HomeMy WebLinkAbout02 Historic Preservation WorkshopITEM #2
TUSTIN
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DATE: JANUARY 27, 2009
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BUILDING OUR FUTURE
HONORING OUR PAST
TO: PLANNING COMMISSION
FROM: COMMUNITY DEVELOPMENT DEPARTMENT
SUBJECT: WORKSHOP -HISTORIC PRESERVATION
In May of 2007, the City Council reassigned the City's cultural and historic resources
responsibilities from the former Historic Resource Committee to the Planning
Commission. At that time, City staff provided the Planning Commission with some
information and materials related to cultural and historic resources duties and
responsibilities. In addition, the Planning Commission provided general direction to staff
regarding the types of duties and responsibilities they would be interested in including in
their historic preservation work program. These duties and responsibilities included the
following:
1. Review and update the existing Residential Design Guidelines.
2. Develop Commercial Design Guidelines.
3. Preserve the City's CLG status and Overlay District.
4. Consider the recent Urban Land Institute study.
5. Update the Historical Resources Survey.
6. Continue the Commendation Program.
7. Continue the Tustin Historic Register (Plaque) Program.
8. Continue the Mills Act Program.
9. Continue the review of certificates of appropriateness.
The Commission also expressed the desire for training in historic preservation. As part
of their training program, the Commission toured the Old Town Tustin residential and
commercial neighborhoods on August 14, 2007, and September 25, 2007, respectively.
The tours focused on architectural styles, room additions, infill construction, adaptive
reuse, public projects, detached accessory structures, land use compatibility, and other
community development issues.
The following information highlights the City's programs to protect and revitalize historic
structures, sites, and features within Tustin and provides the Commission with an
update on the status of the City's historic preservation programs and the Commission's
efforts to date.
Planning Commission Workshop
Historic Preservation
Page 2
Cultural Resources Overlay District Ordinance
In June of 1988, the City Council adopted Ordinance No. 1001, designating the
boundaries of the City's Cultural Resources Overlay District on the City's Zoning Map,
establishing a Cultural Resources Advisory Committee (later renamed the Historic
Resource Committee), and establishing a Certificate of Appropriateness review
requirement for alterations, new construction, and demolition activities occurring within
the boundaries of the District.
In May of 2007, the City Council adopted Ordinance No. 1332, which assigned the
City's cultural and historic resources responsibilities to the Planning Commission. It is
the duty of the Planning Commission to advise the City Council on all matters affecting
the establishment of a Cultural Resource District and the designation of Cultural
Resources, and to act as a liaison between residents, property owners, and City Council
within a Cultural Resources District.
• Cultural Resources Overlay District
The primary objective of the District is to safeguard the heritage of the City by
protecting structures, sites, and features within its boundaries. The land area
included in the district, also known as "Old Town," is similar to the City's original
1927 incorporation boundaries. This land area is shown on the City's zoning
map (Attachment A) and comprises the historic commercial and residential core
of the City.
The District was created as an overlay to the existing zoning map for the purpose
of recognizing the special character of the area and providing for a special review
and permit process. In creating the District, it was the City's goal to enhance
property values and increase economic benefits to the City and its residents
while ensuring that new construction and renovations to existing buildings are
compatible with the character of the District. Criteria and development standards
for properties located within the District were included as part of Ordinance No.
1001. Staff uses these criteria and standards in reviewing development
proposals for properties located within the District boundaries.
• Certificate of Appropriateness
A primary purpose in establishing the district was to enhance property values and
increase economic benefits to the City and its residents while ensuring that new
construction and renovations to existing buildings are compatible with the
character of the District. To achieve that goal, any activity with exterior
improvements occurring within the district boundaries which requires a building.
permit also requires an additional approval called a "Certificate of
Appropriateness." This includes reroofs, new additions, exterior remodels, new
fences, etc. Prior to issuance of the Certificate of Appropriateness, certain
Planning Commission Workshop
Historic Preservation
Page 3
findings need to be made to ensure that the proposed project would not
detrimentally alter, destroy, or adversely affect the resource or the District as a
whole and would be compatible with the architectural style of the existing
structure. There is no fee required for filing the application for Certificate of
Appropriateness. The Community Development Director has the authority to
approve, approve with conditions, or deny Certificates of Appropriateness. To
expedite project reviews, Certificates of Appropriateness are typically issued
concurrently with Design Review approval or issuance of building permits and for
minor "over-the-counter" improvements they are issued in the form of a stamp on
the approved plans. To keep the Commission informed of all exterior building
permit activity in the Cultural Resources Overlay District, copies of all certificates
of appropriateness are provided to the Commission on a regular basis, as a
regular item on the Consent Calendar.
Historical Survey and Historical Resources Survey Report
After the adoption of the District, the Council authorized the undertaking of a
comprehensive survey and inventory list of structures within the District. The purpose of
the survey was to identify the historic and cultural resources of the City and use the
information obtained as a basis for future planning and redevelopment activities.
Completed in 1990, the survey contains information about the City's 270 remaining pre-
1940 structures. The survey of historic property inventories includes a photograph and
description of each significant and contributing historic building in Tustin. Attachment B
provides a summary of survey findings by rating and by architectural styles and includes
a copy of sample pages from the Survey along with legend descriptions. Each pre-1940
structure is identified by the style, the construction date, the source to determine
construction date, the degree of alterations, the assigned ratings (A through D) based
on architectural style, uniqueness, and historical significance, and whether the property
is located within the Cultural Resources District. For example, the Stevens House is an
"A" rated structure with few alterations and it is architecturally and historically significant
as a superior example of Queen Anne Victorian architecture and was built by City
Pioneer Sherman Stevens in 1887.
Staff regularly references this survey to determine the style, the significance, and the
appropriate methods and design to preserve the historic nature of the structure. Staff
also references the survey to determine whether a structure has been rated as a
significant or contributing resource and whether special design considerations are
required when modifications to the structure are proposed.
An update of the Historical Survey was completed in 2003. The updated survey
identified additional historic resources and reflected changes to existing resources.
Since 2003, staff has identified some post-World War II residences (built between 1945
and 1955) that have not been surveyed. An effort to perform a second survey update is
subject to the availability of staff resources and funding.
Planning Commission Workshop
Historic Preservation
Page 4
Certified Local Government Status
The Certified Local Government Program is a national program designed to encourage
the direct participation in the identification, registration, and preservation of historic
properties. A local government becomes a CLG by developing and implementing a
local historic preservation program based on Federal and State standards.
The benefits to being a CLG include: eligibility for Federal grants from the Historic
Preservation Fund administered by the California Office of Historic Preservation; direct
participation in the nomination of historic properties to the National Register of Historic
Places; opportunity for enhanced responsibilities to review and comment on
development projects in compliance with Federal environmental regulations, thereby
expediting the review time; special technical assistance and training for local
preservation commission members and staff from the State Office of Historic
Preservation; and potential for participation in the review of building rehabilitation plans
for Federal investment tax credits.
Five (5) responsibilities of a CLG include: enforcement of State and local legislation for
the designation and protection of historic properties; establishment of an adequate and
qualified historic preservation review committee by local law; maintenance of a system
for the survey and inventory of historic properties; provision for adequate public
participation in the local historic preservation program; and, performing the
responsibilities delegated by the State.
In December 1991, the City of Tustin was recognized by the State Office of Historic
Preservation as a Certified Local Government (CLG) in the Historic Preservation
Program. As such, the City is eligible to apply for special federally funded grants
available only to CLGs. The grants may be used to assist the City in a variety of
preservation activities.
Previous grants received by the City have funded the following activities:
Year Activities Application Funded Amount
1992 Old Town Educational Video $7,500 $7,500
1993 Seismic Rehabilitation $20,000 $0
Workshop and Conference $5,160 $0
1994 Seismic Rehabilitation (Utt Juice) $12,000 $12,000
(returned to SHPO since owner elected
to proceed without City's assistance)
Workshop and Conference $1,630 $1,605
1995 Workshop and Conference Attendance $5,545 $3,191
1996 Commercial Sign Guidelines $7,000 $0
Workshop and Conference $1,609 $0
1997 Workshop and Conference $2,273.80 $0
Planning Commission Workshop
Historic Pre servation
Page 5
1998 Survey Update
1999 No Application Submitted
2000 Survey Update -Phase I
2001 Survey Update -Phase II
$10,000 $0
$0 $0
$10,000 $10,000
$10,000 $10,000
CLG criteria also stipulate that members of the City's historic commission (planning
commission) must attend at least one State-approved historic preservation training
session per year, and the commissioners must meet a minimum of four times per year.
As a CLG, the City is also required to submit an annual report to the State Office of
Historic Preservation.
Old Town Residential Design Guidelines and Commercial Design Guidelines
In August 1994, the City Council adopted the "Residential Design Guidelines," a
handbook intended to serve as a guide to assist property owners, residents, and design
professionals in understanding the City's goals for the preservation of historically
significant neighborhoods. Another purpose is to provide basic principles for achieving
quality design and development compatible with the character of the Cultural Resources
District; the guidelines often help property owners, residents, and design professionals
in designing projects that are acceptable and consistent with the design criteria and
standards established by the District. The illustrations (Attachment C), how-to methods,
and design ideas shown in the "Residential Design Guidelines" are to be used as a
"yardstick" against which to measure proposed projects; they are not intended to be
strict development standards as are found in the Zoning Ordinance. Therefore, they
may be interpreted with some flexibility. All applicable projects are encouraged to follow
the "spirit" of the guidelines to the greatest degree possible.
The Residential Design Guidelines handbook is organized under the following topics:
• Introduction
o Provides an overview of the Guidelines and certificates of appropriateness
• Tustin's Historic Residential Architectural Styles
o Describes Victorian, Queen Anne, Greek Revival, Italianate, Colonial
Revival, Craftsman Bungalow, California Bungalow, Spanish Colonial
Revival, and Period Revival styles
• Residential Design Guidelines Introduction
o Summarizes the State Historical Building Code and the Secretary of the
Interior's Standards For Rehabilitation
• Preservation and Rehabilitation Guidelines
o Provides rehabilitation guidelines for siding, masonry, stairs, windows,
doors, roofs, paint colors, mechanical equipment screening, etc.
Planning Commission Workshop
Historic Preservation
Page 6
• Additions and New Accessory Buildings
o Discusses site plan considerations, compatibility, setbacks, doors,
windows, accessory structures, etc.
• New Infill Development
o Explains site plan and architectural considerations for new development
• Landscaping
o Highlights fences and walls, driveways, walkways, mailboxes, and lighting
• Appendices
o Include glossary, technical information, contractor information, home
repair checklist, city approval process summary, Secretary of the Interior's
Standards for the Treatment of Historic Properties, and a list of helpful
books and reports
At the Commission's request, City staff is in the process of reviewing and proposing
updates to the Old Town Residential Design Guidelines and will be prepared to present
the proposed revisions to the Planning Commission within approximately 60-90 days.
At this stage in the review process, staff is modifying references to the Cultural
Resources Advisory Committee and correcting other outdated information and is
revisiting the sections on the appropriateness of exterior materials.
The development of Commercial Design Guidelines was proposed for the City's 2008-
2009 Fiscal Year Budget, but was removed due to budget constraints. The project may
be reinstated, depending on the availability of staff resources and funding.
Fee Waiver
In 1996, the City Council adopted an Old Town Non-residential Fee Waiver Policy. The
purpose of this policy is to provide stimulus for commercial development in the Old Town
commercial area and to complement the revitalization activities occurring within the area.
In creating this policy, it is the intent of the City Council to attract new businesses, retain
existing businesses, and to avoid blight.
The areas of benefit include non-residential properties along EI Camino Real between
Prospect Avenue and "B" and "C" Streets, west of Newport Avenue, and north of the I-5
freeway. The areas of benefit and additional criteria for the Fee Waiver are identified in
Attachment D. In general, fees are waived for plan check, building, plumbing, mechanical,
electrical, and other City-related permit fees for building rehabilitation and improvement to
existing development for the first $100,000 in construction valuation.
Planning Commission Workshop
Historic Preservation
Page 7
Mills Act Program
In 1997, as part of an effort to encourage the preservation of the City's historic resources,
the Tustin City Council implemented a Mills Act program. The Mills Act is State legislation
that provides for reduced property taxes on an eligible historic property if the property
owner agrees to maintain and preserve the property for a minimum of ten years according
to the terms of a Mills Act contract. The exact amount of the property tax reduction is
determined by the County Assessor and can be as high as 75 percent for properties that
recently changed ownership.
The Mills Act program is available to the owners of residential properties located outside
redevelopment areas that are rated "A, "B," or "C" by the Tustin Historical Resources
Survey. The properties may be owner-occupied or income properties.
The minimum term of a Mills Act contract is ten (10) years, with automatic yearly renewal
thereafter. The property owner is assessed a penalty if the contract is cancelled prior to
the end of the ten-year period. The application fee to participate in the Mills Act program is
$500.00. Although approximately 200 historic properties citywide are eligible to participate
in the Mills Act program, only twelve (12) properties in Tustin have Mills Act contracts.
Attachment E is the City's Mills Act Program informational flyer.
Tustin Historic Register (Plaque) Program
In 1999, the City Council directed staff to implement a plaque designation program as
conceptually recommended by the Cultural Resources Advisory Committee. In 2000,
the City Council directed staff to publicize and implement the program with specific
parameters. In general, historic homes or commercial buildings in Tustin may be
eligible to participate in the City's plaque designation program, called the Tustin Historic
Register. The purpose of the voluntary program is to recognize Tustin's historic
properties, educate the public, increase public interest in historic properties, and
promote community pride. The oval bronze plaques purchased through the program
can be mounted on a building or set on metal stakes. Property owners who would like
to participate are responsible for the cost, installation, and maintenance of the plaques.
The plaques display the construction date of the building, up to two lines of text, and are
identified with the words "Tustin Historic Register." Nomination forms may be obtained
from the Community Development Department. Pursuant to revised procedures
approved by the Planning Commission and City Council in 2007, nominations are
forwarded to the presidents of the Tustin Preservation Conservancy and Tustin Area
Historical Society, and then considered by the Planning Commission. To date, 42
properties have obtained plaques.
The following are the criteria for the plaque program:
Planning Commission Workshop
Historic Preservation
Page 8
^ All properties listed in the Tustin Historical Resources survey are eligible for
nomination to the program.
^ Any Tustin resident or business is able to nominate an eligible property.
^ Property owners are not required to purchase and/or display a plaque. Participation
is voluntary.
^ Property owners are responsible for the cost of the plaques, which is about $145.00
plus shipping and handling.
^ The bronze plaques may be mounted on an historic building or on metal stakes.
^ Plaques are 7" by 10" or 8" by 11.5" ovals.
^ Plaques contain the construction date, up to two lines of text, and are identified as
"Tustin Historic Register."
Attachment F is the nomination form for participating in the Tustin Historic Register
Plaque program.
Commendation Program
The City's commendation program recognizes Old Town properties of
merit. The Planning Commission considers nominations every calendar c
decorative sign is displayed at the property and the owner is provided with
plaque and recognized at a City Council meeting. Properties comment
include 355 West Second Street, 320 West Third Street, 520 West Main
South Pacific Street, 335 South C Street, 340 West Main Street, and 21
Street.
y
Scott Reekstin, Senior Planner
Attachments:
A. Cultural Resources District Map
B. Pages from Tustin Historical Survey
C. Pages from Residential Design Guidelines
D. Old Town Non-Residential Fee Waiver
E. Mills Act Program
F. Tustin Historic Register Plaque Program
outstanding
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S:\CDDWCREPORThistoric preservation workshop 2009.doc
Attachment A
Cultural Resources Overlay District
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Attachment B
Pages from Tustin Historical Resources Survey
Table 1
SUMMARY OF SURVEY FINDINGS
BY RATING
Historic Resources Survey
City of Tustin
Contributors to the
Old Town District
# % of Total
A 24 18.2
B 41 31.0
C 67 50.8
D * * ---
Total 132 100.0
Remainder of Citv
# % of Total
8 5.8
21 15.0
70 50.4
40** 28.7
139 99.9*
Combined Total
# % of Total
32 11.8
62 22.9
137 50.5
40 14.7
271 99.9*
'Rounding error of 0.1%
** Many of the 40 D-rated buildings are located in the Old Town District, but since
they are not considered contributing structures, they are not included in this list for
the district.
Source: Thirtieth Street Architects, Tnc., July 1990.
page 30
Table 2
DISTRIBUTION OF SURVEY FINDINGS
BY ARCHITECTURAL STYLES
Historic Resources Survey
City of Tustin
Residential Approximate # % of
Styles Age Total
Victorian 1870-1905 31 12.4
Colonial Revival 1900-1915 18 7.2
Colonial Revival -1920's 1920-1929 9 3.6
California Bungalow 1910-1930 87 34.7
Craftsman 1905-1920 41 16.4
Spanish Colonial Revival 1910-1925 48 19.1
Period Revival 1920-1940 16 6.4
Fifties (Rock House) 1950-1960 1 0.1
251 99.9*
Non-Residential Std
Western Falsefront 1870-1900 2 10.0
Victorian Commercial 18801930 2 10.0
Neo-Classical Commercial 1900-1925 10 50.0
Commercial Vernacular 1915-1935 1 5.0
Industrial Vernacular 1915-1940 3 15.0
Moderne 1925-1935 2 10.0
20 100.0
*Rounding error of 0.1%
Source: Thirtieth Street Architects, Inc., July 1990.
page 31
LEGEND FOR FINAL FIELD SURVEY
1. Address
Address numbers are listed sequentially by street. Street names are listed
alphabetically.
2. Date
This item indicates the original construction date of the building.
3. Style
This item provides a brief description of the architectural style of the building. The
basic characteristic of major styles identified throughout Tustin are described in the
Survey Report.
4. Source
This item indicates whether permit records or a visual evaluation of the building was
used to determine the date. The code used is: P = permit, E = estimated, T =title.
5. Rating
The buildings are rated into four groups (A, B, C, D). Initially this rating was based
on a visual review of architectural style. When research was completed on the the
historical significance of these buildings and when the full extent of historic
resources in the City was known, the ratings modified, as needed, to reflect
architectural style, the uniqueness of that style in the City, and historical
significance. The meaning of each rating. is listed below:
-"A" Buildings -This category includes buildings which are potential
candidates for listing on the National Register of Historic Places.
-"B" Buildings - This category includes buildings which are not
architecturally distinctive or historically significant enough to be considered
for the National Register, but which maintain a local importance.
- "C" Buildings -This category includes buildings -which maintain their
original style, but are not individually distinctive architecturally or
historically. These buildings may be important when grouped in a district.
page 39
-"D" Buildings -This category includes pre-1940 buildings which have been
altered and do not maintain sufficient integrity to be considered for a higher
category, but may possibly be restorable. (Buildings unlikely to be restorable
are not listed.)
- Historical District- This item indicates "Yes" or "No" is a structure is located
in a potential historic districts. Thus a "C -Yes" building is a contributor to an
historic district while an "A -Yes" or "B -Yes" building is both. a contributor
to a district and important in its own right (nationally or locally}.
6. Alterations
This item indicates the degree of alterations. The letter identifies the degree of
alterations in terms of severe (S), moderate (M), or few (F).
7. Notes/Comments
This item is an open category to include notes or comments as needed. Buildings
which house a particular use or have a common name, may be identified by that use
or name in this item, e.g. Tustin Hardware.
page 40
1C3 s'~.C ~:F sUS's~FI ~-~1~ ~'a;~`I(C~~. ~TJ~3~Y:E°
ADDRESS:
.228 A4A1N ST (W.)
DATE:
1887
STYLE:
VICT. -QUEEN ANNE
SOURCE: RATI\G:
E A
ALTERATIO\S:
F
HISTORICAL DISTRICT:
YES
CO~L14E\T:
STT=-VFNS HOUSE
DESCRIPTIO\:
This lovely Queen Anne cottage, with its intricate detailing and fanciful tower has becn one of Tustin's favorite residences since it
was constructed in 1837. Listed on the National Register of Historic Places, the housc was restored az an office building in 1931.
It is a superior example of Quccn Annc architecture. The house originally stood among several acres of avocado and orange trees.
Several office buildings, a gazebo, a garden, and a pergola now exist where the grove was located. How•evcr, a row of specimen
trees and plants along the west sidc has been preserved and the expansive front lawn retained. Wide shiplap siding corers the
exterior of the grey and white housc. The roofscape features a truncated hipped roof, a tower, two pedimented gables, a heavy
cornice with enclosed caves and a frieze decorated with a row of rosettes. The original wrought iron cresting borders the truncated
section and the turret, while wood cresting runs along the tops of the gables. Medallions, set in a wide band ring the center oC the
turret. Carved brackets accent the corners and the turret. A narrow band, accented with a cutout bracket shape at each corner, runs
below the frieze. A row of molding trimmed horizontal panels, two bands of vertical molding-trimmed panels., rosettes, brackets,
and vertical rows of half-round molding. decorate the turret, and five tall, narrow doublahung windows look out onto the front
lawn. The shed-srylc porch roof is centered with a small pedimented gable with enclosed caves, molding trim, and a finial.
Elaborate turned posts, accented with rosettes, support the porch roof. The railing is made of squares with circular cutouts in the
center and separates with round balusters. Brackets and pierced work accent the porch frieza. The same style railing is used on
each side of the wooden steps, coding at carved newel posts. The front doors arc ccncered with rare etched glass with a red
background. Cranes and water plants set the theme. The gabled wing to the cast of the porch is topped by a pedimented gable
with enclosed eaves. A large horizontal stationary window, edged with a border of stained glazs squares, is centered below the
gable. A couple of rows of pierced and cutwork between that window and a large plate glass window centered in the square bay
below. Narrow double-hung windows occupy the sides of the bay. A similar bay is located in the center of the west side and
features amulti-paned window below the gable. The multi-paned window does not appear to be original. Asingle-storied porch in
the southwest corner has becn enclosed. A porch on the east sidc matches the front porch. A red brick chimney also graces the
SIGIrIFICA\CE:
-_
This well preserved Victorian housc was built in 1887 by City pioneer Sherman Stevens for his bride Martha Snow. The house was
designed by architects Costerigan and Merithew of Los Angeles and built of redwood shipped from Eureka, Ca. Sherman Stevens
became a very wealthy and influential man. He invested in various business ventures in town, including the J.E. Curry store in the
old Tustin Building. In a partnership with Ed Utt and lames Irvine, he developed orange and walnut groves •on the lust I000 acres
of the Irvine Ranch to be developed for agricultural purposes. The three partners also organized the San Joaquin Fruit Company.
Stevens and Utt developed Lemon Heights. Stcvcns waz a very refined man who traveled widely, bringing plants, b'vds, and
artifacts homC from around the world. His large aviary of exotic birds were the site of field trips for many Tustin teachers and his
extensive colleetiort oC paintings is now housed at Bowers Museum in Santa Ana. After the death of Martha Stcvcns in 1948, the
house waz inherited by their son, Horace, a prominent orchardist. It was sold in the late 1970's to the Douglas Gfel7er
Construction Company, which developed an office complex called Stevens Square, and saved the original house for use as an
office. This fine Victorian is Listed on the National Register of 1istoric Places.
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ill ~'~ (OAF' iC'~U~ i~ih~ 1~:III~"II'DI~?~~!~~11L ~~tJ~`Y~~"
ADDRESS:
350 B 5T (S.)
-~ DATE:
1881
STYLE:
VICT. -GREEK REVIVAL
SOURCE: RATING:
E A
ALTERATIONS:
M
HISTORICAL DISTRICT:
YES
CO~I~IENT:
HEWES HOUSE
1
DESCRIPTION:
This fine two-storied Greek Revival/ Italianatc house is a County Landmark. The prominent medium-pitched gabled roof which is
visible from B Street projects from a rectangular truncated hip roof that tops the back half of-the house. The gabled section is
accented with returns and enclosed caves while the truncated portion is bordered with wrought iron cresting. The exterior is clad in
wide shiplap siding. The .balustrade bordering the second floor balcony was added in the 1890'5 when the second floor was
remodeled. The turned posts and balustrade which supports the porch roof arc original and feature square posts with flared
bracketed capitals. The frieze is decorated with dcntilwork, molding-trimmed horizontal panels., and teardrops. The windows on
the first floor are tall and narrow, with arched tops and flared cornices, decorated with scallops, which reach to the porch ceiling.
Those on the second floor are double-hung with square tops. The double front doors are accented by large plate glass windows in
the top two-thirds and molding-trimmed paneling below. The centerpiece of the front facade is the wide wooden staircase, accented
with elaborate newel posts and turned balusters. The square bay on the south side features a trio of arched windows on the front
and a matching window on each side. Ornate brackets and turned posts delineate the windows. The mansard roof of the bay is clad
in fishscale shingles and topped with a balcony bordered with a plain wood balustrade. The porch in the reaz (southwest) corner is
original and is identical to the front porch. An open porch, edged with a plain balustrade runs across the entire rear of-the second
floor. The north side faces the back yard and is accented by a second-floor balcony with elaborate carved brackets. The very large
lot is shaded by several mature trees. A slumpstonc and wrought iron fence along the back and side was installed in [hc late
19'10'5. The double garage was built in the 1940'5 and is virtually hidden in the back northwest corner. This house is
azchitecturally significant because of its unusually fine attention to detail, using the best in building materials and craftsmanship,
and because it is probably the Finest example oC Italianate architecture in Orange County. It retains almost all oC its 1880'5 and
90'5 integrity.
SIC:NIFICANCE:
The Hewes House is a County Point oC Historical Interest. David Hewes, who built this fine Italianate home in 1881 and lived here
until 1$90, and rented it out until 1915. Hewes was probably Tustin's wealthiest pioneer. He made his fortune and established his
place in California history prior to his move to Tustin. He is renowend for having donated the golden spike used to mark the
completion of the Transcontinental Railroad in 1869. While living in this house he played a major role in the establishment and
construction of the Tustin Presbyterian Church. -His ranch covered most of the present EI Modena and North Tustin area and had a
profound impact on the economy and agriculture of the area. Benjamin F. $cswick, who owned the house from 1919 to 1945, was
the superintendent of the Tustin Elementary School from 1916 to 1923. Because he felt that the school teachers should live in
Tustin, he altered the second story of the house in order to add bedrooms and a bath. He also saw that the teachers attended the
Tustin Presbyterian Church. Significant as a superior example oC It alianate azchitecture, and for its associations with David
Hewes and Benjamin Beswick, the house is also rcprescntative oC Tustin's primary settlemetrt period.
~~"~~ ~~ iCiU~~i'~R~ II~dS~'iID1I~II~~~. ~~JII~~YIF~I
ADDRESS:
255 A ST (S.)
DATE:
1916
STYLE:
CALIFORNIA BUNGALOW
SOURCE: RATING:
T B
ALTERATIONS:
F
HISTORICAL DISTRICT:
YF.S
COMA~IENT:
DESCRIPTION:
An offset front-facing gable matches the main front-facing gabled roof of the single-storied bungalow on the corner of A and 3rd
Streets. Ttiangulaz braces accent the gable facts. F_lephantine posts, resting on two-toned brick grey brick piers, support the
porch roof. A pergola, extending to the south side, is supported by a matching pier and post. Narrow clapboard siding covers the
exterior. Large plate glass windows, with transoms above, flank the natural wood front door. A 40's style multi-paned,
metal-framed window and amulti-light french door with sidelights are located in the south facade. A matching garage in the rear is
reached from Thud Street. This house is the last in a row of four bungalows.
SIGNIFICANCE:
Sherman Stevens, a local landowner and rancher, purchased three lots on the northeast corner of Thud and A Streets in 1920. The
next year he sold Lo[ 12 to Alton Alderman, owner of the Tustin Hardware Company, who lived at that time on Walnut Way, but
by 1923 had moved around the corner at 200 S. B. Street. Frank F. Bouchazd, a teacher at Tustin High School, and his wife, Rcna,
purchased the property and built the house in 1923. The $ouchazds lived in the house in 1924, but moved soon after, turning this
house into a rental. Mrs. Rena Bouchard, now a widow, moved back in in 1940. In 1945 she was joined by William and Irene
Bouchazd. He was in the U. S. Navy. Mrs. Julia Spriggs, a cook, owned the house in the latter 40's and 50's. The house is one
of four bungalows in a row which arc architecturally compatible and contribute to the historic character of the Tustin Historic
District.
~~ ll, It ~~ ll ttJa~~ll1~7 1I11~a~ ll ~11~1ll~1.~~Lt~ ~'U~ V 1~+ It
ADDRESS:
160 B ST (N.)
DATE:
1915
STYLE:
CALIFORNIA BUNGALOW
SOURCE: RATING:
E C
ALTERATIONS:
F
HISTORICAL DISTRICT:
t~
CO~i~IENT:
DESCRIPTION:
A high hipped roof, complimented by a pedimented front-facing gable, caps the single- storied elapboazd-clad house pictured
above. A row of three louvered vents. is centered in the gable Beak, and a finial caps the top. Curved bazgeboards and a flared hood
add character to the gable. An aluminum porch roof, with wrought iron supports, has been added to the front facade. A large plate
glass window is located next to the porch. A carport has. been built along the entire north side of the house.
SIGNIFICANCE:.
John and Alice Dwyer built the Colonial Revival house shown above in 1909. They are listed as living in the Tustin Hotel in
1908 and recorded as receiving the deed for three lots on South B Street in 1909. Mr. Dwyer was a teamster. They built the house
and lived hen "for several years, moving out in 1925. William Jones was the next owner of the property. He sold three lots to
Frank Fowler in 1927. In 1934 W. C. and Lena Poh bought the house and lived there for several years. This house is one of the
few examples of Colonial Revival azchitecture. However, the alterations, new metal awning in front, and carport on the north side
alter some of its character.
~I ADDRESS:
460 EL CAMINO REAL
-DATE:
]905
STYLE:
' COLONIAL REVIVAL
SOURCE: RATING:
~ 'I' D
~ ALTERATIO\S:
M
HISTORTCAL DISTRICT:
YES
COMVIE\T:
i
nrcr•nrvTtn`.
A beIleast hipped roof, featuring enclosed caves and plain brackets, crowns the single-storied Colonial Revival house at 460. A
brick chimney can be seen near the peak of the roof. The house is clad in stucco, and is bordered with a bcltcourse at window sill
height. A recessed porch, framed with three arches, occupies the northeast corner of the front facade, with the stucco-clad railing
capped with wood moldirig, a continuation oC the beltcourse. A doubic-hung window and two doors look out onto the porch. All
have slightly extended lintels at the top, The doors appear to be original, having pla[e glass windows in the center and recessed
above and below the windows. The arrangement of the two doors, with the door on the side leading to the front parlour and the
~~ door in the front facade leading to the fami]}' quarters, is not unusual for turn of the century houses. Doubk•hung windows are
used throughout the house, with a screened porch ai the back of the house. A gabled lean-to is attached to the back. A single
board-and-batten-clad garage is located in the rear.
Ji Vl~IJ •t. t'~1~~. u. --
This bouse and an identical next door (razed in 1980's) were built in 1905 by Ninian Hall Ritchey for his two sons, Frank and
Arthur. Frank lived in this one briefly. Dale Crawford lived here from 191.9 to past 1956. He is variously listed in the dtrcctorics
as a mechanic at the G. A. Young Garage on Main Street, a Curoman (NASSA), a farmer, and a fireman (MCAF).
~~~ ~~ sus~~~ ~-z~~ s~~~~~~~ ~V~~~~
~r-,,;
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~~~r~:~ ~~ r-u~~rlri ~-~~~r~o:~7~~~~~ ~~u~y~~~
ADDRESS:
150 & 153 ;,t;~1N ST (W.)
.~ DATE:
1.914
STYLE:
CCMMIItCIAL- NEO-CLASSICAL
SOURCE: RATING:
,J E A
ALTERATIONS:
F
HISTORICAL DISTRICT:
YES
CO~I~IE\T:
a
~n fi1T7l1\'.
A row of round colurnns, topped with Ionic capitals, are the most promincnC feature of the single-storied double storefront on the
corner of ~}'cst Main and B Streeu. The f]at roof, fronted with a parapet of recessed stucco-clad panels, is bordered with a ledge at
the top. A heavy molded cornice, edged in a row of dcntil work trim, occupies the space above the columns and recessed
aorefront, Large plate glass windows and lutior glass transoms fot~rt a row along the back of the recessed porch. The floor of the
parch is diamond-scored concrete. The transom of the eastern-most section has been replaced with plain glass, and a newer plate
glass window and door installed below. Rood entrance doors Icad to the interior. The interior has the original tin ceiling, and
some fine ea. 1910 ]fight fixtures. The plaster has been stripped from the interior walls to expose the red brick. A row of six
deeply-recessed arched windows, centered with stained glass, is placed high on the west side of the building. The rear of the
building is red brick with brick arches about large double-hung windows and a row of three wood-and-glass doors. This building
maintains most of iu original integrity and sense of classical architectural character. The recessed porch with recessed columns is
very unusual.
~tt..~~irt~Att~L: --
Sam Tustin, son of founder Columbus Tustin, built this building in 1914. Charles O. Artz leased it and moved his general store
(drygoods and groceries) here from the Tustin IIuilding next door, operating until ]931.. The building has had various uses since
then including: the Tustin Elementary School District classes, during repair after the 1933 earthquake; Steve Anders s Custom ,
Upholstery (]964-1975); and John Manley's Tustin Village TV (1973 -?). Rutabcgorz Restaurant has occupied both sections of the
building since the late 1970's. Because of its Classical architecture, degree of original integrity, associations with the broad
patterns of Tustin history, and connections with prominent citizens Sam Tustin and CharlcsArtz, this building appears to be
eligible for the National Register. ,
~I"~'~I IDE~' 'lU~:I'ilr~ ~E-1~;~':I'~.C~~?~~~f~3., SU~iv:l/~:f'
ADDRESS:
193 (`1AIN ST (E.)
DATE:
"`~ 1912
II STYLE:
-.~ VICT. - ITALIANATE
SOURCE: RATING:
E A
;~ ALTERATIONS:
M
HISTORICAL DISTRICT:
YES
CO~I~fE`T:
UTf JUICE CO.
t
~~ DESCRIPTION:
Crowned with an ornate metal cornice featuring large ornate brackets at each end and in the center, the single-storied storefront
shown abo~•c is an unusual example oC Victorian ltalianate and retains most of is original integrity. Rows of closel}•-spaced
brackcu. a row of large dcntil work, a band of vertical panels, a row oC molding, a row of smaller dentil work, and several rows of
molding abo~•e the transoms acate the horizontal lines of the cornice. The transoms consist of large Luxor glass panels. The
double storefront design features centered recessed entrances with diagonal sections leading to the double doors.. The storefront on
the east has plate glass panels facing front with a glass diagonal on west side while the east side. has been altered with wood
panels. The original bulkheads of both stores have been covered with plain wood panels. The western-most storefront has plate
Mass store windows with matching diagonal windows. The east side is constructed oC poured-in-place concrete while the west side
has a common wall with another commercial score. A poured-in-place addition at the back has several blocked-up doors and ,
window spaces. There arc several large corrugated metal sheds that were used to proc:css fruit for the Utt Juice Compan}•. A row of
three sheds faces Prospect, Two of these buildings run from the alley on the west to Prospect Street on the cast. Similar in size
and design, the buildings are topped with front-facing gabled roofs which are clad in screening at the gables. The roofs and sides
arc all clad in corrugated metal sheets. The storefront building, with iu elaborate metal cornice and Luxor glass transoms, is
significant fot iu raze and pleasing design, while the juice processing sheds aze significant as the location of an industry and
family that was important to Tustin history.
SIG\IFICA\CE:
This bui}ding, owned by E.E Utt from ]908 to 1932, originally housed a dry goods store operated by Chazles Saucrs and Phillip
H. Bergquist. Sauers served on the elementary school board, was elected to. the fast Tustin Union High School Board of Trustees in
}.921, and scrvcd as the first clerk of the board. C.E. Utt moved his juice-making operation from his back porch at home into the
building about 1920. Utt was one of Tustin's major developers, buying land and preparing it for use, then selling ,it Besides
founding the Utt Juice Company, Utt was a director in both the Bank of Tustin and the First national Bank of Tustin, owner of the
Tustin Water Works (1897), instrumental in forming the Tustin Union High School District (1920), developer of Lemon Heights,
rancher, and was a partner with Shcrtriatt Stevens and lames Irvine in developing agriculture on the Irvine Ranch and establishing
the San Joaquin Fruit Company. His son. James "Jimmy" Utt scrvcd as Tustin's representative in congress during the 1930's and
40's. Arcy Sehellhous, who helped establish the Utt Juice Company bought Utt out around 1932 and was the sole owner until his
death in 1970. The company closed its doors in 1973.
~~ r~:r ~F ~ru~rr~l~~ ~1~~ r~~~~~~~, ~~~~~~
•~ ADDRESS:
201 h4AIN ST (~~.)
DATE:
1929
STYLE:
SPANISH COLONIAI.JGOTI-IIC
SOURCE: RATI\G:
E A
ALTERATIO\S:
F
HISTORICAL DISTRICT:
YES
CO~I~IE~T:
PRESBYTERIAN CHURCH
DESCRIPTIO\:
Large and imposing, the stucco-clad Spanish Colonial church shown above features Gothic overtones. Ared-clay-tile-clad
front-facing gabled roof is fronted with a shaped parapet, bordered with a ]edge at the top. A square four-story tower, topped with
a red-clay-tile-clad hipped roof and crowned with a large cross, is located near the back on the cast side. Pairs of arched louvered
vents accent the sides oC the tow•cr face below the roof line. The recessed center section features a pair of recessed multi-paned
arched casement. w•indou•s. A pau of heavy wood doors on the bottom floor arc sheltered by a red-clay-tilt-clad shed-st}'le roof.. A
:,athic-influenced rose window, trimmed. in several rows of molding, is ctntercd in upper portion oC the stucco-clad front facade.
The main entrance doors, located below the rose window, are dcepl}'-recessed and lramcd with rows oC rounded cast concrete
molding, capitals and columns. The wide double doors aze accented with rows of stained and varnished recessed panels. Tht
concrete open porch and steps are bordered with a wrought iron rail. Buttresses accent the front corners on each side of the main
front facade. On the east facade matching buttresses occupy the spaces between the Gothic arched windows adorned with
diamond-.paned stained glass. A Aat-roofed stucco-clad wing was added to tho back of the east side in 1953. A red-clay-tile-clad
shed-style roofed port cochere extends to the west side. An arcade of arched. openings leads to tht new building on the west The
landscaping features mature trees and plants and is well-maintained.
SIG\IFICA\CE:
The Tustin Presbyterian Church replaced i[s 1884 original Victorian sanctuary with the present building in 1929 at a cost of close
to 560,000. William Bowman was the builder. Samuel F. Shifflcr was the minister at the time, tolIowcd by J.S. Hydonus
(1932-1934), Calvin A. Duncan (1934-1944), Karl J. Christ (1945-1.970}, Howazd Jamison (1971-1984), and Gregory Clark
(1985-1988}. The Tustin Presbyterian Church was a major influence in the community and iu members were the community
leaders. Mary Tustin, wife o[ Tustin's founder, as a charter organizing member in 1884. Because its great signircanee to the
broad patterns of Tustin history and because of its fine architccttuaJ styling, the Tustin Presbyterian Church appears to be eligible
for the National Register. ,
t
Attachment C
Pages from Residential Design Guidelines
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Attachment D
Old Town Non-residential Fee Waiver
EXHIBIT A
FY 2008-09
CITY COUNCIL POLICY
OLD TOWN NON-RESIDENTIAL FEE WAIVER
Purpose and Intent: The purpose of this policy is to provide stimulus for commercial development in
the Old Town commercial area and to complement the revitalization activities occurring within the Town
Center Redevelopment Area. In establishing this policy, it is the Council's intent to attract new
businesses, retain existing businesses, and to avoid blight, thereby benefiting the entire community.
Areas of Benefit: The areas of benefit include non-residential uses generally located along El Camino
Real between Prospect Avenue, B and C Streets, west of Newport Avenue and north of the I-5 Freeway.
The areas of benefit in which the fee waiver shall apply are identified on the attached map.
Applicability: This policy shall apply to all non-residential interior and exterior building improvements
and additions and new non-residential development.
Fee Waiver: Fees shall be waived for the following:
• Plan check and Building, Plumbing, Mechanical, Electrical, and other City-related permit fees for
new development and building rehabilitation and improvements to existing developments for the
first $100,000 in construction valuation, as determined by the valuation table contained in the
Building Division Fee Schedule.
• Discretionary Permits including:
* Certificates of Appropriateness
* Conditional Use Permits and Amendments
* Design Reviews and Amendments
* License and Permit Board review
* Environmental Fees (excluding Environmental Impact Reports)
* Sign Code Exceptions
* Temporary Use Permits
* Tentative and Final Subdivision Maps
* Use Interpretations
* Variances/Minor Adjustments and Amendments
• Other related property improvement permits deemed appropriate by the City Manager.
Term of Fee Waiver: This Policy shall remain in effect for Fiscal Year 2008-09, 2003-04, and 2004-05,
with extensions subject to City Manager approval.
Requirements: To be eligible for a fee waiver, a project must conform to the Tustin General Plan, the
Town Center Redevelopment Plan, and the Tustin City Code. Fees shall be collected and then refunded
to the applicant upon permit issuance. Reinspection and overtime inspection fees shall not be
waived. Any reinspection or overtime inspection shall be subjected to the fees set forth in the city's fee
resolution.
Non-exempt Fees: The following fees are not exempt from payment under this policy: new construction
tax; transportation improvement fees; reinspection and overtime inspection fees; appeal fees; fees
required by other governmental agencies; environmental, recording, or Fish and Game fees required by
the County of Orange; Orange County Fire Authority inspection and plan check fees; fees related to the
preparation of Environmental Impact Reports or other environmental reports; and, fees that if waived
would have a detrimental impact on the City's budget or staffing capabilities.
Forms: Non-Residential Fee Waiver Policy (Old Town) ~-2008
AREA OF BENEFIT MAP
CITY COUNCIL POLICY
OLD TOWN NON-RESIDENTIAL FEE WAIVER
a"
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Attachment E
Mills Act Program
7
~° ~^ %-; TAX BREAD AVAII.ABLE
` FOR OWNERS OF HISTORIC BUILDINGS
The City of Tustin has a program for owners of historic buildings that can
save property owners thousands of dollars every year.
Through the City's Mills Act program, owners of historic buildings may be
eligible for a reduction in their property tax bill. The reduction can be as high
as 50 percent or more and is determined by the Orange County Assessor.
• To participate in the program, owners must agree to maintain and
preserve their property for at least ten years.
• Mills Act properties may be bought and sold without penalty. The
property tax savings is transferred to the new owners.
• Owners are allowed to make changes to their properties, provided that
the historic structure is maintained and preserved and all City approvals
are obtained.
• The property tax savings are highest for properties that have changed
ownership most recently due to escalated home prices.
• Mills Act properties may be owner occupied or income properties.
• The property tax savings may vary from year to year.
• An application fee covers the City's cost to process the application and
prepare the Mills Act Contract between the property owner and the
City of Tustin.
Anyone interested in the City's Mills Act program should contact the City's
Community Development Department staff at (714) 573-3016.
Attachment F
Tustin. Historic Register Plaque Program
CITY Oh' TUSTIN
Community Development
300 Centennial Way
Tustin, CA 92780
(71~) 573-3140
(714) 573-3113
1{or Otlice Use Only
Case No.__
Date Rcvd.
Rcvd. By__
TUSTIN HISTORIC REGISTER PLAQUE DESIGNATION PROGRAM
NOMINATION FORM
Thank you for nominating a property to the City's plaque designation prograni. The purpose of
the plaque designation program is to recog~iize Tustin's historic properties, educate the public,
increase public interest in historic properties and promote community pride. All properties listed
in the Tustin Historical Resources Survey are eligible for nomination to the program. Owners of
properties that are selected by the Ciry's Planning Commission for the prograni are not obliged to
purchase and/or display a plaque. Participation is completely voluntary. The Planning
Commission ~~ill consider the nomination in approximately six weeks.
NOMINA 1,I;D HISTORIC PROPERTY
Historic Property Address:
Historic Structure Na-ne (If any)
Owner of Historic Property (if known)
Specify your reasons for the nomination (e.g. age of structure, architectural details, place i11
Tustin's history, former resident(s) were significant in Tustin history, etc.):
Your Name
Your Residence or Business Address
Telephone N
Your Sigliature
Historic Designation:
Listing in Historical Survey:
Location:
Date
To Be Completed by City
^Local ^State
^A ^B
^WitYiin District
^National
^c ^D
^Outside District