Environmental Impact Analysis – Historical Resources 4.3 HISTORICAL RESOURCES This section summarizes the results of the historic resources studies conducted for the project, including information and documents peer reviewed during preparation of the EIR. The information in this section is largely based on the following technical reports and documents, and also relies on comments from the California SHPO received on March 18, 2015, in response to the NOP: . Pebble Beach Historic Context Statement (Page & Turnbull, Inc. 2013) . Connell House National Register of Historic Places Registration Form (Kirk and Lamprecht 2014) Additional references are provided in Chapter 8 of the EIR. 4.3.1 Existing Conditions The project is located in the unincorporated community of Pebble Beach in Monterey County. Pebble Beach occupies a unique location on the Monterey Peninsula, with a crescent-shaped coastline, low dunes, and coastal habitat giving way towards the northeast to the Del Monte Forest. 4.3.1.1 Regional Setting The historic period on the Monterey Peninsula began with the arrival of the first non-natives, the expedition of Sebastián Vizcaíno in 1602, which anchored in Monterey Bay. The next milestones were over a century later, when the Gaspar de Portolá expedition established a presidio at Monterey in the name of the Spanish king and Father Junípero Serra oversaw the founding of the Carmel mission, Mission San Carlos Borromeo, in 1770 and 1771. Monterey became the Spanish capital of Alta California in 1775. In 1821, Mexico succeeded in its effort to become independent of Spain and assumed rule of Alta California. The missions were secularized a decade later, freeing vast tracts of mission lands that were sold or granted to early settlers. The Pebble Beach area was part of two such land grants, the Rancho El Pescadero, a 4,426-acre parcel granted to Fabian Baretto in 1836 and the Rancho Punta de los Pinos, a 2,667-acre parcel granted to José María Armenta in 1833. The lands were used primarily for sheep and cattle grazing. California became a territory of the United States in 1848 under the Treaty of Guadalupe Hidalgo, which ended the 2-year Mexican American War. Statehood was achieved in 1850, with the capital eventually being established in Sacramento. Over time, the original rancho grantees and their heirs lost ownership of their lands, so that, by the mid-1860s, the entire Pebble Beach/Pacific Grove area was part of the estimated 100,000 acres of the Monterey Peninsula that came to be controlled by one man, David Jacks, a real estate entrepreneur originally from Scotland. Under Jacks’ stewardship, the community of Pacific Grove was founded, Monterey was connected to the railroad network, and a Japanese fishing village was set up in Stillwater Cove. The Pacific Improvement Company (PIC) formed in 1878 as a subsidiary of the Southern Pacific Railroad, which had a vested interest in the development of Monterey Bay. Over the next few years, PIC acquired nearly all of Jacks’ lands. The first resort hotel, the Hotel Del Monte, and a new railroad connection soon followed, as well as development of a scenic coastal drive, the predecessor of the 17-Mile Drive. Under the auspices of PIC, the first subdivision of Pebble Signal Hill LLC Combined Development Permit 4.3-1 Environmental Impact Report Chapter 4 Beach was surveyed and recorded in 1907-–1909. From the outset, real estate in the Pebble Beach area was marketed with the well-to-do in mind, with advertisements for “villa” lots and talk of the establishment of an associated golf course, a sport linked to the wealthy, leisure class. The Del Monte Lodge, forerunner of today’s The Lodge at Pebble Beach, was constructed in 1909 in a rustic style, the 17-Mile Drive was enhanced, and gates to the Del Monte Forest that collected a fee from non-hotel guests were instituted in 1913. Lot sales were lackadaisical until Samuel Finley Brown Morse became manager of PIC in 1915. Under his leadership, Pebble Beach would assume the identity that characterizes it today as a gated enclave of limited, high-end residential development with the majority of the land devoted to open space, much of it in the form of golf courses and forest. Pebble Beach was resurveyed, with the result that streets were laid out and lots divided sympathetically to the topography, resulting in winding roadways, unevenly shaped and sized lots that were a minimum of 1.5 acres in size, and coastal vistas and open space that were preserved. The latter was partially achieved by the installation of the first of what would eventually be several golf courses in Pebble Beach on land adjacent to the coastline. The Pebble Beach Golf Links opened in 1918– 1919. Following a fire, the Lodge was rebuilt in 1919. By that time, 17 homes had also been constructed in Pebble Beach. Also in 1919, Morse purchased PIC’s interest in the area and founded the Del Monte Properties Company, with support from San Francisco banker Herbert Fleishhacker. Morse, who served as president of the Del Monte Properties Company, oversaw and contributed to the development of Pebble Beach and the Del Monte Forest until his death in 1969. The character and intact natural reserve areas throughout Pebble Beach and the Del Monte Forest are due to the control exerted over new development by Morse and the Del Monte Properties Company, which oversaw “both the location and character of new development” as well as the selection of areas to be preserved (Page & Turnbull 2013). During the 1920s, additional golf courses were laid out with associated subdivisions, golf clubhouses were built, and recreational facilities in the form of the Equestrian Center and Beach Club were installed. Other than the pro shops, the only commercial facilities within the community were located at the Del Monte Lodge. Development in Pebble Beach slowed but did not end during the Great Depression. World War II saw the leasing of the old Hotel Del Monte to the Navy. In the years following the war, Pebble Beach, like much of California, saw a marked upswing in the construction of single-family residences. A handful of new subdivisions were opened and for the first time, speculators also began building homes. The years between the end of the war and 1969 were the “greatest period of sustained growth in the history of the Pebble Beach / Del Monte Forest area” (Page & Turnbull 2013). Also during this period, the lodge area was redeveloped, a commercial annex was built, and more golf courses were installed. In the 1920s, “the Del Monte Properties Company instituted architectural controls that mandated Mediterranean style architecture for all new buildings” (Page & Turnbull 2013). In this early period, “some of California’s most capable architects were designing houses for Pebble Beach residents,” including Pierpont and Walter Davis, George Washington Smith, Julia Morgan, Reginald Johnson, and Bernard Maybeck, as well as architects from outside California, including Florida’s Addison Mizner. The resulting collection of buildings created a “‘California Riviera,’ a largely harmonious collection of buildings drawing on Spanish Colonial and Mediterranean precedents” (Page & Turnbull 2013). 4.3-2 Signal Hill LLC Combined Development Permit Environmental Impact Report Environmental Impact Analysis – Historical Resources By the postwar period, changing tastes as well as relaxed architectural controls introduced the Mid-Century Modern idiom to Pebble Beach. The most common architectural expression of this era is seen in a number of homes in the Ranch Style, a postwar architectural vocabulary popular throughout the United States for (primarily) residential design. Although many variations exist, the Ranch Style generally features a low-slung, rambling plan and incorporation of rustic materials and design features, with an emphasis on the horizontal and plentiful indoor-outdoor integration. A handful of buildings stood out from the norm: “Some residences, however, were bold modernist designs by prominent architects” (Page & Turnbull 2013). Of particular note were the Buckner House, designed by local architect Jon Konigshofer (1948; conflicting information as to existence), the Sclater-Booth House (1952; demolished), and the Connell House, designed by Richard Neutra (1958; extant) (Page & Turnbull 2013). Richard J. Neutra This section is primarily developed from the National Register of Historic Places Registration Form for the Arthur and Kathleen Connell House prepared by Anthony Kirk, Ph.D. and Barbara Lamprecht, M. Arch. (Kirk and Lamprecht 2014). Richard Neutra was one of the most celebrated and influential architects of 20th century America. Born in 1892 in Vienna, Neutra completed his architectural education in that city in 1912. Early and important influences on his architectural philosophy were Frank Lloyd Wright, whose Wasmuth Portfolios illustrating a groundbreaking emphasis on horizontality and open floor plans had electrified the European architectural community, and fellow Austrian Adolph Loos, known for his advocacy of the elimination of historicism and superfluous ornament in architecture. Following service in World War I, Neutra worked in landscaping, setting the stage for a lifelong belief in the importance of the integration of building with site, which was later reinforced by a 1930 visit to Japan. He emigrated to the United States in 1923, settling first in Chicago where he worked on early skyscraper design for the prominent firm of Holabird and Roche and then at Taliesin, the workshop of Frank