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Home My WebLink About02 Historic Preservation WorkshopITEM #2 TUSTIN _~ '~ -~~_~$ r-- ~.-- ~_~~* Y DATE: FEBRUARY 22, 2011 ~ '=; H.. BUILDING OUR FUTUNE HON ORWG OUR 1'A57 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. 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. Many of these programs were implemented in conjunction with the City's recognition as a Certified Local Government in Historic Preservation. 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. Planning Commission Workshop Historic Preservation Page 2 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. Because of the highly competitive nature of the grant program, the small grant amounts, the requirement to provide matching funds and/or in-kind services, and the extensive application process and grant monitoring requirements, the City of Tustin has not submitted a CLG grant application since 2001. 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 1998 Survey Update $10,000 $0 1999 No Application Submitted $0 $0 2000 Survey Update - Phase I $10,000 $10,000 2001 Survey Update -Phase II $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 (SHPO). The Commission reviews the annual report every December prior to its submission to SHPO. Cultural Resources Overlay District Ordinances 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. Planning Commission Workshop Historic Preservation Page 3 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 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 Planning Commission Workshop Historic Preservation Page 4 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. To date, the City has issued approximately 387 certificates of appropriateness. 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. 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 Planning Commission Workshop Historic Preservation Page 5 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. • 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 Planning Commission Workshop Historic Preservation Page 6 At the Commission's request, City staff has been working on updates to the Old Town Residential Design Guidelines. In the revised draft document, staff has modified references to the Cultural Resources Advisory Committee, corrected other outdated information, and revisited the sections on the appropriateness of exterior materials. Staff should be prepared to present the proposed revisions to the Planning Commission within approximately 60-90 days. The development of Commercial Design Guidelines was proposed in a previous fiscal year budget, but was removed due to budget constraints. The project may be reinstated, depending on the availability of staff resources and funding. 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. Approximately 200 historic properties citywide are eligible to participate in the Mills Act program. To date, fourteen (14) properties in Tustin have Mills Act contracts. Attachment D 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 Planning Commission Workshop Historic Preservation Page 7 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, 49 properties have obtained plaques. The following are the criteria for the plaque program: ^ 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 E 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 outstanding merit. The Planning Commission considers nominations every calendar quarter. A decorative sign is displayed at the property and the owner is provided with aCity-paid plaque and recognized at a City Council meeting. Properties commended to date include 355 West Second Street, 320 West Third Street, 520 West Main Street, 160 South Pacific Street, 335 South C Street, 340 West Main Street, 200 South A Street, 310 South Pasadena Avenue, 705 West Main Street (or 350 South Myrtle Avenue), 525 West Main Street, and 410 Pacific Street. Scott Reekstin, Senior Planner Attachments: A. Cultural Resources District Map B. Pages from Tustin Historical Survey Planning Commission Workshop Historic Preservation Page 8 C. Pages from Residential Design Guidelines D. Mills Act Program E. Tustin Historic Register Plaque Program S:\CDD\PCREPORIIhistoric preservatlon workshop 2009.doc Attachment A Cultural Resources Overlay District ~ y t'?- r i~ ~- per \ d (~C ~ ~ ~, ~-- -~ ~ ~ . ~ ` ~ 3, ~~p r ,~ ~ n~ ~ ~ Q i' i ~ ~~ r - ~~" ~ `' - ~. ~ Q+ ~~ \F, ~' .,c ~ e~ y a. ~ , ' t ~, .r Q, ' - ~ .. i 1 V ~ W .~ ~a (~ V ice' J~ _ w ° _ ~ _`..~ r 1,-% ley T N ~y ,N r r\; ~' r 15 ` ~' ,~ W NolsNVnT ~ d n`. ¢ c] _ :~ U I c~~y ~ v _~ a~. ~ ~~ fCj ~J' m , ~ IlM ~ 4 ~. r O ra~ld~o ~ _. ~ <~. ~C3 ~!`Q / oo ~I.-:~ T- ~~.NOIyIY1CIH II~O• 1 v ~ .~ ~ ~~ lO1Y1910 '700HOi d ~T d ~ ~.~ ~'~_. - ~ /~~~~ s w ~ I'8d g> ~- N - I - -.~} ytJ JN OLI, '1 - ~ ~' O g r~'` 't yusu v ~-~~ ~ i ~~c m a ¢ It ~ _ .~ ~ "e r-, i .i. Q o . L~ 1 ~ ~ ~ tl AYrly co ~ d z~ - I. ~ -•- V~. " \n / a a ;E~ ~d~ ' id 1~OdiVl3- N ~`-- ~ .gin ~ ~ r ~ o ~, y j'~ ~ ~ -._54 . ~ .~ ~ - f7 -r ~ ,,\ cam. ~ 'M O =_. ~ / \ d Na 3'108 ,IP f7 3 ~ ~' ~v - ... ~ p ~'. ~~~ 7 ~ \ ~ ~.1~ xllsnl (~ ~ 1 ( 1 ~ :' ~...~ ~ '` - ~ ,~~,~~ fi _ ~ - ~ t ~ -„> r- ~ o I~ ~-- ~~~ t' w r ' ~ .u y41S >i ~ 1: - Hof-- -~~. r ~ _. ~.:.. _ ;. ~._ TY _ _~ J r ~ ~ / °i a / i 0. ~ ~ ~ °~ ~ ~ Y ~ ~ ~ ~~ i cv ~. .. != C~ 4. ~ o= ~~ N .~ ~ _ ~ ^ is ~a ~ {' Attachment B Pages from Tustin Historical Resources Survey Table Z SUMMARY OF SURVEY FINDINGS BY RATING Historic Resources Survey City of Tustin A B C D Total Contributors to the Old Town District # % of Total 24 1$.2 41 67 ~* 132 31.0 50.$ 100.0 Remainder of City_ # % of Total 8 S.8 21 15.0 70 50.4 40** 28.7 139 99.9* Combined Total _# % of Total 32 11.8 62 22.9 137 271 50.5 14.7 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.b California Bungalow 1910-1930 87 34.7 Craftsman 1905-1920 41 16.4 Spanish Colonial Revival 1910-1925 4.8 19.1 Period Revival 1920-1940 16 6.4 Fifties (Rock House) 1950-19b0 1 0.1 251 99.9* Non-Residential S , les Western Falsefront 1870-1900 2 10.0 Victorian Commercial 1880-1930 2 10.0 Neo-Classical Commercial 1900-1925 10 50.0 Commercial Vemacular 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. St 1e 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 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 ~C:I s :~ ~F !CIJS ~'1t 1 ~-I:I~ :f~1~:IlC~~.. ~ZI~~Y:Erf 1 7 ii J l ADDRESS: 228 1`tAIN ST (W.) DATE: 1887 STYLE: VICT. -QUEEN ANNE SOURCE: RATING: E A ALTERATIO\S: F HISTORICAL DISTRICT: 'YES C0~I14E\T: STEVF-NS HOUSE DESCRIPTIO\: This lovely Quccn Anne cottage, with its intricate detailing and fanciful tower has been one of Tustin's Iavorite residences since it was constructed in 1887. Listcd on the National Register of Historic Places, the house was restored as an office building in 1981. It is a superior example of Queen Annc architctturc. The house originally stood among scvcral acres of avocado and aranse vets. scvcral olCce buildings, a gazebo, a garden, and a pergola now exist where the grove was located. How•cvcr, a row of specimen vees and plants along the west side has been preserved and the expansive front lawn retained. Wide shiplap siding covers the exterior of the grey and white house. The roofscape features a truncated hipped roof, a tower, two pedimented gables, a heavy cornice with enclosed caves and a fritzc decorated with a row of rosettes. The original wrought iron cresting borders the wncated section and the turret, while wood cresting runs along the tops of the gables. ?rledallions, set in a wide band ring the center of 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 fritzc. A row of molding trimmed horizontal panels, two bands of vertical molding-trimmed panels, rostttcs, brackets, and vertical rows of half•round molding decorate the meet, and live tall, narrow double-hung windows look out onto the front Lawn. The shed-sryle porch roof is centered with a small pedimented gable with enclosed caves, molding trim, and a finial. Elaborate turned poses, accented with rosettes, support the porch roof. The railing is made oC squares with circular cutouts in the center and sepazates with round Dalustcrs. Brackets and pierced work accent the porch frieze. The same style railing is used on each side o! the wooden steps, ending at carved newt! posts. The front doors art centered wit4 rare etched glass wtith a red background. Cranes and water plants set the theme. The gabled wing to the cast of the porch is topped by a pedimcnted gable with enclosed eaves. A large horizontal stationary window, edged with a border of stained glass 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, Natrow double-hung windows occupy the sides of the bay. A similar bay is located in the center of the west side and features a multi•paned window below the gable. The multi-paned window does not appear to be original. Asingle-storied porch in the southwest earner has been enclosed. A porch on the east side matches the front porch. A red brick chimney also graces the SIGNIFICA\CE: This weA presczved Victorian house was built in 1887 by City pioneer Sherman Stevens for his bride Martha Srtow, The house was designed by architects Costerigan and Mcrithew of Los Angeles and built of redwood shipped from Eureka, Ca. Sherman Stevens became a very wealthy and influcntia! man. Ht invested in various business ventures in town, including the J.E. Cutry store in the old Tustin Building. In a partnership with Ed Utt and James Irvine, he developed orange and walnut groves ,on the lust ]000 acres oC the Irvine Ranch to be developed Cor agricultural purposes. The three partners also organized the San Joaquin Fruit Company. Stevens and Utt developed Lemon Heights. Stevens was a very refined man who traveled widely, bringing plants, buds, and artifacts home from around the world. His large aviary of exotic birds were the site of field trips for many Tustin teachers and his extensive collection ofpaintings is now housed at Bowers Mustum in Santa Ana, After the death oC Martha Stevens in 1948, the house was inherited by their son, Horace, a prominent orchardut. It was sold in the late 1970's to the Douglas Gfellcr Conttrvccion Company, which developed an office complex cal]ed Stevens Square, and saved the original house for use as an office. This fine Victorian is Listcd on the National Rcgistrr of 1{istoric Places. ~~ sir ro~ i[~~U~"ir~~I ~~u~~~~~~r~~~ ~v~v~~ ADDRESS: 350 B ST (S.) D,\TE: 1881 .~ STYLE: VICT. - GRF~K REVIVAL SOURCE: RATING: E A . ALTERATIOivS: M HISTORICAL DISTRICT: YES COiti1~iEYT: IIEWES HOUSE DESCRIPTION: 7 r 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 rectangulaz truncated hip roof that tops the back half of-the house. The gabled section is accented with returns and enclosed caves while the tzuncatcd portion is bordered with wrought iron cresting. The exterior is clad in wide shiplap siding. The balustrade bordering the second Roor balcony was added in the t890's when tht second floor was remodeled. The turned posts and balustrade which supports the porch roof arc original and feature square posts with Hazed bracketed capitals. The friez c is decorated with dentilwork, molding-trimmed horizontal panels, and teardrops. The windows on the first floor aze tall and narrow, with arched tops and flared cornices, decorated with scallops, which reach to the porch ceiling. Those on the second floor aze double-hung with square tops. The double front doors arc accented by lazge plate glass windows in the top two-thirds and molding-trimmed paneling below. Tht centerpiece oC 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 (root and a matching window on each side. Ornate brackets and turned posts delineate the windows. The mansard roof of tht bay is clad in fishscale shingles and topped with a balcony bordered with a plain wood balustrade. The porch in the rear (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 facts tha back yard and is accented by a second-floor balcony with elaborate carved brackets. Tht very large lot is shaded by several mature trees. A slumpstonc and wrought iron fence along the back and side was installed in the late 1970"s. The double gazage was built in the 1940's and is virtually hidden in the back northwest corner. This house is architecturally significant because oC its unusually Pint attention to detail, using the best in building materials and craftsmanship, and bccanse it is probably the finest example oC Italianatc architecture in Orange County. It retains almost all of its 1880's and 90's integrity. (SIGNIFICANCE: 1 a 1 J The Hewes House is a County Point of IIistorical Interest. David Hewes, who built this fine Italianate home in 1881 and lived here until 1890, and rented $ out until 1915. Hcwcs was probably Tustin's wealthiest pioneer. He made his fortune and cstabiished his place in California history prior to his move to Tustin. Ht is renowend for having donated the goidcn spike used to mark the completion of the Transcontinental Railroad in 1869. While living in this 6oust he played a major colt in the establishment and construction of the Tustin Presbyterian Church. -His ranch covered most of the present El Modena and North Tustin area and had a profound impact on the economy and agriculture oC the area, Benjamin F. $cswick, who owned the house from 1919 to 1945, was the superintendent of the Tustin Elementary School from 1915 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 of !t alianate arehitccture, and for its associations with David Ifcwts and Benjamin Bcswick, the house is also rcprescntative oC Tustin's primary sett/emcrrt period. 1 I J 1 7 1 1 1 1 i 1 7 ~?I"f~f ~~ if~U~~I'~~~ II~IIS'~'~IDll~~(C~'~. ~IUI~~IIESY' ADDRESS: 255 A ST (S.) DATE: 1916 STYLE: CALIFORNIA BCJNGALOW SOURCE: RATING: T B ALTERATIONS: F HISTORICAL DISTRICT: YES COMMENT: 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. Triangular bracts accent the gable faces. Elephantine 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 pia 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 Third Street. This house is the last in a row of four bungalows. j l;1Vlr'IGANGE: Shccman Stevens, a local landowner and rancher, purchased three lots on the northeast comer of Third and A Streets in 1920. The nett year be sold Lot I2 to Alton Alderman, owner of the Tustin Hardware Company, who lived at that time on Walnut Way, but by 1923 bad moved around the corner at 200 S. $. StrecL Frank F. Bouchard, a teacher at Tustin High School, and his wife, Rena, purchased the property and buDt the house in 1923. The Bouchards 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. 1n 1945 she was joined by William and Irene Bouchard. 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 histotic~cbatactcr of the Tustin Historic District. ,i ~IIiI'~ m~ 1C~U~'~'II~Y IHIII~1!'~DIR~(CAIC, ~S~tJI~~Y~~f AbDRESS: 160 B ST (N.) D,1TE: 1915 :~ STYLE: CALIFORNIA BUNGALOW SOURCE: RATING: E C ALTERATIONS: F HISTORICAL DISTRICT: la7 C O iVi~i ENT: DESCR[PTION: A high hipped roof, complimented by a pcdimcnted Cront-facing gable, caps the single- storied clapboard-clad house pictured above. A row of three louvered vents, is centered in the gable Aeak, and' a finial caps the top. Curved bargeboazds and a flazcd hood add character to the gable. An aluminum porch roof, with wrought 'von 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 bull[ the Colonial Revival house shown above in 1909. They are listed as living in the Tustin Hotel in 1908 and rccordui as receiving the decd for three lots on South B Street itt 1909. Mr. Dwyer was a teamster. They built the house and lived here for several years, moving out in 1925. William Jones was the next owner of the property. He sold three lots to Frank FowIcr in 1927. In 1934 W, C. and Lena Poh bought the boost and lived there for several years. This house is oat of the few examples of Colonial Revival architccturc, lIowever, the alterations, new metal awning in fron4 and carport on the north side alter some of its character. '~ ADDRESS: 460 F1- CAMINO REAL DATE: 1905 STYLE: "~ COIANIAL REVIVAL SOURCE: RATING: - T D `~ ALTERATION'S: M HISTORICAL DISTRICT: YF5 COMMENT: i ?~ bESCRIPTIO\: i~ A bellcast hipped roof, featuring enclosed caves and plain brackets, gowns the single-storied. Colonial Revival house at 460. A brick chimney can be soon near the peak oC the roof. The house is clad in stucco, and is bordered with a bcltcoursc at window sill height A rccesstd porch, framed with three uchcs, occupies the northeast corner oC the front facade, with the stucco-c]ad Wiling capped with wood [Holding, a continuation oC the bcltcoursc. A doubie-hung window and two doors look out onto the porch. All have slightly extended lintels at the top. The doors appeu to be original, having plate glass windows in the center and recessed above and below the windows. The arrangement oC the two doors, with the door on the side leading to the front pazlour and the door in the front facade leading to the family quarters, is not unusual for turn of the century houses. Double hung windows arc used throughout the house, with a saeencd porch at the back of the house. A gabled lean-to is attached to the back. A single hood-and-batten-clad garage is located in the rear. SiGNiFICAtiCE: This house 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 hers from 191.9 to past 1956. He is variously fisted in the dvectot7cs as a mechanic at the G. A. Young Garage on Main Strut, a fusman (NASSA), a far~rter, and a fireman (MCAF). i ~?~~ ~F ~C~.1ST1td 11-I15"C~~',T~~1~. ~U~~YF~~ i l,MT "7 !M I ADDI2E5S: l50 Rc 158 :.tA(N ST (\V.) ' DATE: 1914 STYLE: CDMMI~tCIAL- NEO-CLASSICAL SOURCE: RATIKG: '~ E A ALTERATIONS: F HISTORICAL DISTRICT: YFS CO~IVIE\T: t1FSCRipT1Ol: A row of round columns, topped with lonic capitals, are the most prominent feature of the single-storied double storefront on the corner of \Vest plain and B Streets. The flat roof, fronted with a parapet of rcccsscd srucco-clad panels, is bordered with a ledge at the top. A heavy molded cornice, edged in a row of lentil work trim, occupies the space above the columns and recessed aorefront. Large plate glass windows and luxor glass transoms form a row along the back of the rcccsscd porch. The floor of the porch is diamond-scored concrete. The transom of the eaztcm•most section hu been replaced with plain glass, and a newer plate glass window and door installed below. \Vood entrance doors Icad to the interior. The interior has the original tin ceiling, and some fine ca. 1910 ]fight fixtures. The plaster has been stripped from the interior walls to expose the red brick. A row of six deeply-rcccsscd arched windows, centered kith 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-hu,ng windows and a row of three wood-and-glass doors. This building maintains most of its original integrity and sense of classical architectural character. The recessed porch with rcccsscd columns is very unusual. vrr, rr ~ ~•r^s. J i 'Sam Tustin, son of founder Columbus Tustin, built this building in 19]4. Charles O. Ariz leased it and moved his genera] store (drygoods and gioeeries) hers Gom the Tustin fiuilding next door, operating until ]93I. The building has had various uses since then including: the Tustin Elementary School District cluses, during repairs after the 1933 earthquake; Steve Anderi s Custom Uphalstcry (1964-1975); anal John Manlcy's Tustin Village TV (1973 -?). RutabegorL Restaurant haz occupied both sections of the building since the late I970's. Because of its Classical architecture, degree of original integrity, associations with the broad patterns of Tustin history, and connections with prominent citiuns Sam Tustirt and CharlesArtz, this building appears to be eligible for the National Register. i err :r ~.r~ f ~ 7 r~r~ ~.I~~-:I'~~G.~?~:I~~1, ~U~d :r,~:>r ~ ADDRESS: ~ 193 htA1N ST (G.) DATE: 1912 STYLE: =~ VICT. - ITALIANAT)r SOURCE: RATING: E A ;~ ALTERATI0~5: bf HISTORICAL DISTRICT: YES CO~1~IE\T: Lrl`f" NICE 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 above is an unusual example of Victorian ItaJianate and retains most of iu original integrity. Rows of closely-spaced brackets, a row of large dentil work, a band of vertical panels, a row of molding, a row of smaller denti] work, and several rows of molding above the transoms create the horizontal lines of the cornice. The transoms consul 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 cast has plate glass panels facing front with a glass diagonal on west side w•hJc the cast 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 slass store windows with matching diagonal w•indow•s. The cast side is constructed of pourcd•in-place concrete while the w•cst side has a common wall with another commercial store. A poured-in-place addition at the back has several blocked-up doors and , window spaces. There azc several large corrugated metal sheds that were used to process fruit for the Utt Juice Company. A row of three sheds facts Prospect, Two of these buildings run from the alloy on the west to Prospect Street on the case Similar in size and design, the buildings aze topped with Front-facing gabled roofs which arc clad in screening a[ the gables. The roofs and sides arc all clad in cotrugated metal sheets. The storefront building, with its elaborate metal cornice and Luxor glass transoms, is significant for iu rare and pleasing design, while the juice processing sheds are significant as the location of an industry and family [hat was important to Tustin history. SIG\1FICA\CE: This but}ding, owned by E.E. Utt from 1908 to 1932, originally housed a dry goods store operated by Charles Saucrz and Phillip H. Bergquist Saucrs served on the elementary school board, was eltctcd to, the first Tustin Union High School Boazd of 7rustccs in }.921, and served as the first clerk of the board. C.E. Utt moved his juice-nuking operation from his back porch at home into the building about ]920. Utt was one of Tustin's major developers, buying land and preparing it for use, than selling _iL Bcsidcs founding the Utt Juice Company, Utt was a director in both the Bank of Tustin and the Ftrst national Bank of Tustin, owner of the Tustin Water Works (1897}, instrumental in forming the Tustin Union High School Duttiet (1920), developer oC Lemon Heights, rancher, and was a par~ter with Sherman Stevens and Jarncs Irvine in developing agriculture on the Irvine Ranch and establishing the San Joaquin Fruit Company. His son. James "Jimmy" Utt served as Tustini representative in congress doting the 1930's and 40's. Arcy Schcllhous, 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. ;C:I~:I"-Y ~F T~ll~ SIr~ ~-11~ T~~I~~L S~.J~t`yT~ •~ ADDRESS: 201 MAIN ST (W.) DATE: 1929 STYLE: SPANISH COLON1ALiC,07'IflC SOURCE: RAT1\C: E A ALTERATI0~5: F HISTORICAL DISTRICT: YES CO~I~IE~T: PRESBYTERL~N CHURCH DESCRIPTION: Lazge and imposing, the stucco-clad Spanish Colonial church shown above features Gothic overtones. Ared-clay-tile-clad front-facing gabled roo! is fronted with a shaped parapet, bordered with a Icdge 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. Pain of arched louvered vents accent the sides of the tower face below the roof line. The recessed center section features a pair of recessed multi paned arched casement. windows. A pair of heavy wood doors on the bottom floor arc sheltered by a red-clay-tile-clad shed-style roof. A .;othic-influenced rose window, trimmed. in several tows of molding, is centered in upper portion of the stucco-clad front facade. The main entrance doors, located below the rose window, arc dccplytecessed and framed with rows of rounded cast concrete molding, capitals and columns. The wide double doors azc accented with rows of stained and varnished recessed panels. The concrete open porch and steps arc bordered with a wTOUght iron mil. 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. Aflat-roofed stucco-clad wing was added to the back of the wst side in 1953. A red-cla}'-tile-clad shed-style roofed port cochere extends to the west side. An arcade of arched openings (cads to the new building on the wcs~ The landscaping features mature trees and plants and is well-rnaintaincd. SIG\IFICA\CE: ri 1 The Tustin Presbyterian Church replaced its 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. Shiffler wet the minister at the time, followed by LS. Hydonus (1932-}934), Calvin A. Duncan (1934-1944), Karl 1. Christ (1945-1.970), Howard Jamison (1971-1984), and Gregory Clazk (I98S-1988). The Tustin Presbyterian Church was a major influence in the community and iu members were the community leaders. Mary Tustin, wife oC Tustin's founder, as a charter organizing member in 1884. Because its great significance to the broad patterns oC Tustin history and because of its 1-ine architectural styling, the Tustin Presbyterian Church appears to be eligible for the National Register. , Attachment C Pages from Residential Design Guidelines - .~... ...~ ,..., .ai .. ;,~, i ~`~ ' ;~ Q a a a Q a m. ,~ i= a m 0 _a 0 g a a Z a m ma r 0 1 V L: 0 ma° u~ ~° ~" L..' 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U O u ~? .-. ~.G ttY .54 yA~`Q.a:•~O~a o ~ ~ :... a ~ `~ oa x.~ o.~'~ cn ~~ ~ ~~~x~' O CJ) ~ ~ a>, p ~ 0 •m ~ w 'tY bow 3 ~ ~, ~ ~- ,r U "CS ~ .~ u '~ Ql ~". ~ ~. '4 C) ,.n A rn fs, v~ O G1'~ . .~ w b c m m 0 e a h b 0 U m h O E e U O c ~~ m 0 v~ --~ .. >~ ' ~ ~~-.~.,~:-,a:~.-.~-. 1-~I ~: - +`~ I r<w',.'h : is %wii::'i'i:`:;(: V q O ~ ~ = M .~;x:; ~. 4 r Q O ~ Z ~. tiF-:v: _:. Y~1C. ti/. .•,. 1. y. . sXni??ter e~:: J ~t iij~A''M%j:~ti:i:'i:~ ~ -• I • . 7 7 r ~ i t ~ t - ! - ~ ' _~ y 1 - ~ ~ ~ O - ~ ' ~ a ~ ~' .x . r ^anno - ., ^ano^ • -~- ^naa^ ^noon . ; ~ OQQn^ .._ ^C.IDOn 1 ^~o~ ~ _ a a - DL7nnDL7 o °O O a a °a°~ao - D c-a~crnonn~^ ~ Q a onnnnno~ ~ c ^L7DL70 p o p ^n00^ ~ 4 Q U ~[a0 c~nDOO ~~ ~ a ^QDnD ~- ~ o GOO^ _ ~ ~ Attachment D Mills Act Program ~~ ~~~'>; ; TAB BREAK AVAII,,A$LE ~=~ ;=. `~~ 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 properly 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 E Tustin Historic Register Plaque Program cI T Y or TLISrIN Commutrity Development 300 Centennial Way Tustin, CA 92780 (714) ~T3-3140 (714) >73 ~~{ f3 G . ~.t~ ~` ? I<or Otlice Use Only Case No._ Date Rcvd. Rcvd. By__ TUSTIN HLSTORIC REGISTER PLAQUE DESIGNATION PROGRAM NOMINATION FORM Th<utk you for uontinating a property to the City's plaque designation progr~un. The purpose of the plaque designation program is to recognize Tustin's historic properties, educate the public, increase public interesC 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 pro{x:rlies that are selected by the City's Pla-tning Commission for the program are not obliged to purchase and/or display a plaque. Participation is completely voluntary. The Plauming Conunissio^ will consider the nomination in approximately six weeks. NOMINATLD HISTORIC PROPERTY Historic Property Historic Struch-rc Nau~e (If any) Owner of Historic Property (if known) Specify your reasons for die nomination (e.g. age of structure, architectural details, place ni Tustin's history, former resident(s) were significant in Tustin history, etc.): __ Your Name Your Residence or Business Address Telephone Num Your Signature Date To Be Completed by City Historic Designation: ^Local QState QNational Listing in Historical Survey: QA ^B ^C QH Location: ~Widtin District Outside District