historic event, that are connected with the life of an important person, or that contain a building, structure, or other object that is architecturally significant, representative of a type, period or particular method of construction, or is associated with a significant builder, architect, designer or artist. (City's Municipal Code, Division 24, Chapter 455, Section 110 et seq.) According to Section 24.455.120 of the City's code:

Historic district means a geographically definable area possessing a significant concentration, linkage or continuity of site, properties, structures and/or objects united by past events, or aesthetically by plan or physical development, regardless of whether such a district may include some properties, structures, sites, objects, or open spaces that do not contribute to the significance of the district.

A historic district can generally be distinguished from surrounding areas ( 1) by visual change such as building density, scale, type, age, or style; or (2) by historic documentation of different associations or patterns of development. The number of nonsignificant properties a historic district can contain yet still convey its sense of time

Pierpont Inn Historic Resources Assessm.ent October 2016 HISTORIC RESOURCES GROUP

DRC/HPC-64 11 and place and historical development depends on how these properties impact the historic district's integrity.

Landmark means any real property such as building, structure, or archaeological excavation, or object that is unique or significant because of its location, design, setting, materials, workmanship or aesthetic feeling, and is associated with:

a) Events that have made a meaningful contribution to the nation, state or community;

b) Lives of persons who made a meaningful contribution to national, state or local history;

c) Reflecting or exemplifying a particular period of the national, state or local history;

d) Embodying the distinctive characteristics of a type, period or method of construction;

e) The work of one or more master builders, designers, artists or architects whose talents influenced their historical period, or work that otherwise possesses high artistic value;

f) Representing a significant and distinguishable entity whose components may lack individual distinction; or

g) Yielding, or likely to yield, information important to national, state or local history or prehistory.

Point of interest means any real property or object:

a) That is the site of a building, structure or object that no longer exists but was associated with historic events, important persons, or embodied a distinctive character of architectural style;

b) That has historic significance, but was altered to the extent that the integrity of the original workmanship, materials or style is substantially compromised;

c) That is the site of a historic event which has no distinguishable characteristics other than that a historic event occurred there and the historic significance is sufficient to justify the establishment of a historic landmark

These definitions are generally consistent with the criteria set forth by the National Register of Historic Places and the California Register of Historical Resources.

Pierpont Inn Historic Resources Assessm.ent October 2016 HISTORIC RESOURCES GROUP

DRC/HPC-65 12 Historic Districts Standard preservation practice evaluates collections of buildings from similar time periods and historic contexts as historic districts. The National Park Service defines a historic district as II a significant concentration, linkage, or continuity of sites, buildings, structures, or objects united historically or aesthetically by plan or physical development."s A historic district derives its significance as a single unified entity.

According to the National Park Service, 11 a district can comprise both features that lack individual distinction and individually distinctive features that serve as focal points. It may even be considered eligible if all of the components lack individual distinction, provided that the grouping achieves significance as a whole within its historic context. In either case, the majority of the components that add to the district's historic character, even if they are individually undistinguished, must possess integrity, as must the district J as a whole." Some examples of districts include business districts, college campuses, large estates, farms, industrial complexes, residential areas and rural villages.9

Resources that have been found to contribute to the historic identity of a district are referred to as district contnbutors. Properties located within the district boundaries that do not contribute to its significance are identified as non-contributors.

8 National Register Bulletin I 5 How to Apply the National Register Criteria for Evaluation. Washington D.C.: National Park Service, U. S. Department of the Interior, 1997. (5) 9 Ibid.

Pierpont Inn Historic Resources Assessm.ent October 2016 HISTORIC RESOURCES GROUP

DRC/HPC-66 13 3.0 HISTORIC CONTEXT The majority ofthe contextual information contained herein was provided by Ventura historian Cynthia Thompson who conducted extensive research on the Pierpont Inn while serving as the Inns Business Development Coordinato~ on-site historian/ archivis~ and period designer from Apnl 1(2 1999 to February 5; 2005

City of Ventura Development

Spanish and Mexican Periods Portuguese explorer Juan Rodriguez Cabrillo, credited as the first European to explore present-day California, investigated the area now occupied by the City of Ventura in 1542. On a subsequent mapping expedition for the Spanish government in 1602, navigator Sebastian Vizcaino further investigated the area.

The Mission San Buenaventura was established in 1782. It became the ninth mission established in Alta California by the Spanish and the last mission founded by Father Junipero Serra.10 The original Mission structures were constructed near the present-day intersection of Thompson Boulevard and Palm Street. In 1804, the Mission was relocated to its present site on Main Street, and was completed in 1809. Mexico continued governance of Alta California after winning its independence from Spain in 1821. Twenty-seven years later, the Mexican-American War ended with California becoming a territory of the United States. Gold was discovered in 1849 and spurred a mass migration westward. California achieved statehood on September 9th, 1850.

City Founding Incorporation and Growth The town officially became recognized within the United States jurisdiction when a post office was established in 186 l .11 The town of San Buenaventura, measuring approximately one square mile, was incorporated under an act of the state legislature in 1866. Prior to 1868, access to San Buenaventura was chiefly by sailing vessels and steamers, which would anchor offshore from the Mission. In 1868, a stagecoach line was established, making the city more accessible to the outside world. This accessibility stimulated a development and growth period that would characterize the town for the remainder of the nineteenth century. With the completion of the Transcontinental Railroad in 1869, the town of San Buenaventura experienced its first land boom.

10 Zephyrin, Engelhardt, Fr., San Buenaventura, The Mission by the Sea (Santa Barbara: The Schauer Printing Studio Inc., 1930), 6. 11 E. M. Sheridan, History ofSanta Barbara, San Luis Obispo and Ventura Counties Ca/Jfomia (Chicago: The Lewis Publishing Company, 1917).

Pierpont Inn Historic Resources Assessm.ent October 2016 HISTORIC RESOURCES GROUP

DRC/HPC-67 14 Travelers and potential residents would arrive by train in Sacramento and head south through town by stagecoach. 12

On January 1, 1873 Ventura County was officially established and the wharf (Pier) completed. This made travel easier for passengers, but it also spurred economic growth by providing better shipping and storage facilities for merchants and the growing number of agricultural interests. By 18 7 6 the City had a library association, a volunteer fire company, its first banking institution (The Bank of Ventura), a new County Courthouse, the first successful oil well in Adams Canyon, and a population of 1,000.

In 1886, the Southern Pacific Railroad announced plans to build a spur from Newhall through the Santa Clara Valley to Ventura and Santa Barbara. By 188 7, regularly scheduled trains were arriving at the newly built Ventura Depot. By the end of 188 7, the second land and population growth period in Ventura County's history was underway. 13 The population rose from 1,000 in 1875 to 3,869 in 1890. By 1904, the Southern Pacific had permeated all parts of the County and growth continued on a steady pace as San Buenaventura entered the 20th century. 14

City Expansion. Civic Improvement and the Oil Boom The city of Ventura dramatically expanded its territorial boundaries in the first years of the twentieth century. From Mission development through 1905, the ocean to the south, hills to the north, the Ventura River to the west, and the Sanjon Barranca to the east provided natural borders for the city proper. All this changed in 1906, when a large tract of land east of the Sanjon Barranca, including portions of the Dixie Thompson ranch, was annexed by the city. 1s The Daily Free Press described the annexation on April 10, 1906:

By voting to annex this territo~ the citizens of Ventura have more than doubled the area of the city. The former municipality was about a little more than one mile square containing about 750 acres. The new Ventura will contain 1900 acres and will extend from the Ventura river on the west to the junction of the Montalvo and Santa Paula

12 Roberta G. Greenwood, Archjval Study/Histonc Overvjew. Downtown San Buenaventura Redevelopment Study Area (Pacific Palisades: Greenwood and Associates, May 1980). 13 David F. Myrick, "Ventura County Railroads, A Centennial History, Volume I: The Railroad Comes to Ventura County," The Ventura County Hjstodcal Sodety QuarterlY, Vol. 33, No. 1, Fall 1987. 14 Judy Triem, Ventura County, Land of Good Fortune, Second edition (San Luis Obispo: EZ Nature Books, 1990). 1 s "Now Greater Ventura," Dajjy Free Press: Ventura, CA, April 10, 1906.

Pierpont Inn Historic Resources Assessm.ent October 2016 HISTORIC RESOURCES GROUP

DRC/HPC-68 15 roads commonly known as the FORKS on the east and from the ocean to the summjt of the hills back of the city.16

By October of 1906, small tracts of land were being sold for development.11 Widespread construction east of the Sanjon Barranca, however, would not take place until the mid-1 920s. Most of the land acquired through annexation continued to be used for agricultural purposes or remained open space. One exception was the development of the Beach Tracts by AC Gates. The manager of the Title Guaranty Company, Gates procured an option on 100 acres of the Dixie Thompson Ranch in March of 1909. He proposed a housing subdivision to be called The Beach Tracts. Mrs. Josephine Pierpont-Ginn, a wealthy O jai socialite, purchased Tract 25 of the Beach Tracts where she built the Pierpont Inn.

Construction within the City's downtown and its immediately surrounding areas was considerable during this period as lots originally subdivided in the 1870s were developed during the first decades of the 20th century. By January of 1912, the local paper reported that "the increase in building in the city was 316 percent over the previous year." This was the highest gain percentage in the state of California. 18

Physical improvement and new or renovated buildings were dominant subjects of the local press during the second decade of the 20th century. Ventura's burgeoning civic pride during this period was made apparent through widespread physical improvements and city beautification efforts influenced by the principles of the City Beautiful movement. In addition to parks and street improvements, a new Neoclassical/Beaux Arts style courthouse officially opened in July 1913.

By 1914, the oil industry had targeted land in and around Ventura for oil drilling. Ralph B. Lloyd formed the State Consolidated Oil Company and began leasing oil-bearing lands along both sides of Ventura Avenue. World War I advanced technologies and increased the demand for gasoline, fuet oil and lubricants. After the war, Henry Ford's mass-produced automobiles made owning a car affordable to the common man. The dramatic advance in transportation technologies and the increase in automobile ownership created a demand for oil as had never been before.

16 Ibid, page 1. 11 "San Miguel Acres/ advertisement, Daily Free Press. Ventura, CA, October 19, 1906. 18 "Hurrah' Ventura's Percentage is Greater Than any Other City in Southern California." Daily Free Press, January 12, 1912.

Pierpont Inn Historic Resources Assessm.ent October 2016 HISTORIC RESOURCES GROUP

DRC/HPC-69 16 In 1921, a major oil strike by Shell Oil ushered in a new era of growth and prosperity for Ventura County. The local newspapers were filled with daily reports that detailed the number of barrels of oil being produced from the local wells with headlines like "Shell 011 Brings in 1/000 Barrel Cusher-You May Not Know What That Means to Ventura. //19 By 1926, the Associated and Shell Oil Companies were pumping and processing tens of thousands of barrels of oil a day. Thousands of oil workers, geologists, engineers, and oil-related businesses descended upon the City, increasing the need for housing. Commercial activity increased, giving birth to ancillary businesses like Ventura Tool. Ventura's population would grow from 4, 156 to 11,603 during the 1920s, an increase of 179 percent.

Great Depression and World War II The stock market crash of October 1929 and the subsequent Great Depression essentially halted construction in Ventura County. In 1933, Franklin D. Roosevelt became President, and his New Deal relief programs started putting Americans back to work. Ventura County received hundreds of thousands of dollars for new construction and improvement programs for public buildings, parks, roads, and bridges.

The bombing of Pearl Harbor by the Japanese in December 194 1 brought the United States into the Second World War. Military bases were established at Port Hueneme in 1942, and later at Point Mugu, bringing more than 21,000 military personnel and 10,000 civilian workers to the region and reviving the economy. This influx of residents created a severe wartime housing shortage in Ventura County.

Post-War Prosperity and the Freeway With the end of World War II, wartime industries in Southern California successfully converted to civilian manufacturing and offered good jobs to thousands of returning servicemen. Fueled by the post-War prosperity, thousands of young families flocked to Ventura County, making it the fastest growing county in California by 1964.20

In 1945, the first proposal was made for a statewide freeway network that included a north-south thoroughfare along the coast, closely paralleling the existing State Highway 101 which ran along Thompson Boulevard through Ventura. The coming of the freeway brought both eager anticipation and concern throughout Ventura County. The most vocal opposition to the freeway route was heard from the City of Ventura.

19 The Star Free Press, excerpts, 1921 to 1929. 20 Triem, Ventura County.

Pierpont Inn Historic Resources Assessm.ent October 2016 HISTORIC RESOURCES GROUP

DRC/HPC-70 17 Residents were concerned that the proposed elevated freeway would block both views and access to the beach. They were only somewhat successful in pressuring the state highway department to depress the freeway, thereby preserving the clear view of the ocean from the County Courthouse.21 In September of 1962 the freeway was completed. Its construction destroyed a large portion of the Beach Tracts neighborhood, and physically separated what remained from the City proper.

Ultimately, the freeway was to the twentieth century what the railroad had been to the nineteenth century -- a symbol of opportunity and progress. The freeway established a primary regional traffic corridor between Santa Barbara and Los Angeles ushering in a new era of growth far beyond Ventura's historic center.

Development of Tourism and Hospitality

Ventura County Tourism The completion of the Transcontinental Railroad in 1869 made California more accessible and opened up California to population centers in the Midwest and East Coast. In 1873, journalist Charles Nordhoffs account of his travels in California, California: For Health Pleasure,, and Residence, became a best seller and was widely credited with influencing a wave of tourism and settlement in the state.22 In addition to seekers of fortune and a new life, Southern California also became a destination for those who were seeking leisure and relief from various types of physical ailments. Much of the tourist trade were wealthy visitors from the east who could afford to spend a large portion of the year in California, escaping inclement weather back home.

In 1874, real estate developer Royce G. Surdam founded the town of "Nordhoff' in the Ojai Valley, in honor of Charles Nordhoff. The town of Nordhoff was advertised as a location with "pure dry air" that was believed to cure any type of disease. Hotels and cottages were built to capitalize on this influx of people seeking refuge and healing. These hotels promoted the area's spectacular natural landscape and the recreational activities that landscape afforded. 23 The town of Nordhoff was re-named Ojai in 191 9 and became the center of the tourism and health trade in the Ojai Valley. 24

21 Editorial. Ventura Star Free Press, May, 1957. 22 LeRoy McKim Makepeace, Sherman Thacher and His School, Centennial Edition (Ojai, CA: Ojai Printing and Publishing Co., 1989), 55-57; Richard Hoye, Jane McC!enahan, Tome Moore, and the Ojai Valley Museum, Images ofAmerica: Ojai (Charleston, SC: Arcadia Publishing, 2007), 7. 2 3 County of Ventura, Property Administration Agency, "Cultural Heritage Survey, Phase III-Ojai, 1985," 3. 24 John Taylor, The Thacher School (Charleston, SC: Arcadia Publishing, 2013 ), 7.

Pierpont Inn Historic Resources Assessm.ent October 2016 HISTORIC RESOURCES GROUP

DRC/HPC-71 18 The Southern Pacific Railroad used newspaper ads, magazine articles, books and lectures to promote California as a land of opportunity, and thousands of people traveled west on special excursion trains. During this period, hotels were built in Ventura to handle the influx of people, including the Ayers Hotel, the Palace Hotel, and the Santa Clara House (all no longer extant). With the completion of the Southern Pacific spur line from Newhall in 1887, travelers were able to arrive in Ventura by train. This further increased the number of travelers and potential residents, increasing the demand for lodging. It was during this time period that the Rose Hotel, the Anacapa Hotel, and Armory Hall were erected on Main Street (none extant) to accommodate the greater demand for temporary housing.

When the Beach Tract was added to San Buenaventura, a portion of the land was set aside to build a luxury hotel. The town hoped an elegant hotel would cause Ventura to become a tourist destination and bring money into the area. These hopes were realized when Mrs. Josephine Pierpont-Ginn purchased the land in April 1908.25

Building upon the excitement of the future resort in the Beach Tract, Ventura won the rights to host a Chautauqua Assembly. The assemblies were a popular travelling conventions between the 1880s and 193 Os and offered entertainment and culture for the whole community. The conferences included speakers, teachers, musicians, entertainers, preachers, and health specialists. The Ventura this was a mark of culturally elite. People from across the country travelled to Ventura for the assembly that was first held in tents at the base of the bluffs in 1909. A permanent meeting hall was built in 1910 and began hosting the assembly annually until the 1920s.

Auto Tourism The development of automobile tourism in Ventura paralleled its development in the rest of the country. In 1 908, Henry Ford released the Model T. By developing the assembly line, Ford was able to dramatically reduce the cost of production, making automobile ownership available to the middle class. Freed from railroad schedules and rail-accessible destinations, the automobile opened leisure travel to the middle- and working classes by making short pleasure trips possible. 26 In Ventura, the construction of the Rincon Point causeway in 1912 made direct automobile travel between Santa

2 s "Pierpont Inn opens its doors to Public," Ventura Daily Democrat, September 6, 1910. 26 David Blanke, "Rise of the Automobile," Teach1nghistory. org,, Roy Rosenzweig Center for History and New Media at George Mason University, accessed September 22, 2015, http://teachinghistory.org/history-content/beyond-the textbook/24073.

Pierpont Inn Historic Resources Assessm.ent October 2016 HISTORIC RESOURCES GROUP

DRC/HPC-72 19 Barbara and Ventura possible. The causeway was turned over to the State Highway Commission as part of a coastal route of its new highway system. 27

Outside of end-destination hotels, lodging during the early years of automobile travel often took the form of camping. Private roadside campgrounds were established with many offering water, toilets and gas stations to entice travelers. 28 Campground owners soon constructed tourist cabins to provide a more comfortable type of lodging. These cabins owners often provided beds, linens, kitchenettes and indoor plumbing. As the popularity of the tourist cabins grew so did the number of cabins at a location. Cabins were laid out in rows or a U-shape, often with a gas station and restaurant at the center. 29 The auto court continued to evolve during the Great Depression, as people sought increasingly more economical ways to travel. Site plans and amenities became more standardized. 30

By the early 1940s, the "motel" (a hybrid of "motor" and "hotel") came into existence. Indoor plumbing and bathrooms became an expected feature while the kitchenette was often dispensed with. 31 During World War II, building material became scarce and individual cabins were too costly to build. In an effort to make the most of the construction material available to them, motel owners began constructing inline rooms on a single foundation with shared plumbing and electrical systems. 32

Auto-tourism and the motel industry boomed in the post-WWII era. With good economic times, people had money to spend for vacations and lodging was needed. The number of motels across the country more than tripled in twenty years, from about 20,000 in 1940 to more than 60,000 in 1960.33 With the increased desire to travel, people expected quality accommodations. This lead to organizations such as the Automobile Association of America (AAA) publishing guidebooks and the forming of referral chains, such as Best Western (1946), that allowed individually owned properties with similar quality standards use a common name and logo. 34

2 1 Michael Redmon, "Rincon Point Road," Santa Barbara lndependenl November 21, 2011, http://www.independent.com/news/2011 /nov/2 1/rincon -point-road/. 28 Stephen Mark, "Save the Auto Camps!," Carter Lake Institute, accessed September 23, 2015, http:!lwww.craterlakeinstitute.com/ online -lib raryI save-the-auto-cam psi save-auto-camps. htm. 2 9 Delaware Department of Transportation, "Historic Context for Evaluation of Commercial Roadside Architecture," Archaeology Series No. 99: Cultural Resource Survey ofUS Route 113, 1992. 3o Delaware Department of Transportation, "Historic Context for Evaluation of Commercial Roadside Architecture." 31 Ibid. 32 "Motor Courts and Motels," Rediscovering Americas Roadsjde.~ accessed September 23, 2015, http://www.vintageroadside.com/ motorcourts.aspx. 33 Ibid. 34 Delaware Department of Transportation, "Historic Context for Evaluation of Commercial Roadside Architecture."

Pierpont Inn Historic Resources Assessm.ent October 2016 HISTORIC RESOURCES GROUP

DRC/HPC-73 20 In Ventura, the post-war growth in auto tourism was realized in the dozens of roadside motels and drive-in dining establishments that were built along the Thompson Boulevard corridor, which carried Highway 1 through town. Many of these examples of roadside architecture can still be found along Thompson Boulevard.

Along with the rise of the motel chain came the passing of the Federal-Aid Highway Act in 1956. This act planned to build 40,000 miles of interstate highway across the country.35 These new highways often bypassed cities and replaced earlier travel corridors rendering many existing motels and motor courts less accessible. The interstate system made more efficient long-distance auto travel possible and national motel chains were developed. Individually-owned motels, inns, and hotels often found it difficult to complete and often went into decline. Many went out of business because they were simply "too far" from the highway. 36

The Pierpont Inn

Pierpont Family 19 10-1 928 Josephine Pierpont Ginn Steinberger ( 1863-1942) was born Josephine Carpenter in Chicago, Illinois. In 1884, she married Dr. Ernest Pierpont with whom she had two sons, Phillip and Austen. The family relocated to California's Ojai Valley in 1891, where they purchased 40 acres of land adjacent to Ojai' s Thacher School. In time, the Pierponts planted orange orchards and built a large home on the property. Additional guest cottages were built, originally to house visiting families to the Thacher School. Soon the "Pierpont Cottages" became known among wealthy tourists who had recently discovered the idyllic weather and landscape of the Ojai Valley.

Dr. Pierpont died in 1905 and Josephine relocated to San Francisco after her eldest son Phillip was accepted to Stanford University. In San Francisco, she met and soon married publisher Frederick Ginn. Josephine returned to the Ojai property where she expanded the Pierpont Cottages and converted the large private home into a hotel. She also constructed a new home for herself, commissioning architect Julia Morgan for its design. The Pierpont Cottages complex was eventually given over to her older son, Phillip, to manage.

An astute business woman, Josephine foresaw coastal California's potential as a tourist destination and expanded her hospitality holdings with the construction of a new hotel

35 "Motor Courts and Motels," Rediscovenng Amedca's Roadside!. 36 Delaware Department of Transportation, "Historic Context for Evaluation of Commercial Roadside Architecture."

Pierpont Inn Historic Resources Assessm.ent October 2016 HISTORIC RESOURCES GROUP

DRC/HPC-74 21 in Ventura's recently annexed Beach Tracts. To design the new hotel, she hired architects Sumner P. Hunt (1865-1938), Silas Reese Burns ( 1855-1940), and Abraham Wesley Eager ( 1864-193 0) who together conceived a two-story, wood-frame building, designed in the then fashionable Craftsman style. Although announced in local newspapers as the "Wayside Inn" prior to opening, the new hotel was referred to as the Pierpont Inn by its opening, presumably to take advantage of the favorable reputation of the Pierpont Cottages in Ojai. The Inn was officially opened on September 15, 1910 with a grand dinner party attended by Ventura County Society's finest. The inn was conceived and constructed along the coast to specifically serve the growing automobile tourism enjoyed by the wealthy in California. The local newspaper acknowledged that the 1910 opening of the Inn was a significant event, stating that "the opening of the Inn marks a substantial step in advance, not only for Ventura and Ventura County, but for the state of California."37

The Pierpont Inn was originally intended to provide for Josephine's younger son, Austen Pierpont, and he dutifully took on the hotel's management at the age of 19. Despite the hotel's immediate success, however, Austen found his true calling to be architecture and he soon moved on to become a celebrated local architect and community leader. Many of the buildings he designed continue to stand today including the Ojai Arts Center, buildings at the Thacher School, portions of the Ojai Valley Inn and Country Club, and the Ojai Post Office.

In 1916, Josephine sold the Pierpont Inn to Walter Hempel of Pasadena. Despite a post W orld War I oil boom in and around Ventura that would increase Ventura's population from 4, 156 to 11,603 during the 1920s, the Pierpont Inn began to struggle in the years after the War. Josephine re-purchased the property in 1919 and by 1921 the Inn was offering private memberships as the Pierpont Beach and Country Club, of which Austen Pierpont was one of the directors. In 1925, he designed and constructed two cottages on the property for his private seaside getaway. His mother was a silent partner in the Club. They eventually sold the property to Gus and Mattie Gleichmann in 1928.

Josephine continued to be an influential member in Ojai society building the Ojai Valley's Women's Club (an Ojai landmark). She would marry a third time to financier Nathan Steinberger and the couple maintained residences in both O jai and San Francisco where they became important patrons of the San Francisco Fine Arts Museum.

37 "Banquet at Pierpont lnn, Grand Success," Ventura Star Free Press: Ventura, CA, September 9, 19 10, 1.

Pierpont Inn Historic Resources Assessm.ent October 2016 HISTORIC RESOURCES GROUP

DRC/HPC-75 22 Gleichmann Family. First Generation 192 9-1 94 5 In 1928, the Pierpont Inn was purchased by Gus and Mattie Gleichmann. Mattie Vickers Gleichmann ( 189 5-1 996) was born in Ventura, one of seven children to Ashby Christian Vickers and his wife Addie May Holden. After graduation from the Los Angeles Normal School, Mattie returned to Ventura County to teach. In 1921, she married Gus Gleichmann, a former major league baseball player who had played for the Baltimore Oriels and the Cincinnati Reds. Injuries forced Gleichmann to end his baseball career just prior to his marriage to Mattie Vickers.

As a couple, Gus and Mattie embarked on a career in the hospitality industry, managing properties in the San Joaquin Valley and Oakland. After the birth of their son Ted in 1923 and daughter Nancy in 1925, Mattie was eager to return to Ventura County and be closer to her family. The couple borrowed $80,000.00 from Mattie's father, Ashby Vickers, to buy the Pierpont Inn in 1928. Together, they enlarged the inn, adding cottages, a second story of guest rooms on the southeast end of the original building, enclosed the patio to become a Sun Room, and added a living room and fireplace to the northwest end for their family residence. Mattie and Gus enlisted family members, including her sister Josephine Vickers Snodgrass, and her husband, Fred Snodgrass, and her other sister, Minna Vickers Pfiffer and husband Fred Pfiffer in the rehabilitation and running of the Inn.

Run down in 1928, the Pierpont Inn again became a favorite of the social elite under the Gleichmann' s ownership, and was celebrated for its decor, food, amenities and service. It became a favorite location for weddings and receptions, as well as a refuge for Hollywood celebrities escaping the pressures of the film industry. During the depths of the Great Depression, the Pierpont Inn also took on long-term boarders to make up for a reduced tourist trade.

Gus Gleichmann was prematurely killed in an automobile accident in 1938 and Mattie assumed full management of the Inn. With the onset of World War II, Mattie and Gus's son Ted Gleichmann joined the Air Corps, and the property was turned over to the military for the duration of the War. As a military base of operations, officers and cadets were housed at the Inn and trained on its grounds. Searchlights were positioned on the property and gunnery battalions were placed on the bluff below the inn in case of attack.

Gleichmann Family Second Generation 1946-1966 After World War II, Ted Gleichmann returned to Ventura and was made General Manager of the Pierpont Inn, sharing management of the Inn with his mother. He took residence at the neighboring Tighe House, today referred to as the "Vickers Estate."

Pierpont Inn Historic Resources Assessm.ent October 2016 HISTORIC RESOURCES GROUP

DRC/HPC-76 23 Under Ted's leadership, the Pierpont Inn underwent a period of intensive modernization during the 1950s. The dining facilities in the original Main Building were upgraded and lodging facilities were expanded with the construction of the East Wing. Designed in a Mid-Century Modern style by architect Robert R. Jones, the East Wing signaled a new direction for the Inn, oriented to the lifestyles and tastes of the post-World War II era. Jones was also commissioned to design a thoroughly modern two-story house at the bottom of the bluff to serve as Mattie Gleichmann' s private home. The home also contained additional guest rooms on its first floor.

Construction of a freeway along the coast in the early 1960s proved to be a serious challenge to the Pierpont Inn and the Gleichmann family as the freeway was constructed partially on and directly adjacent to the Pierpont property. In a landmark case for the state of California, the Gleichmanns sued the government through inverse condemnation because of the state's regulatory taking. The Gleichmann's were able to prove that they were deprived of the property's marketability and value through permanent damages to the inn's view, access to beach property, and freedom from noise. The court determined that the government failed to pay adequate compensation as required by the 5th Amendment to the Constitution. The family was awarded nearly $400,000.00.38 The money w!=ls used to engage the services of architec( Fred E. Hummet Jr. to design and build the West Wing and the Bluff House which were completed in 1966. Her views of the beach destroyed by the freeway, Mattie Gleichmann moved out of her modem house at the bottom of the bluff and into an existing house at 1461 Vista Del Mar.

Ted Gleichmann continued his parent's example of community service, becoming a founding member of the Ventura Community Hospital Benefactors and serving on the Ventura Planning Commission. An avid golfer, he played as an amateur in the U. S. Open, The Masters T oumament in Augusta, Georgia, and the Los Angeles Open and won second amateur at the 22nd Crosby National Pro-Am Golf Championship in Monterey in 1963. His cultivated a large circle celebrity friends who were frequent guests at the Pierpont Inn and his congenial style made the hotel a highly popular gathering place.

38 State of California, "Pierpont Inn, Inc. v. State of California," 70 Cal.2d 282. http://scocal.stanford.edu/ opinion/pierpont-inn-inc-v-state-califomia-2 7 4 71 .

Pierpont Inn Historic Resources Assessm.ent October 2016 HISTORIC RESOURCES GROUP

DRC/HPC-77 24 Gleichmann Family Third Generation and Beyond 1967-Present Day The West Wing and Bluff House represented the last major construction projects for the Pierpont Inn, but the Gleichmann' s continued to upgrade as needed. In 1976, open land at the base of the property was developed under a lease agreement as the Pierpont Racquet Club by brothers Spencer and Scott Garrett, cousins of the Gleichmann family. The Racquet Club was developed under a limited partnership that included Mattie Gleichmann, members of the Garret family and others. The Racquet club operated independently from the Inn.39

Ted Gleichmann died at the age of 52 in 1975. Ted's son Vic Gleichmann took over the Inn's management, and continued to manage the Inn into the 1980s. The grandchildren of Gus and Mattie Gleichmann continued to operate the Pierpont Inn through the 1990s but it is Mattie Gleichmann who is largely credited with the longevity and continued operation of the Inn. She remained actively involved on a daily basis until her death in 1996 at the age of 101. The Gleichmann family sold the Pierpont Inn to the Garrett brothers, owners of the Pierpont Racquet Club, in 1999. The Garretts sold the Inn in 2005 (the Garretts retained ownership of the Pierpont Racquet Club after sale of the Inn). In 2009 the Inn was sold to new owners who lost the property in a bankruptcy auction in 2012. DKN Hotels acquired the property in 2015.

Social Context The Pierpont Inn has long been a social nexus of the community of San Buenaventura. It was the preferred location for weddings, receptions, anniversaries, engagements, and honeymoons. The business community chose the Inn to hold organizational and incorporation meetings, and what today would be called networking functions. Local fraternal, commercial, and social organizations held their functions at the Inn. Both the Elks Lodge and the Masonic Lodge used the Inn for their major meetings until their own lodges were constructed. The Elks Lodge for Ventura, Lodge No. #1430, was incorporated in the dining room of the Pierpont Inn. Many of the local women's clubs, including the Ventura County Chapter of the California Federation of Women's Clubs, was founded there. The Soroptimist regularly broadcast their fund-raising campaigns from the Inn and Mattie Gleichmann was a board member. In the 1950s and 1960s, Ted Gleichmann's very public personality attracted major entertainment stars, such as Fred Mac Murray, Bob Hope, Bing Crosby, and many more. Gleichmann's high profile

39 Pierpont Racquet Club website accessed September 22, 2015. http://www.pierpontrc.com/club-history

Pierpont Inn Historic Resources Assessm.ent October 2016 HISTORIC RESOURCES GROUP

DRC/HPC-78 25 in the world of golf made the Inn the preferred venue for celebrations after tournaments at the Saticoy Country Club.

Pierpont Inn Architects Sumner P. Hunt

The Main Building of the Pierpont Inn was designed by the Los Angeles firm of Hunt, Eager, and Burns. Sumner P. Hunt began his career in New York and moved to Los Angeles in 1889. He opened his own practice in 1893 and was hired by Louis Bradbury to design the Bradbury Building. Hunt partnered with A Wesley Eager and Silas Reese Burns in the firm of Hunt, Eager, and Burns. Hunt adopted the Mission Revival style for the design of the California Building at the 1893 World's Columbian Exposition in Chicago, and joined Charles Lummis to found the California Landmarks Club to save the state's missions. Hunt's works include the Automobile Club of Southern California Headquarters, the Los Angeles Country Club, the Annandale Country Club, the Froebel Institute (Casa de Rosas), the Edward Doheny mansion, the Raymond Hotel in South Pasadena (demolished), the Lummis House (El Alisal), the Southwest Museum, the Pierpont Inn, and the Glen Tavern Inn in Santa Paula, to name just a few.4°

Austen Pierpont

The two Tudor Revival Cottages were designed by Austen Pierpont. Austen Pierpont was the son of Pierpont Inn owner Josephine Pierpont Ginn Steinberg, who pressed him into service at age 19 to manage the Inn. However, his calling was architecture, building, and design. After attending school in New York, Pierpont returned in the early 1920s and launched his architecture career with the cottages at the Inn in 1925 and then completed numerous residential commissions during the 1920s and 1930s, for which he received several awards. From the early 1920s through the 1960s, he designed the majority of new buildings and additions to the Thacher School campus in Ojai. Pierpont designed the Ojai Post Office Tower, the Ojai Art Center, and the Ojai Festival Bowl in Libbey Park in his favored Spanish Colonial and Monterey Revival styles. He partnered with Roy C. Wilson and transitioned into the Modern and Ranch styles. His designs were frequently featured in Sunset Magazine in the 1950s.41

40 "Sumner P. Hunt (Architect)," Pacific Coast Architecture Database, http://www.pcad.lib.washington.edu/person/186/ (accessed October 28, 2016). 41 Stone, Mitch. San Buenaventura Research Associates. "City of Ojai-Historic Context Statement - Nordhoff Becomes Ojai ( 1917- 1945)", Subsection G. Architecture. May, 2009. Santa Paula, California. Pages 24 & 25.

Pierpont Inn Historic Resources Assessm.ent October 2016 HISTORIC RESOURCES GROUP

DRC/HPC-79 26

Robert R. Jones

The Mattie Gleichmann House (50s Flat) and East Wing were designed by Robert R. Jones, a golf associate of Ted Gleichmann. Jones began his career as part of the Economic Recovery act of 1934 and went to work for Eldridge T. Spencer, architect for Yosemite Park & Curry Company, remodeling Camp Curry and supervising Badger Pass Ski Lodge. In the late 1930s he designed the San Benito County Hospital in Hollister. During World War II he designed production facilities for assault landing craft in Monterey. After the war his practice expanded rapidly with offices in both Merced and Oxnard. His firms were responsible for 2 7 canneries, public buildings, All Saints Church in Carmel, and Carmel Valley Village. Jones was invited to participate in the International Architectural Exhibits in Europe in 1951 and 1955. He returned to recreational and hospitality designs with the Carmel Valley Inn, Casa Munras in Monterey, and the Mattie Gleichmann House and East Wing at the Pierpont Inn. Jones designed the Monterey Peninsula Airport and the Smithsonian Institute deemed his work the 'finest small airport in the world'. In 1951 the 7th Pan American Congress of Architects held in Munich, Germany chose the Carmel Valley Inn and Casa Munras as the outstanding American examples of 'beautiful, healthy, and pleasant places for rest and recreation." Jones' work in Ventura County included a remodeling of the Saticoy County Club, the Martin V. Smith projects of the Colonial House and the Wagon Wheel. His work included over 800 residences alone on the Monterey peninsula, plus canneries, bowling alleys, hotels, churches, office buildings, and restaurants. 42 One of his canneries, the Aeneas Sardine Packing Company Cannery Row in Monterey, is listed in the National Register of Historic PlaceS.43 Fred E Humme~ Jr. The West Wing and Bluff House were designed by architect Fred E. Hummel, Jr. In 1963-64, Hummel designed the Saticoy Country Club clubhouse, a Mid-cenutry Modern building noted for its innovative use of a 'reverse stress' structure. In the same year, Hummel led a group of Ventura County architects to create a new AIA chapter for Ventura County, separate from the Santa Barbara Chapter; the launch meeting was held at the Pierpont Inn. He went on to serve as California State Architect from 1968

4 2 Seavey, Ken. Robert R. Jones - Architect (Biography prepared for Monterey Peninsula College Course, undated). Kent Seavey archives. 43 Aeneas Sardine Packing Company Cannery Row. National Register of Historic Places Registration Form. Accessed July 4,2016. ohp.parks.ca.gov/pages/ 1067/ Aeneas Cannery NR Nomination 09.15.14 pdf.

Pierpont Inn Historic Resources Assessm.ent October 2016 HISTORIC RESOURCES GROUP

DRC/HPC-80 27 to 1974, and again in 1996. Hummel was the project director on the award-wining Del Mar Fair Grounds and Race Course facility, designated by the Associated General Contractors as the best new building in America for 1993. He was appointed by President Reagan in 1986 to the Board of Directors of the National Institute of Building Sciences. He served as chairman of the California Council, AIA, Architect-in Government Committee from 1970 -1973, and on the California State Building Standards Coordination Council, 1970-1 973. Most notably, Hummel was the architect/ project manager of the Ronald Reagan Presidential Library in Simi Valley.44

44 AIANC Ventura County. "History". Accessed July l, 2016. http://www.aiavc.org/history; see also The American Presidency Project. Ronald Reagan: Nomination of Fred E. Hummel To Be A Member of the Board of Directors of the National Institute of Building Sciences. Accessed July l, 2016. http://www.presidency.ucsb.edu/ws/?pid=36485; and Side-By-Side "Hallenbeck and Hummel Take on New Duties". Newsletter. California Department of General Services. Issue #2. February, 1996. Accessed July 1, 2016. www.documents.dgs.ca.gov/dgs/plo/dgsS0/1996/Feb.pdf.

Pierpont Inn Historic Resources Assess111ent October 2016 HISTORIC RESOURCES GROUP

DRC/HPC-81 4.0 SITE DEVELOPMENT AND PROPERTY DESCRIPTION 28

Site Development History The development of the Pierpont Inn property began in 1909 with the subdivision of the Beach Tracts by A. C. Gates. Josephine Pierpont-Ginn purchased Tract 25 to build her luxury hotel. Tract 25 laid east of the San Jon Barranca between the Southern Pacific Railroad and Alessandro Avenue. The original Craftsman-style Main Building was constructed in 1910. The Main Building faced a circular driveway and central lawn to the northeast. An unpaved access road on the northern portion of the property connected the driveway to the main road. A garage with servant's quarters was built on the north side of the driveway. Another grass lawn was planted on the southwestern portion of the bluff and included a gravel walkway leading southwest from the Main Building. A variety of trees and shrubs were planted around the site including a climbing vine on the east fac;ade of the Main Building.

Around 1925, Austen Pierpont designed and built two small English Tudor Revival Cottages among a grove of trees on the eastern edge of the ·property. In October of 1925, articles of incorporation were filed for the Pierpont Beach and Country Club, with the club taking over the property in 1926. The club announced many plans for alteration and expansion of the inn, many of which did not occur. However, the club did build a "plunge" swimming pool east of the Main Building beyond the circular driveway. There were plans to construct a set of four tennis courts, north of the plunge between the barranca and the Southern Pacific Railroad. It is unclear if these tennis courts were completed, but a 1947 aerial shows a rectangular object that could be tennis courts approximately at the proposed location.

Under the ownership of the Gleichmann family, a number of improvements occurred in the 1930s and '40s. Around 1930, the western sun patio was enclosed as a sun parlor. Not long after this, a second story of guest rooms was added to the south wing. Formal gardens and foliage were added both east and southeast of the inn. In the mid-l 930s, a living room with a fireplace (the Santa Rosa Room) was added to the north of the inn, and a bay window, in a guest room, was also added to the north Facade. Around this same time, in 1935, the Tighe family built a residence to the east, adjacent to the property. Ted Gleichmann later purchased this residence as his own. Today it is known as the Vickers Estate. During the middle of the 1940s, three small Mid-century Modern cottages were built on the north side of the lawn between the inn and the edge of the bluff. Also during these two decades four small cabins were built adjacent to the south wing of the inn. There are no photos or records of the construction for these cabins, however they are shown on the 1950 Sanborn map and there is record of their

Pierpont Inn Historic Resources Assessm.ent October 2016

HISTORIC RESOURCES GROUP

DRC/HPC-82 demolition in 1952. Two of the three Mid-century Modern cottages on the north side 29 of the bluff were moved to Carpinteria, where they are now used as residences.

The 1950s brought major changes and modernization to the property. In 1951, Mattie Gleichmann donated the portion of the property located west of Sanjon Road to the State of California for the purpose of creating a state park. This park never came into existence. In 1953, the L-shaped portion of the "East Wing," designed by Robert R. Jones, was constructed in the area adjacent to the inn that was occupied by the four cabins demolished in 1952. A rendering in the 1961 brochure shows a small building at the southwest edge of the East Wing on the edge of the bluff. The existence of this building with a balcony is confirmed by photographs taken in 1955 by Julius Shulman. Robert R. Jones also designed a two-story Mid-century Modern house for Mattie Gleichmann that was constructed on the southern base of the bluff in 1953. The house included additional guest rooms on the ground floor.

The Main Building was subject to a number of alterations in the mid-19 50s. A cocktail lounge and bar (Anacapa Room) was added on the south, a single-story addition on the northeast expanded and converted private family quarters into a banquet room (Miguel Room), and the kitchen was extended to the east. By the end of the 1950s, the remaining portion of the East Wing had been completed.

In 1960, the construction of US Highway 101 began and the northbound side of the freeway was constructed on the southwestern edge of the property. This led to Pierpont Inn, Inc. filing a lawsuit against the State of California. With money awarded to the from the lawsuit, Ted Gleichmann constructed the West Wing on the western edge of the bluffs north facing slope and the three story Bluff House at the southern end of the East Wing in 1965. Both buildings were designed by Fred E. Hummel, Jr. The construction of the West Wing brought the removal of most of the vegetation and the demolition on the three cottages on the north side of the lawn, where it was constructed. The landscaping and the circular driveway northeast of the original inn were also removed for the construction of two surface parking lots, which were planted with multiple ficus trees to provide shade.

During the latter part of the 1960s, the smoking room was converted into a lounge with a drop ceiling, and a room was added to the west side of the lounge (Captains Room). The sun parlor was extended to the west and converted to a large dining room with a bar (Front Bar) . A patio with an arbor was also added, adjacent to the south side of the new addition. The entry and arbor on the east side was redesigned to its current condition. The kitchen was extended westward. The expanded kitchen and Miguel Room additions were re-clad with board-and-batten siding. Half-walls were added at the southwestern corner of the main dining room to enclose a small room (Crow's Nest)

Pierpont Inn Historic Resources Assessm.ent October 2016 HISTORIC RESOURCES GROUP

DRC/HPC-83 and stucco cladding was added to the east face of the lobby fireplace. The west face o 30 the fireplace was painted. The second floor guestrooms were converted to offices. Drop ceilings with modern lighting were added in the lobby and HVAC systems were added throughout the building. Ducts were routed through the original second-story bathrooms, rendering them inoperable.

In the 1970s construction of the Pierpont Racquet Club and the expansion of San Jon Road altered the Pierpont Inn site. The expansion on Sanjon Road eliminated "much of the remaining vegetation along the northwest of the property. The two surface parking lots were combined and redesigned to form one large parking which was re-landscaped. The northeast portion of the property along the Southern Pacific Railroad was leased to the Garrett family and the Pierpont Racquet Club was constructed in 1976.

Interest in the Inn's history during the 1990s precipitated history-inspired alterations that evoked the Main Building's Craftsman-style origins. The front desk was redesigned with Craftsman inspired details. Second story guest rooms in the north wing were combined to create a banquet room (Retreat Room). Interior finishes were replaced but the original windows remained unchanged. To provide access to the new banquet room, a new craftsman inspired staircase was built. Two restrooms were also built to service the banquet room.

In the early 2000s, second story guest rooms in the south wing - originally built by the Gleichmann family around 1931 -- were converted into one large suite and named the "Austen Pierpont Suite." An exterior staircase was built to access the suite. The original staircase landing behind the front desk was removed and the staircase was sealed off to reduce noise coming from the upper floor. The staircase balustrade, fenestration, and finishes on the second story remain intact. The Anacapa room was rewired for new lighting and HV AC systems and new board-and-batten finishes were installed. A large enclosed patio was built on the southern edge of the Main Building, adjacent to the Anacapa Room. The lounge interior finishes from the 1970s were removed as well as the interior walls of the Captains Room. A new fireplace was installed in the lounge and Craftsman inspired finishes, such as exposed beams and board and batten wall cladding, were used to remodel the room.

The two 1920s era Austen Pierpont-designed cottages were re-clad with like materials due to severe water damage. The bathrooms of both cottages were enlarged, the cottages were rewired, and HVAC systems were installed. A fireplace and television cabinet was also added to the large cottage. The majority of the cottage windows were replaced.

Pierpont Inn Historic Resources Assessm.ent October 2016 HISTORIC RESOURCES GROUP

DRC/HPC-84 Due to freeway noise it became necessary to upgrade the glazing on the East Wing to 31 create a sound barrier. The trims and fenestrations were unaltered. Two guestrooms were altered in the East Wing to test customer's interest. Room# 405 was "modernized" with a new bathroom and new fenestration. Room # 209 was restored to its 1953 appearance. The second floor decking was replaced and connected to the exterior access staircase for the Austen Pierpont Suite.

In 2002, Mattie Gleichmann's 1953 residence (the 50's Flat) was restored and the decking was replaced based on original drawings. About two years later the windows on the second and third story of the Bluff House were replaced with dual pane windows to reduce freeway noise. New HY AC systems were installed. The most recent alteration occurred around 2006 when the lobby fireplace was framed in and re-clad. The flooring in the lobby was also replaced.

Existing Conditions The Pierpont Inn is located on the south side of Sanjon Road, on a bluff immediately west of U.S. Highway 101, in the City of Ventura, California. The irregularly shaped hotel property is composed of several parcels bounded on the northwest by Sanjon Road, on the northeast by Vista Del Mar Place, on the east and southeast by single family residential properties and Vista Del Mar Drive, and on the southwest by U.S. Highway 101. The Inn occupies five buildings along the southern portion of the property, lining the bluff overlooking the freeway and the beach beyond - the Main Building, the East Wing, the Mattie Gleichmann House (now called the 50s Flatt the West Wing, and the Bluff House - as well as two small Cottages located northeast of the East Wing and the Tighe House (now called the Vickers Estatet located east of the East Wing on an adjacent property. The buildings are surrounded by landscaped grounds, including some very large cypress and fichus trees. The northeast portion of the property is occupied by a surface parking lot.

Main Building The two-story Main Building was originally constructed in 1910 in the Craftsman style, but has been altered with subsequent additions that completely wrap the first story. It is of wood frame construction with an irregular plan and a combination of cross gable, skirt, shed, and flat roofs with open eaves. The second story cross gable roof has louvered wood gable vents and wide overhanging rakes supported on exposed purlins. There are three brick chimneys. The fac;:ades are asymmetrically composed. The exterior walls are clad in board-and-batten siding with a brick water table at the first story, and wood shingles at the second story. Fenestration consists primarily of large, rectangular plate glass windows at the first story and six-over-six double hung wood sash windows at the second story. The primary entrance is asymmetrically located on the east fac;:ade

Pierpont Inn Historic Resources Assessm.ent October 2016 HISTORIC RESOURCES GROUP

DRC/HPC-85 and consists of a pair of divided light, glazed wood doors with sidelights. The entrance is 32 sheltered under an extensive wood pergola. Another pergola with glazed walls wraps the southwest corner of the building.

The first story houses the lobby, restaurant, bar, banquet and meeting rooms, and main kitchen. The lobby has a slate tile floor and a large fireplace with a slate tile surround and wood mantel. The interiors are finished with carpeted floors, wood paneled walls, and ceilings of acoustical tile or exposed wood beams. The second story contains the Inn's original guest rooms, arranged along a double loaded corridor and now used as offices. The second story rooms have wood plank or carpeted floors, float finish plaster walls and ceilings, paneled wood doors with metal hardware, and wood baseboards, rails, and crowns. Some remaining bathrooms, now used as duct chases, retain porcelain fixtures, metal fittings, ceramic tile wainscots and resilient tile flooring.

Cottages The two Cottages were constructed in 1925 in the Tudor Revival style, and are located in the easternmost portion of the property, northeast of the Tighe House. They are of wood frame construction and are one story in height, with L-shaped plans and cross gable roofs clad in synthetic shakes. Both cottages have plaster veneered chimneys, and one has a decorative plaster dovecote on a secondary gable. The exterior walls of both are finished in textured cement plaster, decorative half timbering, and herringbone brick nagging. Fenestration consists of aluminum sliding windows; one cottage has a wall dormer. The primary entrances of both cottages consist of paneled wood doors, one with four lights. The doors are flanked by decorative metal sconces.

East Wing The East Wing, constructed from 1952 to 1958, is located southeast of the Main Building. The two are connected by a covered walk. The East Wing is Mid-century Modern in style. It is two stories in height and has a U-shaped plan around a kidney shaped swimming pool. It has a moderately pitched gable-on-hip roof with wide boxed eaves and interior brick chimneys. The roof is clad in composition shingles. The exterior walls are finished in synthetic stone veneer at the first story and board-and-batten siding at the second story. The building is wrapped by a continuous second story balcony with a parapet clad in horizontal wood plank siding. Fenestration consists of metal-framed sliding glass doors. The guest room interiors retain wood plank wall paneling, brick fireplaces, bathroom floor and wall tile, and some fixtures.

Mattie Gleichmann House (50s Flat) The Mattie Gleichmann House, now called the 50s Flat, is a two-story building located southwest of the Bluff House at the bottom of the bluff. It was constructed in 1953 for

Pierpont Inn Historic Resources Assessm.ent October 2016 HISTORIC RESOURCES GROUP

DRC/HPC-86 Mattie Gleichmann, who lived in the building's second story; the first story housed guest 33 rooms. The building is Mid-century Modern in style with an irregular plan composed of a circular element to the west and an angular wing to the east. It has a flat roof with both boxed and open eaves. The circular portion of the eave is fitted with a cantilevered screen of wood slats. The fac;ades are asymmetrically composed. The exterior walls are finished in horizontal wood drop siding and cement plaster. Fenestration consists of horizontal bands of fixed plate glass windows in wood frames and aluminum sliding windows. There are cantilevered balconies with wood railings and wood-framed glass screens.

West Wing The West Wing, constructed in 1966 to provide additional guest rooms, is located northwest of the Main Building. The two are separated by a wide lawn. The West Wing is Mid-century Modern in style. It is three stories in height with an irregular plan and a flat topped, hipped roof with wide boxed eaves. The exterior walls are finished in horizontal wood plank siding and cement plaster, and are divided into bays by projecting piers. Some bays have recessed balconies. Fenestration consists of metal framed tripartite windows. Exterior stairs at either end of the building provide access to interior double-loaded corridors.

Bluff House The Bluff House, constructed in 1966, is located south of the East Wing. It is Mid century Modern in style and is three stories in height, with a rectangular plan and a flat topped, hipped roof with wide boxed eaves. The exterior walls are finished in horizontal wood plank siding and cement plaster, and the south fac;ade is divided in to four bays by projecting piers. Fenestration consists of metal framed tripartite windows. Exterior stairs on the west fac;ade provide access to cantilevered balconies on the north fac;ade that provide access to the guest rooms.

Tighe House (Vickers Estate) The Tighe House (now called the Vickers Estate) was constructed in 1935 as a single family residence in the Spanish Colonial Revival style. It is located on a separate parcel immediately east of the East Wing and Bluff House. The two-story Tighe House is of wood frame construction, with an L-shaped plan and a cross gable roof. The roof has shallow, open eaves and is clad in composition shingles. Fenestration consists of a combination of fixed, casement, and double hung replacement windows with wood, vinyl, or metal sash and frames. Some original steel sash casement windows remain. A large ballroom has been constructed on the primary (north) fac;ade, in the former entrance court. The ballroom has a gable-on-hip roof and exterior walls veneered in

Pierpont Inn Historic Resources Assessm.ent October 2016 HISTORIC RESOURCES GROUP

DRC/HPC-87 synthetic stone. A wood pergola extends the length of the south fac;ade . There is an 34 exterior staircase on the east fac;ade. The interior retains wood flooring, plaster walls and ceilings, paneled wood doors, wood casework, brick fireplaces, and a wood staircase.

14 9 1 Vista Del Mar This single-story home was constructed in 195 1 on what was originally a separate parcel located immediately east of the Tighe House. Designed in a Cape Cod Revival style, the house is rectangular in plan with wood-frame construction and a side-gable roof. A detached garage is located at the front of the house.

Pierpont Racquet Club The Pierpont Racquet Club is located on the north side of Vista Del Mar Place, immediately north of the Pierpont Inn property. Originally constructed in 1976, the Racquet Club property includes a main club house, tennis courts, a pool, ancillary buildings, and surface parking. Although constructed on land originally owned by the Pierpont Inn, the Racquet Club has always operated independently under separate ownership. The Racquet Club parcel is now owned separately and is not considered part of the Pierpont Inn property. It was not evaluated for the purposes of this report.

Summary of Property Alterations The Pierpont Inn has undergone extensive alterations in the course of its 106-year existence. These include additions and alterations to the 1910 Main Building itself as well as construction of additional buildings on the property. Alterations to the individual buildings are summarized below. The most significant alteration to the property itself was the construction of U.S. Highway 101 in 1962, which obstructed the Inn's view of and access to the Pacific. Alterations to each of the Pierpont Inn component buildings are reviewed chronologically below.

Main Building 1910 • Original construction 1929-1935 • Second story addition at the southeast corner

• First story addition of living room and fireplace at northwest corner (now the Santa Rosa Room)

• Addition of a bay window on the west fac;ade of the north wing

Pierpont Inn Historic Resources Assessm.ent October 2016 HISTORIC RESOURCES GROUP

DRC/HPC-88 • Sun patio enclosed to create Sun Parlor for private dining 35 1953-1955 • First story addition of banquet room (Anacapa Room) at south fa<;:ade

• First story addition at north end of east fa9ade to convert former guest rooms to banquet room (San Miguel Room)

• First story addition at south end of east fa<;:ade to enlarge kitchen 1965-1972 • First story addition at north portion of west fa<;:ade to create new lounge and private dining room (Captain's Room)

• First story addition at west fa<;:ade to expand Sun Room into Dining Room and bar (Front Bar)

• First story addition of patio and arbor at southwest corner

• First story addition of arbor at main entrance

• Original Dining Room (now Main Dining Room) narrowed to create kitchen service galley

• Addition of Crow's Nest to south end of Main Dining Room

• Second story guest rooms converted to offices; some interior partitions removed

• New HVAC system added, using vacated second-story bathrooms as duct chases

• Original servants' staircase abandoned

• East portion of lobby fireplace plastered due to deterioration of masonry

• Suspended acoustical tile ceiling installed in front and rear lobbies 1991-1993 • Interior partitions of second story guest rooms in north wing demolished to create banquet room (Retreat Room); new interior staircase constructed from Lobby

• Front Desk remodeled

Pierpont Inn Historic Resources Assessm.ent October 2016 HISTORIC RESOURCES GROUP

DRC/HPC-89 1999-2003 36 • Second story remodel of earlier addition to create Austen Pierpont Suite: interior partitions removed, hallway reconfigured, new exterior staircase constructed

• Second story interior remodel of former guest rooms at northwest corner to create staff meeting and storage space

• Lower flights of original staircase removed and stairwell sealed; upper flight and landing remain in place

• Anacapa Room interior remodeled

• First story addition of patio and arbor at south fac;:ade

• First story interior remodel of Lobby, Lounge, and Captain's Room 2006-2012 • Both sides of Lobby fireplace are refinished with slate tiles and wood trim

• New slate tile flooring installed in Lobby Date Unknown • Original standing seam metal roofing (visible in archival photographs) replaced with composition shingles

Cottages 1925 • Original construction 1999-2004 • Majority of exterior plaster replaced in kind on both Cottages

• Interior remodels including electrical and HY AC systems, new fireplace, and enlarged bathrooms

• Windows replaced with aluminum sliding units

East Wing 1952 • Four cabins removed to clear site

Pierpont Inn Historic Resources Assessm.ent October 2016 HISTORIC RESOURCES GROUP

DRC/HPC-90 1953-54 37 • L-shaped south portion of current building constructed 1955-58 • North portion constructed 1999-2004 • Windows replaced on interior (ocean-facing) sides

• Interior remodel of two rooms as test models

• Second story decking replaced; balcony connected to new exterior staircase of Main Building Unknown Date • First story exterior walls veneered with synthetic stone

Mattie Gleichmann House (50s Flat) 1953 • Original construction 2002 • Restored and put into service as a guest house; second story decking on west side completely replaced using original plans.

West Wing 1966 • Original construction 1999-2004 • Interior cosmetic alterations including new carpet and paint

Bluff House 1966 • Original construction 1999-2004 • New HVAC systems and dual glazed windows installed

Pierpont Inn Historic Resources Assessm.ent October 2016 HISTORIC RESOURCES GROUP

DRC/HPC-91 Tighe House (Vickers Estate) 38 1935 • Original construction 1999-2003 • Original materials restored or replaced in kind

• New electrical and HVAC systems

• Original kitchen and servants quarters converted to commercial kitchen

• Pavilion constructed on primary (north) fayade, in original entrance court, to provide banquet facilities

• Covered patio constructed along south fac;:ade

• Exterior staircase constructed at southeast corner Date Unknown • Exterior plaster replaced

• Windows replaced

• Roofing replaced with composite shingles

Pierpont Inn Historic Resources Assessm.ent October 2016 HISTORIC RESOURCES GROUP

DRC/HPC-92 5.0 PREVIOUS EVALUATION 39

City of Ventura Historic landmark The Pierpont Inn was designated as a City of Ventura Historic Landmark No. 80 on February 1, 1993.45 The Landmark Resolution specified all of Parcel No. 076-0-021-120 as it was defined in 1993.

According to the Landmark Resolution, the property "meets the criteria in Ordinance Code Section 1343.1(b), because it was associated with two prominent Ventura County Families, namely the Pierponts, and the Gleichmanns and has been a part of the Ventura landscape since 1908. "46 The Landmark Resolution itself, does not discuss or reference a period of significance for the Pierpont Inn property. The Department of Parks and Recreation (DPR) Historic Resources Inventory form included in the designation material indicates that the property is significant within the context of "City Growth and Development" with the period from 1908-1 940.

As is currently the case, the Pierpont Inn property contained multiple buildings and structures at the time of the designation. Those components that contribute to the historic significance of the property were not specifically delineated in the Landmark Resolution. The Resolution refers to "the structure at 550 San Jon Road," in Section 1, suggesting a single building. The designation language in Section 4, however, reads: "hereby designates the Pierpont Inn, its general appearance and that property which it is located upon, known as 550 San Jon Road, Assessor's Parcel No. 076-0-021-120." This could be interpreted as including the entire property and everything located on it. The DPR forms reference only the original hotel structure, the two cottages, and "a variety of landscaping, including grape vines, beech, Monterey Pines, and cyprus trees." Not including any of the post-WWII development, if deliberate, would be consistent with the 1908-1940 significance period indicated on the form. The physical condition and historic integrity of the property is not discussed in the Landmark Resolution or supporting designation materials.

Parcel Number Changes Parcel No. 076-0-021 -120 as described in the Landmark Resolution has been subdivided since designation of the property as a Historic Landmark. A chronology of the subsequent subdivisions and re-numbering is described below.

45 City of Ventura Landmark Resolution 93-03 46 Ibid. Note that the 1908 date is erroneous. The Pierpont Inn was constructed and opened in 191 0. The correct construction date is included on the DPR forms accompanying the Landmark Resolution.

Pierpont Inn Historic Resources Assessm.ent October 2016

HISTORIC RESOURCES GROUP

DRC/HPC-93 • lmmedi1tely prior to leasing a portion ofland for the Pierpont Racquet Club/ 40 11. I 5 acres ofthe original Tract 25 acquisition by Josephine Pierpont-Ginn remained in possession ofthe Gleichmann family. The property is identified as Accessors Parcel Number (APN) 076-0-021-120. This parcel includes Mattie Gleichmanns second residence at I 49 I v'ista Del Mar which was a separate parcel when the house was odginally constructed

• On October { 197 6 the Garrett brothers lease a portion of the Janet known as Parcel A/ for the Pierpont Racquet Club.

• In 1992 the land was officially subclinded and Parcel A was transferred to the Pierpont Racquet Club LLC The two parcels were renumbered APN #076-0- 021-130 (Pierpont Inn) and APN #076-0-021-140 (Racquet Club Parcel A).

• In I 993/ the Historic Landmark designation specified the land associated with APN #076-0-021-120. The accompanying map shows that the Tighe House parcel APN #076-0-02 /-184 is not included

• Spencer and Scott Garrett purchase the Pierpont Inn in I 999 and the Grant Deed includes APN #076-0-021-I 30 (remaining Pierpont Inn parcel} and APN #076-0-021-080 (Tighe House).

• In 200~ the Panchel and Patel families purchase the inn and the Grant Deed includes APN #076-0-021-130 and APN #076-0-02 J-080. APN #076-0-021- 13 0 is subdivided so that the portion containing the house at I 4 9 I v'ista Del Mar is subdivided and is re-numbered APN #076-0-021-150. The remaining portion is renamed APN #076-0-021-160.

A parcel map is included in Figure A

Historic Hotels of America The Pierpont Inn is also a member of the Historic Hotels of America. Historic Hotels of America is the official program of the National Trust for Historic Preservation® for recognizing, celebrating, and promoting the finest historic hotels. Membership in the Historic Hotels of America program is not a historic designation.

Pierpont Inn Historic Resources Assessrn.ent October2016 HISTORIC RESOURCES GROUP

DRC/HPC-94 . Map s ' 76-02 i\ssessor BUENAV£NTURA Sil.N County Of n!Wll C/1Y Ve . R.R @ UEL MIG SAN RANCHO PACJflC SOIJTHERN I .., ,'.I;'";',;, 1<.~ ~ l ' ,

DRC/HPC-95 6.o CURRENT EVALUATION 42 In order to help clarify the historic significance, period of significance, and components of the property that contribute to its historic significance, the Pierpont Inn property is evaluated in the following section. Note that the evaluation contained herein represents the professional opinion of HRG but the property has already been designated as a Historic Landmark by the City of Ventura. It will ultimately be up to the City to determine what aspects of the property are considered historic.

Historic District Evaluation Because the Pierpont Inn property represents a collection of related buildings, structures, objects and sites that operate as a unified entity, consideration of the property as an historic district is appropriate for its evaluation.

Significance The Pierpont Inn contains a group of buildings that are historically significant - and therefore potentially eligible for historic designation - under two criteria in both the National Register and California Register: National Register Criterion A and in parallel California Register Criterion 1, and National Register Criterion B and in parallel California Criterion 2. Component properties located on the site are also potentially eligible under criteria a and b for designation as City of Ventura Historic Landmarks.

Under National Register Criterion A, California Criterion 1, and Ventura Landmark Criterion a, component buildings are potentially significant for their association with the eastward expansion of the City and development of the Beach Tracts in the first decades of the 20th century; and the development of the tourist and hospitality industries in Ventura during the early- and mid-2Qth centuries. Under National Register Criterion B, California Criterion 2, and Ventura Landmark Criterion b, the component buildings are potentially significant for their association with the pioneering Ventura County families the Pierponts and Gleichmanns.

The period of significance for the Pierpont Inn under criteria A/B, l /2 and a/b is 191 0- 1966 . This span of time includes the initial construction of an inn on the property in 191 0 and its continued operation as an inn by the Pierpont and Gleichmann families. Construction of the Pierpont Inn represented.the first important development of the Beach Tracts in the early 20th century and helped establish Ventura as a coastal tourist destination. Construction of the West Wing and Bluff House in 1966 represent the last major construction of additional hotel facilities on the property prior to the Gleichmann family selling the property in 1999.

Pierpont Inn Historic Resources Assessm.ent October 2016

HISTORIC RESOURCES GROUP

DRC/HPC-96 Contributing Properties 43 The Pierpont Inn property contains six buildings constructed during the period of significance that are associated with the hospitality industry and were constructed by either the Pierpont or Gleichmann families. These buildings are ( 1) the original Main Building constructed in 191 O; (2) the two Tudor Revival Cottages originally constructed in 1925; (3) the Mattie Gleichmann House or 50's Flat constructed in 1953; (4) the East Wing constructed in 1957-58; (5) the West Wing constructed in 1966; and (6) the Bluff House constructed in 1966. Collectively, these buildings represent the continued operation of the Pierpont Inn as a hotel by the Pierpont and Gleichmann families.

Non-Contributing Properties The Tighe House, later referred to as the "Vickers Estate", was constructed in 1935 as a private home on a separate parcel adjacent to the Pierpont Inn property. It was acquired by Ted Gleichmann after he returned home from World War II service. Ted Gleichmann continued to use the Tighe House as a private home until his death in 1975. His children also used the house after his death. It was sold to Spencer and Scott Garrett as part of their purchase of the Pierpont Inn property in 1999 and was included in all subsequent sales of the Pierpont Inn property. The Tighe House has been substantially altered after being sold in 1999 and no longer retains its appearance from the period of significance. More importantly, the Tighe House was not constructed by the Pierpont or Gleichmann families and it was not used for hotel purposes until after the 1999 sale of the property. For these reasons, the Tighe House is not considered a contributor to the Historic District.

Similarly, the house at 1492 Vista Del Mar was also constructed as a private home in 1951 on a separate parcel. It was acquired by Mattie Gleichmann in the early 1960s after construction of the freeway destroyed the ambiance and setting of her 1953 home on the Pierpont Inn property. She would continue to live in the house until her death in 1996. 1492 Vista Del Mar was not constructed by the Gleichmann family and it was not used for hotel purposes until after the 1999 sale of the property. Although associated with Mattie Gleichmann, it was not her home during the period when her primary accomplishments at the Pierpont Inn were realized. For these reasons, 1492 Vista Del Mar is not considered a contributor to the Historic District.

None of the buildings or structures that make up the Pierpont Racquet Club are considered contributing elements to the Historic District. Although constructed on a portion of the parcel originally acquired by Josephine Pierpont, the Racquet Club was constructed in 1976, six years after the period of significance for the Pierpont Inn. Additionally, it was created as a separate entity from the Inn and has always operated

Pierpont Inn Historic Resources Assessm.ent October 2016 HISTORIC RESOURCES GROUP

DRC/HPC-97 independently. Therefore, the Racquet Club is not considered a contributor to the 44 Historic District.

Individual Resource Evaluations In addition to a potential historic district, the Pierpont Inn property also contains two buildings that appear individually eligible for historic designation.

Main Building The Main Building appears individually significant under National Register Criterion A, California register Criterion 1, and Ventura Landmark Criterion a as the original building constructed as the Pierpont Inn in 1910, its association with the eastward expansion of the City of Ventura as the first major development in the Beach Tracts, and its pioneering role in the early development of the hospitality industry in the City of Ventura and Ventura County.

The Main Building also appears individually significant under National Register Criterion B, California register Criterion 2, and Ventura Landmark Criteria b for its direct association with Josephine Pierpont Ginn Steinberger and Mattie Gleichmann.

The period of significance for the Main Building as an individual resource is 191 0 .- 1935. This period represents the buildings initial construction and continued development under Josephine Pierpont and Mattie Gleichmann. Major alterations to the building stopped in 1935 and did not resume until after World War II. The post-war management of the Pierpont Inn reflected a new direction with a focus on bringing the Inn into the modern age. Post-war alterations turned away from the Pierpont Inn's original Craftsman style, substituting a more modern sensibility.

Mattie Gleichmann House (50's Flat) The Mattie Gleichmann House appears individually significant under National Register Criterion C, California Register Criterion 3 and Ventura Landmark Criterion d as an excellent example of a mid-Century Modern house in Ventura and the work of noted local architect Robert R. Jones. The building's irregular plan, flat roof, asymmetrical composition and glazed facade on the second floor are all characteristic of the Mid century Modern architectural style which is increasingly rare in Ventura.

Application of Eligibility Criteria: Historic District

National Register Criteria A and B The Pierpont Inn contains a group of buildings that appears significant as a Historic District under National Register Criteria A and B for its association with the eastward expansion of the City of Ventura and development of the Beach Tracts in the second

Pierpont Inn Historic Resources Assessm.ent October 2016 HISTORIC RESOURCES GROUP

DRC/HPC-98 decade of the 2Q th century, and the development of the tourist and hospitality industries 45 in Ventura during the early- and mid-2Q th centuries. The majority of the contributing buildings have undergone alteration since the end of the period of significance in 1966 . The original immediate surroundings and landscape have also been completely altered. Due to extensive alteration, the potential historic district does not retain sufficient integrity to be eligible for listing in the National Register under Criteria A or B.

California Register Criteria 1 and 2 The Pierpont Inn contains a group of buildings that appears significant as a Historic District under California Criteria 1 and 2 for its association with the eastward expansion of the City of Ventura and development of the Beach Tracts in the second decade of the 2Qth century and the development of the tourist and hospitality industries in Ventura during the early- and mid-20th centuries. The California Register criteria is somewhat more forgiving than the National Register criteria when it comes to integrity and therefore it appears that the potential historic district is eligible for listing in the California Register under Criteria 1 and 2.

City of Ventura Historic Landmark Criteria a and b The Pierpont Inn is currently designated as a Ventura Historic Landmark, and despite compromises to historic integrity, it appears that the potential historic district remains eligible for designation as a Ventura Historic Landmark under Criteria a and b. The Pierpont Inn contains a group of buildings that is significant for its association with the eastward expansion of the City of Ventura and development of the Beach Tracts in the second decade of the 2Qth century and the development of the tourist and hospitality industries in Ventura during the early- and mid-2Qth centuries.

Application of Eligibility Criteria: Main Building (Individual Resource)

National Register Criteria A and B The Main Building appears individually significant under National Register Criteria A and B as the original building constructed as the Pierpont Inn in 1910, for its association with the eastward expansion of the City of Ventura as the first major development in the Beach Tracts, its pioneering role in the early development of the hospitality industry in the City of Ventura and Ventura County and its direct association with Josephine Pierpont Ginn Steinberger and Mattie Gleichmann.

The Main Building has undergone substantial alteration since the end of its idnividual period of significance in 1935. Due to extensive alteration, the Main Building does not retain sufficient integrity to be individually eligible for listing in the National Register under Criteria A or B.

Pierpont Inn Historic Resources Assessm.ent October 2016 HISTORIC RESOURCES GROUP

DRC/HPC-99 California Register Criteria 1 and 2 The Main Building appears individually significant under California Register Criteria 1 and 2 as the original building constructed as the Pierpont Inn in 1910, its association with the eastward expansion of the City of Ventura as the first major development in the Beach Tracts, its pioneering role in the early development of the hospitality industry in the City of Ventura and Ventura County and its direct association with Josephine Pierpont Ginn Steinberger and Mattie Gleichmann.

The Main Building has undergone substantial alteration since the end of its individual period of significance in 1935. The California Register criteria is somewhat more forgiving than the National Register criteria when it comes to integrity and it appears that the Main Building does retain sufficient integrity to be individually eligible for listing in the California Register under Criteria 1 and 2.

City of Ventura Historic Landmark Criteria a and b The Main Building appears individually eligible under Ventura Historic Landmark Criteria a and b as the original building constructed as the Pierpont Inn in 191 0, its association with the eastward expansion of the City of Ventura as the first major development in the Beach Tracts, its pioneering role in the early development of the hospitality industry in the City of Ventura and Ventura County and its direct association with Josephine Pierpont Ginn Steinberger and Mattie Gleichmann.

The Main Building has undergone substantial alteration since the end of the period of significance in 1935. Despite compromises to historic integrity, it appears that the Main Building is eligible for designation individually as a Ventura Historic Landmark.

Application of Eligibility Criteria: Mattie Gleichmann House (Individual Resource)

National Register Criterion C The Mattie Gleichmann appears individually significant under National Register Criterion C as an excellent example of a mid-Century Modern house in Ventura and the work of noted local architect Robert R. Jones. Despite undergoing some alteration since its original construction, the Mattie Gleichmann house retains sufficient integrity to be individually eligible for listing in the National Register under Criterion C.

California Register Criterion 3 The Mattie Gleichmann appears individually significant under California Register Criterion 3 as an excellent example of a mid-Century Modern house in Ventura and the work of noted local architect Robert R. Jones. Despite undergoing some alteration

Pierpont Inn Historic Resources Assess111ent October 2016 HISTORIC RESOURCES GROUP

DRC/HPC-100 since its original construction'° the Mattie Gleichmann house retains sufficient integrity to 47 be individually eligible for listing in the California Register under Criterion 3.

City of Ventura Historic Landmark Criterion d The Mattie Gleichmann appears individually significant under Ventura Historic Landmark Criterion d as an excellent example of a mid-Century Modern house in Ventura and the work of noted local architect Robert R. Jones. Despite undergoing some alteration since its original construction, the Mattie Gleichmann house retains sufficient integrity to be individually eligible for designation as a Ventura Historic Landmark under Criterion C.

Character-Defining Features Every historic building is unique, with its own identity and its own distinctive character. Character-defining features are those visual aspects and physical features or elements that give the building its character and help to convey its significance. Character-defining features can identify the building as an example of a specific building type, usually related to the building's function; they can exemplify the use of specific materials or methods of construction, or embody an historical period or architectural style; and they can convey the sense of time and place in buildings associated with significant events or people. A building's character-defining features can include but are not limited to its setting and site; shape and massing; roof and related features, such as chimneys or skylights; projections, such as balconies or porches; recesses or voids, such as galleries or arcades; windows and doors and their openings; materials, with their distinguishing textures, finishes, colors and craftsmanship; and interior features, materials, finishes, spaces, and spatial relationships.

Character-defining features are those constructed during the property's period of significance that contribute to the integrity of the property. In general, retaining character-defining features retains the integrity of an historic property, and therefore helps to retain the property's eligibility as an historic resource. Significant impacts on an historic resource result from major change to character-defining features, or from many incremental changes over time.

The period of significance of the Pierpont Inn extends from 1910, when the Main Building was constructed, to 1966, when the last major construction on the property was completed. Since then the property has undergone a number of alterations and additions. Surviving character-defining features of the Pierpont Inn include:

Main Building • First story Meeting Room No. 2 (Retreat Room) massing and configuration

Pierpont Inn Historic Resources Assessinent October 2016 HISTORIC RESOURCES GROUP

DRC/HPC-101 • Two-story massing

• Cross gable roofs, open eaves and rakes, and brick chimneys

• Wood shingle wall cladding

• Six-over-six double hung wood windows

• Main (east) entrance location and spatial relationships

• Lobby location and spatial relationships

• Lobby fireplace (excluding existing surround and mantel)

• Main Dining Room location and spatial relationships

• Anacapa Room location, configuration, and spatial relationships

• Second story interior configuration and finishes including plaster walls and ceilings, paneled wood doors, wood base, casings, and trim, bathroom finishes, fixtures, and fittings

• Remnants of original main stair including balustrade, wainscoting, and large window

Cottages • Location, configuration, and spatial relationships

• One-story massing

• L-shaped plans

• Cross gable roofs

• Plaster chimneys and dovecote

• Decorative half timbering and herringbone brick nagging

• Wall dormer

East Wing • Location, configuration, and spatial relationships

• Two-story massing

• U-shaped plan and kidney-shaped swimming pool

Pierpont Inn Historic Resources Assessm.ent October 2016 HISTORIC RESOURCES GROUP

DRC/HPC-102 • Gable-on-hip roof with wide boxed eaves 49

• Brick chimneys

• Board-and-batten siding

• Second story balcony with horizontal wood plank siding

• Interior guest room configuration, wood plank wall paneling, brick fireplaces, bathroom floor and wall tile, and fixtures.

Mattie Gleichmann House (50s Flat) • Location, configuration, and spatial relationships

• Two-story massing

• Irregular plan composed of a circular and angular elements

• Flat roof with both boxed and open eaves

• Cantilevered screen of wood slats

• Exterior walls finished in horizontal wood drop siding and cement plaster Horizontal bands of fixed plate glass windows in wood frames

• Cantilevered balconies with wood railings

West Wing • Location, configuration, and spatial relationships

• Three-story massing

• Irregular plan

• Flat topped, hipped roof with wide boxed eaves

• Horizontal wood plank siding and cement plaster at exterior walls

• Projecting piers

• Recessed balconies

• Metal framed tripartite windows

• Exterior stairs

Pierpont Inn Historic Resources Assessm.ent October 2016 HISTORIC RESOURCES GROUP

DRC/HPC-103 Bluff House 50 • Location, configuration, and spatial relationships

• Three-story massing

• Rectangular plan

• Flat topped, hipped roof with wide boxed eaves

• Horizontal wood plank siding and cement plaster at exterior walls

• Projecting piers

• cantilevered balconies

• Metal framed tripartite windows

• Exterior stairs

Pierpont Inn Historic Resources Assessm.ent October 2 016 HISTORIC RESOURCES GROUP

DRC/HPC-104 Figure B: Historic and Potentially Historic Resources Map 51

Pierpo~t Inn Historic Resources Assessm.ent October 2016

HISTORIC RESOURCES GROUP

DRC/HPC-105 BIBLIOGRAPHY 52

Aeneas Sardine Packing Company Cannery Row, National Register of Historic Places Nomination Form, http://www.ohp.parks.ca.gov/ pages/ 1067 I AeneasCanneryNRNomination09 .15 . 14 .pdf (accessed July 4, 2016).

AIANC Ventura County. "History." http://www.aiavc.org/ history (accessed July 1, 2016).

II Architect: Sumner P. Hunt." In visible Manor. Accessed September 2 9, 2015. http:// www.invisiblemanor.com/?page_id= 138.

"Banquet at Pierpont Inn, Grand Success." Ventura Star Free Press: Ventura, CA September 9, 1910.

Blanke, David "Rise of the Automobile." Teachinghistory.org. Roy Rosenzweig Center for History and New Media at George Mason University. Accessed September 22, 2015. http:// teachinghistory.org/ history-content/beyond-the-textbook/24073.

Ca/Jfornia Public Resources Code (Sections 21000-211 77)

California Code ofRegulations, (Title 14, Division 6, Chapter 3, Sections 15000- 15387).

City Council. "Historic Landmark No. 80." City of San Buenaventura. Resolution No. 93-03, 1993.

List of City of San Buenaventura Historic Landmarks & Districts, May 5, 2014.

City of Ventura website http.//www.cityofventura.net/cd/planning/historicpreservation

Code ofFederal Regulations, (Title 3 6, Part 60)

Ca/Jfornia Environmental Quality Act (CEQA) Statute and Guidelines, 2014 California Association of Environmental Professionals, www.califaep.org

Engelhardt, Zephyrin, Fr. San Buenaventura/ The Mission by the Sea. Santa Barbara: The Schauer Printing Studio Inc., 1930.

"Fred E. Hummel; Engineer, Activist." Los Angeles Times. July 25, 1992. http://articles.latimes.com/ 1992-07-25/ local/me-3784_ 1_ mechanical-engineering.

Pierpont Inn Historic Resources Assessm.ent October 2016 HISTORIC RESOURCES GROUP

DRC/HPC-106 Gleichmann Family Oral History 53

Greenwood, Roberta, G. Archjval Study/Histork: Overview. Downtown San Buenaventura Redevelopment Study Area. Pacific Palisades: Greenwood and Associates, May 1980.

"Hallenbeck and Hummel Take on New Duties." Newsletter, California Department of General Services, Issue #2, February 1996, http:// www.documents.dgs.ca.gov/dgs/plo/ dgs50/ 1996/Feb.pdf (accessed July 1, 2016).

Historic Resources Inventory, California State Office of Historic Preservation, August 2011.

Histork: Resources Survey Update City of Ventura/ Caljfomia/ Downtown Specific Plan Area, prepared by Historic Resources Group, April 2007.

Hoye, Richard, Jane McClenahan, Tom Moore, and the Ojai Valley Museum. Images of Amenca: Ojai Charleston, SC.: Arcadia Publishing, 2007.

Jakle, John A, Keith A Sculle, and Jefferson S. Rogers. The motel in Amerk:a. Baltimore: Johns Hopkins University Press, 2002.

"Lovely Lady by the Sea: History of the Pierpont Inn," Pierpont Inn, n.d.

Makepeace, LeRoy McKim. Sherman 'Thacher and His School, Centennial Edition. Ojai, CA: Ojai Printing and Publishing Co., 1989.

Michelson, Alan. Pacific Coast Architecture Database. Accessed September 2 9, 2015. http :I/pcad.lib.washington. edu/.

"Motor Courts and Motels." Rediscovering Americas Roadside!. Accessed September 23, 2015. http://www .vintageroadside.com/motorcourts.aspx.

Myrick, David, F. "Ventura County Railroads, A Centennial History, Volume I: The Railroad Comes to Ventura County." The Ventura County Historical Society Quarterly, Vol. 33, No. 1, Fall 1987.

National Register Bulletin 16A. How to Complete the National Register Registration Form. Washington D.C.: National Park Service, U.S. Department of the Interior, 1997.

National Register Bulletin Guidelines for Evaluating and Documenting Histonc Aviation Properties, U.S. Department of the Interior, National Park Service, 1998.

Pierpont Inn Historic Resources Assessrn.ent October 2016 HISTORIC RESOURCES GROUP

DRC/HPC-107 54 ''Now Greater Ventura." Dajly Free Press. Ventura, California, April 10, 1906.

Obituary. "Ted Gleichmann Succumbs at age 52." Ventura Free Press. Ventura, CA November 25, 1975

"Pierpont Inn opens its doors to Public." Ventura Daily Democrat September 6, 191 0.

Reagan, Ronald. "Nomination of Fred E. Hummel To Be a Member of the Board of Directors of the National Institute of Building Sciences. 11 September 25, 1986. Online by Gerhard Peters and John T. Woolley, The American Presidency Project. http ://www.presidency.ucsb.edu/ws/?pid=3 6485.

Redmon, Michael. 11 Rincon Point Road. 11 Santa Barbara Independent November 21, 2011. http:// www.independent.com/ news/ 2011 /nov/ 21 /rincon-point-road/.

"Ronald Reagan: Nomination of Fred E. Hummel To Be A Member of the Board of Directors of the National Institute of Building Sciences." The American Presidency Project, http://www.presidency.ucsb.edu/ws/?pid=36485 (accessed July 1, 2016).

Rosin, Elizabeth and Martha H. Bowers, The Cultural Resource Group Louis Berger & Associates, Inc. "Historic Context for Evaluation of Commercial Roadside Architecture." Archaeology Sedes No. 99: Cultural Resource Survey ofUS. Route 113. Delaware Department of Transportation, 1992.

Sanborn fire insurance maps. City of San Buenaventura, 1910, 1928, 1950 .

San Buenaventura Research Associates. "City of Ojai Historic Context Statement," May 2009, http://www.ojaicity.org/ historic-resources-survey (accessed July 1, 2016).

"San Miguel Acres," advertisement. Dajly Free Press. Ventura, California, October 19, 1906.

Seavey, Ken. "Robert R. Jones-Architect" (biography prepared for Monterey Peninsula College Course, undated). Ken Seavey archives.

Secretary of the Interjors Standards for Rehab1htaa'on. http://www.cr.nps.gov/hps/tps/tax/rhb/ stand.htm, 18 September 2008.

Sheridan, E. M. Hjstory ofSanta Barbara,, San Lws Qbjspo and Ventura Couna'es California. Chicago: The Lewis Publishing Company, 1917.

Star Free Press. Excerpts, June 18, 1967; August 12, 191 O; April 28, 1985.

Pierpont Inn Historic Resources Assessm.ent October 2016 HISTORIC RESOURCES GROUP

DRC/HPC-108 State of California. "Pierpont Inn, Inc. v. State of California." 70 Cal.2d 282. 1969 55 http:/ /scocal.stanford.edu/ opinion/pierpont-inn-inc-v-state-california-2 7 4 71 .

"The Ojai, 115 Years of History." The Ojai Tennis Tournament Accessed June 9, 2015. http:// www.ojaitourney.org/ history/ .

Thompson, Cynthia. "Oral interview with Larry Rasmussen." The Pierpont Inn dining room, Ventura, California, June 2002.

Triem, Judy. Ventura Count}j Land of Good Fortune. Second edition. San Luis Obispo, CA: EZ Nature Books, 1990.

-----. "Cultural Heritage Survey, Phase III - Ojai." Ventura, CA: County of Ventura Property Administration Agency, 1985.

U.S. Department of the Interior. "Aeneas Sardine Packing Company Cannery." National Register ofHistoric Places Registration Form. By Seth Bergstein, PAST Consultants, LLC. Washington, D.C.: National Parks Service, n.d. http://ohp.parks.ca.gov/pages/ 1067/files/aeneas%20revised.pdf.

Ventura County Reporter. Excerpts, June 24, 1986; October 10, 1989.

Westside Historic Context & Survey Report City of Ventura, prepared by Galvin Preservation Associates, Inc., January 2011.

Withey, Henry F., AIA and Elsie Rathburn Withey. Biographical Dictionary ofAmerican Architects (deceased). Los Angeles: Hennessey & Ingalls, Inc., 1970.

Woodard, Josef. "STRUCTURES : Low Profile, High Ideals : Plans to expand the Ojai Center for the Arts are in keeping with the 1939 complex's understated solidity." Los Angejes Times. February 9, 1995.

Pierpont Inn Historic Resources Assessm.ent October 2016 HISTORIC RESOURCES GROUP

DRC/HPC-109 APPENDIX A: HISTORIC PHOTOGRAPHS 56

Historic photographs and aerial photographs used to prepare this report are included in the following pages.

1941 Aerial Photograph Looking east towards the Pierpont Inn property. Main Building at center.

Pierpont Inn Historic Resources Assessm.ent October 2016

HISTORIC RESOURCES GROUP

DRC/HPC-110 57

1947 Aerial Photograph From HistoricAerials.com.

Pierpont Inn Historic Resources Assessm.ent October 2016

HISTORIC RESOURCES GROUP

DRC/HPC-111 58

19 5 6 Aerial Photograph Looking southwest towards Pacific Ocean, from Ventura Views.com.

Pierpont Inn Historic Resources Assessm.ent October 2016

HISTORIC RESOURCES GROUP

DRC/HPC-112 59

1960 Aerial Photograph Looking northwest, showing the construction of US Highway 101, from VenturaViews.com .

Pierpont Inn Historic Resources Assessm.ent October 2016

HISTORIC RESOURCES GROUP

DRC/HPC-113 60 APR 1962

1962 Aerial Photograph Looking northwest, showing the construction of US Highway 101.

Pierpont Inn Historic Resources Assessm.ent October 2016

HISTORIC RESOURCES GROUP

DRC/HPC-114 61

1967 Aerial Photograph From HistoricAerials.com.

Pierpont Inn Historic Resources Assessm.ent October 2016

HISTORIC RESOURCES GROUP

DRC/HPC-115 62

1980 Aerial Photograph From HistoricAerials.com.

Pierpont Inn Historic Resources Assessm.ent October 2016

HISTORIC RESOURCES GROUP

DRC/HPC-116 1994 Aerial Photograph From HistoricAerials.com.

Pierpont Inn Historic Resources Assessm.ent October 2016

HISTORIC RESOURCES GROUP

DRC/HPC-117 2005 Aerial Photograph From HistoricAerials.com.

Pierpont Inn Historic Resources Assessm.ent October 2016

HISTORIC RESOURCES GROUP

DRC/HPC-118 2010 Aerial Photograph From HistoricAerials.com.

Pierpont Inn Historic Resources Assessm.ent October 2016

HISTORIC RESOURCES GROUP

DRC/HPC-119 66

2012 Aerial Photograph From HistoricAerials.com.

Pierpont Inn Historic Resources Assessm.ent October 2016

HISTORIC RESOURCES GROUP

DRC/HPC-120 Pierpont Inn, c. l 91 0 Pierpont Inn West Facade, c. 1910 Looking east across the San Jon Barrani:a. Looking east from bluffs western edge.

Pierpont Inn East Elevation, c. 1910 Dining Room, c. 1910 Looking west from eastern edge of circle driveway. Looking south.

Entry Patio, c. 1910 Front Lobby, c. 1910 Looking north with entry door to the left. Looking north with entry door to the right.

Pierpont Inn Historic Resources Assessm.ent October 2016

HISTORIC RESOURCES GROUP

DRC/HPC-121 68

Pierpont Inn East Facade, c. 1925 Pierpont Inn West Facade, c. 1930 Looking west from circular driveway. Looking east from bluffs southwestern edge.

Plunge, c. 1926 Front Lobby, c. 1930 Looking west towards the Main Building. Looking south with entrance to the left.

Sun Parlor, c. l 930 Sun Parlor with Private Dining, c. 1930 Looking north with Rear Lobby at the right. Looking west from Rear Lobby.

Pierpont Inn Historic Resources Assessm.ent October 2016

HISTORIC RESOURCES GROUP

DRC/HPC-122 Rear Lobby, c. 1930 Southwestern Lawn with West Cottages, c. 1945 Looking north with Sun Parlor at the left. Looking northeast towards the Main Building.

Ana ca pa Room, c. 195 4 Anacapa Room, c. 1954

Pierpont Inn Historic Resources Assessm.ent October 2016 HISTORIC RESOURCES GROUP

DRC/HPC-123 70

Julius Photo of East Wing, 1955 Julius Photo of East Win& 1955 Looking east from Inn. Looking south from northern portion of East Wing.

Julius Photo of East Wing, 1955 Julius Photo of East Wing Guestroom, 1955 Looking northeast from bluffs southern edge. Looking southwest.

Pierpont Inn . Historic Resources Assessm.ent October 2016 HISTORIC RESOURCES GROUP

DRC/HPC-124 71

Memorable meals and quiet rooms bythe sea ... traditions since 1908 at t:he Pl€QpOnT. inn. U.S. IOI and San Jon Road, Ventura • 643-6114

Entry Patio and Arbor, c. 19 66 Front Desk, c. 19 9 1 Looking west from parking lot. Looking southeast.

Redesigned Front Desk, c. 1991 Looking southeast.

Pierpont Inn Historic Resources Assessm.ent October 2016 HISTORIC RESOURCES GROUP

DRC/HPC-125 APPENDIX B: EXISTING CONDITION PHOTOS 72 Photographs included on the following pages represent the existing condition of the property and its component buildings.

Main Building East Facade Exterior of Kitchen Looking west from parking lot. Looking south from parking lot.

Main Entry Main Building East Facade Looking southwest from parking lot. Looking northwest from parking lot.

Pierpont Inn Historic Resources Assessm.ent October 2016

HISTORIC RESOURCES GROUP

DRC/HPC-126 73

Main Building North Facade with Miguel Room Main Parking Lot with Inn and East Wing Looking southwest from parking lot. Looking southeast from parking lot.

North Edge of Main Building with West Wing Main Building North Facade with Santa Rosa Room Looking southwest from parking lot. Looking east from West Wing.

Main Building South Facade Main Building South Facade Looking southeast from West Wing. Looking west from lawn.

Pierpont Inn Historic Resources Assessm.ent October 2016

HISTORIC RESOURCES GROUP

DRC/HPC-127 West Patio West Fa~de Detail Looking northwest towards main dining room. Looking northeast from lawn.

Enclosed Patio Main Building South Facade Looking east towards East Wing. Looking northwest from pool.

Main Building South Facade Front Lobby Fireplace Looking northwest from pool. Looking southwest from main entry.

Pierpont Inn Historic Resources Assessm.ent October 2016

HISTORIC RESOURCES GROUP

DRC/HPC-128 75

Front Lobby with Registration Desk Second Story Hallway Looking south from fireplace.

Conference Room Second Story Hallway

Second Story office Second Story Office

Pierpont Inn Historic Resources Assessm.ent October 2016

HISTORIC RESOURCES GROUP

DRC/HPC-129 Second Story Office Second Story Office

Retreat Room Staircase to Retreat Room

Rear Lobby Main Dining Room with Front Bar

Pierpont Inn Historic Resources Assessm.ent October 2016

HISTORIC RESOURCES GROUP

DRC/HPC-130 77

Santa Rosa Room Santa Rosa Room

Anacapa Room Anacapa Room

West Wing East Facade West Wing East Facade Looking west from main building. Looking north from lawn.

Pierpont Inn Historic Resources Assessm.ent October 2016

HISTORIC RESOURCES GROUP

DRC/HPC-131 East Wing West Facade East Wing East Courtyard Looking southeast from parking lot. Looking northwest from Bluff House.

East Wing South Courtyard East Wing West Courtyard Looking north from Bluff House Looking northeast

East Wing West Courtyard Bluff House North and West Facade Looking east Looking southeast from pool

Pierpont Inn Historic Resources Assess111ent October 2016 HISTORIC RESOURCES GROUP

DRC/HPC-132 79

M. Gleichman House First Story South Facade M. Gleichman House Second Story South Facade Looking east. Looking northeast.

M. Gleichman House South Facade M. Gleichman House South Facade Looking north. Looking northwest.

M. Gleichman House Main Entry Large Cottage South and West Facades Looking northeast

Pierpont Inn Historic Resources Assessm.ent October 2016 HISTORIC RESOURCES GROUP

DRC/HPC-133 80

Large Cottage West Facade Large Cottage North Facade Looking east Looking southwest

Large Austen Pierpont Cottage East and North Facade Small Cottage South Facade Looking southwest Looking north

Small Cottage East Facade "Vicker' s Estate" North Facade Looking west Looking southwest

Pierpont Inn Historic Resources Assessm.ent October 2016 HISTORIC RESOURCES GROUP

DRC/HPC-134 81

''Vicker' s Estate" Partial South Facade "Vicker' s Estate" South and East Facade Looking northwest from east walkway. Looking northwest from south walkway.

Vicker' s Estate East Facade "Vicker' s Estate" Ballroom Interior Looking northeast from west walkway. Looking southwest toward original entrance.

''Vicker' s Estate" Interior "Vicker' s Estate" Interior

Pierpont Inn Historic Resources Assessm.ent October 2016 HISTORIC RESOURCES GROUP

DRC/HPC-135 82

"Vicker' s Estate" Interior "Vicker' s Estate" Interior

Vicker's Estate Staircase Vicker' s Estate Staircase

Vicker' s Second Story Interior Vicker' s Second Story Interior

Pierpont Inn Historic Resources Assessm.ent October 2016

HISTORIC RESOURCES GROUP

DRC/HPC-136 APPENDIX C: BROCHURES AND ADVERTISMENTS 83 Images included on the following pages represent advertising and marketing materials for the Pierpont Inn.

PIERPONT INN v~nlura, Cali/ornia, A h1gh-class Inn opened to the traveling public September 15th, I 910. Carriage meets afl Southern Paciffc trains. On Auto Road Los Angeles to Santa Barbara. Sunsi!l PhoM, Red 144 I

PIERPONT COTTAGES Ojai 'Valley, California An Inn on the cottage plan. All cottages heated. eleclric lighted, have sitting rooin and bath. Nineteen miles good auto road between the two places. for inft:irmalion addrc$s ~tanager Piirponl Collages, or Pnqflr!: Sun5el !'vl{lin 341 . NORDHOFF. CAL!FOR'.'i!A

191 0 Pierpont Advertisement

Pierpont Inn Historic Resources Assessm.ent October 2016

HISTORIC RESOURCES GROUP

DRC/HPC-137 CALIFORNIAr s THE lN! ~ LEAD1NG ooncil!dedl)n the MOTOR Atncrk.oui plan. R OQin. r" nn- OtR•I lNN .Al/ 1l1i: 'frar '·Wltl,r the ~fo1»t1<1i1c !\let!t tlle .Seo1> TE NI 81\THINC

1916 Pierpont Inn Brochure

Pierpont Inn Historic Resources Assessment October 2016

HISTORIC RESOURCES GROUP

DRC/HPC-138 85

r-'e1r!1tra H,,,. rr; i!J, <'ir.v a/ ri.rr-~,d Qr,,dr <:' Ca11,rlrJ• Cb 1li i1t dittr:11u. ( I) (Ri,rlrq A cor111J1' of tire C/11/, Holl#

AN IDEAL CLUB HERE are Beach Clubs on the Sand, Country Clubs in the 'Country, and City Clubs in the Cities, but Pierpont Beach & Country Club is fortunate in having all three combined in one; a Beach Club adjoining the Sand; a Country Club with sufficient gr~mnds for all outdoo~ sport.5, and a City Club only a short distance from the business center of a prosperous Beach I City. THE PIERPONT BEACH & CouNTRY CL us property comptises seven and one half acres, located on the Palisades at the foot of which lies a pe,rfect bath ing beach. The property is contiguous to sixty-three acres of beach strand owned by the city, the use of which is available to the Club. The buildings are surrounded by extensive grounds, admirably laid out for sports, recreation and social functions. Added to all these advantages of location is that of being within fi ve minutes run

from the center of the growing city of Ventura1 yet separated by its strategic loca

tion and the extent of its grounds from all encroachments. Here1 in 'th~ quiet charm of the Club's be~utiful grounds, in wind-protec_ted sunshine and exhilarat ing -air ftc5m the sea, may be enjoyed either a cozy restfulness and peaceful rela..xa tion1 or the active sports of plunge1 surft and other outdoor recreation. Nowhere Qn tbe coast of S~uthern California can this site be surpa~sed. Here the !deal is attained in its combination of Club purposes, its secluded privacy and the general charm of its environment, its grand view of Ocean, Islands and Sun sets, a:nq in its accessibility to a:Q points throughout Ventura, Santa ""Barbara and Los Angeles Coµnties; as well as· San Joaquin Valley points. Such sites on our

Southern Coast are now almost unattainable1 both as regards scarcity and ·pro hibitive values . . For this and many other reasons we believe that the limited num ber of memberships ava_ilable in the Pierpont Beach & Country Club will greatly increase in. value, as have the Memberships in practically all Beach, Country and /'"'!•·• !"1., L , - •

1925 Pierpont Beach & Country Club Brochure

Pierpont Inn Historic Resources Assessm.ent October 2016

HISTORIC RESOURCES GROUP

DRC/HPC-139 86 ·--- JUSTtoff the ROAD ..-b~ lhe SIDE of the SEA Surprised and deliqhted you'll be think i:,£ it, hen: is one of t.he ·Joy,, no ja.nglin,: 1depho11('$ in the room, no d;iodng p:utics llnlil the small hours of the mOtl)ing. Ji.1st r~.s l and quitL

. lltN W3Sbcd :ind dr~ (notrrgulu dirmer style,ju5tc:hangcd our clothes) and ..-cnt do,m to dinner. Oh yes, I for~: to mrntion the nowct po~, but you mU3t St:<:: t.bt5e )VUt~II. ln the dinJnK ~ room we round beautiful (\\ bright or:inic h:ill poltrry. \ :<. - _orntr-r pitchc~. cre:iii1rn. , , ii '\ \ \ ttn(I ~nllrc nntl It., pnll. J!l.... \ • ~9,;1 Th~ ~n"<'S of stnell .:wl ..(Jj • \\ br:tfiJ'Jt wm: ,!rHghtc'O ,bys bt,r (Qund us tlierc. We bad unpacked our b3thing suits and gone b;ithiag cvtty mOfilt.ig, picl~ 5beUs ;).tu! rnoonstonrs Qn be.'lch _and amused o~selvd iD the cveoirr.r plo.ying bridge ;md rcacli?&thf· . , · . I . ne 11nt tim~ you travd the Coast H~wa}'. be sure to · ur.inJ!t' lo stop it Pierpont Inn. The rriap in this folder ~hows how lo reac;h there (roin any place in Southern Ca.li£ornia. \. J>iai•II "°""" lta,ni- ~nU,•6;30 to9r~iwh-C'OfJ J2 .., f ; r,;..,.. 6 ,o·S, s..,.J.p, llrnlfu, 7 • 10 I woe,._ •o,I IMo(f xmd 1"-l\ 1-11.-vmi1a,.. ...

1929 Pierpont Inn Brochure

Pierpont Inn Historic Resources Assessm.ent October 2016 HISTORIC RESOURCES GROUP

DRC/HPC-140 1930 Pierpont Inn Brochure

Pierpont Inn Historic Resources Assessm.ent October 2016

HISTORIC RESOURCES GROUP

DRC/HPC-141 88 -

Mr.,Mrs .... JMi. ~ _...,...llkr.11Dd110bla••-•

llle~ ..·-, _..._,...°"" .. .,_.., fdllOlild....i __ --- _

OIlaaojuaapil.,...Jma.,._Of...,• - ...... _ - - .._ wi,,tw l1Mn p;iltooot-- ...... , ...... ------.....--.-.s1nt11t1--..,wkl*l\d.,ioL_liallt __ ail!I&, ._.. -UIIIDldlln--at ::..=-~..:-:-~m;;;-i ~-- i': .l!bo,,r'll-W2 ..._,,.,.._....,.DGI) lllld - - &ioa---___ -ba,lap---- ~ ...... ---~IIBUKlMII$." ~

1931 Pierpont Inn Brochure

Pierpont Inn Historic Resources Assessm.ent October 2016

HISTORIC RESOURCES GROUP

DRC/HPC-142 89

Pierpont Inn- Ventura I Ca\iiorn1a 11.mlt..·1 Jr T h(; ( mm tr., B. The ·~,

~r$., Min and Mt. Ventura, City O"nd Couniy:

The Poinsettia (:lty By tkc S11 a.- Co1111ty of Hospitality-Southern Gclifonilo

Oeat folks: for yeol'$ we tiod bctfnl In cmd out ot yo.ir city an4 c:ou~'i wit~ ih .111arvelau, ~lhnote, Its 1.1ftl!C\L1aled lacotion on the shoTe of the Poci c, it, visia• of ls}onds end Mou.ntatns:. Wt: t,ad beiia lmpr11ued by ts rich oi\ fields. b.ee1n field$, cltru~ a,,d walnut on:h~ds. dalrie1 gnd \t1 pr~iuml '( to culture • • • Eight y~ars ogo we decided to knor;k at your door, \ wo; op "" ecf and your hosprtalttV ctnd f p1111ckhip was oun. To our c:ustomffi and friends: ln roundlng out our ei11ht v-rs wi li you, we wuh t

P.• Sont« f~lk hov nevtr b ti O\lt to H• ll~ You If , s1.! mt ts~ • Ing, ancl perhdpl 4111r lovely llffl& pier" will t~dtt ot1 a dlff rent aspctd If you 11Ji,w It w1 b yo~ o " ye~ Come- do.w atul loo around. 'Wa'r \11d plilll h~ follu.

1936 Ventura Star Advertisement

Pierpont Inn Historic Resources Assessm.ent October 2016

HISTORIC RESOURCES GROUP

DRC/HPC-143 90 Hlt!-l l~ • ...... '"""U ··-·--,. ...J '111N ll0l11V:> '\'llll'lN31\

VENlURA, CALIFORNIA

\ ~ U.'S. IQI HfATf D POOl REEWA.Y RIGHT TO OUR DOOR

1961 Pierpont Inn Brochure

Pierpont Inn Historic Resources Assessm.ent October 2016

HISTORIC RESOURCES GROUP

DRC/HPC-144 \',t., .:~ ' '. •I 91 ~ lll."10t ..... t:of Special services n 1:mo11 rn nctp ~mJ onJoy your v,su to a RUl<.lc 10 r,elp )'OU enjoy )'!)!Jr vlsll to l'itrpont •nri nuke,. tHUy t,t'ti rc to ~o far w.ry ~bl~1eq1Jlhllm!n1JIXI li11&h.r,e. ""1!<>na thti •PKi-.1 ~ 1nl".obloa..e p1€apont[l] mn p1eupont lz] mn • llilll)'Si({,r, ('Mlh>m... nobl>o>tiool ~ /irti Ac,11d,VN1fJ11 .. C-'\hlt>r'l'\IJ- .. \8!Xl',r;:i 5"1.JA • C..O~f,..o rodlltlc$ 1'!f'~itv"""Filornc ~tti. nmlc,r>c tooleror~Cllf;>l>y rooms • Pl~ to,-d)i!d,M (i,a• in planning 1toe<1) " ""''""•"""-111Mt11pool Wura dll4";ottdinrS....~l M,t 3 d~ ••:c:i,pOJl,'1'ol*, 1':C. • ;.,.~., """1li'Jyra!o,. ~u1;...,1,....10rlim Dining.Room Hours s-.-:•n• 7m to It<»...,.,,...,_ ,.- 1o ;i;co PM Oln.nee a.00 1"' 10Ai PM, S11od1Y &.DO LO aoo PM <:MI R,-.~tlon.s r.,, ~ln""1 "'1!'1m0

What to do and see in Ventura County w,,u.,~ r...... , o!lltu,t t,,.dfln¥Y-·~ lrp ID Od i\nd ~ft') to i.!t. \-'lilh kirt.OnYct1rtJlt prf),imit, fn ttu,oot.»1~d.ifF>Matr1ftln_;t.1"°"'4',ol d,•mo.1t l>IJIOl lclltAIU f•r l'\updnl Inn lju.,.IJ 1llco v~11t,1,.t fi,J,inr. pitr 0. do)Cl:tnd" ,:h,rt.,-b~) au, ...... , .... .,, •• ""'1"'"' dtd= lif · ·f •1;,cllr, hr f<"'lt a1 IN! i,,~ ·N~ l,r,!Unc '"' iNl ..ibl l"'li\l

Unco Irum iJ,,. Inn ~I'd f:11'1'.:I~ Rfl,b}ltn:stnq:ffli,1J('S1on-lotbc»,.yrt'.;1w.:d11Q X.nc/M -• ,~ .., u.r, c..,r...,, ... w,,.,...,.,.,.,.,. ttt1!l~,m:iy~n ;11ll)IJ1t1111Uw;,;,t1oltw;r4,lo~lil1 srA or{}(PIN"fc rtf'l'UI II llW•JI:' t~q.i.!tt t!AtA~' o1 UI l•o; ww ?!• 1-.r• 1~ r,tlp )'ol, kl ,,,,.,y p,m,l,ro '!i~t. Fl•~ wll'oa"',., • .,.,11,1n~.,... .,.~do t nyf!rp.. \W~ .. ,....,,o\:<,,,(•~l h>O'loillt )'WY JOjll:0.,:,,. et,«i\<111\ t.no >I PM.r-t.,ot i l.lnT-M ~.,_.IJl)'ta1 Golf Courses Loe.al Interest 0 { •• c;:..,, •• (!;> \f,(('Mt li.t,,jqp.,j (l'Mthcj ov•JW,C!vb, Ml>•l>,i7•je1 o r. ,,~et>.w,• - ""''' u,i.i.,,,...,.1n.dr..;,, o ~~e.,tD .. ~l ..... u:lp• points of interest ,,,... ,,,.,ct,,.,...i1 ,1,oc1i G)~~-111,YCll!b CP•lili<1'111• ~IW11 t l QVm11mrtllohrtl'•r, ~Ctllb(l'r,,.«tJ 4Mlf J)O(hl>-ollZS(l'r•11t ~rt 1/~t,p,• ,:-0,, I! Ii) ldtl 11~ C..~lly Club ,,,...,u~cr•.r 11! ., O&arhnc ()s..,i.rr•! o.. ,,r 1u.1 tp,,... 10, ~0'1q1,artie.t.J Yt~Oun c:»)f l;ldYt"l;d~IJ 'H~ 4)lnfb>n, WO«S IJN1to,,1,11111 11), ll'l~tk::. 1!1111, ~h (!)lln MA~~.lrlUtrl,:ipal by I~•"'""" l>Oi01IR ~r.i.,t,, ~·lb f.dptOCIII Q V,l'l i.: t;ail.1.\.-..w, (l'l,b).,) S;trjll lj:,,l>,u(Pb\rlo '14~1WAl~Mltal 't)! lhoUtb.> .,.1111 11 tl<>l[C
1972 Pierpont Inn Brochure
Pierpont Inn Historic Resources Assessm.ent October 2016 HISTORIC RESOURCES GROUP
DRC/HPC-145 92
u m~upon1;
!!Sll~1Roidi\lentu,n:t.lf/omtr!l:ioo1 tl!IISl~IM UIQll)'lnmtm~~-$1\l<)o~,;m
TJi. Ne.,....,t [mrim been 'pit! al \'ro!U,. JT~ll'Jl"plannlni(arMtili,g"':!r <;o,rnl,1'\hi>tOl}·ti"""l90 ~tbuume ~\tliiinnp,~'Ocli:flJlh!ful ~ lfil'IR of Calif~ plttet ~nd btaltflul w tound ,C!dJiig' Lti.tlntl ol Q fl~ ihel'iet]icin~~®U biujl'avttrool( d~~rcpr~ti~mban ind Uit ll rnc;ec~ i~ c~~nd., pf ~ lttaltri'~~i>r-w fllhlr \~tlbct)'!lU t~vtl (O! ~lpr pllj#'k ~ ... ~~jy.i1111 )1JU'H disca.'l!f ·~ Pkrponl 11111 combine fi!"lll1feAlt, Crmtp:,of~IO* lr.>dUlOllltliosptutily :md ~Wll,l ~ lllmdi'cd an mm N the privoiC)' QI 10 fflm.)'IIW~Jlkwnl f/lll'. ti(~""""-,Wmj. ~<1011:hnd drlll(h~l 11:J ti Is r,lw,mlng vnd un,uual.fi'!!dir"""" •Afrlldlsd tl!,mo (ii \'cnlun.. ,lp Ul< l'~nt 11111. Wqri,,\fuJfC)tcd ro Tli#f~:rou• ta't~~;,hil ntj:l!)Or,&bit,-.
1982 Pierpont Inn Brochure
Pierpont Inn Historic Resources Assesslllent October 2016 HISTORIC RESOURCES GROUP
DRC/HPC-146 93
Pierpont Inn Historic Resources Assessm.ent October 2016
HISTORIC RESOURCES GROUP
DRC/HPC-147 Attachment F
Peer Review Report prepared by San Buenaventura Research Associates dated April 17, 2017
DRC/HPC-148 SAN BUENAVENTU~A ~ESEA~CH ASSOCIATES MEMORANDUM 1328 Woodland Drive • Santa Paula CA • 93060 805-525-1909 Fax/Message 888-535-1563 [email protected] www.historicresources.com
To: Jared Rosengren, City of Ventura Planning Division From: Mitch Stone, San Buenaventura Research Associates Date: 17 April 2017 Re: Historic Resources Analysis Peer Review/ Pierpont Inn/ 550 Sanjon Road/ Ventura ADMINISTRATIVE DRAFT
This memorandum prepared for the City of Ventura serves as a peer review of two reports submitted by Historic Resources Group (HRG) prepared for the property owner of Pierpont Inn. This memorandum
1 summarizes HRG s findings and states our concurrence 1 where we concur1 and separate opinions/ where necessary. The reports reviewed by San Buenaventura Research Associates for this memorandum were:
• Pierpont Inn Landscape Alterations 1 July 28, 2016.
• Pierpont Inn Historic Resources Assessment, October 2016 (Submitted 11-3-2016).
We also reviewed, for general background purposes, the Historic Landmark nomination for the property completed in 1993 and two arborists reports prepared in 2016.
Given the Length and complexity of the historic context prepared/ the HRG reports will be treated as attachments to this memorandum rather than fully summarized here. In our opinion, the historic context and site development history provided in the HRG reports is complete and provides a sufficient basis for establishing the significance and eligibility of the property. We also generally concur with the
descriptions of the buildings, alterations 1 and character-defining features enumerated by HRG in their reports. Any deviations from concurrence will be explained below.
1. City of Ventura Landmark Listing and Eligibility The Pierpont Inn was designated as a City of Ventura Historic Landmark in 1993. This designation was based on the property's association with the Pierpont and Gleichmann families and for its nearly continuous use as a hotel since its opening in 1910. No period of significance was explicitly stated for the property in this designation, although supporting materials included with the nomination suggest its significance was based on the 11City Growth and Development" period 1908-1940.
Individual elements contributing to the eligibility of the property were not specified in the designation and references to contributing elements, both built and landscape, are somewhat unclear. The integrity of the property was not evaluated at that time. Improvements made to the property in the postwar era were also not directly addressed, perhaps because the period of significance for the designation was intended to end in 1940.
The adopted nomination referred by APN to the entire assessor parcel of approximately 11.15 acres as it was defined at that time. Excluded from the designation was the separate assessor parcel that is the location of the Tighe House (AKA 11Vicker's Estate"), which today is used as the ballroom for the hotel.
Since the date of the landmark designation, the parcel has been subjected to changes in size and
configuration, and renumbering by the County Assessor1 further complicating the definition of the property and the elements on the property that were intended to be included in the designation. The
DRC/HPC-149 Historic Resources Analysis Peer Review ADMINISTRATIVE DRAFT Pierpont Inn, 550 Sanjon Road, Ventura
most significant change was the division of the property to create a separate parcel of 5.48 acres for the Pierpont Racquet Club. The remainder parcel of 5.10 acres is the location of all of the other buildings associated with the Pierpont Inn. [Figure 1]
Concurrence and Discussion. HRG states, and we concur, that the property is currently designated and remains eligible for designation as City Landmark under criteria (a) and (b). The HRG report does not attempt to resolve the question of the eligible parcel or parcels. In our opinion the most logical method of doing so would be to consider the single 5.10 acre parcel (APN 076-0-021-160) as the
Figure 1: Site Plan. (Source: Jordan, Gilbert & Bain, Landscape Architects, Inc.)
SAN BUENAVENTURA RESEARCH ASSOCIATES Page 2of 8
DRC/HPC-150 Historic Resources Analysis Peer Review ADMINISTRATIVE DRAFT Pierpont Inn, 550 Sanjon Road, Ventura
eligible property. This interpretation would also be the most consistent with the findings of the HRG report and this memorandum, as described below.
2. National Register of Historic Places (NRHP) and California Register of Historical Resources (CRHR) Eligibility For purposes of eligibility for the NRHP and CRHR, HRG elected to evaluate the property both as individual buildings and as a historic district. HRG's eligibility determinations are recapitulated and summarized in Table 1, below.
Table 1: Property Features as Evaluated by HRG Eligibility Criteria NRHP CRHR City Landmark Feature Date District Individual District Individual District Individual Main Building 1910 none none 1, 2 1, 2 a, b a, b Cottages (2) 1925 none none 1, 2 none a, b none Mattie Gleichmann 1953 none 1, 2 3 a, b d House (AKA, c '50s Flat) 1957- East Wing none none 1, 2 none a, b none 58 West Wing 1966 none none 1, 2 none a, b none Bluff House 1966 none none 1, 2 none a, b none Tighe House (AKA, "Vickers 1935 none none none none none none Estate")* Landscape none none none none none none 1492 Vista Del 1951 none none none none none none Mar* Pierpont 1976 none none none none none none Racquet Club*
*Located on separate parcels
Historic District Eligibility
In this evaluation HRG found the district to be significant for its association with the eastward expansion of Ventura and related beachfront development in the early 20th century, and for its association with the tourist and hospitality industries in Ventura during the early-to-mid-20th centuries (NRHP Criterion A and CRHR Criterion 1). They further found the district to be significantly associated with the Pierpont and Gleichmann families (NRHP Criterion B and CRHR Criterion 2). HRG also found the district eligible under the parallel City Landmark criteria (a) and (b).
SAN BUENAVENTURA RESEARCH ASSOCIATES Page 3of8
DRC/HPC-151 Historic Resources Analysis Peer Review ADMINISTRATIVE DRAFT Pierpont Inn, 550 Sanjon Road, Ventura
A period of significance for NRHP Criterion A and CRHR Criterion 1 was found to be 1910-1966, a period encompassing the first phase of construction on the property, beginning with the completion of the Inn in 1910, through the completion of the West Wing and Bluff House in 1966, the last major hotel construction on the property to occur under the ownership of the Gleichmann family.
Of the eight buildings constructed by the Pierpont or Gleichmann families during the period of significance and associated with the hospitality industry, seven were found to contribute to a potential historic district, and one was found to be a non-contributor. The contributing buildings are: the original Main Building constructed in 1910; the two Tudor Revival Cottages constructed in 1925; the Mattie Gleichmann House (AKA "'50s Flat") constructed in 1953; the East Wing constructed in 1957-58; the West Wing constructed in 1966; and the Bluff House constructed in 1966. Collectively, these buildings represent the continued operation of the Pierpont Inn as a hotel by the Pierpont and Gleichmann families. The Tighe House (AKA "Vickers Estate") was considered to be a non-contributor, due to alterations outside the period of significance.
Concurrence and Discussion. We generally concur with the significance of the property as evaluated by HRG with respect to the seven buildings that contribute to the district and the one building that does not contribute to the district. We concur with the period of significance determination for the district as being appropriately established as 1910 to 1966. We do not fully concur with the determination of the contributing Landscape features, as will be more fully discussed below.
For consistency we recommend that the Tighe House be excluded from the district eligibility determination, as it is located on a separate parcel that was not a part of the original landmark designation and would not contribute to the eligible district in any case. Without this parcel, the remaining seven buildings all contribute to the eligible district. Note also that in some cases HRG apparently tabulated the cottages as one contributor. For purposes of our analysis we count these as two contributing buildings.
In terms of eligibility, HRG finds the district to be eligible for the CRHR but ineligible for the NRHP, due to integrity issues. The finding of ineligibility for the NRHP and eligibility for the CRHR is supported with the statement that the "California Register criteria is somewhat more forgiving than the National Register criteria when it comes to integrity." The report draws this conclusion without supplying the method by which the seven aspects of integrity were applied in reaching this conclusion, either for ineligibility for the NRH P or eligibility for the CRHR.
The guidelines for the CRHR provided by the California Office of Historic Preservation state, "It is possible that historical resources may not retain sufficient integrity to meet the criteria for listing in the National Register, but they may still be eligible for listing in the California Register." We note that otherwise the standards of evaluation of integrity for the CRHR refer directly to the NRHP language and methodology for evaluating the seven aspects of integrity (location, design, setting, materials, workmanship, feeling, and association). The Office of Historic Preservation provides no further guidance or examples of cases where integrity would be insufficient for NRH P listing but sufficient for
SAN BUENAVENTURA RESEARCFI ASSOCIATES Page 4of 8
DRC/HPC-152 Historic Resources Analysis Peer Review ADMINISTRATIVE DRAFT Pierpont Inn, 550 Sanjon Road, Ventura
the CRHR. Consequently, in practice, we believe it is difficult to form an argument for the integrity standards of the CRHR being functionally different than for the NRHP. 1
While a conclusion with respect to integrity should be made on the basis of considering all seven aspects together, it is helpful in understanding how an integrity conclusion was reached if the aspects of integrity and how they applied to drawing a conclusion about a property are discussed individually, particularly if a case is to be made that different integrity conclusions should be reached for the NRHP and CRHR. Following is our evaluation of the seven aspects of integrity as they apply to the property's eligibility as a district.
District Integrity Discussion
1. Location: The place where the historic property was constructed or the place where the historic event occurred.
The property retains its integrity of location; none of the buildings have been moved.
2. Design: The combination of elements that create the form, plan, space, structure, and style of a property.
The district retains partial integrity of design. The functional and spatial relationships between the buildings constructed during the period of significance remains intact. Numerous alterations to many of the individual buildings reduces the integrity of these contributing elements individually, but all of the buildings on the property taken together continue to contribute to its eligibility. A reduction of design integrity also occurred when the Pierpont Tennis Club was constructed on a portion of the original Pierpont Inn property during the 1970s.
3. Setting: The physical environment of a historic property.
The immediate setting of the property changed significantly with the construction of the freeway during in the 1960s; however, this change occurred during the period of significance for the property and led directly to some of the changes that occurred subsequently. The immediate setting was further altered with the construction of the Pierpont Tennis Club on a portion of the original Pierpont Inn property during the 1970s.
4. Materials: The physical elements that were combined or deposited during a particular period of time and in a particular pattern or configuration to form a historic property.
Integrity of materials that define the character of the property are mainly intact; some materials have been added, but few appear to have been removed.
1 California Office of Historic Preservation. Technical Assistance Series #6: California Register and National Register: A Comparison (for purposes of determining eligibiUty for the California Register). California Office of Historic Preservation, 3-14-2006.
SAN BUENAVENTURA RESEARCH ASSOCIATES Page 5of8
DRC/HPC-153 Historic Resources Analysis Peer Review ADMINISTRATIVE DRAFT Pierpont Inn, 550 Sanjon Road, Ventura
5. Workmanship: The physical evidence of the crafts of a particular culture or people during any given period of history or prehistory.
Integrity of workmanship is mainly intact. The most significant alterations to the property were completed during the period of significance.
6. Feeling: A property's expression of the aesthetic or historic sense of a particular period of time.
The property continues to reflect the period of its construction and use as a hotel and restaurant during the period of significance.
7. Association: The direct link between an important historic event or person and a historic property.
Association is a relatively more important aspect of integrity for properties that derive their significance from historic events, and is said to be retained if the property is "the place where the event or activity occurred and is sufficiently intact to convey that relationship to an observer." Contributing to integrity of association for this property is its continuity of use from the year of its construction to the present day as a hotel and restaurant.
Conclusion: In our opinion, the district retains sufficient integrity to convey its significance and to be eligible for listing on the NRHP and CRHR.
Individual Eligibility
In terms of individual eligibility, HRG found the Main Building to be significant under NRHP Criterion A and CRHR Criterion 1, and NRHP Criterion B and CRHR 2, and city landmark criteria (a) and (b). The period of significance for the Main Building was established as 1910-1935, which represents the building's initial construction and continued development under Josephine Pierpont and Mattie Gleichmann, and ending before postwar alterations began. Employing the same language as for the district, HRG found the Main Building to possess sufficient integrity to be eligible for listing on the CRHR but insufficient for NRHP listing.
HRG also found The Gleichmann House (AKA '50s Flat) to be individually significant for the NRHP under Criterion C and CRHR Criterion 3, and landmark criterion (d), "as an excellent example of a mid-Century Modern house in Ventura and the work of noted local architect Robert R. Jones," and to possess sufficient integrity to be eligible for listing on the NRHP and CRHR. A period of significance for this building was not provided by HRG, but typically a period of significance for a property that is eligible for its design alone is the year of its construction (in this case, 1953).
Concurrence and Discussion: We generally concur with these findings, although as above, we note that the integrity criteria for the CRH R and NRH P are functionally identical. Consequently we conclude that if a property is found to possess sufficient integrity to be eligible for the CRHR it should also be regarded as NRHP eligible. It is also useful to understand that in this case the Main Building and Gleichmann House were found to contribute to an eligible district, and therefore should be considered historic resources on that basis alone. The primary value in the exercise of considering individual eligibility is to establish a different period of significance for these elements.
SAN BUENAVENTURA RESEARCrl ASSOCIATES Page 6of8
DRC/HPC-154 Historic Resources Analysis Peer Review ADMINISTRATIVE DRAFT Pierpont Inn, 550 Sanjon Road, Ventura
Landscape Features
In terms of the eligible landscape features, HRG states in their letter of July 28, 2016 the assumption that at least some of the larger trees were "present on the property for at least a portion of the Pierpont Inn property's period of significance." We agree that this is a safe assumption, given the available physical and historical evidence. HRG further concludes,
That said, the Pierpont Inn landscape and associated trees have undergone substantial change throughout its history. No single tree or tree location appears to be directly associated with the property's historic significance or critical to the integrity of the property and its ability to convey its historic significance.
The comprehensive report on the property by HRG dated October 2016 acknowledges the presence of a number of mature cypress and ficus trees and other landscape features on the property. It also recognizes that a number of landscape features were referenced in the City Landmark nomination. The report does not however evaluate the potential for any of these features to contribute to the eligibility of the property.
Concurrence and Discussion: The Pierpont Inn does not appear to have been the subject of a designed Landscape plan during the identified historic period. The Landscape features found on the property today rather seem to be an accretion of plant materials added to the site at various times during the historic period, and afterwards. Consequently we do not entirely concur with HRG's finding, particularly in light of the determination of eligibility for the property as a historic district, which would allow features that are not individually eligible to contribute to the district.
HRG notes that the arborist reports prepared for property in 2016 do not estimate ages for the larger mature trees that were the subjects of their reports. We concur with this finding; these reports were apparently prepared for the purpose of assessing the heath of individual trees, not to determine their ages.
In our opinion, an appropriate course of action given this data gap would be for a qualified landscape historian to conduct a survey to establish or professionally estimate the ages of landscape features on the property, particularly for the larger landscape features that can be readily identified as having been planted during the period of significance. These features should be regarded as contributors to the eligible district. Whether the removal of any given landscape feature would have a significant adverse impact on the integrity and eligibility of the property as a whole is a separate question that should be addressed in a comprehensive evaluation of project impacts.
SAN BUENAVENTURA RESEARCt=I ASSOCIATES Page 7of8
DRC/HPC-155 Historic Resources Analysis Peer Review ADMINISTRATIVE DRAFT Pierpont Inn, 550 Sanjon Road, Ventura
3. Summary of Recommended Eligibility Based on our review of the previously prepared reports by HRG and the above discussion, our eligibility determinations for the property are summarized in Table 2, below.
Table 2: Property Features Eligibility, Recommended Eligibility Criteria NRHP CRHR City Landmark Feature Date District Individual District Individual District Individual Main Building 1910 A, B A, B 1, 2 1, 2 a, b a, b Cottages (2) 1925 A, B none 1, 2 none a, b none Mattie Gleichmann 1953 A, B 1, 2 3 a, b d House (AKA, c '50s Flat) 1957- East Wing A, B none 1, 2 none a, b none 58 West Wing 1966 A, B none 1, 2 none a, b none Bluff House 1966 A, B none 1, 2 none a, b none Tighe House (AKA, "Vickers 1935 none none none none none none Estate")* Landscape A, B none 1, 2 none a, b none 1492 Vista Del 1951 none none none none none none Mar* Pierpont 1976 none none none none none none Racquet Club*
*Located on separate parcels
SAN BUENAVENTURA R.ESEARCl=I ASSOCIATES Page 8of 8
DRC/HPC-156