HomeMy WebLinkAbout08 2021 CITYWIDE HISTORIC RESOURCES SURVEY UPDATE DocuSign Envelope ID:4ABF8B99-456E-4E76-BAA2-3644DBA66AA4
• Agenda Item 8
AGENDA REPORT Reviewed: DS
City Manager
1W Finance Director N/A
MEETING DATE: OCTOBER 19, 2021
TO: MATTHEW S. WEST, CITY MANAGER
FROM: COMMUNITY DEVELOPMENT DEPARTMENT
SUBJECT: 2021 CITYWIDE HISTORIC RESOURCES SURVEY UPDATE
SUMMARY:
The update to the City's Historic Resources Survey is part of the Planning Commission
as the Historic and Cultural Resources Advisor (HCRA) 2021 Annual Work Program
(Attachment A). The survey update has been prepared with the assistance of
Architectural Resources Group (ARG). Since November 2019, ARG has completed a
reconnaissance survey, an intensive-level survey, a database of historic resources, and
Primary Record forms for each identified property.
On August 10, 2021 , the Planning Commission adopted the Citywide Historic
Resources Survey Update Report and authorized the Community Development Director
to finalize the report.
RECOMMENDATION:
That the City Council receive and file the report.
FISCAL IMPACT:
All activities related to the survey update for the 2019-2021 fiscal years have received City
Council approval and budget appropriation. The majority of the survey update was funded
by Community Development Block Grant Program (CDBG) funding and the remaining by
General Funds.
CORRELATION TO THE STRATEGIC PLAN:
Cultural and historic resources correlate to Goal A of the City of Tustin's Strategic Plan
pertaining to enhancing the vibrancy and quality of life in all neighborhoods and areas of
the community.
BACKGROUND:
On November 6, 2018, the City Council adopted Resolution No. 18-78 affirming the
Planning Commission as the HCRA to the City Council and established a program
Historic Resources Survey Update
October 19, 2021
Page 2
defining the roles and responsibilities of the HCRA. The update to the City's Historic
Resources Survey is part of the HCRA's 2021 annual work program (Attachment A).
The City's Historic Resources Survey was originally prepared in 1990 and was last
updated in 2003. The survey update has been prepared with the assistance of ARG, a
consulting firm with extensive preservation planning experience. Since November
2019, ARG has conducted the following, as part of their survey update work plan:
• a street-by-street reconnaissance survey to identify any newly identified potential
historic resources and properties requiring additional research and analysis;
• an intensive-level survey to update information on previously identified historical
resources;
• prepared a database of historic resources; and
• created and combined Department of Parks & Recreation (DPR) Primary Record
forms for each property that has been identified in the 1990, 2003 and 2020
surveys (Attachment B).
On September 2, 2021 , ARG submitted a final draft of the historic resources survey for
staff review. The historic resources survey includes a project overview, a methodology
description, evaluation criteria, a historic context statement and survey findings and
completed State of California DPR Primary Record forms for each property. A summary
of the consultant's deliverables, which comprise the "historic survey update", are
described below.
HISTORIC CONTEXT STATEMENT
The Historic Context Statement analyzes historic contexts and themes in Tustin from
pre-1870 through 1976, and more specifically:
• The Tustin area, pre-1870
• Establishment and early development, 1870-1913
• Tustin becomes a City, 1914-1945
• Postwar development in Tustin, 1946-1976
• Architecture and Design, 1870-1976
Tustin's built environment represents an array of architectural types and styles that
represent different periods in the City's development. Together, these various
architectural styles provide Tustin with distinctive qualities and help to define the
community's character.
Historic Resources Survey Update
October 19, 2021
Page 3
SURVEY FINDINGS
Summary
ARG's field staff surveyed approximately 330 properties previously identified in the 1990
and 2003 historical resources surveys and the entire Cultural Resources District (CRD).
The CRD encompasses 92.13 acres. Table 1 summarizes the survey findings for the
330 properties:
Table 1
2021 HISTORIC SURVEY UPDATE FINDINGS
SUMMARY
Properties Eligible for Listing in Historic Registers National, California, Local 166
Properties Not Eligible for Listing in Historic Registers 70
Low Integrity, Demolition, Lack of Significance)
Properties not Surveyed - Not Visible from Public Right-of-Way 2
Properties Identified as Contributors/Non-Contributors to the Cultural Resources 92
District
TOTAL 330
Potential Expansion of Cultural Resources District
The survey update included a task that the consultant review and make
recommendations regarding the potential expansion of the CRD. The first area focused
on the residential properties located along Yorba Street between Irvine Boulevard and
First Street to the north and south (Figure 1). The other area that was surveyed is
bordered by Mountain Avenue and North C Street to the west and east, and Irvine
Boulevard and First Street to the north and south (Figure 2). These areas were included
in the tasks because the 1990 Historic Resources Survey considered these
neighborhoods suitable for possible inclusion in the CRD or, because they were
separated by First Street, suitable to be considered as separate districts. The findings
for this portion of the survey work are as follows:
• Yorba Street Area (Figure 1):
o The majority of properties on Yorba Street have experienced substantial
alterations and no longer convey the block's historic character or
association with the rest of Old Town, although there are several
individually eligible properties which have been documented.
o ARG does not recommend expanding the CRD to include the Yorba Street
area.
Historic Resources Survey Update
October 19, 2021
Page 4
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Figure 1 —Yorba Street Area
• Mountain Avenue and North C Street to the west and east, and Irvine Boulevard
and First Street to the north and south (Figure 2):
o Over fifty percent (50%) of the properties north of First Street were found
to be contributors and thirty-three (33) were found to be individually
eligible for listing in a historic register. Most of the properties were dated
to Tustin's transitional period of development (1914 through 1945).
o ARG recommends the City consider expanding the designated CRD to
include the blocks of Mountain View Avenue, North "A" Street, North "B"
Street and North "C" Street, along with West First Street, as this area
exhibits historic development patterns consistent with those in the CRD to
the south, and retains a cohesive sense of historic character.
o Staff would schedule this item for further consideration by the City's
Historic and Cultural Resources Advisor (Planning Commission) at a
future date to review whether the area should be added to the City's CRD.
Historic Resources Survey Update
October 19, 2021
Page 5
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Figure 2—Mountain View, North A, North B, North C Streets
Newly Identified Resources
Field surveyors performed a reconnaissance survey to identify individual properties,
districts, and non-building resources not identified in the previous surveys. During the
survey, ARG identified forty-two (42) properties (Table 2) as potentially eligible
individuals, districts, and non-parcel resources. In contrast with properties identified in
previous surveys, many of these resources date to Tustin's period of intensive postwar
development between 1946 and 1976, and they are predominantly multi-family
residential resources rather than single-family. Information for the newly identified
resources can be found in Exhibit A - Appendix E3 of this report. The twenty-eight (28)
individually eligible properties are located throughout the City and would be eligible for
listing in a local, state or national historic register should the property owner decide to
seek designation. Staff will make a recommendation to the Planning Commission at a
future date as to whether the eleven (11) potential historic districts and three (3)
potential planning districts should be designated as districts.
Table 2
Potential Properties Eligible for Listing
Newly Identified Properties
Individually Eligible Properties 28
Potential Historic Districts 11
Potential Planning District 3
Newly Identified Properties 42
Historic Resources Survey Update
October 19, 2021
Page 6
COMMUNITY OUTREACH
On November 12, 2019, staff and ARG presented an overview of the project to the
Planning Commission. The presentation provided the Planning Commission with the
following information:
• purpose and use of historic resources surveys;
• project components; and
• examples of a historic context statement, reconnaissance survey and intensive
survey.
ARG and City staff initiated more direct community outreach on February 25 and March
12, 2020, by meeting in person with representatives of the Tustin Preservation
Conservancy (TPC), Preserve Orange County, and the Tustin Area Historical Society
(TAHS). Participants shared information on known and potential resources,
recommended other community members with specialized knowledge of historic
resources and provided guidance on conducting local and regional archival research.
The Community Development Department had also scheduled a public workshop on
March 12, 2020, to kick off the survey update efforts, provide information on the survey
process and to gather input from the community. Due to the Covid-19 pandemic and
the closure of City Hall and other meeting places, the live public workshop was
cancelled. However, ARG was able to commence the field survey work and
background research. During June 2020 through June 2021 , ARG conducted direct
outreach via email and phone to the targeted community members and focused on
meeting with individuals with specific knowledge of the properties. The discourse
between ARG and individuals in the community continued throughout the survey
project.
On October 13, 2020, the Planning Commission, as HCRA, conducted a public
workshop and staff and the consultant made a presentation with an update as to the
status of the survey project, including the consultant's progress in conducting
background research, conducting the reconnaissance survey and drafting the Historic
Context Statement.
The public workshops in March and October 2020, were noticed and publicized by the
Community Development Department, and the City also hosted a dedicated webpage
and invited individuals with historic knowledge to provide information to City. The TPC
also posted workshop information on their website.
NEW EDUCATIONAL RESOURCES
The historic survey update document includes six (6) architectural style guides designed
for Tustin. These architectural style guides were selected since these are the six (6)
most prominent architectural styles in Tustin's historic resources inventory. Staff will
use the style guides when analyzing the compatibility of proposed modifications to
historic resources, when preparing Certificates of Appropriateness for improvements,
Historic Resources Survey Update
October 19, 2021
Page 7
and for educational purposes. Staff will also post these styles guides on the City's
website for use by the general public.
• Victorian Era Architecture (Italianate, Eastlake/Stick, Queen Anne, Vernacular
Types)
• Arts and Crafts Movement (Craftsman, Stone Houses)
• Period Revival (American Colonial Revival, Spanish Colonial Revival, Tudor
Revival, Mission Revival, Classical Revival)
• Minimal Traditional
• Modernism (Moderne, Mid-Century Modern)
• Ranch (Traditional Ranch, Contemporary Ranch)
As an important land use planning tool, staff, the Planning Commission, and the City
Council will use the survey to make informed decisions related to historic resources,
guide homeowners and developers, develop and implement land use policies, perform
environmental review pursuant to the California Environmental Quality Act (CEQA),
consider adaptive reuse of existing resources, and educate the public in understanding
and in appreciation of the community's history.
The survey will be posted on the City's website, and will be available for use by the
public. The Community Development Department has created a GIS layer which staff
can quickly use to identify historic resources. Staff is also in the process of creating an
interactive (GIS) map which the public could use to display the survey results and
photos.
PLANNING COMMISSION AS HCRA
On August 10, 2021 , the Planning Commission as HCRA, adopted Resolution 4437
(Attachment C) finding that the Historic Resources Survey Update furthers the
objectives of the Tustin General Plan, that the survey assists the City is in compliance
with CEQA, the inventory provides a complete and accurate listing of the City's cultural
resources including properties constructed through 1976, and adopted the Citywide
Historic Resources Survey Update Report and authorized the Community Development
Director to make minor edits to the final report.
ENVIRONMENTAL REVIEW:
This project is statutorily exempt under Class 6 — Information Collection in that it
consists of basic data collection, research and resource evaluation activities which do
not result in a serious or major disturbance to an environmental resource.
CONCLUSION:
Staff recommends that the City Council receive and file the City of Tustin Citywide
Historic Resources Survey Update Report.
DocuSign Envelope ID:3830F749-F551-428B-BBCA-BClD8418B5DO
Historic Resources Survey Update
October 19, 2021
Page 8
DocuSigned by: DocuSigned by:
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Elaine Dove, AICP, RLA Justina L Willkom
Senior Planner Community Development Director
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Irma Huitron
Assistant Community Development Director— Planning
Attachment A: Planning Commission Resolution No. 4416 (HCRA 2021 Work Program)
Attachment B: Example DPR Primary Record Forms
Attachment C: Planning Commission Resolution No. 4437
Exhibit A: Citywide Historic Resources Survey Update Report
• Introduction
• Methodology
• Existing Regulations and Criteria for Evaluation
• Historic Context Statement
• Survey Findings
• Recommendations
• Bibliography
o Appendix A: Project Survey Area
o Appendix B: Chronology Map
o Appendix C: Survey Findings Map
o Appendix D: Cultural Resources District Findings Map
o Appendix E -1 through E-5: Tustin Survey Findings
Attachment D: Planning Commission Minutes, August 10, 2021
ATTACHMENT A
PLANNING COMMISSION RESOLUTION NO. 4416
(HCRA 2021 WORK PROGRAM)
DocuSign Envelope ID: 10EE7E12-BFEC-4ADF-853B-154084ED1ABF
RESOLUTION NO. 4416
A RESOLUTION OF THE TUSTIN PLANNING
COMMISSION, ACTING AS THE HISTORIC AND
CULTURAL RESOURCES ADVISOR, ADOPTING A WORK
PROGRAM FOR CALENDAR YEAR 2021.
I. The Planning Commission, acting as the Historic and Cultural Resources Advisor
(HCRA) of the City of Tustin, finds and determines as follows:
A. That on November 6, 2018, the City Council adopted Resolution 18-78
affirming the Planning Commission as the HCRA to the City Council
pursuant to Tustin City Code 9252c and establishing a program defining the
Commission's roles, responsibilities and requiring an annual Work Program.
B. That on March 26, 2019, the Planning Commission established an annual
Work Program under the HCRA Program to set forth the goals and
objectives for the program on an annual basis.
C. That the Planning Commission desires to establish the goals and objectives
for the 2021 Work Program.
D. That the Planning Commission held a public meeting on February 9, 2021,
to consider the 2021 Work Program.
II. That the Tustin Planning Commission hereby adopts the 2021 Work Program
attached hereto as Exhibit A.
III. That the Planning Commission authorizes the Community Development Director to
update the 2021 Work Program with minor amendments and/or expand or modify
it from time to time, as deemed necessary.
PASSED AND ADOPTED at a regular meeting of the Planning Commission held on the
9th day of February, 2021.
DocuSign/e�dd by:
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D3273B6D898A43D...
EDocuSigned by:
";Vj , d 0;,p&& ,, AMY MASON
`JED45DA2623B54A5_.. Chairperson
JUSTINA L. WILLKOM
Planning Commission Secretary
DocuSign Envelope ID: 10EE7E12-BFEC-4ADF-853B-154084ED1ABF
Resolution No. 4416
2021 Work Program
Page 2
STATE OF CALIFORNIA )
COUNTY OF ORANGE )
CITY OF TUSTIN )
I, JUSTINA L. WILLKOM, the undersigned, hereby certify that I am the Planning
Commission Secretary of the City of Tustin, California; that Resolution No. 4416 was dul
passed and adopted at a regular meeting of the Planning Commission, held on the 9t
day of February, 2021.
PLANNING COMMISSIONER AYES: Chu, Jha, Kozak, Mason (4)
PLANNING COMMISSIONER NOES:
PLANNING COMMISSIONER ABSTAINED:
PLANNING COMMISSIONER ABSENT:
DocuSigned by:
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ED45DA2623B54A5...
JUSTINA L. WILLKOM
Planning Commission Secretary
DocuSign Envelope ID: 10EE7E12-BFEC-4ADF-853B-154084ED1ABF
EXHIBIT A TO RESOLUTION NO. 4416
PLANNING COMMISSION ACTING
AS THE HISTORIC AND CULTURAL RESOURCES ADVISOR
2021 WORK PROGRAM
• Complete the update of the City Survey of Historic Resources.
• One (1) Commendation nomination.
• Two (2) Historic Plaque program nominations.
• Initiate a second Pioneer bust.
• Each Commissioner shall receive a minimum of the equivalent of one (1), six (6)-
hour day of training, one (1) mandatory introductory training for new
Commissioners and one (1) refresher course for more seasoned Commissioners
• Other matters as may be referred to the Planning Commission by the City
Council or the Community Development Director.
ATTACHMENT B
EXAMPLE DPR PRIMARY RECORD FORMS
State of California---The Resources Agency Primary#
DEPARTMENT OF PARKS AND RECREATION HRI
PRIMARY RECORD Trinomial#
NRHP Status Code 5D1
Other Listings
Review Code Reviewer Date
*Resource Name or#(Assigned by recorder)560 Pacific Street
P1.Other Identifier:Element of City of Tustin Cultural Resources District
*P2.Location: r Not for Publication W Unrestricted
*a.CountyOrange and(P2c, Pte,and P2b or Ptd.Attach a Location Map as necessary.)
*b.USGS 7.5'Quad Date T ;R 1/4 of 1/4 of Sec B.M.
c.Address 560 Pacific Street City Tustin Zip 92780
d. UTM:(Give more than one for large and/or linear resources)Zone mE/ mN
e.Other Locational Data:(e.g., parcel#,directions to resource,elevation,etc.,as appropriate) APN 40137111
*P3a. Description: (Describe resource and its major elements. Include design, materials,condition,alterations,size,setting and boundaries)
Evaluation:District contributor Primary Architectural Style: Spanish Colonial Revival
Property Type: Residential-Single-family Alterations:Windows Replaced-Some, Primary facade,Secondary
facade, Incompatible;Other Alterations-Garage door replaced,Wall or
fence added-entry,Wall or fence added-side
*P3b. Resource Attributes:(List attributes and codes) HP2. Single family property
*P4.Resources Present: rJ Building r Structure i—Object i—Site r District rJ Element of District r Other:
*P5a. Photograph or Drawing(Photograph required for buildings,structures,or objects) P5b. Description of Photo:(view,date,
i fr+F accession#)View west. 11/05/2020
` *P6. Date Constructed/Age and
Sources: rJ Historic F Prehistoric r Both
1930(Assessor via First American Title Co.)
*P7.Owner and Address:
Not Recorded
,I *P8. Recorded by:(Name,affiliation,and
address)Mary Ringhoff, Rosa Lisa Fry, Emglyn
g — Najera.Architectural Resources Group,360 E.
2nd Street, Suite 225 Los Anoeles,CA 90012
*P9. Date Recorded: 11/05/2020
4 ' *P10.Survey Type:(Describe)
Pr r Reconnaissance
*P11. Report Citation:(Cite survey report and
other sources or enter"none".)ARG. "City of
Tustin CitMide Historic Resources Sur
e
x
Update Report"(prepared for the City of Tustin,
2021).
*Attachments: r None r Location Map ❑Sketch Map ❑Continuation Sheet r Building,Structure&Object Record
F-Archaeological Record W District Record r-Linear Feature Record r Milling Station Record r Rock Art Record
(-Artifact Record r-Photographic Record r-Other(List)
D P R 523A(1/95) * Required Information
560 PACIFIC STREET
� 1 i
See following pages for property information
State of California — The Resources Agency Primary #
DEPARTMENT OF PARKS AND RECREATION HRI#
BUILDING, STRUCTURE, AND OBJECT RECORD
Pagel of 1 *NRNP Status Code:5131
*Resource Name or#(138):560 Pacific Street
Bl. Historic Name:
B2. Common Name:
B3. Original Use:Residential
B4. Present Use:Residential
*135. Architectural Style:Spanish Colonial Revival
*136. Construction History: (Construction date,alterations,and date of alterations)
The home was built in 1930.
*B7. Moved? X No ❑Yes ❑Unknown Date: Original Location:
*B8. Related Features:
B9a. Architect:unknown b.Builder:unknown
*B10. Significance: Theme:Residential Architecture
Area:Santa Ana-Tustin,CA Period of Significance: 1900-1945 Property Type: Residential
Applicable Criteria:C
(Discuss importance in terms of historical or architectural context as defined by theme,period,and geographic scope. Also address integrity.)
This building is significant as an example of the proliferation of Spanish Colonial Revivals in Tustin. It is also important for its
association with early Tustin residents.
Part of the Harry Marple subdivision in 1924 that created the extension of Pacific Street from Main to Sixth,this corner property was sold to
Robert and Evelyn Korff in 1930. Mr.Kroff was a teacher at Tustin High School during the 1930s.
The building's character defining features include,but are not limited to:
• ell shaped gabled roof clad in red clay tiles with round vents at the gable peak
• large plate glass window,with heavy beamed lintel and a diamond paned grill beside the window, centered in the front facing
wing
• main roof on the south side of the wing,supported by heavy square wood posts,extending downward to create a shed style entry
• pairs of casement windows,flanked with wood shutters,facing into the courtyard in the ell
• low stucco clad wall bordeing the open courtyard
Bll. Additional Resource Attributes:(HP2)--Single Family Property
*B12. References: City of Tustin Historical Survey,thirtieth street architects,
O
inc.,June, 1990;Tustin:A City of Trees,Carol H.Jordan, (Sketch Map with north arrow required.)
Heritage Media Corp. 1996.
B13. Remarks
M
A MO
*1314. Evaluator:TBA West,C.Jordan 40
*Date of Evaluation:October 2002 E"
W
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(This space reserved for official comments.)
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SIXTH STREET
DPR 523B(1/95) *Required information
CITY OF TUSTI N HISTORICAL SURVEY
�a
ADDRESS:
560 PACIFIC STi
DATE:
1930
STYLE:
SPANISH COLONIAL REVIVAL J
.w
SOURCE: RATING:
T C
ALTERATIONS.
F
HISTORICAL DISTRICT:
YE's
COMMENT: E_ �-< - xN �_1...
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DESCRIPTION:
Spanish Colonial Revival in style, the single-storied home on the corner of Pacific and Sixth is clad in stucco. The ell-shaped
gabled roof is clad in red clay tiles and features round vents at the gable peak. A large glaze glass window, with a heavy beamed
lintel,is centered in the front-facing wing. A diamond-paned grid is located beside the window. The main roof extends downward
to create a sited-style entry on the south side of the wing. Leavy square wood posts support the entry roof. Pairs of casement
windows, flanked with wood shutters, face into the courtyard in the ell. The open courtyard is bordered by a low stucco-clad wall.
A cantilevered bay is located on the south side and an addition has been built on the hack. A matching single garage is located in
the back.
SIGNIFICANCE,
Barry Marple was thr developer of the 1924 subdivision that created the extension of Pacific Street from Main to Sixth and
provided lots for a raw of new]comes to be built along each side. Harry was the son of Richard and Edna Marple, fruit growers
who had an orchard on this site from 1903 until 1924. In 1916 Harry is listed as a grocer with a store in Santa Ana. During the the
1920's and 30's he,and his wife, Dora, owned a ranch at Greenville Road in Santa Ana Gardens, 3 and 1/2 miles southwest of Santa
Ana. In 1930 Harry's son,Floyd Mantle, sold this comer lot to Robert and Evelyn Korff. Mr. Korff was a teacher at Tustin High
School during the 1930's. In 1946 the Korffs moved to a ranch at 13148 Foothill, but retainer] this property as a rental. Evelyn
Korff died in 1949. An attractive Spanish Colonial Revival home, the Korff I-Fouse contributcs to tho streetscape of the Tustin
Historic District,
State of California---The Resources Agency Primary#
DEPARTMENT OF PARKS AND RECREATION HRI
PRIMARY RECORD Trinomial#
NRHP Status Code 5S3 2S2
Other Listings
Review Code Reviewer Date
*Resource Name or#(Assigned by recorder)14891 Yorba Street
P1.Other Identifier:Chamber House
*P2.Location: r Not for Publication rJ Unrestricted
*a.CountyOrange and(P2c, Pte,and P2b or Ptd.Attach a Location Map as necessary.)
*b.USGS 7.5'Quad Date T ;R 1/4 of 1/4 of Sec B.M.
c.Address 14891 Yorba Street City Tustin Zip 92780
d. UTM:(Give more than one for large and/or linear resources)Zone mE/ mN
e.Other Locational Data:(e.g., parcel#,directions to resource,elevation,etc.,as appropriate) APN 40130215
*P3a. Description: (Describe resource and its major elements. Include design, materials,condition,alterations,size,setting and boundaries)
Evaluation:Individually designated; Individually significant Door 1:Single;Wood; Historic hardware, Paneled, Partially glazed
Property Type: Residential-Single-family Porch/Stoop 2:Stoop, Sheltered by porte cochere;Concrete, Metal;
Primary Architectural Style: Spanish Colonial Revival Ramp
Number of Stories:1 Doorway 2:Flush
Plan/Primary Facade:Irregular;Asymmetrical Door 2:Single;Wood; Paneled, Partially glazed
Construction/Foundation:Wood-frame;Concrete Window 1:Single; Fixed;Wood;Arched opening;Decorative surround
Cladding:Textured stucco -some,Grille-all
Window 2:Single, Paired,Grouped;Casement;Steel; Multi-light-all
Details:Applied decoration,Arches,Grilles,Tower volume,Wing wall Window 3:Tripartite; Fixed, Casement;Steel; Multi-light-all, Stained
Roof Type/Material:Gable-front,Gable-side, Conical,Clay tile glass
Roof Features:Clay tile coping,Cornice,Vent,Weathervane Window 4:Single; Fixed;Wood; Round opening, Stained glass;Grille-
Chimney 1:Stucco-exterior; Decorative cap all
Porch/Stoop 1:Courtyard,Tower;Stucco,Concrete; Entry walls, Window 5:Single; Fixed;Wood;Arched opening, Stained glass
Steps Setting:Set back
Doorway 1:Recessed;Arches, Decorative surround, Light fixtures Hardscape:Driveway-Concrete-pavers;Perimeter Fence-Metal;
Retaining Wall-Concrete block
Landscape:Courtyard/patio, Lawn, Mature vegetation
*P3b. Resource Attributes:(List attributes and codes) HP2. Single family property; HP6. 1-3 story commercial building
*P4.Resources Present: fJ Building r Structure r Object r Site r District r Element of District r Other:
*P5a. Photograph or Drawing(Photograph required for buildings,structures,or objects) P5b. Description of Photo:(view,date,
r accession#)View west. 11/12/2020
*P6. Date Constructed/Age and
Sources: Historic r Prehistoric r Both
1930(building plaque)
3'Y r' 7,` r-
'� *P7.Owner and Address:
Not Recorded
*P8. Recorded by:(Name,affiliation,and
address)Mary Ringhoff, Rosa Lisa Fry, Emglyn
= Najera.Architectural Resources Group,360 E.
2nd Street, Suite 225 Los Anoeles,CA 90012
*P9. Date Recorded: 11/12/2020
*P10.Survey Type:(Describe)
fJ Intensive r Reconnaissance
*P11. Report Citation:(Cite survey report and
other sources or enter"none".)ARG. "City of
Tustin Citywide Historic Resources Survey
Update Report"(prepared for the City of Tustin,
2021L
*Attachments: r None r Location Map i✓Sketch Map Fo-Continuation Sheet r Building,Structure&Object Record
F—Archaeological Record [District Record r Linear Feature Record r Milling Station Record r Rock Art Record
F-Artifact Record r Photographic Record r Other(List)
D P R 523A(1/95) * Required Information
State of California---The Resources Agency Primary#
DEPARTMENT OF PARKS AND RECREATION HRI
BUILDING, STRUCTURE AND OBJECT RECORD
*NRHP Status Code 5S3,2S2
B1. Historic Name:
B2. Common Name: Chamber House
B3.Original Use: Residential B4. Present Use: Commercial
*135.Architectural Style Spanish Colonial Revival
*136.Construction History:(Construction date,alteration,and date of alterations) Other Alterations-Door replaced-secondary, Driveway altered,
Entrance altered-secondary, Restuccoed(compatible),Wall or fence added-entry,Wall or fence added-perimeter
*137.Moved? rJ No r Yes r Unknown Date: Original Location:
*138. Related Features:Garage-detached, Lamppost, Porte cochere
B9a.Architect: Unknown b. Builder: Unknown c.Owner:Unknown
*1310.Significance: Theme Residential Development, 1914-1945,Architecture-Period Revival Area Tustin
Period of Significance: 1930 Property Type: Residential Applicable Criteria: A/1/1, C/3/3
(Discuss importance in terms of historical or architectural context as defined by theme, period,and geographic scope.Also address integrity.)
This property has already been listed in the California Register of Historical Resources.
Context:Tustin Becomes a City, 1914-1945
Theme: Residential Development, 1914-1945
Property Type: Residential
The property appears eligible for listing as a City of Tustin Cultural Resource as an embodiment of significant patterns of residential development in
Tustin during its transitional development period from 1914 to 1945. Constructed in 1930, it is an excellent example of an intact 1930s residence in
this part of the city and retains sufficient integrity to convey its association with historic patterns of residential development.
Context:Architecture and Design, 1870-1976
Theme: Period Revival
Sub-Theme:Spanish Colonial Revival
Property Type: Residential
The property appears eligible for listing as a City of Tustin Cultural Resource as an excellent example of Spanish Colonial Revival residential
architecture in Tustin. Completed in 1930,it retains sufficient integrity to express its historic architectural character through the following character-
defining features:
•Complex massing and asymmetrical fagades
•Incorporation of patios,courtyards, loggias,or covered porches and/or balconies
•Low-pitched gable roof with clay tile roofing
•Molded eaves
•Tower volume with applied decoration
•Stucco wall cladding
•Arched window and door openings
•Single and paired multi-paned windows(predominantly casement)
•Decorative stucco or tile vents
B11. Additional Resource Attributes:(List attributes and codes)
*1312. References: (See Continuation Sheet 3)
(Sketch Map with north arrow required.)
B13. Remarks:
*1314. Evaluator:Mary Ringhoff, Rosa Lisa Fry,Architectural Resources Group
360 E.2nd Street,Suite 225 Los Angeles, CA 90012
*Date of Evaluation: 11/12/2020
(This space reserved for official comments.)
}�s
ON
T11JI
DPR 5238(1/95) * Required Information
State of California---The Resources Agency Primary#
DEPARTMENT OF PARKS AND RECREATION HRI
CONTINUATION SHEET
"Resource Name or#(Assigned by recorder)14891 Yorba Street
Recorded By: ARG Date: 11/12/2020 W Continuation F-Update
"B12. References(continued from page 2):
Architectural Resources Group, Inc.City of Tustin Citywide Historic Resources Survey Update Report. Prepared for the City of Tustin,2021.
First American Title Co. Property Information.Accessed February 2021, https://www.myfirstam.com/Security/Login?
Return U rl=%2 FPolygon%2 FMapSearch.
Los Angeles Times,various dates.
McAlester,Virginia Savage.A Field Guide to American Houses. New York:Alfred A. Knopf,2015.
Orange County Department of Public Works.OC Survey:Historical Aerial Imagery.Accessed February 2021, https://ocs.ocpublicworks.com/service-
areas/oc-su rvey/products/historical-aerial-imagery.
TBA West, Inc.and Carol Jordan. `Tustin Historical Resources Survey"Part 1 (DPR Forms)and Park 2(Survey Report). Prepared for City of Tustin,
2003.
Thirtieth Street Architects, Inc. "City of Tustin Historical Resources Survey Report"and DPR Forms. Prepared for City of Tustin, 1990.
Tustin News,various dates.
Tustin Preservation Conservancy. "List of Homes Turning 100 Years Old(Final Revision,2017)."Unpublished list reporting deed research.On file at
City of Tustin Community Development Department.
DPR 523L(1/95) * Required Information
14891 YORBA STREET
s
See following pages for property information
State of California — The Resources Agency Primary #
DEPARTMENT OF PARKS AND RECREATION HRI#
BUILDING, STRUCTURE, AND OBJECT RECORD
Page 1 of 2 *NRNP Status Code:3S
*Resource Name or#(156)14891 Yorba St.
BL Historic Name:Chamber House
B2. Common Name:
B3. Original Use:Residential
B4. Present Use:Residential
*B5. Architectural Style:Spanish Colonial
*B6. Construction History: (Construction date,alterations,and date of alterations)
The building was constructed in 1930.
*B7. Moved? X No ❑Yes ❑Unknown Date: Original Location:
*B8. Related Features:
B9a. Architect:unknownb.Builder:unknown
*B10. Significance: Theme:Residential Architecture,Citrus Industry
Area Santa Ana-Tustin Period of Significance: 1870-1945 Property Type: Residential
Applicable Criteria:A,C
(Discuss importance in terms of historical or architectural context as defined by theme,period,and geographic scope. Also address integrity.)
This house is significant for multiple reasons. The first is for its architectural style and integrity. Several such homes once dotted
the Tustin countryside, surrounded by orange trees,eucalyptus windbreaks and large yards. Built in 1930,the building's Colonial
architectural detailing and landscaping have survived the demolition of other similar buildings from post World War II tract
developments. In addition to its architectural significance,this property is significant because of being representative of the
prosperity from Orange County's citrus industry after the depression.
BIL Additional Resource Attributes:(IIP2�--Single Family Property
*B12. References:Oral Interview w/Frances W.Logan,March 9,2002,City of Tustin Historical Survey,thirtieth street architects,me.,
June, 1990;"The Landmark Trees of Tustin," Carol H.Jordan,Tustin Area Historical Society, 1997.
B13. Remarks:
This building requires additional information and research to assess,fully,its significance.
(Sketch Map with north arrow required.)
11ZN 1NF� B01 LEV'AIZ1)
M
1811 r�
n
lit
*B14. Evaluator:TBAW,C.Jordan 1T7
*Date of Evaluation:Oct 2002 t�S1 F
� 1ti t8.8
F
173 16o
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(This space reserved for official comments.) 19,5 Ise
i.
G 1i3 130
U931 148
151
W
140
a 145 138
140 1i3E128
L,
133
r titt
DPR 523B(1/95) *Required information
State of California — The Resources Agency Primary #
DEPARTMENT OF PARKS AND RECREATION HRI#
CONTINUATION SHEET Trmomial
Page 2 of 2 *Resource Name or#(Assigned by recorder)(156) 14891 Yorba St
rded by: TBA West.C. Jordan,S.Jones Date: November 2002
v Continuation l" Update
The building's character defining features include,but are not limited to:
• round tower topped with a swan weathervane at the apex
• stucco clad
• conical tower roof and half round roof above the bay at the north end,both clad in red clay tiles;the circular tower with a
crenelated frieze and lantern style light fixtures above the main entrance
• front door constructed of vertical wooden planks and accentuated by a small grill
• details such as a round stained glass window,multi paned metal framed casement windows and transoms
• low stucco clad wall which forms an entry courtyard parallel with the front of the building
• port cochere and the garage designed to complement the main building
• surrounding landscape that includes several specimens of trees and plants
DPR 523L *Required information
CFTY OF TUST RT 1i[IISZ[ORICAL SURVEY
AT)DRESS: �f
r' YORBA ST
1930
STYLE.-
SPANISH
TYLE.-SPANISH COLONIAL REVIVAL
SOURCE: RATING: s
T A
i
A.LTCRATIO NS:
F
14ISTORICAL DISTRICT:
AIC]
COMMENT:
DESCRIPTION:
Eli-shupcd, with It round tower at the apex of the all, this single-storied stucco-clad residenen has fine Spanish Colonial
architectural details. The roof is clad in red clay tiles, including the conical tower roof and the half-round roof above the bat' at
the north end. The circular tower is decorated with a crenelated frieze and features the original lantern-style light fixture above the
door. The original swan weathervane graces the roof of the tower. The arched door is recessed in the center of the tower face and
features it cast stone surround, The door is constructed of vertical wooden planks and is accented by a small grill at eye level. A
round stained glass window,decorated with a wrought iron grill, is located to the cast of the entry tower. A window set, featuring
;' inu,lk-paned metal-framed stationary and casement windows and transoms, can be seen below the round window. Most of the
windows in the house are multi-paned and metal-framed. A large plate glass window is cantered in the front-facing gabled wing
which forms the short end of the ell. It is framed across the top with wrought iron scroll work. The round vent above wears a
wrought iron shield, A low stucco-clad wall, reaching from the front of the wing, across the front, and down the north side forms
an entry courtyard parallel with the front of the house. A wing featuring a slanted bay window extends from the north end of the
House. A large plate glass window, crowned with wrought iron grillwork, is centered in the bay. A cartouche forms a pattern
above the window. A matching port cochere extends to the north side. The original garage is located at the hack of ilia house and
Matches the house. Tile garage doors are clad in carsiding and accented with small arched windows with wrought iron grills. The
yard is very wall tended and features several specimen trees and plants. This home is significant because of the unique design, the
good attention to detail and the quality construction.
SIGNIFICANCE-
Theron and Adah Willis owned this large grove house in the 1960's. He was a sales manager for the California Spray Chemical
Company. The house is representative of the prosperity brought to Orange County by the citrus industry, Thcse large homes
dotted the countryside and were surrounded by orange trees, eucalyptus windbreaks,and large wcli-kept yards. Since later in the
1960's Cecil Chambers CPA lived there wil his wife, Mrs. Chambers still lives there.
1
ATTACHMENT C
PLANNING COMMISSION RESOLUTION NO. 4437
EXHIBIT A: CITYWIDE HISTORIC RESOURCES SURVEY UPDATE REPORT
• INTRODUCTION
• METHODOLOGY
• EXISTING REGULATIONS AND CRITERIA FOR EVALUATION
• HISTORIC CONTEXT STATEMENT
• SURVEY FINDINGS
• RECOMMENDATIONS
• BIBLIOGRAPHY
o APPENDIX A: PROJECT SURVEY AREA
o APPENDIX B: CHRONOLOGY MAP
o APPENDIX C: SURVEY FINDINGS MAP
o APPENDIX D: CULTURAL RESOURCES DISTRICT FINDINGS MAP
o APPENDIX E-1 THROUGH E-5: TUSTIN SURVEY FINDINGS
DocuSign Envelope ID:6CE23621-9070-402A-AB2B-6CF0559B650B
RESOLUTION NO. 4437
A RESOLUTION OF THE TUSTIN PLANNING
COMMISSION, ACTING AS THE HISTORIC AND
CULTURAL RESOURCES ADVISOR, ADOPTING THE 2021
CITYWIDE HISTORIC RESOURCES SURVEY UPDATE
REPORT.
I. That on November 6, 2018, the City Council adopted Resolution 18-78 affirming
the Planning Commission as the HCRA to the City Council pursuant to Tustin City
Code 9252c and establishing a program defining the Commission's roles,
responsibilities and requiring an annual Work Program.
II. The Planning Commission, acting as the Historic and Cultural Resources Advisor
(HCRA) of the City of Tustin, finds and determines as follows:
A. That on November 5, 2019, the Community Development Department hired
Architectural Resources Group (ARG), a professional consulting firm, to
conduct a historic resources survey update and inventory of addresses to
include a reconnaissance level survey of properties constructed through
1976 and an intensive level survey of previously identified structures listed
in the 2003 Historic Resources Survey.
B. That the ARG, whose principal personnel meet the professional
qualifications of the Secretary of Interior Standards, has worked for two (2)
years on the preparation of a draft Historic Resources Survey Report in
accordance with the Secretary of Interiors Standards for Preservation
Planning, Identification, Evaluation and Registration; National Register
Bulletins No. 24 (Guidelines for Local Surveys); No. (A Basis for
Preservation Planning), No. 15 (How to Apply the National Register Criteria
for Evaluation), No. 16B (How to Complete the National Register Multiple
Property Documentation Form), the California State Office of Historic
Preservation Instructions for Recording Historical Resources, and the
contexts and themes identified in the 2021 Tustin Historic Context
Statement.
C. That on November 12, 2019, staff and ARG presented an overview of the
project to the HCRA. The presentation provided the Commissioners with
the following information: purpose and use of historic resources surveys;
project components; and examples of a historic context statement,
reconnaissance survey and intensive survey.
D. That ARG and City staff initiated more direct community outreach on
February 25 and March 12, 20207 by meeting in person with representatives
of the Tustin Preservation Conservancy (TPC), Preserve Orange County,
and the Tustin Area Historical Society (TANS). Participants shared
information on known and potential resources, recommended other
DocuSign Envelope ID:6CE23621-9070-402A-AB2B-6CF0559B650B
Resolution No. 4437
2021 Citywide Historic Resources Survey Update
Page 2
community members with specialized knowledge of historic resources and
provided guidance on conducting local and regional archival research.
E. That the Community Development Department had also scheduled a
public workshop for March 12, 2020, to kick off the survey update efforts,
provide information on the survey process and to gather input from the
community. However, due to the Covid-19 pandemic and the closure of
City Hall and other meeting places, the public workshop was cancelled.
However, ARG was able to commence the field survey work and
background research. During June 2020 through June 2021, ARG
conducted direct outreach via email and phone to the targeted community
members, and focused on specific properties of which these individuals
had specific knowledge and the discourse between ARG and individuals
in the community continued throughout the survey project.
F. That on October 13, 2020, the HCRA conducted a public workshop and
made a presentation with an update as to the status of the survey project
including the consultant's progress in conducting background research,
conducting the reconnaissance survey and drafting the Historic Context
Statement.
G. That the public workshops in March and October 2020, were noticed and
publicized by the Community Development Department, and the City also
hosted a dedicated webpage and invited individuals with historic
knowledge to provide information to City.
III. The HRCA finds that:
a. The Historic Resources Survey Update furthers the objectives of the Tustin
General Plan.
b. The Historic Resources Survey Update assists the City in compliance with
CEQA and the review of improvements, alterations, and/or addition that
may affect cultural resources.
c. The inventory provides a complete and accurate listing of the City's cultural
resources including properties constructed through 1976.
d. That the Planning Commission acting as the HRCA hereby adopts the
Citywide Historic Resources Survey Update Report and authorize the
Community Director to make minor clean-up to the Final Report.
IV. That Citywide Historic Resources Survey Update is exempt from the California
Environmental Quality Act (CEQA) under Class 6 — Information Collection in that it
consists of basic data collection, research and resource evaluation activities which
do not result in a serious or major disturbance to an environmental resource.
DocuSign Envelope ID:6CE23621-9070-402A-AB2B-6CF0559B650B
Resolution No. 4437
2021 Citywide Historic Resources Survey Update
Page 3
PASSED AND ADOPTED at a regular meeting of the Planning Commission held on the
10th day of August, 2021.
D/o/pc_u-Signed67y:
D3273B6DS9SA43D._.
DocuSigned by: AMY MASON
�^ �- II�i,Q,Q. ow, Chairperson
ED45DA2623B54A5...
JUSTINA L. WILLKOM
Planning Commission Secretary
STATE OF CALIFORNIA )
COUNTY OF ORANGE )
CITY OF TUSTIN )
I, JUSTINA L. WILLKOM, the undersigned, hereby certify that I am the Planning
Commission Secretary of the City of Tustin, California; that Resolution No. 4437 was du1
passed and adopted at a regular meeting of the Planning Commission, held on the 10t
day of August, 2021.
PLANNING COMMISSIONER AYES: Chu, Kozak, Mason, Mello (4)
PLANNING COMMISSIONER NOES: Higuchi (1)
PLANNING COMMISSIONER ABSTAINED:
PLANNING COMMISSIONER ABSENT:
DocuSigned by:
-4. O��
ED45DA2623B54A5...
JUSTINA L. WILLKOM
Planning Commission Secretary
Architectural
Resources Group
City of Tustin
Citywide Historic Resources Survey Update Report
Prepared for:
City of Tustin
300 Centennial Way
Tustin, CA 92780
Prepared by:
Architectural Resources Group, Inc.
Los Angeles, CA
September 27, 2021
Contents
1. Introduction............................................................................................................................................ 1
1.1 Project Overview and Scope......................................................................................................... 1
1.2 Description of the Survey Area..................................................................................................... 2
1.3 Project Team................................................................................................................................. 3
1.4 Previous Designations and Surveys............................................................................................... 4
2. Methodology.......................................................................................................................................... 5
2.1 Archival Research.......................................................................................................................... 5
2.2 Reconnaissance Survey and Property List..................................................................................... 6
2.3 Community Outreach.................................................................................................................... 7
2.4 Historic Context Statement........................................................................................................... 7
2.5 Intensive Survey............................................................................................................................ 8
2.6 California Historical Resource Status Codes............................................................................... 10
2.7 Resource Categories................................................................................................................... 11
3. Existing Regulations and Criteria for Evaluation................................................................................... 13
3.1 National Register of Historic Places............................................................................................ 13
3.2 California Register of Historical Resources................................................................................. 14
3.3 Tustin Cultural Resource District(Historic Preservation Ordinance).......................................... 15
4. Historic Context Statement.................................................................................................................. 17
4.1 Introduction to the Historic Context Statement......................................................................... 17
4.2 Summary of Contexts and Themes............................................................................................. 17
4.3 Historical Background:The Tustin Area, pre-1870..................................................................... 22
4.4 Context: Establishment and Early Development of Tustin City, 1870-1913............................... 26
4.5 Context:Tustin Becomes a City, 1914-1945............................................................................... 69
4.6 Context: Postwar Development in Tustin, 1946-1976.............................................................. 107
4.7 Context:Architecture and Design, 1870-1976.......................................................................... 146
5. Survey Findings................................................................................................................................... 174
5.1 Summary of Findings................................................................................................................. 174
5.2 Survey Update........................................................................................................................... 175
5.3 Newly Identified Properties...................................................................................................... 179
6. Recommendations.............................................................................................................................. 181
Bibliography................................................................................................................................................ 183
Appendix A. Project Survey Area
Appendix B. Chronology Map
Architectural Resources Group I I ustin Citywide Historic Resources Survey Update Report i
Appendix C.Survey Update Findings Map
Appendix D. Cultural Resource District Findings Map
Appendix E. Property Lists
Appendix F. DPR 523 Forms
Architectural Resources Group I Tustin Citywide Historic Resources Survey Update Report ii
1. Introduction
1.1 Project Overview and Scope
In late 2019,the City of Tustin (City) retained Architectural Resources Group (ARG)to conduct a
citywide historical resources survey update.This project is intended to update the findings of
previous historical resources surveys, conducted in 1990 and 2003, and extend the time period
beyond that examined by the previous surveys to include all buildings constructed through
1976.This end date ensures the consideration of all buildings that will have reached 45 years of
age by the completion of this project in 2021.1
By updating a comprehensive list of the city's known and potential historical resources,this
document serves as a valuable information tool that can help to guide planning and land use
decisions. In addition to updating the findings of previous surveys and developing a list of
properties newly identified as potentially eligible for local, state, or federal listing,the scope of
this project also includes examination of the current Cultural Resource District boundaries and
provides recommendations for modifying them.
The first phase of the project involved community outreach and the development of a citywide
historic context statement. Developed using the National Register Multiple Property
Documentation (MPD) approach,the historic context statement provides an in-depth narrative
account of the city's development history as reflected by its built environment.Z It places
Tustin's built resources within the broader context of the economic, political, social, and cultural
forces that coalesced to shape the city's development over time.The information included in
the historic context statement provided field surveyors with a contextual basis for the
evaluation of potential historic resources in Tustin. It will also provide a foundation and context
for future decision-making about the identification, evaluation, and treatment of historic
properties, based upon comparative historic significance within an established framework.The
historic context statement is not intended to add or replace existing eligibility criteria for local
designation, but to provide context to the existing criteria.
1 The National Register of Historic Places eligibility requirements,used as the overarching professional guide for
survey and inventory work,generally state a property must be at least 50 years of age to be eligible for National
Register listing.While this is not prescriptive in terms of state or local designation eligibility,many municipalities,
including Tustin,use a threshold of 50 years in examining which properties may be historically significant.It is also
common for municipalities to use a 45-year threshold,in accordance with the California Office of Historic
Preservation's Instructions for Recording Historical Resources(March 1995).OHP states"[a}"ny physical evidence of
human activities over 45 years old may be recorded for purposes of inclusion in the OHP's filing system.
Documentation of resources less than 45 years old may also be filed if those resources have been formally evaluated,
regardless of the outcome of the evaluation."This 45-year threshold is intended to guide the recordation of potential
historical resources for local planning purposes,and is not directly related to an age threshold for eligibility against
California Register criteria.By using a 45-year threshold,this project adheres to these state guidelines as well as best
professional practices.
z National Park Service,National Register Bulletin 16b:How to Complete the National Register Multiple Property
Documentation Form(Washington,D.C.: U.S.Department of the Interior,1991).
Architectural Resources Group I Tustin Citywide Historic Resources Survey Update Report 1
Using the historic context statement as a guide, ARG conducted a historic resources survey
update of the City of Tustin.The survey team examined all built resources within Tustin's city
limits that were constructed through 1976, excepting two post-1976 Specific Plan areas:Tustin
Legacy and East Tustin (see Appendix A, Survey Area Map,for the extent of the City and the
areas surveyed and not surveyed). In addition to individual buildings, surveyors examined
concentrations of potential historic resources (historic districts), structures, objects, sites, and
various other features of Tustin's built environment. Newly identified properties were placed on
a master property list, photographed, and documented in DPR 523 Primary forms; at the
request of the City,these properties were not described in detail or evaluated for eligibility.
Properties documented in previous surveys were documented in detail and evaluated for
eligibility against the criteria of the National Register of Historic Places (National Register),the
California Register of Historical Resources (California Register), and the City of Tustin Cultural
Resource District (Tustin City Code (TCC) Section 9252). For more details about the survey
update process, please refer to Section 2 (Methodology) of this report.The City's resources
reflect a variety of themes within Tustin's history, including social and cultural development,
commerce, economics, architecture, and others.
1.2 Description of the Survey Area
The City of Tustin is located in the Santa Ana Valley in Orange County, upon the flood plain of
the Santa Ana River.The longest river in Southern California,the Santa Ana River originates in
the San Bernardino Mountains and flows west/southwest through San Bernardino, Riverside,
and Orange Counties to the Pacific Ocean. It is fed by multiple tributaries in a fertile watershed
which, along with eons of rich sediment deposition, created the perfect conditions for the
agricultural development which was to characterize Orange County's early years of
development.Tustin is situated on the largely flat alluvial plain southwest of the Santa Ana
Mountains;to the northeast,foothills to this mountain range rise in what is now unincorporated
North Tustin.The most visible topographical feature is Red Hill, a 347-foot-tall sandstone
promontory tinged red by cinnabar (mercury). In addition to unincorporated North Tustin,the
City of Tustin is bounded by the City of Irvine to the east and south,the City of Santa Ana to the
west, and the City of Orange (along with a small leg of the unincorporated area)to the
northwest.The city is crossed by multiple channelized washes. Tustin is a fully developed city
with parks and open space, and retains an array of native and imported mature trees including
acacia, ash, avocado, bottle tree, bunya bunya, camphor, Cape chestnut, carob, crape myrtle,
Italian cypress, deodar cedar, Chinese elm, eucalyptus, various pine species,flame tree,floss
silk, Indian laurel fig,jacaranda, magnolia, gingko, various oak species, olive, orange, orchid,
various palm species, pecan, pepper, redwood, sycamore, and walnut.
Tustin is a self-sustaining city and its built environment, constructed between the 1870s and the
2020s, reflects a mix of residential, commercial, institutional, and industrial properties. Its
industrial properties are located in the south and east portions of town, as dictated by zoning,
while it has multiple commercial areas along major thoroughfares scattered throughout the
Architectural Resources Group I Tustin Citywide Historic Resources Survey Update Report 2
community; in both cases, most properties date to the city's most intense period of
development after World War II. A notable exception is the commercial and residential area of
Old Town, which reflects the original Tustin City townsite and commercial core as platted in
1870 and expanded through early annexations.'This area, which has been designated the
Tustin Cultural Resource District, contains properties dating as far back as the 1870s. It features
a regular street grid oriented to the cardinal directions in its oldest section. Most of the rest of
the city's street grid is skewed northeast/southwest, reflecting its historic patterns of
development responding to transportation corridors starting with the Southern Pacific Railroad,
expanding with historic Highway 101 through the area, and culminating in the construction of
Interstate 5 and State Route 55 in the mid-201h century.The skewed street grid is fairly regular,
with blocks of uniform size,though the wide variety of post-World War II residential
subdivisions introduced a range of era-typical layouts and features like cul de sacs, curvilinear
streets, and dedicated park space.Typical street features include concrete curbing with
driveway curb cuts, modern street lights, and overhead utilities. Concrete sidewalks are also
very common, but are absent from a few residential streets within the Cultural Resource
District.The City contains a mix of single-family and multi-family residential properties, with the
latter dominated by larger-scale, post-World War II buildings and complexes sometimes
comprising multiple parcels.
The survey update addresses all properties within the city limits that were constructed by 1976.
A high proportion of Tustin's post-1976 properties are located within two very large, recently
developed (or currently under development) areas with Specific Plans:the Tustin Legacy Specific
Plan area in the southern part of the City, and the East Tustin Specific Plan area in the northeast
part of the City.These areas are excluded from the scope of this project.Appendix A, Survey
Area Map, shows the extent of the City and the areas surveyed and not surveyed during
reconnaissance.
Project Team
All phases of this project were conducted by ARG personnel who meet the Secretary of the
Interior's Professional Qualification Standards in Architectural History.4 ARG staff who
participated in the project include Katie E. Horak, Principal; Mary Ringhoff, Senior Associate and
Project Manager; Rosa Fry, Architectural Historian; Evanne St. Charles,Associate; and Andrew
Goodrich, Associate, all Architectural Historians and Preservation Planners. Research,
community outreach, and survey assistance was provided by ARG interns Krista Gelev and
Emelyn Najera.
3 Columbus Tustin filed Tustin City's plat sometime between August 1870 and May 1871;as no one has been able to
more clearly ascertain the date,this document follows most local histories(e.g.,Carol H.Jordan,Tustin:An Illustrated
History(Tustin:Tustin Area Historical Society,2007),Juanita Lovret,multiple articles published in the Tustin News)in
using 1870 as the estimated establishment date for the community.The City of Tustin uses 1868,the date Columbus
Tustin purchased the land that would later hold Tustin City.
4 The Secretary of the Interior's Professional Qualification Standards were developed by the National Park Service.For
further information on the Standards,please refer to http://www.nps.gov/history/local-law/arch_stnds_9.htm.
Architectural Resources Group I Tustin Citywide Historic Resources Survey Update Report 3
1.4 Previous Designations and Surveys
Tustin has conducted two citywide historical resources surveys before this point.The first was
completed by consultant Thirtieth Street Architects, Inc. in 1990, and the second by TBA West,
Inc. and Carol Jordan in 2003.The bulk of the City's known historic resources, including the
Cultural Resources District as currently defined and most of the City's designated and eligible
individual properties, were identified in these surveys and the reader is directed to Appendix E,
Property Lists,for information on these. Additional evaluations and designations of a handful of
other properties under state and local eligibility criteria have taken place over the years outside
of the citywide surveys, and are noted below.
• Artz Building (150-158 W. Main Street): National Register listed, California Register
listed'
• Cohen House (13631 Yorba Street): California Register-eligible'
• Hewes House (350 S. B Street): National Register listed, California Register listed
• Kidd House (124 N. B Street): California Register-eligible'
• Ralph House (1252 Irvine Boulevard): Locally listed'
• Stevens House (228 W. Main Street): National Register listed, California Register listed
• Tustin Presbyterian Church (201 W. Main Street): California Register listed
• 14841 Yorba Street: California Register listed
• 14891 Yorba Street: California Register listed
s Information on this and all other properties listed in the California Register and/or National Register is derived from
the California Office of Historic Preservation's Built Environment Resources Directory,accessed 2021,
https://ohp.parks.ca.gov/?page id=30336.Nomination forms were also provided by the City of Tustin where
available.See Section 3,Existing Regulations and Criteria for Evaluation,for more information about registration
programs.
6 Pamela Daly,DPR 523 form for 13631 Yorba Street,May 28,2018(on file at City of Tustin).
7 Shannon Lopez,DPR 523 form for 124 N.B Street,October 11,2018(on file at City of Tustin).
s Through City Council Resolution No.84-54,July 2,1984(on file at City of Tustin).
Architectural Resources Group I Tustin Citywide Historic Resources Survey Update Report 4
Methodology
To ensure that the methodology described herein incorporated the most up-to-date standards
and was rooted in professional best practices,ARG consulted the following informational
materials maintained by the National Park Service (NPS) and the California Office of Historic
Preservation (OHP):
• National Register Bulletin (NRB) 15: How to Apply the National Register Criteria for
Evaluation
• NRB 16A: How to Complete the National Register Registration Form
• NRB 1613: How to Complete the National Register Multiple Property Documentation Form
• NRB 24: Guidelines for Local Surveys:A Basis for Preservation Planning
• California Office of Historic Preservation (OHP): Writing Historic Contexts
• OHP: Instructions for Recording Historical Resources
ARG conducted the bulk of this project's background research,fieldwork, and community
outreach between March 2020 and June 2021, during the COVID-19 pandemic. In adherence to
state, county, and local health and safety orders related to the pandemic, most outreach and
background research tasks were completed remotely. All fieldwork complied with state, county,
and local orders through social distancing, masking, and other safety precautions (including total
shutdown for a period of time).
2.1 Archival Research
ARG conducted primary and secondary source research in order to inform the writing of the
historic context statement and provide valuable property-specific information for the
reconnaissance survey. Research included the overview of pertinent city planning documents
(municipal codes and planning reports); primary resources (historic photographs, maps, building
permits, deeds); and secondary sources (newspaper articles, local published histories).
The following collections were consulted:
• Collections of the Tustin Area Historical Society(remotely,facilitated by Gretchen
Whisler)
• Collections of the Orange County Archives (remotely,facilitated by archivist Chris
Jepsen)
• Collections of the Tustin Branch Library, Orange County Public Libraries
• Online collections available through the Los Angeles Public Library,the Huntington
Library, Newspapers.com (including the Tustin News archives),the Online Archive of
California, USC Digital Libraries, and Ancestry.com
Architectural Resources Group I Tustin Citywide Historic Resources Survey Update Report 5
• ARG's in-house library of architectural reference books,journals, and other materials
• Various internet sites and digital archives
• Orange County tract maps, GIS data, historic aerial photographs, and assessor
information
• Historic Sanborn Fire Insurance Maps
Reconiiaiaaaiice Survey aim rruaerty List
A reconnaissance survey is an essential component of the preparation of a historic context
statement, as it informs the project team about a city's patterns of development and major and
minor physical components, as well as enables a street-by-street look at all of the city's
resources at once for effective comparative analysis.The reconnaissance survey provides the
basis for the subsequent intensive-level survey.
Prior to reconnaissance, ARG created a spreadsheet containing information on all previously
identified properties—primarily based on GIS data and DPR 523 forms from the 2003 survey
provided by the City of Tustin, augmented by information from the State of California's Built
Environment Resource Directory(BERD) and recommendations from community members.This
draft property list served as the beginning for the expanded property list as it was added to
during reconnaissance. ARG used the City's Geographic Information Systems (GIS) data,
supplemented by Orange County Assessor data,to develop a map that color-coded all of the
city's parcels by decade of development.This "chronology map" (Appendix B) helped to identify
different development patterns in the survey area and locate groupings of properties that might
be unified by age and appearance.The map also identified all buildings constructed after 1976,
which were not included as part of this survey.
The GIS data were also used to create a base map for use during the reconnaissance survey;this
base map included all parcels in the city, and made note of all previously identified properties. It
excluded the areas not to be surveyed due to their post-1975 age:the Specific Plan areas of
Tustin Legacy and East Tustin. ARG used this map in tandem with the draft property list to
ensure every street was driven and every parcel was inspected. During the reconnaissance
survey, each street in the city was driven and a "windshield" inspection was conducted.The
general age of buildings, property types, architectural styles, and levels of integrity were noted
and compared. Based upon observations made during reconnaissance,the survey team added
individual properties that appeared to be potential resources, as well as cohesive groupings of
properties that appeared to be potential historic districts. ARG also assessed the integrity of all
previously identified properties,which in some cases led to them being eliminated from the list
because they had been demolished or extensively altered.
Upon completion of the reconnaissance survey, ARG conducted additional research using
historic building permits, deeds, photographs, maps, newspaper articles, and other sources to
glean information like construction date, architect, builder, and original owner.This information
Architectural Resources Group I Tustin Citywide Historic Resources Survey Update Report 6
was added to the property list. A map showing preliminary findings based on the reconnaissance
survey was generated (Appendix Q.The refined property list is included as Appendix E.
Community Outreach
ARG and City staff participated in a number of public outreach events over the course of the
project to inform the community of the project's scope and solicit information and feedback. As
noted above,the COVID-19 pandemic precluded in-person contact after March 2020, so ARG
relied on remote approaches including Zoom for public meetings and email for communication
with individual community members with specialized knowledge.
On November 12, 2019, ARG and City staff met to kick off the project, and ARG made an in-
person introductory project presentation at a public Planning Commission hearing. A
Community Outreach Plan was developed in collaboration with City staff and was implemented
starting in February 2020.This implementation included the creation of a project-specific
webpage on the City's website, providing an introduction to the project; project area maps;
Frequently Asked Questions (FAQs) about the project and historic resources surveys in general;
and information on how to participate.The webpage included a Historic Resource Survey Input
Form allowing members of the public to directly submit property information or project
questions to the City.
ARG and City staff initiated more directed community outreach on February 25 and March 12,
2020 by meeting in-person with representatives of the Tustin Preservation Conservancy,
Preserve Orange County, and the Tustin Area Historical Society. In these meetings, participants
shared information on known and potential resources, recommended other community
members with specialized knowledge of historic resources, and provided guidance on
conducting local and regional archival research. A public outreach/project kickoff meeting
scheduled and publicized by the City of Tustin for March 12, 2020 was cancelled that day due to
rising COVID-19 concerns.The postponed meeting took place over Zoom on October 13, 2020.
Starting in June 2020 and continuing through August 2021, ARG and the City developed a list of
possible contacts and ARG conducted directed outreach via email and phone to people on this
list. Subsequent calls and email discussions tended to focus on specific properties rather than on
the history of Tustin in general, and continued throughout the course of the project. Many
community members contributed information crucial to the successful completion of the
survey, including their own research.
All public meetings were noticed and publicized by the City of Tustin, which also provided
regular project updates on the project-specific webpage as milestones were met.
Historic Context Statemeni
In tandem with the reconnaissance survey,ARG drafted a citywide historic context statement
included in Section 4 (Historic Context Statement).The context statement was prepared in
accordance with the Multiple Property Documentation (MPD) approach developed by the NPS.
Often applied to large-scale surveys,the MPD approach streamlines the evaluation process by
Architectural Resources Group I Tustin Citywide Historic Resources Survey Update Report 7
distilling major patterns of development into discernible themes that are shared by multiple
properties within a given survey area. Utilizing the MPD approach ensures that properties with
shared associative qualities and/or architectural attributes are evaluated in a consistent
manner.9 The context statement for Tustin is organized primarily into a sequential series of
contexts and themes, which capture major occurrences in the city's development history and
are expressed in its built resources. Baseline eligibility standards and integrity thresholds were
developed for each theme to provide the City with a framework for using existing eligibility
criteria to make future decisions about the eligibility of a property.The context statement is also
intended to serve as a resource for future land use decisions and preservation endeavors
undertaken by property owners or the City. It is important to note that the context statement
itself does not include evaluations of any historical resources for eligibility under national, state,
or local significance criteria.
2.5 Intensive Survey
Once the historic context statement was fully drafted and the reconnaissance survey property
list had been refined, ARG returned to the newly identified resources to take high-resolution
photographs and confirm potential eligibility. All information gathered on the newly identified
resources was organized in a findings database, and photographs were organized and named by
address for submittal to the City.At the request of the City, DPR 523 Primary forms were
prepared for the newly identified properties in a later phase.The properties identified in this
project were not evaluated for eligibility under any designation program criteria, and were not
documented/described in detail.The rest of the intensive survey phase focused on the
properties identified in the previous citywide surveys in 1990 and 2003, and referenced the DPR
(2002) and City of Tustin Historical Survey(1990)forms already completed for these properties
in evaluating significance and integrity.
ARG gathered data in the intensive survey phase through a mobile documentation app
(Fulcrum)with an interface customized for Tustin's resources. Data gathered for individually
significant properties filled all fields from DPR 523 Primary and Building, Structure, and Object
(BSO)forms, with information including address/location, name, photograph, architectural
description, alterations, construction date, summary statement of significance, and California
Historical Resource Status Code. Data for properties evaluated as contributors to the Tustin
Cultural Resource District filled all fields from DPR 523 Primary forms. Data for properties
evaluated as not eligible for listing (usually due to extensive alterations that have occurred after
their 2003 survey documentation) also filled all fields from DPR 523 Primary forms. All resources
documented in the intensive survey phase were subjected to more focused, property-specific
research and were evaluated against eligibility criteria for the National Register of Historic
Places,the California Register of Historical Resources, and the City of Tustin historic
9 For more information on the MPD approach,please refer to NRB 1613:How to Complete the National Register
Multiple Property Documentation Form:
http://www.nps.gov/nr/publications/bulletins/nrbl6b/nrbl6b_llintroduction.htm.
Architectural Resources Group I Tustin Citywide Historic Resources Survey Update Report 8
preservation ordinance. All data were downloaded as .csv files for creation of findings maps, and
for purposes of data cleanup/quality assurance.
The information for all properties recorded in the intensive survey phase was submitted to the
City as a comprehensive findings database (summarized in Appendix E) and as DPR 523 forms as
noted above;where previous survey recordation forms existed,they were collated with the new
DPR forms to provide a full update on each property. Per the request of the City,ARG also
generated DPR Primary forms for all newly identified properties, but did not document these
properties in full or evaluate them for eligibility.
The Tustin Cultural Resources Overlay District(also known as Old Town) was locally designated
on June 20, 1988 when the City Council approved Ordinance No. 1001.10 Within the District,
previous surveys identified contributing (significant/eligible) properties but not non-contributing
(non-significant/not eligible) properties. Successful historic district management requires
baseline knowledge about which properties contribute to the district's significance and which do
not.To that end, ARG's intensive survey of Old Town included all properties within the
established boundaries of the district, not just those which had been previously identified as
eligible as individuals and/or district contributors. As noted above, properties evaluated as
contributors/non-contributors were documented on DPR 523 Primary forms, while those also
evaluated as individually eligible properties (including numerous properties bearing honorary
plaques) were documented on DPR 523 Primary and BSO forms. ARG also produced a DPR 523
District form for Old Town to provide the City with the baseline information needed for future
management of the district.
At the request of the City, ARG expanded the intensive survey to include the blocks of Yorba
Street, Mountain View Avenue, N. A Street, N. B Street, and N. C Street above W. 1St Street (as
well as W. 1St Street itself) in the area of the district,to assess the appropriateness of expanding
the Cultural Resources District boundary to encompass this area. As in the existing district,
previous surveys identified contributing and individually eligible properties here, but not non-
contributing properties. ARG used the same methods as in the designated district to document
and evaluate contributors, non-contributors, and individually eligible properties.Section 5,
Survey Findings, provides additional detail on the findings in this area. Appendix D, Cultural
Resource District Findings Map, illustrates contributors and non-contributors within the existing
district and the potential expansion.
In several cases,the 2003 survey generally noted an entire residential block or neighborhood as
potentially eligible—these include the 1000 block of Bonita Avenue,the 1400 block of San Juan
Street, and properties within the Lockwood Terrace area (historically Lockwood Park Place). ARG
revisited these areas in the intensive survey and documented properties that appeared to be
individually eligible; as discussed in more detail in Section 5,Survey Findings,the groupings as
noted in 2003 were found not to be cohesive or intact enough to qualify as potential historic
11 City of Tustin,Cultural Resources District Residential Design Guidelines(prepared by the City of Tustin Planning
Commission,2012),1.
Architectural Resources Group I Tustin Citywide Historic Resources Survey Update Report 9
districts. All properties left undocumented due to lack of significance or integrity remained on
the master property list to enable future management.
Calitornia Historical Resource Status Codes
First adopted in 1975 and substantially amended in 2003,the California Historical Resource
Status Codes (referred to herein as "status codes") are a systematic means of classifying
historical resources that are evaluated either in a historic resources survey or as part of a
regulatory process.11 Each status code assigned to a given resource conveys two key pieces of
information: (1) a classification code that signifies at which designation level (federal, state, or
local)the resource is determined eligible, if at all; and (2) a qualifier that indicates under which
program the evaluation was triggered. Resources and their associated status code(s) are
subsequently inputted into the state's Built Environment Resource Directory (BERD) database
for reference.
Various elaborations of the status codes exist, some of which are rarely used or are not
applicable to this project. Listed below are the status codes that ARG used to evaluate Tustin's
built resources.
35 Appears eligible for the National Register (NR) as an individual property
through survey evaluation.
3CS Appears eligible for the California Register (CR) as an individual
property through survey evaluation.
553 Appears to be individually eligible for local listing/designation through
survey evaluation.
5D1 Contributor to a district that is listed or designated locally.
Locally significant both individually(listed, eligible, or appears eligible)
5B and as a contributor to a district that is locally listed, designated,
determined eligible or appears eligible through survey evaluation.
Determined ineligible for local listing or designation through local
6L government review process; may warrant special consideration in local
planning.
6Z Found ineligible for National Register(NR), California Register (CR) or
Local designation through survey evaluation.
7R Identified in Reconnaissance Level Survey: Not evaluated.
In cases where ARG evaluated previously designated properties,the following codes were also
referenced:
11 For more information about status codes and their application,please refer to the OHP's Technical Assistance
Bulletin#8: http://ohp.parks.ca.gov/pages/1069/files/tab8.pdf.
Architectural Resources Group I Tustin Citywide Historic Resources Survey Update Report 10
1S Individual property listed in the National Register(NR) by the Keeper.
Listed in the California Register (CR).
Individual property determined eligible for the National Register(NR)
2S2 by a consensus through Section 106 process. Listed in the California
Register (CR).
sS1 Individual property that is listed or designated locally.
Resource Categories
In addition to individual buildings,the survey team evaluated various other resource types, all of
which are significant elements of Tustin's built environment and help to tell the story of the
community's development history. Following is a description of each major resource category as
defined by the National Register, some of which were identified in the survey update:"
• Buildings are erected to shelter some aspect of human habitation. As buildings are the
foundation of a developed area such as Tustin,they represent a very common resource
type.They house a variety of residential, commercial, and institutional uses.
• Structures are also substantive constructions composed of structural elements, but
unlike buildings,they serve a purpose aside from human habitation. Common examples
of structures identified in a historic resources survey include bridges,tunnels,gazebos,
dams, and lighthouses.
• Objects are differentiated from structures in that they are either decorative in nature,
or are comparatively small and simply constructed. Resources such as signs,fountains,
monuments, sculptures, public art installations, and street lamps are typically classified
as objects.
• Sites are defined as areas that possess historic or cultural value and whose significance
is not related to any building, structure, or object that may (or may not) be present.
Some common examples include archaeological sites, natural features, parks, and
designed landscapes.
• Historic Districts are identifiable areas that are related geographically and by theme.
Districts are significant for the interrelationship between their resources and consist of
historically and/or functionally related properties. Residential neighborhoods,
commercial areas, and institutional campuses are examples of resources that may be
recorded as historic districts.
12 These resource categories and descriptions are derived from NRB 15:How to Apply the National Register Criteria
for Evaluation. For more information,please refer to http://www.nps.gov/nr/publications/bulletins/nrb15/.
Architectural Resources Group I Tustin Citywide Historic Resources Survey Update Report 11
• District Contributors and Non-Contributors refer to the buildings, structures, objects,
sites, and other features that are located within the boundaries of a historic district.
Generally speaking, contributors help to convey the significance of the district. Non-
contributors, on the other hand, are identified as such because they have been
extensively altered or were built outside of the district's historic period (known as the
period of significance).
• Planning Districts are identifiable areas that are related geographically and by theme,
but do not meet eligibility standards for designation as historic districts.This is generally
because the majority of the contributing features have been altered, resulting in a
cumulative impact on the overall integrity of the area and making it ineligible as a
historic district.The planning district determination is used as a tool to inform future
plans and projects developed by the City's Community Development Department.These
areas have consistent planning concepts, such as height, massing, setbacks, and street
trees, which may merit consideration in the local planning process.
Architectural Resources Group I Tustin Citywide Historic Resources Survey Update Report 12
3. Existing Regulations and Criteria for Evaluation
National Register of Hictnrir Plaras
The National Register of Historic Places (National Register) is the nation's master inventory of
known historic resources. Created under the auspices of the National Historic Preservation Act
of 1966,the National Register is administered by the National Park Service (NPS) and includes
listings of buildings, structures, sites, objects, and districts that possess historic, architectural,
engineering, archaeological, or cultural significance at the national, state, or local level. As
described in NRB 15: How to Apply the National Register Criteria for Evaluation, in order to be
eligible for the National Register, a resource must both: (1) be significant, and (2) retain
sufficient integrity to adequately convey its significance.
Significance is assessed by evaluating a resource against established criteria for eligibility. A
resource is considered significant if it satisfies any one of the following four National Register
criteria:"
A. Associated with events that have made a significant contribution to the broad patterns
of our history;
B. Associated with the lives of significant persons in our past;
C. Embodies the distinctive characteristics of a type, period, or method of construction, or
that represents the work of a master, or that possesses high artistic values, or that
represents a significant and distinguishable entity whose components may lack
individual distinction;
D. Has yielded, or may be likely to yield, information important in prehistory or history.
Once significance has been established, it must then be demonstrated that a resource retains
enough of its physical and associative qualities—or integrity—to convey the reason(s)for its
significance. Integrity is best described as a resource's "authenticity" as expressed through its
physical features and extant characteristics. Generally speaking, if a historic resource is
recognizable as such in its present state, it is said to retain integrity, but if it has been
extensively altered then it does not. Whether a resource retains sufficient integrity for listing is
determined by evaluating the seven aspects of integrity defined by the NPS:
• Location (the place where the historic property was constructed or the place where the
historic event occurred);
• Setting (the physical environment of a historic property);
• Design (the combination of elements that create the form, plan, space, structure, and
style of a property);
• Materials (the physical elements that were combined or deposited during a particular
period of time and in a particular manner or configuration to form a historic property);
is Some resources may meet multiple criteria,though only one needs to be satisfied for National Register eligibility.
Architectural Resources Group I Tustin Citywide Historic Resources Survey Update Report 13
• Workmanship (the physical evidence of the crafts of a particular culture or people
during any given period in history or prehistory);
• Feeling (a property's expression of the aesthetic or historic sense of a particular period
of time);
• Association (the direct link between an important historic event/person and a historic
property).
Integrity is evaluated by weighing all seven of these aspects together and is ultimately a "yes or
no" determination—that is, a resource either retains sufficient integrity, or it does not.14 Some
aspects of integrity may be weighed more heavily than others depending on the type of
resource being evaluated and the reason(s)for its significance. Since integrity depends on a
resource's placement within a historic context, integrity can be assessed only after it has been
concluded that the resource is in fact significant.
Generally, a resource must be at least 50 years of age to be eligible for listing in the National
Register. Exceptions are made if it can be demonstrated that a resource less than 50 years old is
(1) of exceptional importance, or (2) is an integral component of a historic district that is eligible
for the National Register.
3.2 California Register of Historical Resources
The California Register of Historical Resources (California Register) is the authoritative guide to
the state's significant historical and archeological resources. In 1992,the California legislature
established the California Register "to be used by state and local agencies, private groups, and
citizens to identify the state's historical resources and to indicate what properties are to be
protected,to the extent prudent and feasible,from substantial adverse change."15 The
California Register program encourages public recognition and protection of resources of
architectural, historical, archaeological and cultural significance; identifies historical resources
for state and local planning purposes; determines eligibility for historic preservation grant
funding; and affords certain protections under the California Environmental Quality Act(CEQA).
All resources listed on or formally determined eligible for the National Register are
automatically listed in the California Register. In addition, properties designated under
municipal or county ordinances, or through local historic resources surveys, are eligible for
listing in the California Register.
The structure of the California Register program is similar to that of the National Register, but
places its emphasis on resources that have contributed specifically to the development of
California.To be eligible for the California Register, a resource must first be deemed significant
at the local, state, or national level under one of the following four criteria, which are modeled
after the National Register criteria listed above:
is Derived from NRB 15,Section VIII:"How to Evaluate the Integrity of a Property."
is California Public Resource(CPR)Code,Section 5024.1(a).
Architectural Resources Group I Tustin Citywide Historic Resources Survey Update Report 14
1. It is associated with events or patterns of events that have made a significant
contribution to the broad patterns of local or regional history, or the cultural heritage of
California or the United States; or
2. It is associated with the lives of persons important to local, California, or national
history; or
3. It embodies the distinctive characteristics of a type, period, region, or method of
construction, or represents the work of a master, or possesses high artistic values; or
4. It has yielded, or has the potential to yield, information important to the prehistory or
history of the local area, state or the nation."
Like the National Register,the California Register also requires that resources retain sufficient
integrity to be eligible for listing. A resource's integrity is assessed using the same seven aspects
of integrity used for the National Register. However, since integrity thresholds associated with
the California Register are generally less rigid than those associated with the National Register, it
is possible that a resource may lack the integrity required for the National Register but still be
eligible for listing in the California Register.
There is no prescribed age limit for listing in the California Register, although California Register
guidelines state that "sufficient time must have passed to obtain a scholarly perspective on the
events or individuals associated with the resource."17
Resources may be nominated directly to the California Register.They are also automatically
listed in the California Register if they are listed in or have been officially determined eligible for
the National Register. State Historic Landmarks#770 and forward are also automatically listed in
the California Register.18
Tustin Culturni Racniirra nistrict (Historic Procarviatinn Ordinance)
Tustin administers its own designation program for historic landmarks within the city.The
designation of resources at the local level is governed by Tustin City Code §9252, "Cultural
Resource District," adopted in 1988.Although this ordinance focuses on the Old Town Tustin
Cultural Resource District, it explicitly allows for the designation of cultural resources and
cultural districts citywide through City Council resolution. In practice,very few properties have
1e California Public Resources Code Section or§5024.1,Title 14 CCR,Section 4852.
17 California Department of Parks and Recreation,California Office of Historic Preservation,Technical Assistance Series
#6:California Register and National Register:A Comparison(Sacramento,CA:California Department of Parks and
Recreation,2001),3.According to the Instructions for Recording Historical Resources(Office of Historic Preservation,
March 1995),"[a}"ny physical evidence of human activities over 45 years old may be recorded for purposes of
inclusion in the OHP's filing system.Documentation of resources less than 45 years old may also be filed if those
resources have been formally evaluated,regardless of the outcome of the evaluation."This 45-year threshold is
intended to guide the recordation of potential historical resources for local planning purposes,and is not directly
related to an age threshold for eligibility against California Register criteria.
11 California Department of Parks and Recreation,Office of Historic Preservation,Technical Assistance Series#5:
California Register of Historical Resources, The Listing Process(Sacramento,CA:California Department of Parks and
Recreation,n.d.),1.
Architectural Resources Group I Tustin Citywide Historic Resources Survey Update Report 15
been individually designated; instead,the City operates an honorary building plaque program
that does not carry official designation or regulation protections.
The ordinance identifies seven eligibility criteria for historic landmark designation of a property
or group of properties:
1. It exemplifies or reflects special elements of the City's cultural, architectural, aesthetic,
social, economic, political, artistic, engineering and or architectural heritage; or
2. It is identified with persons, a business use or events significant in local, state, or
national history; or
3. It embodies distinctive characteristics of style,type, period, or method of construction,
or is a valuable example of the use of indigenous materials or craftmanship; or
4. It is representative of the notable work of a builder, designer, or architect; or
5. Its unique location or singular physical characteristic represents an established and
familiar visual feature of a neighborhood, community or the City; or
6. Its integrity as a natural environment or feature strongly contributes to the wellbeing of
residents of the City or the wellbeing of a neighborhood within the City; or
7. It is a geographically definable area possessing a concentration or continuity of site,
buildings, structures or objects as unified by past events or aesthetically by plan or
physical development.19
While it is possible for a property to be eligible under multiple criteria, only one must be
satisfied to merit designation as a City of Tustin Cultural Resource.
To be found eligible for designation as a cultural resource, in addition to satisfying at least one
of the above criteria, a property must retain sufficient integrity to convey its historical
significance. As the Tustin ordinance does not contain specific language regarding physical
integrity, best professional practices dictate that integrity should be assessed using the seven
aspects of integrity used by the National Register, as outlined above in section 3.1.
The evaluation guidelines presented in this report utilize local criteria 1-4 and 7.They do not
address criteria 5 or 6, as these criteria as written are difficult to apply uniformly to cultural
resources.
"City of Tustin Municipal Code§9252.d,"Cultural Resource Designation Criteria."
Architectural Resources Group I Tustin Citywide Historic Resources Survey Update Report 16
4. Historic Context Statement
Introducti^n * , HiStorir rnn#ext Statement
Historic and cultural resources cannot be evaluated without first taking into consideration the
historic context(s)with which they are associated. Historic contexts are defined by the NPS as
"broad patterns of development in a community or its region that may be represented by
historic resources."20 Those historic contexts that are germane to a particular area of study are
identified and explored in a technical document known as a historic context statement, which
links extant built resources to the key patterns of development that they represent. As historic
context statements establish the analytical framework through which historic and cultural
resources may be evaluated using existing eligibility criteria, a well-developed context statement
is a vital component of any future survey endeavor or planning approach. Context statements
are also used to guide future determinations of eligibility and land use decisions involving
potential historic resources."
While a historic context statement helps to relay the story of a particular community, it is not
intended to be an all-encompassing history of that community; rather, its aim is to identify and
describe broad historical patterns so that one may better ascertain how a community's built
environment and cultural climate came to be. Historic context statements are generally
organized by context and theme: contexts cast the widest net and capture a broad historical
pattern or trend, and within each context are one or more relevant themes that are represented
through extant property types sharing physical and/or associative characteristics. Accompanying
each theme is a list of associated property types and guidelines for establishing eligibility and
assessing integrity under the theme.
Tustin possesses a rich and varied past that spans multiple eras of California history and is
associated with contexts and themes that are definitive in the history of Orange County and
Southern California.The city retains a range of properties related to multiple periods of
development.This historic context statement provides a narrative historical overview of Tustin's
broad patterns of development and the forces which have helped to shape the city as it appears
today.
4.2 Summary of Contexts and Themes
Four contexts have been identified for the future evaluation of historic resources in Tustin.The
first three contexts are organized chronologically and capture major patterns and trends in the
city's development history that are expressed in its extant built resources. Within each context
are multiple themes that provide focused discussions related to particular property types.The
fourth context,Architecture and Design, identifies and defines the architectural styles and types
that are reflected in every phase of Tustin's development and give the city much of its physical
20 National Park Service,National Register Bulletin 24:Guidelines for Local Surveys:A Basis for Preservation Planning
(Washington,D.C.:U.S.Department of the Interior,1977).
21 More information and resources related to historic context statements and their application can be found on OHP's
website:http://ohP.parks.ca.gov/?page id=23317.
Architectural Resources Group I Tustin Citywide Historic Resources Survey Update Report 17
character.The contexts are preceded by an overview of the historical development of the Tustin
area prior to 1870,when Columbus Tustin established the townsite of Tustin City.
The following table summarizes which contexts and themes are associated with Tustin's
development history and extant built resources; additional detail on each context is provided
below.
aoie i.summary or contexts ana i nemes in aecuon 4
Context Theme Sub-Theme
Establishment and Early Early Industrial Development,
Development of Tustin City, 1870- 1870-1913
1913 Early Residential Development,
1870-1913
Early Commercial Development,
1870-1913
Early Institutional Development,
1870-1913
Tustin Becomes a City, 1914-1945 Residential Development, 1914-
1945
Commercial Development, 1914-
1945
Institutional Development, 1914-
1945
Postwar Development in Tustin, Residential Development, 1946-
1946-1976 1976
Commercial Development, 1946-
1976
Institutional Development, 1946-
1976
Architecture and Design, 1870-1976 Victorian-Era Architecture Italianate
Eastlake/Stick
Queen Anne
Vernacular Types
Arts and Crafts Movement Craftsman
Stone Houses
Period Revival American Colonial Revival
Spanish Colonial Revival
Architectural Resources Group I Tustin Citywide Historic Resources Survey Update Report 18
Tudor Revival
Mission Revival
Classical Revival
Minimal Traditional
Modernism Moderne
Mid-Century Modern
Ranch Traditional Ranch
Contemporary Ranch
• Context: Establishment and Early Development of Tustin City, 1870-1913
Resources falling under this context represent the earliest development in Tustin,
starting with the platting of Tustin City and continuing with the subsequent construction
that occurred in and around the townsite during the late 191h and early 201h centuries.
Resources include single-family residences (some of which have been converted to
commercial or multi-family properties), commercial buildings, one institutional resource
(the First Advent Church), and two industrial resources. Despite Tustin's well-
documented turn of the century agricultural industry,the only known extant resources
directly related to industrial development during this time period are an irrigation weir
box and the 1912 blacksmith shop at 245 S. C Street (which was also tied to patterns of
commercial development).The period of significance for this context begins in 1870
with the platting of Tustin City, and ends in 1913, preceding the 1914-1915
improvement of historic State Highway 101 which brought changes to Tustin's patterns
of development.
o Theme: Early Industrial Development, 1870-1913
o Theme: Early Residential Development, 1870-1913
o Theme: Early Commercial Development, 1870-1913
o Theme: Early Institutional Development, 1870-1913
• Context:Tustin Becomes a City, 1914-1945
Properties under this context are associated with Tustin's transitional development
from the mid-1910s through World War II, a period that saw continued growth thanks
to the expanding local agricultural industry and the regionwide economic and
construction boom of the 1920s. Development continued after the city's 1927
incorporation, albeit on a reduced scale, during the Great Depression and even during
World War II, when the establishment of several regional military bases boosted Tustin's
economy and laid the groundwork for the exceptional postwar development to come.
Resources include single-and multi-family residences, commercial and mixed-use
properties, and institutional properties. No extant industrial properties dating to this
time period have been identified.The period of significance for this context begins in
Architectural Resources Group I Tustin Citywide Historic Resources Survey Update Report 19
1914 with improvements to State Highway 101 through Tustin (and construction of new
commercial properties in response), and ends with the end of World War II in 1945.
o Theme: Residential Development, 1914-1945
o Theme: Commercial Development, 1914-1945
o Theme: Institutional Development, 1914-1945
• Context: Postwar Development in Tustin, 1946-1976
Properties under this context are reflective of wider trends in Southern California during
the postwar era. As with much of the region,Tustin experienced a tremendous increase
in population and development in the years following World War II, spurred locally by
the wartime establishment of military bases,the construction of major highway
systems, and the selling off and subdividing of formerly agricultural land.The ready
availability of this land led to unusually intense residential development in the 1960s as
subdivisions rapidly replaced orange groves, and a surge in automobile-related
commercial development caused Old Town's businesses to be supplanted by scattered
shopping centers and new business corridors. Institutional development grew along
with the population, resulting in properties like postwar schools and churches. No
significant extant industrial properties dating to this time period have been identified.
The period of significance for this context begins in 1946, with the start of the post-
World War II population boom, and ends in 1976, when the country witnessed a series
of economic changes that brought about an end to the postwar era.
o Theme: Residential Development, 1946-1976
o Theme: Commercial Development, 1946-1976
o Theme: Institutional Development, 1946-1976
• Context:Architecture and Design, 1870-1976
This context provides an overview of the range of architectural styles that represent
each period of Tustin's development.The city's impressive array of properties built in
Victorian-era styles during its earliest period of development include buildings from
modest cottages and storefronts to high-style residences. Craftsman homes
predominated in the 1910s and through the 1920s, coexisting with some of the Period
Revival styles that became common in the 1920s and 1930s. Minimal Traditional homes
began appearing in the late 1930s,joined (and eclipsed) in the postwar period by Ranch
and Mid-Century Modern style buildings.These postwar styles came to dominate
Tustin's built environment, with residential examples concentrated in new subdivisions
and commercial examples lining major thoroughfares.
o Theme:Victorian Era Architecture
■ Sub-Theme: ltalianate
■ Sub-Theme: Eastlake/Stick
■ Sub-Theme: Queen Anne
Architectural Resources Group I Tustin Citywide Historic Resources Survey Update Report 20
■ Sub-Theme: Vernacular Types
o Theme:Arts and Crafts Movement
• Sub-Theme: Craftsman
• Sub-Theme: Stone Houses
o Theme: Period Revival
■ Sub-Theme:American Colonial Revival
■ Sub-Theme: Spanish Colonial Revival
■ Sub-Theme:Tudor Revival
■ Sub-Theme: Mission Revival
■ Sub-Theme: Classical Revival
o Theme: Minimal Traditional
o Theme: Modernism
■ Sub-Theme: Moderne
■ Sub-Theme: Mid-Century Modern
o Theme: Ranch
■ Sub-Theme:Traditional Ranch
■ Sub-Theme: Contemporary Ranch
Architectural Resources Group I Tustin Citywide Historic Resources Survey Update Report 21
Historical Background:The Tustin Area, pre-1870
Prior to the Spanish colonization of California in the 18th century,the Acjachemen people
(commonly known as the Juaneno) occupied the area that would come to contain the City of
Tustin."The territory of this Native American group stretched from northern San Diego County
along Orange County's central coast and inland as far as the Santa Ana Mountains.The
Acjachemen/Juaneno had frequent interactions with the groups bordering its territory, including
the Tongva/Gabrielino and Payomkawichum/Luiseno.The non-indigenous names for all three
groups refer specifically to their later Spanish mission affiliations—the closest mission to the
Juaneno was San Juan Capistrano.
The Acjachemen/Juaneno lived a semi-sedentary lifestyle based in permanent villages of kiicha,
round thatched huts built of willow and reeds.They also occupied more transitory seasonal
camps throughout the year for gathering plant foods like acorns, as well as for fishing,
harvesting shellfish, and hunting.The majority of the villages were concentrated along the
outlets of lower San Juan Creek/Trabuco Canyon (near the current location of Mission San Juan
Capistrano) and San Mateo Creek/Arroyo San Onofre (near today's San Clemente).23 These areas
featured stable water sources along with a rich variety of both coastal and inland food sources,
enabling populations of up to 300 people per village. Inland areas had a narrower range of food
sources and tended to support smaller villages of under 100 people which were nonetheless
closely tied with all the rest in a social and economic network. One historic source, a Franciscan
scholar, noted two major groups within the Acjachemen/Juaneno:the "Playanos" who lived
along the coast and the "Serranos"who lived inland, distinguished by differences in religious
belief as well as economic lifeways."
The greater Tustin area (including North Tustin as well as the City) is not known to have had any
permanent villages,though the area had stable water sources including Santiago Creek and was
well traversed by Acjachemen/Juaneno people.They are said to have called the prominent
North Tustin landmark of Red Hill Katuktu, meaning "Hill of Prominence" or"Place of Refuge.""
This was a likely spot for temporary campsites due to the swampy, water-rich west side which
inspired the Spanish-era names Cerrito de las Ranas ("Little Hill of the Frogs") and Cienega de las
Ranas ("Marsh of the Frogs"). In 1769,the Spanish expedition led by Captain Gaspar de Portola
passed Red Hill on its way north from San Diego.
The local Acjachemen/Juaneno way of life saw a dramatic change in the 1770s with the arrival of
Spanish missionaries and the founding of Mission San Juan Capistrano.The seventh of
California's 21 Franciscan missions, San Juan Capistrano was founded by Junipero Serra in 1776
and joined the 1771 Mission San Gabriel in disrupting the lifeways of local indigenous peoples.
As was common throughout the Spanish mission system, Mission San Juan Capistrano had not
22 Juaneno Band of Mission Indians,"History,"accessed April 2020,http://www.juaneno.com/history.
23 San Onofre Parks Foundation,"Native American History,"accessed May 2020,https://sanoparks.org/native-
american-history/.
21"Native American History."
25 Carol H.Jordan,Tustin:An Illustrated History(Tustin:Tustin Area Historical Society,2007),10.
Architectural Resources Group I Tustin Citywide Historic Resources Survey Update Report 22
just religious conversion as its goal, but the strengthening of Spanish economic and military
influence in California. It coerced the local tribes to become neophytes who would convert to
Christianity, learn approved agricultural and ranching techniques, and provide free labor.The
effects of mission influence upon the local native populations were devastating. Villages were
abandoned as their residents were either relocated to the mission or killed by epidemics of
European diseases against which they had no immunity. Although most of the local
Acjachemen/Juaneno were forcibly incorporated into the mission system, some refused to give
up their traditional existence and escaped into the interior regions of California.
The establishment of outposts and agricultural outholdings well beyond the mission's physical
base helped San Juan Capistrano extend Spanish influence and accrue profits. It used thousands
of acres of land between the mission and the coast to grow crops to feed the mission population
and its animals, and to raise cattle for their valuable tallow and hides.The natural bay at what is
now Dana Point served as its primary trading anchorage and thus as its link to the outside world.
The mission expanded the many existing indigenous trails to establish a broad network of roads
accessing all of its holdings and serving as the genesis of much of the area's current
transportation system.
Although the Tustin area lay within Mission San Juan Capistrano's sizable sphere of influence, it
is not known to have experienced any mission-related construction and no resources dating to
this early historic time period are known to exist. It did see private land ownership relatively
early in its history: in 1810,The King of Spain granted Spanish soldier Jose Antonio Yorba Rancho
Santiago de Santa Ana, comprising 62,516 acres of land which today contain the communities of
Tustin, Santa Ana, Orange, Olive, EI Modena, Costa Mesa, and part of Newport Beach.2'The area
that would become Tustin lay near the southeastern edge of the rancho.
When Mexico won its independence from Spain in 1821,what is now California became a part
of Mexico, and large parcels of Spanish lands saw changes in ownership and use. Land use
patterns in Mexican California were predominantly defined by a system in which the
government issued expansive land grants, or ranchos,to prominent, well-connected families as
a means of encouraging settlement and bolstering California's lucrative hide and tallow trade.
The missions, meanwhile,waned in influence and were ultimately desecularized and
abandoned. In the Tustin area,the Yorba family continued to own the 1810 Rancho Santiago de
Santa Ana.The Mexican Governor of Alta California granted Rancho Cienega de las Ranas to Jose
Sepulveda in 1837 and enlarged it to include the Rancho Bolsa de San Joaquin in 1842;together,
the two ranchos formed Rancho San Joaquin. In 1846,the governor granted Jose Yorba's son
Teodosio Yorba Rancho Lomas de Santiago.This rancho and Rancho San Joaquin both bordered
the older Rancho Santiago, and Cerrito de las Ranas served as an important survey point in
establishing the three ranchos' legal boundaries.
26 Jordan 2007,13.
Architectural Resources Group I Tustin Citywide Historic Resources Survey Update Report 23
In 1848,the signing of the Treaty of Guadalupe Hidalgo ended the Mexican-American War and
established California as a United States possession. It also provided for the retention of private
lands by their original Mexican owners,though this provision came under swift assault after gold
was discovered in 1849 and California became a state in 1850. Eager would-be landowners
contested the validity of many of the area's valuable land grants, leading to years of litigation
and the eventual selloff of lands to pay debts. Many of the larger ranchos were divided into
smaller parcels to pay bills and settle legal disputes. In the case of Rancho Santiago de Santa
Ana, a disputed partition by the heirs of the Yorba family(including the family of Juan Pablo
Peralta,Yorba's nephew) dragged on in the courts for twenty years.27
Between the legal fees and the repercussions of a severe two-year drought which killed off most
of their cattle,the Yorba and Peralta families found themselves in dire financial straits.They
began selling off portions of their holdings to Americans eager to obtain a piece. Adjacent
rancho owners found themselves in the same situation, resulting in the sales of Rancho San
Joaquin and Rancho Lomas de Santiago to Irish immigrant James Irvine and his partners in 1864
and 1866, respectively. In 1866,the Peralta family sold one of many tracts from Rancho Santiago
de Santa Ana to Isaac Johnson and Jonathan E. Bacon;the two deeded some of their property to
their attorneys as payment for legal services."Just two years later,Johnson and Bacon sold the
rest of the land to Nelson O. Stafford and entrepreneur and Tustin namesake Columbus Tustin.
F �
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q..
Columbus Tustin,ca. 1870.Tustin Area Historical Society.
27 Jordan 2007,15.
28 ibid.,15-16.
Architectural Resources Group I Tustin Citywide Historic Resources Survey Update Report 24
Columbus Tustin, born in Pennsylvania in 1826, was part of a westward-moving family of 11 that
emigrated to Illinois,then Oregon, Sacramento, and finally Petaluma, California.29 He stayed in
Petaluma as an adult, marrying Mary Cleveland in 1855 and raising a family.Tustin pursued a
variety of business interests, including farming, investing in mining operations, and building
carriages. It was in that last line of work that he met Nelson O. Stafford, a Vermont-born
carriage maker, blacksmith, and aspiring real estate investor. In 1868, Stafford and Tustin
journeyed south and partnered to purchase Bacon and Johnson's "undivided 1/641h" of Rancho
Santiago de Santa Ana, some 1,360 acres for a total of$2,500 each.30 They returned to Petaluma
as owners of the land that would become Tustin, albeit as owners awaiting the final results of
the rancho's protracted legal battles.
When the legal dust settled later in 1868, Stafford and Tustin were recognized as the official
owners of their 1,360 acres;they proceeded to partition the parcel into 520 acres for Stafford
and another business partner,John Fritsch, and 840 acres for Tustin, who paid Stafford $400 for
the extra acreage.31 The stage was now set for a city to (eventually) arise.
21 Jordan 2007,19.
30 Ibid.,20.
31 Ibid.
Architectural Resources Group I Tustin Citywide Historic Resources Survey Update Report 25
Context: Establishment and Early Development of Tustin City, 1870-1913
Columbus Tustin's portion of former Rancho Santiago de Santa Ana land lay south and west of
the Cerrito de las Ranas, containing the well-known swamp, other water sources including a
seasonal creek, and a grove of native sycamores. As part of the rancho's legal decision,Tustin
and his partner Stafford retained rights to Santa Ana River water for irrigation—a point that
would prove crucial to the later agricultural development of the area.Tustin and his family did
not move from Petaluma to the new property in Southern California until late 1870, and in the
meantime Tustin sold several portions of his acreage to his sister Barbara Ann Lewis; he later
sold off other pieces to other parties. Stafford moved to his southern property in 1873 and died
in 1878.32
D SS iii a
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n. lr. nR2 IXQ O $PIXC R = �a JLC�
17
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EDA C U S T I N
ass9Ye ac'
. K 0 L L
L10Jh uc`
Stafford and Tustin's portion of the Rancho Santiago de Santa Ana, 1868.The Huntington Library,San
Marino,California.
Tustin's move from Petaluma coincided with his filing of a plat map for a new community to be
called Tustin City, sometime between August 1870 and May 187 1.33 As originally platted,Tustin
City ran from B Street east to the diagonally running Newport Landing Road and south from First
Street (Anaheim Landing Road)to at least 6th Street.3'The townsite featured 300-square-ft.
blocks divided into 50 x 150 ft. lots, with streets 66 feet in width except for the 80-ft-wide Main
32 Jordan 2007,21.
33lbid.
31 Ibid.21-22;the original southern boundary is unclear because the original 1870-1871 plat map does not appear to
be extant.
Architectural Resources Group I Tustin Citywide Historic Resources Survey Update Report 26
Street (originally 4"Street).35 Lewis sold one of her parcels back to Tustin, creating the Barbara
Ann Lewis addition which extended the townsite west from B Street to Pacific Street. Beyond
the core of the townsite,the Stafford and Tustin tract (1874) had larger parcels,from six to 48
acres in size.36 Most of these would become small agricultural operations, a portent of the larger
industry to come.
Unlike some other platted communities during this period,Tustin City did not just exist on paper
—its founder laid out streets and blocks, and planted numerous trees within the townsite. It
seemed poised to attract the investors and new residents that were starting to take more notice
of Southern California,thanks to the 1869 completion of the transcontinental railroad and new
marketing of the region as a semi-tropical paradise. However, lot sales were slow, with no
established industry or transportation networks to draw new residents, and most of the early
transactions were multi-lot purchases which were soon re-sold by speculators.37 A few
purchasers bought lots for actual development and occupation,forming the nucleus of the new
community. By 1872,Tustin City had a post office and several buildings (including a hotel/store
as well as houses). It also had around 28 school-age children from about a dozen families,
enough to necessitate creation of the Sycamore School District by the Los Angeles County Board
of Supervisors.18 The students attended classes in a one-room school house on a block
designated as the "school block" on early maps, at the northeast corner of 3rd and B Streets.39
L. Utt's Pioneer Store,ca. 1909.Tustin Area Historical Society Collection,Orange County Public Library.
36 Jordan 2007,21.
36lbid.
31 Ibid.,21;Juanita Lovret,Tustin As It Once Was(Charleston,SC:The History Press,2011),16.
38 Jordan 2007,21-23.
39 B Street no longer runs through this block,which is still owned by the Tustin School District.
Architectural Resources Group I Tustin Citywide Historic Resources Survey Update Report 27
Columbus Tustin's vision aside,Tustin City saw very slow development in its early years.The
founder offered a free lot to anyone who would actually build a house on it, which did lead to
some takers, but not to the hoped-for explosion of growth.Tustin eyed the neighboring
townsite of Santa Ana,founded by William Spurgeon, enviously; its growth was outpacing Tustin
City's, partly because it had an active group of boosters.40 Tustin City, on the other hand, had "a
few settlers' shacks hidden around in the thickets of wild mustard."41 The most imposing
building in town was L. Utt's Pioneer Store, a two-story wood framed edifice (no longer extant)
at the southwest corner of Main and D Streets.42 Constructed by another owner to be a hotel, it
was purchased by H.H. Dickerman and then Lysander Utt in 1874.43 The Utt family lived upstairs
from their long-lived store selling general merchandise. In 1875,the Utt store was joined by
Columbus Tustin's own two-story, wood-framed building (no longer extant), on the south side of
Main Street east of C Street;the bottom story contained a store and the post office, while the
Tustin family lived above it.
Columbus Tustin's store and home,ca. 1900.Tustin Area Historical Society Collection,Orange County
Public Library.
In 1878,the competition between Santa Ana and Tustin City was essentially ended by the
Southern Pacific Railroad choosing Santa Ana as the southern terminus of its extension from
Anaheim. Most of Tustin City's already-few commercial operations and some of its residents
pulled up stakes and moved to the city with the rail lifeline that would ensure continued growth
and prosperity.The L. Utt Pioneer Store remained, along with the Utt family and a handful of
others. Columbus Tustin bought back many of the lots he had given away, which had never seen
construction.
40 C.E.Utt in Pleasants,Vol.I.,322-323,cited in Jordan 2007,25.
41 C.E.Utt in Pleasants,Vol.I.,317-318,cited in Jordan 2007,24.
42 D Street is now EI Camino Real.
43 Jordan 2007,24.
Architectural Resources Group I Tustin Citywide Historic Resources Survey Update Report 28
Although agriculture was essentially the only industry in Tustin City,the community had only a
few commercial growing operations around this time; in 1874, only three growers are known to
have been active,working properties of only about an acre each.44 These growers may have
joined others in the larger region in joining the Semi-Tropic Water Company,formed in 1873 to
deliver water from the Santa Ana River, or they may have relied on artesian wells drawing on
the area's abundant groundwater.45 They were soon joined by Dr. William Burgess Wall, who
arrived in 1875 with the express goal of growing oranges and was the first to establish groves on
a large amount of acreage.4' He was one of the organizers of the Santa Ana Valley Irrigation
Company(SAVI) in 1877, which bought out the Semi-Tropic company and enlarged the existing,
inadequate irrigation system, employing primarily Chinese American workers.47
In 1878, rancher James Irvine expanded his holdings, using his land primarily for grazing sheep.
Later development of this massive holding would prove crucial to the growth of Tustin and its
surrounding areas. Other ranching and farming interests bought up smaller parcels of land as
they became available.They mostly found success in terms of crop yield, but without a direct
rail connection their market was limited and thus so was growth of the agricultural industry
during the early 1880s.
Small-scale agriculture aside,there was little else to draw newcomers to Tustin except for its
salubrious climate—at least one early couple, David and Matilda Hewes,first arrived seeking the
warmth and dry air thought to be good for respiratory problems.48 David Hewes was a wealthy
entrepreneur and strong supporter of the transcontinental railroad, supplying the famous
"golden spike" used when the Central Pacific and Union Pacific Railroads met at Promontory
Point, Utah.The wealthy couple's 1881 house remains extant at 350 S. B Street(listed in the
National Register,the California Register, and as an Orange County Point of Historical Interest).
Matilda Hewes died in 1887.
44 Helen Gulick Huntley and William Martin Huntley(edited and expanded by Edna W.Phelps),"Tustin Scrapbook"
(unpublished manuscript,November 1969,on file at City of Tustin Planning Department),22.
45 Juanita Lovret,"First Water Company Formed in 1873," reprinted by the Tustin Area Historical Society courtesy of
the Tustin News,accessed May 2020,http://www.tustinhistory.com/articles/tustin-water-works.htm.
46"Tustin Scrapbook",22.
47 Jordan 2007,27; Explore APA Heritage,"Santa Ana Valley Irrigation,"accessed June 2020,
https://expIoredpaheritage.com/index.pnui slLesisdn ld-dna-valley-irrigationi.
48 Lovret 2011,29,49.
Architectural Resources Group I Tustin Citywide Historic Resources Survey Update Report 29
DAVID HliWES
David Hewes,ca. 1875.Tustin Area Historical Society.
Tustin City hung on through the early 1880s, experiencing enough growth to support the
establishment of three churches, including the First Advent Christian Church in 1881.This
church (555 W. Main Street) is still in use. In 1882,the Sycamore School District constructed a
new, larger schoolhouse (no longer extant)to replace the existing one-room building. Around
the same time,the post office moved from Tustin's building into a new small building next
door.49 Columbus Tustin died in 1883. Members of his family retained land in Tustin for decades,
though they eventually all moved elsewhere.
The 1880s development of railroad networks in Southern California was crucial to the
development of what would become Orange County. Between 1885 and 1889,the Atchison
Topeka & Santa Fe Railway(Santa Fe) and the Southern Pacific Railroad (Southern Pacific)
engaged in a fare war as they competed for riders. Each substantially reduced the cost of train
tickets, with a trip from Chicago to Los Angeles costing as little as a dollar. It was suddenly
possible for droves of tourists and settlers from the Midwest and elsewhere to travel to
Southern California."Would-be residents as well as hordes of visitors descended on Southern
California, and both railroad companies expanded their systems in the region as quickly as they
could.This, in turn, ignited a real estate boom that was predicated on speculation, as investors
49 Jordan 2007,32.
so George L.Henderson,California and the Fictions of Capital(New York:Oxford University Press,1999),154.
Architectural Resources Group I Tustin Citywide Historic Resources Survey Update Report 30
and developers seized upon the mass arrival of newcomers and hastily subdivided new towns
along railroad corridors. California historian Carey McWilliams sardonically remarked that these
towns "appeared like scenes conjured up by Aladdin's map—out of the desert, in the river wash,
or a mud flat, upon a barren slope or hillside"—anywhere that investors perceived even the
smallest kernel of demand.51 For better or for worse,Tustin City was established just a little too
early to experience the intoxicating 1880s speculation that led to the hangover of the 1890s.
In 1886,Tustin investors organized the Santa Ana, Orange, and Tustin Street Railway to provide
a connection between the sleepy community of Tustin and the nearest rail terminus in Santa
Ana.The connection was a horse-drawn streetcar line which could not rival trolley networks in
some other Southern California communities, but which did attract sightseers disembarking
from Los Angeles-based excursion trains.52 Would-be speculators and investors also visited
Tustin, spurring real estate auctions and further subdivision. Inspired by the new transportation
linkage, a group of local businessmen formed the Tustin Land and Improvement Company to try
to capitalize on the development boom—and draw the attention of the railroad companies.The
company purchased property to subdivide and develop, and was the main driver of Tustin-area
real estate promotions and auctions. Boosters were not shy about linking Tustin with its
onetime rival Santa Ana, as seen in a typical 1887 Los Angeles Times article:
Seated in the heart of her lovely valley, and smiling in the midst of her fruits and
flowers, rests the city of Santa Ana, and closely blooms the pretty little town of Tustin.
The lands about Tustin are cultivated in oranges, grapes and all manner of tropical and
semi-tropical fruits. Its residences are surrounded by a profusion of shade trees, and its
nearness to Santa Ana increases the value of its splendid lands."
In another municipal improvement effort, partners Hiram and Charley Willard and Henry Adams
established the Water Works to provide running water to the fifty or so residences comprising
the City of Tustin; it was functional by the end of 1887.54 Prior to this time, households had
depended on their own wells and water tanks. Located on Main Street east of Prospect Avenue
(now the location of City of Tustin offices as well as the Tustin Water Services Department),the
Water Works facilities included a well, steam-driven pumps, a 10,000-gallon water tank standing
40 feet tall, and a pipe network.ss
In 1887-1888,the Tustin Land and Improvement Company(and then several consecutive
owners) erected the grand Tustin Hotel at the terminus of the horse-drawn streetcar line on
Third Street between today's EI Camino Real and Prospect.5'This three-story, Eastlake style
51 Carey McWilliams,Southern California:An Island on the Land(Salt Lake City: Peregrine Smith Books,1946),120.
52 Jordan 2007,34.
53"Santa Ana,"Los Angeles Times 9/30/87.
54 C.E.Utt in"Fifty Years of Public Service,"1,cited in Jordan 2007,37.
ss Jordan 2007,40.
56 Ibid.,34-35.
Architectural Resources Group I Tustin Citywide Historic Resources Survey Update Report 31
building (no longer extant) boasted 40 guest rooms awaiting overnight tourists, who
unfortunately proved elusive.The hotel was soon joined by the Bank of Tustin (no longer extant)
at the northwest corner of Main Street and EI Camino Real, a two-story, Richardsonian
Romanesque structure with an upper-story hall used as a community center and event space.57
In June of 1888,the efforts of the Tustin Land and Improvement Company paid off with the
establishment of a Southern Pacific Railroad line to Tustin. In competition, as always,with the
Santa Fe, Southern Pacific constructed a depot and ran two trips a day into Los Angeles.The
Santa Fe responded by building an alternate route along its right-of-way and establishing a
Tustin stop. In the space of four years,Tustin had gone from having no railroad lines to having
two—a definite boon to its development prospects. Its new connections meant that it was now
more or less a suburb of the larger city of Santa Ana, with a small business center but "chiefly
consist[ing] of ideal homes, embowered among fruit trees and flowers."58
Unfortunately, Southern California's regional boom ended when the railroad fare war ceased at
the close of the 1880s, and speculation funding dried up. Despite its promising prospects and
the boost provided by the creation of Orange County in 1889,Tustin City found itself at a
standstill yet again. In 1894,the post office dropped the word "City"from its name, and in 1895,
the horse-drawn streetcars of the Santa Ana, Orange, and Tustin Street Railway Company
ceased operation.59 A later line (ca. 1900) between Santa Ana and Orange resurrected streetcar
service with a small engine operated by a steam boiler,though it does not seem to have lasted
long.60 In 1897,the Tustin Hotel (which had operated as a rooming house for several years), was
offered for sale at a reduced price, with no takers.61 The Water Works continued operating at a
loss until 1896 when the founders sold it to Charles Edward Utt; Utt noted ruefully that it
continued operating at a loss for the next 30 years.ez
Tustin City proper may have had a small population, but its school district drew students from
farming families all over the region—so even while the city lay mostly undeveloped,the 1882
schoolhouse saw enough students that it required a large four-room addition in 1890.63 The
large student population indicates one advantage Tustin had over many other Southern
California communities as the recession years of the 1890s continued:the quietly growing
agricultural industry in the lands ringing the platted townsite. Beyond the ups and downs of
Tustin City's commercial core lay burgeoning walnut, apricot, and citrus groves tended by
entrepreneurial growers working on larger and larger scales, irrigated by an ever-expanding
system.ea
57 Ibid.,36.
58 Orange County agricultural pamphlet,1893,cited in "Tustin Scrapbook"1969,24.
59 Jordan 2007,39.
60"Tustin Scrapbook",34.
61 Jordan 2007,39-40.
62 C.E.Utt in"Fifty Years of Public Service,"1,cited in Jordan 2007,40.
63 Jordan 2007,42.
64 Orange County agricultural pamphlet,1893,cited in "Tustin Scrapbook",23-24.
Architectural Resources Group I Tustin Citywide Historic Resources Survey Update Report 32
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Apricot camp workers, 1909.Tustin Area Historical Society Collection,Orange County Public Library.
From Tustin's earliest years,the workers who grew, picked, processed, and packed its
agricultural bounty were a diverse group of people— Mexican Americans, Chinese Americans,
Japanese Americans, and European Americans were all amply represented in the seasonal
workforce, as were women and children. In the early 1890s, a Chinese residential enclave arose
near a packing house along the Southern Pacific line. Other Chinese American locals included
cooks known as "Old Joe" and Ho Ching, both of whom fed workers at David Hewes' Anapauma
("place of rest")farm where Dodge Avenue now meets Newport Avenue in North Tustin.es
Tustin City also had a Chinese-owned laundry on the west side of D Street (EI Camino Real) near
3rd, which was later replaced by a smaller operation at the corner of 1st and B Streets.ee
Some of the few Chinese American residents who resided in Tustin City year-round grew
vegetables in at least two locations: on 20-30 acres on the south side of Main Street
approximately where the Saddleback Mortuary is now (228 E. Main Street), and on about 20
acres along the east side of what was later Yorba Street, north of 1st Street.6'They sold the
produce from wagons following regular delivery routes. Chinese laborers also lived and worked
on the Irvine Ranch, and moved from place to place helping with harvests; it is estimated that as
65"Tustin Scrapbook",95.
66 Juanita Lovret,"Tustin Ranchers Depended on Chinese Workers," reprinted by the Tustin Area Historical Society
courtesy of the Tustin News,accessed June 2020,http://tustinhistory.com/articles/chinese-workers.htm.
61"Tustin Scrapbook",28;Guy Ball and the Tustin Area Historical Society,Tustin(Charleston,SC:Arcadia Publishing,
2011),36; Lovret,"Chinese Workers."
Architectural Resources Group I Tustin Citywide Historic Resources Survey Update Report 33
many as 200 Chinese Americans resided in the Tustin area during the 1880s.68 The Chinese
Exclusion Act of 1882 prohibited immigration from China, resulting in the dwindling of the local
Chinese population. It does not seem that any other discernable, permanent ethnic enclaves
existed in Tustin at this early date,though Japanese workers at the Hewes farm "ate and slept at
their own compound" on the property in the 1890s rather than bunking with the rest of the
ranch hand S.61
s
F � �
Tustin resident"Chiny Lou"delivering vegetables,ca. 1900.Tustin Area Historical Society Collection,
Orange County Public Library.
While Tustin's townsite proper saw slow growth, its outlying areas were rapidly developed by
farmers working on increasingly larger scales during the early 20" century.As early as 1901,
Tustin City's small business center was "surrounded by a thickly settled and highly improved
country" producing "oranges, walnuts, apricots, olives, lemons and other fruits,with grain, hay,
alfalfa and all vegetables and flowers in profusion" and a population of about 800.70 Ranch and
farm houses in Victorian-era styles sat among massive groves and orchards and disgorged daily
an ever-growing group of students toward the Tustin schoolhouse. New packing houses were
constructed and growers began forming cooperative organizations (many of which built their
own packing houses), reflecting the increasing importance of citrus crops. By the 1910s, SAVI's
irrigation system had been expanded and updated so it could service approximately 18,000
acres in and around Tustin.71
68 Lovret,"Chinese Workers."
61"Tustin Scrapbook",95.
70 Cited in Jordan 2007,50.
71"1911 Clipping Tells Story of Old Tustin,"reprinted in Tustin News 16 September 1938 and spring 1974(50th
anniversary edition).
Architectural Resources Group I Tustin Citywide Historic Resources Survey Update Report 34
6r
A;
2� 3k
y:. .` y��?imp-•'� :-•' -• L
Tustin packing house and crew,ca. 1910.Tustin Area Historical Society Collection,Orange County Public
Library.
Census data from 1900 and 1910 illustrate the central role of agriculture in Tustin at this time,
with the majority of residents enumerated as agricultural workers; most were white and U.S.-
born, with smaller numbers of Mexican American, Mexican, and Japanese American residents.
Several large concentrations of Japanese American men and Mexican American/Mexican
families lived in farmworker camps (presumably seasonal) on Newport Avenue and Irvine
Boulevard in 1910.7'The Tustin townsite itself contained one small enclave of California-born
Mexican American residents intermixed with Mexican-born residents, mostly farmworkers
(aside from two wood cutters), comprising seven family households on B Street between 1St and
2"d St. No physical remnants are known to survive from this small cluster of homes.
Few other industries competed with agriculture in this area during the early 201h century.A
successive series of entrepreneurs attempted to mine cinnabar(mercury) at Red Hill with little
success, and leaving few physical remnants behind except for spoils piles and some excavations.
Smaller-scaled industrial/commercial operations began to pop up in the 1910s, like S.E.Tingley's
1910 Tustin Lumber Company on E. Main Street, near the Southern Pacific depot on Newport
Avenue. Like the region's agricultural operations,this business depended on rail connections—it
was sited near the Southern Pacific depot on Newport Avenue to facilitate movement of its
72 U.S.Bureau of the Census,Thirteenth Census of the United States-1910,Santa Ana Township,District 0053.
Architectural Resources Group I Tustin Citywide Historic Resources Survey Update Report 35
product.Tustin benefited from its first local lumber source, which provided building materials
for the new commercial and residential properties that would arise during the 1910s and 1920s.
Despite a lack of municipal government,Tustin saw a few improvements to its infrastructure
during the early 201h century.Two telephone companies operated a phone system by 1903—but
customers of one could not call customers of the other, so most businesses had to have two
phones.13 The Water Works drilled a new well and replaced the old steam pumps with gas-
powered pumps, and the newly formed Tustin Mutual Improvement Association installed street
signs throughout the townsite and at a few outlying streets like Red Hill Road around 1905.74
This group,formed by local resident E.M. Wheeler, held fundraising activities to enable minor
infrastructure improvements like the street signs but could only accomplish so much given the
small size of the community and the lack of a robust business group.
Although the community had no formal parks of yet,the many street trees planted in the days
of Columbus Tustin were coming to maturity and joining previously existing native trees like
sycamores and oaks to shade the streets and provide a sense of place. North of Tustin City,
David Hewes' carefully designed Hewes Park was a renowned "horticultural showplace" drawing
picnickers from across the region.7' Hewes developed the park as an extension of his 820-acre
agricultural property centered on his 1887 ranch house Anupama, both to pursue his botanical
interests and to provide a recreational destination for the area. Sold after Hewes' death in 1920,
the park was developed into a popular amusement attraction that thrived in the 1920s and early
1930s, but closed during the Depression.
73 Jordan 2007,53.
74 Ibid.,40,52-53.
75 Juanita Lovret,"Hewes Park Once a Southland'Beauty Spot,"reprinted by the Tustin Area Historical Society
courtesy of the Tustin News,accessed June 2020,http://www.tustinhistory.com/articles/hewes-park.htm.
Architectural Resources Group I Tustin Citywide Historic Resources Survey Update Report 36
Theme: Early Industrial Development, 1870-1913
Despite the crucial role agriculture played in Tustin's early development, only two extant
resources associated with pre-1914 industry are known to survive within the city limits: a
concrete weir box representing a surface vestige of the massive SAVI irrigation system, and the
Tustin Blacksmith Shop at 245 S. C Street,which was associated with early commercial
development as well as industrial. Both are located within the Tustin Cultural Resources District
and contribute to its significance. Other industrial features may be scattered more widely across
the city, reflecting their original sparse distribution across large tracts of agricultural land, but
postwar subdivisions have likely demolished or obscured the majority of them.76
Small-scale farming was one of the earliest endeavors to take root in the Tustin area, but it took
some time for local agriculture to expand into the commercial growing operations which proved
the primary shaper of Tustin City. Local farms were limited by water availability—some relied on
wells, while others began organizing larger irrigation companies.The first was the Semi-Tropic
Water Company, established in 1873 to divert water from the Santa Ana River."Orange grower
William Burgess Wall,the first grower to demonstrate the potential of large-scale citrus
plantings,first joined this company and then went on to co-organize the Santa Ana Valley
Irrigation Company(SAVI) in 1877.'$SAVI acquired Semi-Tropic and began enlarging the existing,
inadequate irrigation system, a project which would continue for decades.79 Chinese workers,
some of whom were workers at local farms and ranchers and others of whom were likely hired
through labor bosses in Los Angeles, dug at least 15 miles of ditches and built two 100-yard-long
wooden tunnels to channel water from the Santa Ana River.80
In 1878, rancher James Irvine bought out his partners' interests in the land they had acquired
from Rancho San Joaquin and Rancho Lomas de Santiago in the 1860s.This made him the sole
owner of 110,000 acres stretching from the Pacific Ocean to the Santa Ana River, which he used
primarily for grazing sheep. Other, smaller commercial interests continued to buy up land and
found the local terrain and climate ideal for agriculture—but without a direct rail connection,
their market for produce was limited, and so was the potential for industrial growth.The
majority of the city's extant resources from this early time period are residential in nature;while
many of them were in fact farm or ranch houses once surrounded by vast landholdings or
smaller-scaled orchards,they do not directly express the industrial nature of the area's early
agricultural history, and are instead addressed in the Early Residential Development theme
below.
76 Several community members noted there may be more extant weir boxes on W.15t Street,but the survey team was
unable to locate any.
77 Juanita Lovret,"First Water Company Formed in 1873," reprinted by the Tustin Area Historical Society courtesy of
the Tustin News,accessed May 2020,http://www.tustinhistory.com/articles/tustin-water-works.htm.
71"Tustin Scrapbook",22.
79 Jordan 2007,27.
S0 Explore APA Heritage,"Santa Ana Valley Irrigation,"accessed June 2020,
https://exploreapaheritage.com/index.ph p/sites/santa-ana-vaI ley-irrigation/.
Architectural Resources Group I Tustin Citywide Historic Resources Survey Update Report 37
Everything changed for Tustin's economy in 1888,when both the Southern Pacific and Santa Fe
railroads established lines to Tustin.This opened up vast new opportunities to market and ship
the area's produce, and agricultural development began to expand greatly. Larger and larger
groves, primarily citrus, apricot, and walnut, were irrigated by SAVI's ever-growing system,
reported in 1893 to be a $500,000 investment in Tustin's future.81 After the orange groves Dr.
William B. Wall established in the late 1870s matured, he built one of the earliest packing
houses in the area, perfected fumigation techniques, and proved that citrus crops could succeed
on a large scale in the Tustin area.82 Grower Sherman Stevens had planted 50 acres of oranges,
walnuts, grapes, prunes, and apricots as early as 1886, and went on to expand to thousands of
acres in the first decade of the 201h century.83 By 1888, oranges were one of the area's principal
crops.84 And the largest landholder of all,the Irvine Company(incorporated by James Irvine's
heir,James Irvine Jr., in 1894), began the shift from grazing sheep to planting crops, starting
with feed crops, olive, and citrus. It added numerous other crops over the years, producing
everything from peanuts to lima beans.
Although other crops as noted above remained in Tustin, a 1903 county assessment found that
citrus trees were already over twice as prevalent as the next most common crops, walnuts and
apricots.85 Survival of citrus orchards depended on smudging during cold nights, with oil-fired
smudge pots warming the air around the trees and depositing soot everywhere.This proved
crucial during a particularly heavy and long freeze in 1913 which destroyed crops across
Southern California.The Santa Ana Valley seems to have fared better during the freeze than
nearby areas in general, perhaps due to locally specific climatic conditions.
Unlike apricots, which were sulfured and dried immediately after picking and remained shelf-
stable, perishable oranges and other citrus required quick sorting, packing, and shipping. As
reliance on citrus crops grew, so did the number of packing houses. A new packing house sat
next to the Southern Pacific's Tustin branch line by 1901, supplanting the older Thacker Bros.
facility.86 By 1905,Tustin had at least four packing houses, a number which increased again in
the 1910s with the organization of citrus associations—in these,growers banded together to
create cooperative organizations to market their products.Among the associations which built
their own packing houses in the 1910s were the Tustin Lemon Association,the Tustin Hills Citrus
Association,the Golden West Citrus Association,the Santa Ana/Tustin Mutual Orange
Distributors,the Frances Citrus Association, and the Irvine Valencia Growers Association.8'The
physical scale on which farming took place continued to expand, with ventures like the San
Joaquin Fruit Company (incorporated in 1906) planting a thousand acres of oranges, lemons and
walnuts on land leased from the Irvine Ranch.
S1 Orange County agricultural pamphlet,1893,cited in "Tustin Scrapbook",23-24.
82 Lovret 2011,61-62;Jordan 2007,40.
S3 Jordan 2007,58.
S4 R.L.Polk&Co.,State of California Gazeteer 1888,cited in"Tustin Scrapbook",22.
S1 Jordan 2007,56.
S6 Jordan 2007,50;Sanborn Map Company,"Tustin City"(in "Santa Ana,California"map set),1906.
87 Jordan 2007,57-58.
Architectural Resources Group I Tustin Citywide Historic Resources Survey Update Report 38
Examination of the 1900 and 1910 censuses confirms the dominance of agriculture in the local
economy,with the vast majority of Tustin-area workers enumerated as farm laborers and fruit
farmers.The census-enumerated occupations, as well as some of the remnants of Tustin's early
businesses, also illustrate the vast infrastructure required to keep farms running; in addition to
farm laborers and fruit farmers, people worked as farm teamsters, general laborers, packing
house workers, ditch tenders, and blacksmiths.The Tustin Blacksmith Shop (245 S. C Street) is a
rare resource related to local industry. Established in 1912, probably by Thomas J. Wilson,the
shop has continuously housed blacksmithing operations since its construction;the need for its
services well into the 201h century and the decline of wagon freight reveals its importance to the
local agriculture industry.
�A.
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gl-ncKSMITH SHO .r•
,I
Tustin Blacksmith Shop(245 S. C Street, 1912),ca. 1919.Tustin Area Historical Society Collection,Orange
County Public Library.
Tustin Blacksmith Shop(245 S.C Street, 1912),2020.
Architectural Resources Group Tustin Citywide Historic Resources Survey Update Report 39
While Tustin's permanent population was majority white and U.S.-born, both permanent and
seasonal populations included other ethnicities from the community's beginnings, all drawn to
the area's expanding agricultural job opportunities. In the late 19" century, many of Tustin's
agricultural workers were Chinese Americans who had arrived in the area while building the
Southern Pacific Railroad.They established a Chinese residential enclave near the "red packing
house," about 150 feet from the Southern Pacific depot; local resident William M. Huntley
recalled the men who lived there "lived in tents and shacks made of scrap lumber during the
packing season. Some people objected to their working here and one of them was shot in the
leg one night. I don't think they ever found out who did it.""As this story illustrates, both race
and class were fraught issues in Tustin. In addition to European American and Chinese American
residents,Tustin's agriculture industry also employed Mexican American and Japanese American
farmers and farmworkers born and raised in the area, as well as Mexican nationals who moved
up and down California working harvest to harvest on a seasonal basis.
While many agricultural workers were employed in all-male groups, not all agricultural workers
were men - many of the seasonal workers had their families with them, who worked alongside
the local housewives and children who pitched in during intense harvesting times like apricot
drying season or walnut picking season. Many local women and teenagers also joined the
workforce, primarily in the packing houses, during orange packing season.The population size
and overall demographics of the Tustin area must have fluctuated wildly based on the season
and the number of seasonal workers in residence, but few remnants of the seasonal workers'
built environment are known to survive as a testament to their importance in the local
economy.
By the 1910s,Tustin's agricultural industry was well established, producing walnuts, apricots,
olives,grain, hay, alfalfa,vegetables, and flowers in addition to the dominant citrus crops. Even
the townsite's commercial core reflected the predominant role of agriculture—open irrigation
ditches ran along B, D, Main (41h), and 3rd streets.89 SAVI made major improvements to its
system, which included a major ditch running south from 17th Street to 1St Street, between
Yorba Street and Tustin Avenue, where laterals carried water east and west.90 Rows of
alternating eucalyptus and cypress trees lined the banks. A portion of this ditch has been
incorporated into the City's modern channelized drainage system, but it has been significantly
changed through modern upgrades over the years.
as"Tustin Scrapbook",49;the 1895 Sanborn map of Tustin City shows a packing house near the depot as Thacker
Bros.,but research could not confirm if this is the same as the"red packing house" recalled by Huntley.Sanborn Map
Company,"Tustin City"(in"Santa Ana,California"map set),1895.
S9 Sanborn Map Company,"Tustin,California," 1895.
9°"Tustin Scrapbook",24-25.
Architectural Resources Group I Tustin Citywide Historic Resources Survey Update Report 40
L1o` `
SAVI concrete pipeline under construction near Orange, 1910.Orange Public Library and History Center.
In 1911,the Tustin News summarized the state of the area's irrigation network:
One of the greatest facilities offered the farmers in this location is the irrigation system
which covers some 18,000 acres in Tustin and the surrounding country.The Santa Ana
Valley Irrigation Company is a mutual company of all the land owners in the vicinity.The
water is taken from the Santa Ana River about fifteen miles north of Tustin and is
conducted through cement ditches over the country.There are at present 20,000 acres
of land which carry the stock of this company and the company is serving all but about
2000 acres with water at the present time.The water is supplied at the rate of$.30 an
hour for a full head of 100 inches.The average amount used by the ranchers in a single
irrigation is from 45 to 60 inches per acre.
...Almost anywhere wells may be sunk and water may be obtained at depths of from 45
to 300 feet.The deeper wells tap a strata of artesian water and in these wells the water
rises by its natural pressure 100 or even 200 feet which greatly lessens the amount of
pumping required.The water supply has always been constant and is practically
inexhaustible.91
SAVI constructed miles-long concrete pipelines and ditches throughout the region, most of
which eventually terminated in a reservoir at what is now Eisenhower Park in Orange, where
91"1911 Clipping Tells Story of Old Tustin,"reprinted in Tustin News 16 September 1938 and spring 1974(50th
anniversary edition).
Architectural Resources Group I Tustin Citywide Historic Resources Survey Update Report 41
some visible remnants of irrigation features remain.92 Tustin retains at least one irrigation
feature dating to this time: a concrete weir box, sitting incongruously in the surface parking lot
of the Cox Market at 401 EI Camino Real.This enclosure served to redirect water in various
directions, including to the large Prescott orange grove that once occupied this area and
extended well to the south. Owner Phil Cox restore the feature, repurposed it into a
recirculating water feature, and added interpretive signage explaining its place within the larger
SAVI system.
4 p
r
SAVI weir box(ca. 1910),sited off the southeast corner of the Cox Market building(401 EI Camino Real).
92 ibid.
Architectural Resources Group I Tustin Citywide Historic Resources Survey Update Report 42
Evaluation Guidelines:Early Industrial Development,1870-1913
Properties evaluated under this theme are significant for their association with Tustin's earliest patterns of industrial development,leading up to
the improvement of State Highway 101 through town in 1914.They may also be significant for their association with individuals who played an
important role in this period of Tustin's history(and/or subsequent periods,if the individuals retained occupancy for a long timespan).One
industrial/commercial property dating to 1870-1913 has been identified in previous citywide surveys(245 S.C Street,the Tustin Blacksmith
Shop),and both this property and the other early industrial property identified in the current survey(SAVI weir box at 401 EI Camino Real)are
contributors to the Old Town Cultural Resource District(a geographically unified grouping of residential and commercial properties),and eligible
for listing as individual properties.No other known industrial properties from Tustin's earliest period of development are known to be extant.
Resources from this period that may be significant as embodiments of an architectural style,type,period,or method of construction(under
Criteria C/3/3,4)93 are evaluated using Context 4.7,Architecture and Design,1870-1976;these include examples of the use of indigenous
materials or craftsmanship;or examples of the notable work of a builder,designer,or architect.
Associated Property Types
Irrigation Features
Blacksmith Shops
Ancillary Buildings
Vernacular Landscapes
Industrial resources may include irrigation features like ditches,weir boxes,pipelines,gates,and laterals;blacksmith shops and similar
businesses like wagon repair shops orfarm equipment sales/repair shops;ancillary buildings;vernacular landscapes reflecting early industrial
occupations(possibly including relic groves,orchards,or vineyards);and geographically unified groupings of industrial properties(historic
districts).
Geographic Location(s)
The earliest industrial resources known to be extant are concentrated in the Old Town Tustin Cultural Resources District.Others may be
scattered across the city.
93 The applicable criteria here and in the table below are ordered as national/state/local.See Section 3 for a full discussion of National Register,California Register,and City of
Tustin eligibility criteria.
Architectural Resources Group I Tustin Citywide Historic Resources Survey Update Report 43
Integrity Overview
A property that is significant must also retain certain aspects of integrity in order to express its historic significance.Determining which aspects
are most important to a particular property type necessitates an understanding of its significance and essential physical characteristics.The
rarity of a property type should also be considered when assessing integrity.As resources associated with this theme are very rare,greater
latitude may be allowed in terms of integrity.As they were built when Tustin was an open agricultural area rather than a fully developed city,
most resources associated with this theme have experienced a dramatic change in setting over time,and the loss of integrity of setting should
not equate to a loss of property integrity.Likewise,building relocations do not necessarily result in a loss of integrity,if the properties remain
recognizable as early industrial resources.Non-building resources,such as engineering features,must be at their original locations in order to be
considered potentially eligible.A greater degree of alterations may not preclude a resource from being eligible,though a building must still
retain sufficient integrity to convey its significance,using the guide below.
Criteria Significance wrIntegrity Considerations Registration Requirements
A/1/1 An individual property A property that is significant for its historic association is eligible if To be eligible under this theme,a resource
eligible under this theme it retains the essential physical features that comprised its should,at a minimum:
may be significant: character or appearance during the period of its association with
the important event or historical pattern.94 An industrial property
from this period should retain integrity of design,feeling,and • Date to the period of significance
• For its association association,at a minimum,in order to convey the important (1870-1913),and
with the earliest association with the city's development during this period.A • Retain the essential aspects of
patterns of property that has lost some historic materials or details,or that integrity,and
industrial has been relocatedif a building),g),may still be eligible if it retains . Retain enoughof its essential
development in
the majority of the features that illustrate its original style and features to sufficient)
Tustin;and/or physical y
appearance in terms of the massing,spatial relationships, convey its association with the
• As the site of a proportion,and fenestration pattern.A property is not eligible if historic context.
significant historic it retains some basic features conveying form and massing,but
event from this has lost the majority of features that characterized its appearance
period. during its historical period.
94 National Park Service,National Register Bulletin 15:How to Apply the National Register Criterion for Evaluation(Washington,D.C.:U.S.Department of the Interior,1990).
Architectural Resources Group I Tustin Citywide Historic Resources survey Update Report 44
A/1/1,7 A historic district eligible In order for a historic district to be eligible for designation,the To be eligible under this theme,a historic
under this theme may be majority of the components within the district boundary must district should,at a minimum:
significant: possess integrity,as must the district as a whole.Integrity of
design,setting,and feeling must be strongly present in the
district overall,and it should convey a strong sense of time and • Date to the period of significance
• For its association place. (1870-1913),and
with the earliest • Retain the majority of the
patterns of contributors dating to the period
industrial A contributing property must retain integrity of design,setting, of significance.
development in feeling,and association to adequately convey the significance of
Tustin. the historic district.In general,minor or reversible alterations or
in-kind replacement of original features and finishes are
acceptable within historic districts.Significant alterations that
change the massing,form,roofline,or fenestration patterns of an
individual building,alter the original design intent,or that are not
reversible may result in non-contributing status for an individual
building.Historic(pre-1976)relocation of a building in the
district,either from elsewhere in the district or elsewhere in
Tustin,is acceptable as long as the building conforms to the
identified period of significance.In order for a historic district to
retain integrity,the majority of its component parts should
contribute to its historic significance.
B/2/2 • For its association A property that is significant for its association with a significant To be eligible under this theme,a resource
with a person(or person should retain integrity of design,feeling,and association, should,at a minimum:
persons)significant at a minimum,in order to convey its historic association with a
in the history of significant individual.A property that has been relocated,or has
Tustin lost some historic materials or details,may still be eligible if it • Date - the period of significance
retains the majority of the features dating to the period during (1870-1913),and
which it was associated with a significant individual. • Retain the essential aspects of
integrity,and
• Retain enough of its essential
physical features to sufficiently
Architectural Resources Group I Tustin Citywide Historic Resources survey Update Report 45
convey its association with the
historic context,and
• Be directly associated with the
notable person's productive
period—the time during which she
or he attained significance.
Architectural Resources Group I Tustin Citywide Historic Resources Survey Update Report 46
Theme: Early Residential Development, 1870-191?
Extant resources associated with Tustin's residential development between 1870 and 1913 are
largely concentrated in the Old Town Cultural Resource District, comprising the original townsite
as platted in 1870 and a number of early annexations. While Old Town also retains several
commercial properties dating to Tustin's earliest period of development, it is the unusually
cohesive and intact pool of single-family residences that best convey the feel of this small
community in the late 191h and early 201h centuries. Other early single-family residences are
scattered more widely across the city, reflecting their original sparse distribution across large
tracts of agricultural land. Postwar subdivisions have since supplanted the orchards and fields
that once surrounded these properties. No multi-family residences dating to 1870-1913 are
known to exist,though several of the originally single-family residences were later converted to
multi-family.
Tustin's early residential development was partially dependent on the neighboring city of Santa
Ana, which received rail connections long before Tustin did; as a result,the smaller town arose
partly as a residential suburb for people who made their living in Santa Ana. An 1890 Los
Angeles Times account noted the predominantly residential nature of the townsite even then,
stating Tustin "has a larger number of neat cottages and handsome residences than any other
town of its size in the county."95 Early commuters constituted only a portion of Tustin's
population, of course—a greater number of residents worked in the agricultural industry as
everything from grove managers to pickers to packing house workers.This wide socioeconomic
range resulted in a residential built environment comprising a variety of architectural styles,
scales, and levels of articulation—Tustin's early residential properties represent small workers'
cottages in a vernacular Victorian-era idiom as well as large, ornately decorated homes
reflecting Eastlake/Stick, Italianate, and Queen Anne styles. A few properties, including the 1886
Mary Tustin-Lindsay House at 305 S.0 Street, represent the simple "California house" noted as
typical of earliest Tustin, with board and batten single-wall construction and a simple floor
plan.96 Others, like the Italianate Hewes House at 350 S. B Street (1885) and the Queen Anne
Stevens House at 228 W. Main Street (1887),feature two-story heights, complex floorplans, and
elaborate detailing.
95"Santa Ana,the County Seat,"Los Angeles Times 1 January 1890.
96"Tustin Scrapbook";TBAW and C.Jordan,DPR form(Building,Structure,and Object Record)for Lindsay House,305
S.C St.,2002.This house is one of many to have changed locations over time.
Architectural Resources Group I Tustin Citywide Historic Resources Survey Update Report 47
;3
ae
- LLL =,.
1„1II11111IIIj� - �1 � llllll � , ��.
• y2itfr�l'�a4��'SuF�`;;
Mary Tustin-Lindsay House(305 S. C.Street), 1886.ARG,2021.
Most of Tustin's earliest houses date to the 1880s, although there are several 1870s residences
including 1062 San Juan Street (1875), 265 S. Pacific Street (Brown House, 1875) and 302 S. A
Street (Hubbard House, 1876). Some of the houses in Old Town are of unclear age due to later
additions and, even more commonly,the widespread practice of moving buildings from place to
place in Tustin. A number of Old Town's older homes were moved there from surrounding
agricultural properties as lands were sold off.This practice was occurring quite early on and
accelerated in the late 1910s-early 1920s, when the city's downtown was consolidating and
growing as a true mixed-use center. Due to the frequency of building relocation and additions, it
is unclear whether a particular architectural style was more or less common in Tustin proper as
opposed to the farther-flung ranch houses.The extant scattered ranch houses exhibit a range of
sizes and styles as well. Several of the city's earliest houses were owned and occupied by
significant individuals who proved crucial to the success of Tustin, and are significant due to this
association.These include members of the Tustin, Utt, Hubbard, Hewes, Wilcox, and Stevens
families, along with many others.
Architectural Resources Group I Tustin Citywide Historic Resources Survey Update Report 48
roti:
a
Hubbard House(302 S.A Street), 1876.ARG,2021.
i
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M
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Case Vance House(420 W. Main Street), 1887(photo taken 1917).Tustin Area Historical Society
Collection,Orange County Public Library.
Tustin's general patterns of residential development continued through the first decade of the
201h century, dominated by small-scale, single-family residences filling in the lots of the original
townsite with a few scattered examples constructed on agricultural parcels on the outskirts.
They were typically hipped-or gabled-roof variants of vernacular Victorian-era cottages,
Architectural Resources Group I Tustin Citywide Historic Resources Survey Update Report 49
featuring decorative elements borrowed from higher styles like Queen Anne applied to simple
floorplans with rectangular or square massing. Partial-width,full-width, and corner/wraparound
porches were a common design element, something that carried over into styles transitional
between the Victorian-era idiom and the Craftsman styles to come. Starting around 1910,
Craftsman residences began to appear,typically as simple cottage or"California bungalow"
types. Larger, more articulated examples of the rustic style were also constructed, like the 1910
Bowman House at 660 W. 3rd Street.
1
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l i -
344 W. 3"Street, 1898-a Vernacular Victorian Hipped-Roof Cottage.ARG,2021.
-== - - _4
o
The Craftsman-style Bowman House(660 W. 311 Street), 1910.ARG,2021.
None of Tustin's earliest residential properties are known to have been constructed by builders
or developers working on a large scale; unlike many other Southern California communities
Architectural Resources Group I Tustin Citywide Historic Resources Survey Update Report 50
arising in the 1880s,Tustin does not seem to have had formal residential subdivisions or
concerted marketing efforts, beyond those of local boosters promoting Tustin City in general.
Houses were built by local owners or builders for owner occupation rather than on spec, and
their spatial configurations were largely determined by the blocks, lots, and street layouts of the
townsite. When these earliest buildings were constructed,Tustin's streets were dirt, and no
utilities were available until the water company began establishing a water system in 1887. A
sewer system took years longer to establish. Some of the community's homeowners depended
on private wells and backyard privies well into the 20" century.
By 1913,Tustin proper had only about 50 residences, with numerous others located outside of
the townsite. It would remain a sleepy agricultural community and suburb of Santa Ana for
some years to come.
Architectural Resources Group I Tustin Citywide Historic Resources Survey Update Report 51
Evaluation Guidelines:Early Residential Development, 1870-1913
Buildings evaluated under this theme are significant for their association with Tustin's earliest patterns of residential development,leading up to
the improvement of State Highway 101 through town in 1914.They may also be significant for their association with individuals who played an
important role in this period of Tustin's history(and/or subsequent periods,if the individuals retained occupancy for a long timespan).Most,if
not all,of the residences dating to 1870-1913 have been identified in previous citywide surveys,and many are designated as contributors to the
Old Town Cultural Resource District(a geographically unified grouping of residential and commercial properties),as individual properties,or
both.All of the known examples were originally single-family residences,though some were later converted to multi-family residences or to
commercial properties.
Resources from this period that may be significant as embodiments of an architectural style,type,period,or method of construction(under
Criteria C/3/3,4)"are evaluated using Context 4.7,Architecture and Design,1870-1976;these include examples of the use of indigenous
materials or craftsmanship;or examples of the notable work of a builder,designer,or architect.
Associated Property Types
Single-Family Residences
Multi-family Residences
Ancillary Buildings
Vernacular Landscapes
Designed Landscapes
Historic Districts
Residential resources may include single-family residences;multi-family residences;ancillary buildings like carriage houses,stables,tankhouses,
sheds,barns,and privies;vernacular landscapes reflecting early residential occupations(possibly including small relic orange groves,orchards,or
vineyards);and designed residential landscapes(including unified features like perimeter walls,retaining walls,steps,walkways,driveways,
gates,water features,and gardens);and geographically unified groupings of residential properties(historic districts).
Geographic Location(s)
The earliest residential resources are concentrated in the Old Town Tustin Cultural Resources District(some of which were moved there in the
late 19th-early 20th century),with others scattered across the city.
9J The applicable criteria here and in the table below are ordered as national/state/local.See Section 3 for a full discussion of National Register,California Register,and City of
Tustin eligibility criteria.
Architectural Resources Group I Tustin Citywide Historic Resources Survey Update Report 52
Integrity Overview
A property that is significant must also retain certain aspects of integrity in order to express its historic significance.Determining which aspects
are most important to a particular property type necessitates an understanding of its significance and essential physical characteristics.The
rarity of a property type should also be considered when assessing integrity.As resources associated with this theme are relatively rare in
comparison with the city's postwar residential resources,greater latitude may be allowed in terms of integrity.As they were built when Tustin
was an open agricultural area rather than a fully developed city,most resources associated with this theme have experienced a dramatic change
in setting over time,and the loss of integrity of setting should not equate to a loss of property integrity.Likewise,building relocations do not
necessarily result in a loss of integrity,if the properties remain recognizable as early residential resources.A greater degree of alterations may
not preclude a resource from being eligible,though a building must still retain sufficient integrity to convey its significance,using the guide
below.
Criteria Significance Integrity Considerations Registration Requirements
A/1/1 An individual property A property that is significant for its historic association is eligible if To be eligible under this theme,a resource
eligible under this theme it retains the essential physical features that comprised its should,at a minimum:
may be significant: character or appearance during the period of its association with
the important event or historical pattern.98 A residential property - Date to the period of significance
• For its association with from this period should retain integrity of design,feeling,and (1870-1913),and
association,at a minimum,in order to convey the important
the earliest patterns of • Retain the essential aspects of
residential development association with the city's development during this period.A integrity,and
t
property that has lost some historic materials or details,or that in Tustin;and/or • Retain enough of its essential physical
• As the site of a significant has been relocated,may still be eligible if it retains the majority features to sufficiently convey its
of the features that illustrate its original style and appearance in
historic event from this association with the historic context.
period. terms of the massing,spatial relationships,proportion,and
fenestration pattern.A property is not eligible if it retains some
basic features conveying form and massing,but has lost the
majority of features that characterized its appearance during its
historical period.
A/1/1,7 A historic district eligible In order for a historic district to be eligible for designation,the To be eligible under this theme,a historic
under this theme may be majority of the components within the district boundary must district should,at a minimum:
significant: possess integrity,as must the district as a whole.Integrity of
98 National Park Service,National Register Bulletin 15:How to Apply the National Register Criterion for Evaluation(Washington,D.C.:U.S.Department of the Interior,1990).
Architectural Resources Group I Tustin Citywide Historic Resources survey Update Report 53
design,setting,and feeling must be strongly present in the
• For its association with district overall,and it should convey a strong sense of time and . Date to the period of significance(1870-
the earliest patterns of place. 1913),and
residential development • Retain the majority of the contributors
in Tustin. A contributing building must retain integrity of design,setting, dating to the period of significance.
feeling,and association to adequately convey the significance of
the historic district.In general,minor or reversible alterations or
in-kind replacement of original features and finishes are
acceptable within historic districts.Significant alterations that
change the massing,form,roofline,or fenestration patterns of an
individual building,alter the original design intent,or that are not
reversible may result in non-contributing status for an individual
building.Historic(pre-1976)relocation of a building in the
district,either from elsewhere in the district or elsewhere in
Tustin,is acceptable as long as the building conforms to the
identified period of significance.In order for a historic district to
retain integrity,the majority of its component parts should
contribute to its historic significance.
B/2/2 • For its association with a A property that is significant for its association with a significant To be eligible under this theme,a resource
person(or persons) person should retain integrity of design,feeling,and association, should,at a minimum:
significant in the history at a minimum,in order to convey its historic association with a
of Tustin significant individual.A property that has been relocated,or has . Date to the period of significance(1870-
lost some historic materials or details,may still be eligible if it 1913),and
retains the majority of the features dating to the period during . Retain the essential aspects of integrity,
which it was associated with a significant individual. and
• Retain enough of its essential physical
features to sufficiently convey its
association with the historic context,
and
• Be directly associated with the notable
person's productive period—the time
during which she or he attained
significance.
Architectural Resources Group Tustin Citywide Historic Resources survey Update Report 54
Theme: Early Commercial Development, 1870-1913
Tustin saw some ambitious commercial development during its earliest years, with the
construction of imposing edifices like the Tustin Hotel and the Bank of Tustin meant to set the
scene for a thriving business district to come. Unfortunately, commercial construction did not
proceed quite so readily.The properties built in the 1870s and 1880s established the
intersection of D Street (now EI Camino Real) and Main Street (originally 4" Street) as Tustin's
commercial heart, and they formed the nucleus for more extensive commercial development to
come in the 1910s and 1920s. But most of them were quickly replaced, and longer-lived
examples like the Bank of Tustin were eventually demolished as well. As a result,Tustin retains
very few commercial properties dating to its earliest period of development between 1870 and
1913.The known examples are all located within the Old Town Tustin Cultural Resource District.
Tustin's first documented commercial building was L. Utt's Pioneer Store (no longer extant), a
two-story wood building originally constructed in 1872 as a hotel and converted to a store by
Lysander Utt in 1874.Town founder Columbus Tustin added his own two-story store and post
office building (no longer extant) in 1875. Both of these early properties were mixed-use,with
their owners occupying second-story space.Their wood construction/cladding and simple
rectangular configurations are typical of"first-stage" commercial development in many
communities in the late 191h century,though their two-story heights reveal the ambitions of
Tustin's early businessmen.The Tustin building also featured Italianate style elements, lending it
a grander feel.99 Judging by the earliest available Sanborn fire insurance map for Tustin (1895),
these buildings likely coexisted with one or more smaller commercial operations like
blacksmiths, wagon shops,feed stores, and liveries,though documentation of smaller-scaled
businesses from this time period is scant and construction dates are unclear.
Tustin's earliest known extant commercial properties both date to the 1880s:the McCoy
Building (1880) at 160 E. Main Street, and the office of Dr.James Taylor Sheldon (1885) at 434 EI
Camino Real (formerly D Street).The McCoy Building, known/named for its 1920s occupant,was
originally located at the southeast corner of D and Main, where it contained a real estate and
insurance office and, by 1895, a drug store."' It was moved several lots east on its original block
in the 1920s.1m Dr. Sheldon practiced from his small office from about 1885 until his retirement
in 1894, at which point Santa Ana doctor James Patton Boyd used it for part-time office hours.112
The building suffered a major fire in 2011 and was renovated. Both of Old Town's 1880s
buildings are one story in height and exhibit commercial vernacular architecture, with Western-
style false fronts and, in the doctor's office's case, some Italianate elements.
99 1900 ca.photo reproduced in Jordan 2007,25 courtesy of First American Title Co.
100 Sanborn Map Company,"Tustin City,"1895;TBAW and C.Jordan,DPR form(Building,Structure,and Object
Record)for 160 E.Main Street,2002;City of Tustin,Historical Survey Record for 160 E.Main Street,1990.
101 160 E.Main Street DPR form.
102 Jordan 2007,51-52.The building is not depicted on the 1895 Sanborn map,though that may be because it is near
the edge of the map sheet; it does appear on the 1906 Sanborn sheet for Tustin City appended to the Santa Ana map.
Architectural Resources Group I Tustin Citywide Historic Resources Survey Update Report 55
ou5E / f
g�CN EiflIIRS �,,]
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434 EI Camino Real (first doctor's office in Tustin, 1885).ARG,2021.
The Tustin Land and Improvement Company ushered high-style commercial architecture into
Tustin in 1887-1888, when it constructed the Tustin Hotel at the terminus of the horse-drawn
streetcar line about a block north of the main commercial intersection at D and Main.The three-
story, Eastlake/Stick building (no longer extant) had 40 guest rooms, a full-width veranda, and
luxurious features including a grand lobby staircase and crystal chandeliers.The hotel proved
over-ambitious for Tustin -as historian Carol Jordan put it,
Many towns during those boom days built large,frame tourist hotels, but why a 40-
room tourist hotel in Tustin?Tustin City was hardly a tourist attraction.The Tustin Land
and Improvement Company thought big."'
Upon completion of construction,the booster company sold the hotel to Sanford Johnson, who
imported African American waiters and busboys from Texas and hosted a gala grand opening.
The Tustin Hotel never met its builders' ambitions and was demoted to work as a rooming
house. It was offered for cheap sale in 1897 to no avail,then fell into such disrepair that it was
demolished in 1914.
The Bank of Tustin, a two-story, brick-clad, Richardsonian Romanesque building constructed at
the northwest corner of Main and D in 1888, likewise boasted magnificent architecture and
ambition. Its second story contained Bank Hall, an open space used as an event space and
community center.The Bank of Tustin closed in 1902, done in by the cost of its overly elaborate
103 Jordan 2007,35.
Architectural Resources Group I Tustin Citywide Historic Resources Survey Update Report 56
building and an unfortunate loan to the failed Tustin Hotel.lon The First National Bank of Tustin
opened in the 1888 bank building in 1911 and operated there until the late 1950s;the building
was demolished in the 1960s.1os Tustin's other long-gone commercial operations from the 19"
century included warehouses, stables/liveries, hay barns, corrals,grocery stores, a drug store,
and a Chinese-owned laundry. All were modestly scaled (one story)wood buildings that most
likely reflected a commercial vernacular idiom rather than any definable architectural styles, and
most served as support to the local agricultural industry rather than stand-alone goods and
services. With few commercial options even by 191h century standards,Tustin's residents did
most of their shopping in Santa Ana.
Old Bank of Tustin,ca 1888.Tustin Area Historical Society Collection,Orange County Public Library.
Commercial development continued at the same slow rate for the first few years of the 20th
century, with the construction of small-scaled businesses near the main commercial
intersection. These included the Sauers and Berkquist grocery store building at 193 E. Main
Street (no longer extant), constructed in 1907 and later the location of the Utt Juice Company.106
One of the best-known extant examples is the former Tustin Hardware building at 115 W. Main
Street (1912). Built by C.E. Utt, who leased it to Alton Alderman for use as a hardware store,this
one-story commercial building served as a local social hub as well as crucial business for many
years. It reflects a vernacular commercial style with some Italianate elements. Another example
from this period is 245 S. C Street, a 1912 blacksmith shop also discussed under the Early
Industrial Development context.This industrial-commercial building features a Western-style
false front like Tustin's older extant commercial properties on Main Street and EI Camino Real.
104 Juanita Lovret,"Bank of Tustin,"reprinted by the Tustin Area Historical Society courtesy of the Tustin News,
accessed June 2020,http://www.tustinhistory.com/articles/bank-of-tustin.htm.
105 Lovret 2011,82,84.
toe Juanita Lovret,"The History of the Utt Juice Company,"reprinted by the Tustin Area Historical Society courtesy of
the Tustin News,accessed June 2020,http://www.tustinhistory.com/articles/c-e-utt.htm.
Architectural Resources Group I Tustin Citywide Historic Resources Survey Update Report 57
Judging by census employment data as late as 1930, blacksmith operations were necessary to
the functioning of the area's agricultural industry long past the ascent of the automobile. It is
nonetheless incongruous to compare it to its neighbor at 275 S. C Street, a Mission Revival
commercial building that originally held a Chalmers automobile sales agency and then the Tustin
Garage before that business's 1917 move to D Street (EI Camino Real)—the Chalmers building
was built only one year after the blacksmith shop.
7''Y-
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N10 it
KID
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Tustin Hardware Store(115 W. Main Street, 1912),ca. 1940.Tustin Area Historical Society.
As Tustin City's commercial area slowly filled in over the course of the next few decades,they
came to reflect a mix of periods, architectural styles, and types. However,the scant extant
examples of Tustin's earliest commercial buildings retain their essential characteristics as
planned when they were established in Tustin's earliest years, including low scales, modest
storefronts, and pedestrian-friendly features. Commercial development in what came to be
known as Old Town during the first half of the 20th century continued to adhere to these same
principles.
Architectural Resources Group I Tustin Citywide Historic Resources Survey Update Report 58
Evaluation Guidelines:Early Commercial Development, 1870-1913
Buildings evaluated under this theme are significant for their association with Tustin's earliest patterns of commercial and mixed-
use development,leading up to improvements of State Highway 101 through town in 1914.They may also be significant for their
association with individuals who played an important role in this period of Tustin's history(and/or subsequent periods,if the
individuals retained occupancy for a long timespan).The known commercial properties dating to 1870-1913 have been identified
in previous citywide surveys,and are designated as contributors to the Old Town Cultural Resource District(a geographically
unified grouping of residential and commercial properties),as well as individual properties.
Resources from this period that may be significant as embodiments of an architectural style,type,period,or method of
construction(under Criteria C/3/3,4)10.are evaluated using Context 4.7,Architecture and Design,1870-1976;these include
examples of the use of indigenous materials or craftsmanship;or examples of the notable work of a builder,designer,or architect.
Associated Property Types
Retail/Office Buildings
Mixed-Use Buildings
Ancillary Buildings
Historic Districts
Commercial resources may include retail and/or office buildings;two or three-story mixed-use buildings;ancillary buildings;and
geographically unified groupings of commercial properties(historic districts).
Geographic Location(s)
The earliest commercial resources are concentrated in the Old Town Tustin Cultural Resources District.
Integrity Overview
A property that is significant must also retain certain aspects of integrity in order to express its historic significance.Determining
which aspects are most important to a particular property type necessitates an understanding of its significance and essential
physical characteristics.The rarity of a property type should also be considered when assessing integrity.As resources associated
107 The applicable criteria here and in the table below are ordered as national/state/local.See Section 3 for a full discussion of National Register,California
Register,and City of Tustin eligibility criteria.
Architectural Resources Group I Tustin Citywide Historic Resources Survey Update Report 59
with this theme are exceedingly rare,greater latitude may be allowed in terms of integrity.As they were built when Tustin was an
open agricultural area rather than a fully developed city,most resources associated with this theme have experienced a dramatic
change in setting over time,and the loss of integrity of setting should not equate to a loss of property integrity.Likewise,building
relocations do not necessarily result in a loss of integrity,if the properties remain recognizable as early commercial resources.A
greater degree of alterations may not preclude a resource from being eligible,though a building must still retain sufficient integrity
to convey its significance,using the guide below.
Criteria Significance Integrity Considerations Registration Requirements
A/1/1 An individual A property that is significant for its historic association is eligible To be eligible under this theme,a
property eligible if it retains the essential physical features that comprised its resource should,at a minimum:
under this theme character or appearance during the period of its association with
may be significant: the important event or historical pattern.10'A commercial . Date to the period of significance
property from this period should retain integrity of design, (1870-1913),and
• For its association feeling,and association,at a minimum,in order to convey the . Retain the essential aspects of
important association with the city's development during this
with the earliest integrity,and
patterns of period.A property that has lost some historic materials or . Retain enough of its essential
details,or that has been relocated,may still be eligible if it
commercial physical features to sufficiently
retains the majority of the features that illustrate its original
development in convey its association with the
Tustin;and/or style and appearance in terms of the massing,spatial historic context.
• As the site of a relationships,proportion,and fenestration pattern.A property is
significant historic not eligible if it retains some basic features conveying form and
event from this massing,but has lost the majority of features that characterized
period. its appearance during its historical period.
A/1/1,7 A historic district In order for a historic district to be eligible for designation,the To be eligible under this theme,a
eligible under this majority of the components within the district boundary must historic district should,at a
theme may be possess integrity,as must the district as a whole.Integrity of minimum:
significant: design,setting,and feeling must be strongly present in the
district overall,and it should convey a strong sense of time and . Date to the period of significance
place. (1870-1913),and
ios National Park Service,National Register Bulletin 15:How to Apply the National Register Criterion for Evaluation(Washington,D.C.:U.S.Department of the
Interior,1990).
Architectural Resources Group I Tustin Citywide Historic Resources survey Update Report 60
For its association • Retain the majority of the
with the earliest A contributing building must retain integrity of design,setting, contributors dating to the period
patterns of feeling,and association to adequately convey the significance of of significance.
commercial the historic district.In general,minor or reversible alterations or
development in in-kind replacement of original features and finishes are
Tustin. acceptable within historic districts.Significant alterations that
change the massing,form,roofline,or fenestration patterns of
an individual building,alter the original design intent,render
original storefronts unrecognizable,or that are not reversible
may result in non-contributing status for an individual building.
Historic(pre-1976)relocation of a building in the district,either
from elsewhere in the district or elsewhere in Tustin,is
acceptable as long as the building conforms to the identified
period of significance.In order for a historic district to retain
integrity,the majority of its component parts should contribute
to its historic significance.
B/2/2 • For its association A property that is significant for its association with a significant To be eligible under this theme,a
with a person(or person should retain integrity of design,feeling,and association, resource should,at a minimum:
persons) at a minimum,in order to convey its historic association with a
significant in the significant individual.A property that has been relocated,or has . Date to the period of significance
history of Tustin lost some historic materials or details,may still be eligible if it (1870-1913),and
retains the majority of the features dating to the period during . Retain the essential aspects of
which it was associated with a significant individual. integrity,and
• Retain enough of its essential
physical features to sufficiently
convey its association with the
historic context,and
• Be directly associated with the
notable person's productive
period—the time during which
she or he attained significance.
Architectural Resources Group Tustin Citywide Historic Resources survey Update Report 61
Theme: Early Institutional Development, 1870-1913
During Tustin's earliest years, institutional development outpaced commercial development due
to the social, infrastructural, educational, and religious needs of a growing population beyond
the boundaries of Tustin City proper.The clearest demonstration of this pattern manifested in
the community's school system, one of the earliest institutions in the area (pre-dated only by a
post office, multiple locations no longer extant).The Los Angeles County Board of Supervisors
created the Sycamore School District in 1872 to provide education to about 28 school-age
children from about a dozen local families.10'The students came from all over the greater Tustin
region to attend classes in the one-room school house at the northeast corner of 3rd and B
Streets.This first school house (no longer extant) sat on an entire block designated for school
purposes,which is where the district constructed a new, larger school house (no longer extant)
in 1882 to replace the older building. By 1890,the student population had grown enough to
necessitate the construction of a large four-room addition.The school block, after seeing later
iterations of schools in the early 20" century and being somewhat reconfigured, continues to
house the Tustin Unified School District offices today.
Religious organizations were among Tustin's earliest institutions. Residents constructed three
churches in the early 1880s:the First Advent Christian Church at 555 W. Main Street (1881), St.
Paul's Episcopal Church (1881), and the Tustin Presbyterian Church (1884).The First Advent
Christian Church is extant(and designated), with a new steeple and foyer added in 1936, while
St. Paul's was moved to Santa Ana in 1902.110 The Presbyterian congregation moved into a new
edifice at 201/225 W. Main Street in 1929 (extant and designated);the 1884 church is not
extant.
Infrastructural improvements were somewhat sporadic due to Tustin City's small size and lack of
a municipal government. Road maintenance and similar work was generally left to local
residents and business owners, who also helped maintain the trees planted by Columbus Tustin
and other city pioneers in the late 19" century—a number of these trees, including the large
pepper trees in the median just west of Peppertree Park, are extant and represent the earliest
institutional improvements in Tustin. One major infrastructure advance during this early period
was the establishment of the Tustin Water Works by partners Hiram and Charley Willard and
Henry Adams in 1887. Located on Main Street east of Prospect Avenue (now the location of City
of Tustin offices as well as the Tustin Water Services Department),the Water Works provided
running water to households with a well, steam-driven pumps, a 40-foot-tall water tank holding
10,000 gallons, and a pipe network which was expanded little by little over time."'The Water
Works was never profitable due to its limited range and small number of users, and in 1896 the
founders sold it to C.E. Utt. Utt continued operating it for decades, but did not break even for
over 30 years. No historic remnants of Tustin's earliest drinking water system are known to
survive.
109 Jordan 2007,21-23.Tustin City was part of Los Angeles County until Orange County was formed in 1889.
110 Ibid.,30.
111 Ibid.,40.
Architectural Resources Group I Tustin Citywide Historic Resources Survey Update Report 62
II R
"k
S
;:kO
Pepper trees at W. 151 Street and S. B Street.ARG,2021.
Vt
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l
- 4 -
Members of the First Advent Church congregation in front of their 1881 church,ca. 1923.The house at
right is the original church parsonage,constructed on W. Main Street in 1884 and moved to 535 W. 3"
Street in 1948.Tustin Area Historical Society Collection,Orange County Public Library.
Architectural Resources Group I Tustin Citywide Historic Resources Survey Update Report 63
Perhaps the single greatest institutional shaper of late 191h century communities in Southern
California was rail transportation, ranging from national standard gauge passenger and freight
lines to intracity trolley lines.Tustin's lack of railroad connections during the 1870s and most of
the 1880s proved the primary hindrance to its development; without rail,farmers could not
widely market their crops, builders could not import construction materials,tourists could not
visit, and local travelers were restricted to horse-based options.The 1878 extension of the
Southern Pacific line from Anaheim to Santa Ana brought the national network tantalizingly
close, but not close enough. In 1886, a group of Tustin investors attempted to remedy this by
establishing the Santa Ana, Orange, and Tustin Street Railway connecting the community with
the Santa Ana Southern Pacific depot.This horse-drawn streetcar line boasted two open air cars
and one enclosed car making regular trips between Tustin and Santa Ana; it departed from the
front of the Bank of Tustin at Main and D Streets until the Tustin Hotel was completed, at which
point that became the main stop."'As historian Juanita Lovret put it, "Granted,the trip was
slow based on the speed of the mule or horse pulling the conveyance, but it was public
transportation."113
--
i'�!1 11ii
Tustin's Southern Pacific depot,ca. 1900.Tustin Area Historical Society Collection,Orange County Public
Library.
In 1888,Tustin finally received its own extension of the Southern Pacific Railroad line, along with
a two-story passenger depot with freight facilities (no longer extant) on Newport Avenue, south
of Main Street.114 The community finally had a direct rail connection to Los Angeles, with two
Southern Pacific train trips per day and the train turned at the Tustin station with a hand-
operated turntable. While Southern Pacific intended to continue extending the line to San
112 Lovret 2011,39-40.
113 ibid.,38.
114 Juanita Lovret,"The Battle for the Southern Pacific,"reprinted by the Tustin Area Historical Society courtesy of the
Tustin News,accessed April 2020,http://www.tustinhistory.com/articles/southern-pacific.htm.
Architectural Resources Group I Tustin Citywide Historic Resources Survey Update Report 64
Diego, it was halted at James Irvine's ranch property southeast of Tustin City by armed workers
as well as a legal injunction. Santa Fe once again threatened Southern Pacific by building an
alternate route along its right-of-way,from Santa Ana toward San Juan Capistrano.The line did
not include a Tustin City depot, but did have a stop known as South Tustin and Aliso near
Newport and Edinger Avenues."'The horse-drawn streetcar line ceased operation in 1895, and
no physical remnants of it are known to survive.Tustin's long-desired rail connections opened
up new opportunities for the local agriculture industry, enabling shipping of crops (particularly
oranges)to a nationwide market, but the end of the 1880s speculation boom meant that a rail
stop no longer guaranteed residential development or population growth. Southern Pacific
hauled Tustin citrus until the 1960s, but its passenger service proved shorter-lived, halting
temporarily in 1903 and ceasing entirely in 1923.116 The original depot was demolished in 1938,
its replacement on San Juan Street was demolished in the 1960s, and all of the community's
older-era railroad tracks were torn up sometime in the next decade; no physical remnants of
Tustin's historic rail connections are known to survive.
Tustin's institutional growth remained essentially at a standstill during the 1890s and early
1900s, matching the slow growth of residential and commercial properties.The agriculture
industry continued to expand thanks to the new rail connections and irrigation networks, but
development of Tustin's other property types would not accelerate until the mid-1910s.
115 Jordan 2007,38.
116 Lovret,"The Battle for Southern Pacific."
Architectural Resources Group I Tustin Citywide Historic Resources Survey Update Report 65
Evaluation Guidelines:Early Institutional Development, 1870-1913
Buildings evaluated under this theme are significant for their association with Tustin's earliest institutional development,leading
up to improvements of State Highway 101 through town in 1914.They may also be significant for their association with individuals
who played an important role in this period of Tustin's history(and/or subsequent periods,if the individuals retained occupancy
for a long timespan).The one known institutional property dating to 1870-1913(the First Advent Church)has been identified in
previous citywide surveys,and is designated as a contributor to the Old Town Cultural Resource District(a geographically unified
grouping of residential and commercial properties),as well as an individual property.
Resources from this period that may be significant as embodiments of an architectural style,type,period,or method of
construction(under Criteria C/3/3,4)117 are evaluated using Context 4.7,Architecture and Design,1870-1976;these include
examples of the use of indigenous materials or craftsmanship;or examples of the notable work of a builder,designer,or architect.
Associated Property Types
Churches
Rail Transportation Resources
Pre-Municipal Water Systems
The only known institutional resource from this period is a church.If any previously unidentified resources are encountered,they
are most likely to include railroad or streetcar routes/rights of way;segments of spur lines and switches;support structures;
vestiges of demolished railroad buildings;bridges and culvert crossings;water pipes;and water system support structures.
Geographic Location(s)
The only known institutional resource is in the Old Town Tustin Cultural Resources District.
Integrity Overview
A property that is significant must also retain certain aspects of integrity in order to express its historic significance.Determining
which aspects are most important to a particular property type necessitates an understanding of its significance and essential
physical characteristics.The rarity of a property type should also be considered when assessing integrity.As resources associated
with this theme are exceedingly rare,greater latitude may be allowed in terms of integrity.As they were built when Tustin was an
117 The applicable criteria here and in the table below are ordered as national/state/local.See Section 3 for a full discussion of National Register,California
Register,and City of Tustin eligibility criteria.
Architectural Resources Group I Tustin Citywide Historic Resources Survey Update Report 66
open agricultural area rather than a fully developed city,most resources associated with this theme have experienced a dramatic
change in setting over time,and the loss of integrity of setting should not equate to a loss of property integrity.Likewise,building
relocations do not necessarily result in a loss of integrity,if the properties remain recognizable as early institutional resources.A
greater degree of alterations may not preclude a resource from being eligible,though a building must still retain sufficient integrity
to convey its significance,using the guide below.
Criteria SignificanceW Integrity Considerations Registration Requirements
A/1/1 A property eligible A property that is significant for its historic To be eligible under this theme,a resource should,
under this theme may association is eligible if it retains the essential at a minimum:
be significant: physical features that comprised its character
or appearance during the period of its • Date to the period of significance(1870-1913),
• For its association association with the important event or and
with the earliest historical pattern."'An institutional property • Retain the essential aspects of integrity,and
patterns of from this period should retain integrity of . Retain enough of its essential physical features to
design,feeling,and association,at a
institutional sufficiently convey its association with the
development in minimum,in order to convey the important historic context.
Tustin;and/or association with the city's development
• As the site of a during this period.A property that has lost
significant historic some historic materials or details,or that has
event from this been relocated,may still be eligible if it
period. retains the majority of the features that
illustrate its original style and appearance in
terms of the massing,spatial relationships,
proportion,and fenestration pattern.A
property is not eligible if it retains some basic
features conveying form and massing,but
has lost the majority of features that
characterized its appearance during its
historical period.
its National Park Service,National Register Bulletin 15:How to Apply the National Register Criterion for Evaluation(Washington,D.C.:U.S.Department of the
Interior,1990).
Architectural Resources Group I Tustin Citywide Historic Resources survey Update Report 67
B/2/2 • For its association A property that is significant for its To be eligible under this theme,a resource should,
with a person(or association with a significant person should at a minimum:
persons)significant retain integrity of design,feeling,and
in the history of association,at a minimum,in order to convey . Date to the period of significance(1870-1913),
Tustin its historic association with a significant and
individual.A property that has been • Retain the essential aspects of integrity,and
relocated,or has lost some historic materials - Retain enough of its essential physical features to
or details,may still be eligible if it retains the sufficiently convey its association with the
majority of the features dating to the period
historic context,and
during which it was associated with a . Be directly associated with the notable person's
significant individual. productive period—the time during which she or
he attained significance.
Architectural Resources Group I Tustin Citywide Historic Resources Survey Update Report 68
4.5 Context:Tustin Becomes a City, 1914-1945
After years of incremental growth in the Tustin townsite, construction of new homes,
businesses, and institutions began to increase during the 1910s. Growth was bolstered starting
in 1914-1915 by improvements to the main state highway through this area, Highway 101.
Located at the approximate halfway point between Los Angeles and San Diego,Tustin benefited
from increased through-traffic via the newly widespread and popular transportation mode of
the personal automobile. Its commercial core grew and consolidated through the 1920s, and
residential construction also began to pick up after World War I as the larger Southern California
region experienced a population and economic boom outpacing the speculation-based growth
of the 1880s. In 1927,Tustin incorporated and embraced a new direction as an autonomous city
with ambition for growth, only to be stalled by the Great Depression. World War 11 ended any
goals of new construction, but opened up new opportunities thanks to the establishment of
nearby military bases. Much like Tustin's development between 1870 and 1913,Tustin's
development between 1914 and 1945 was characterized by a series of starts and stops—except
when it came to the agricultural industry, which grew steadily and provided the small new city
with a stable economic base.
VP
Agricultural workers at Tustin's Southern Pacific depot, 1915.Tustin Area Historical Society Collection,
Orange County Public Library.
By the 1910s,the agricultural properties around Tustin City were well-established, and little to
no open space was left unplanted. Apricots, walnuts, lima beans, and other crops continued to
flourish, but citrus was by far the dominant product. At least six citrus cooperatives operated in
and around Tustin, packing their oranges in packing houses along the Southern Pacific line and
Architectural Resources Group I Tustin Citywide Historic Resources Survey Update Report 69
shipping them across the country. As in the 1910 national census,the 1920 census indicates that
the vast majority of Tustin's workers continued to find employment in the agricultural industry.
The most common occupations were farm laborer,fruit farmer, general laborer,teamster, and
packing house employee;the presence of multiple engineers, machinists, and ditch dredgers
testified to the expansion of local irrigation networks and the steady work required to keep
them functioning."'The community's population continued to be mostly white and U.S.-born,
with Mexican American and Mexican residents comprising a small portion of the total in about
20 dispersed households, and three Japanese American farm households enumerated as living
"off Tustin Avenue," probably in what is now Santa Ana.120 Like the white population, people of
color were predominantly employed in agriculture. One occupation had grown in numbers
between 1910 and 1920: auto mechanic.
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cmiam90
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Tustin plant of the Mutual Citrus Association, 1938.The Huntington Library,San Marino,California
The primary infrastructure improvement Tustin City saw during the first quarter of the 20th
century was centered on the road system as automobile transportation grew in popularity.This
proved crucial to the development of the community because Tustin occupied an auspicious
halfway point on Highway 101,the primary inland route between Los Angeles and San Diego.121
In 1914,Tustin used Orange County bond money to pave the state highway through town along
1St Street, D Street, and what is now EI Camino Real (formerly Double Avenue and then Laguna
Road); it went on to pave 1.3 miles of Main Street in 1915.122 This greatly improved driving
conditions through Tustin (at least on the highway route—the rest of the community's dirt
streets controlled dust through oiling at that time). Road improvements continued through the
1920s as automobile transportation became the default. By 1923, car transportation had so
119 U.S.Bureau of the Census,Fourteenth Census of the United States-1920,Tustin Township.
120 ibid.
121 Highway 101 was more commonly referred to as EI Camino Real at that time,not to be confused with today's EI
Camino Real in Tustin-a renaming of D Street in 1968.
122 Jordan 2007,55.
Architectural Resources Group I Tustin Citywide Historic Resources Survey Update Report 70
thoroughly come to predominate that Southern Pacific ceased operation of its passenger service
in Tustin. It continued freight service for another forty years.
h�
State Highway 101 in Tustin before improvements,ca. 1913.Tustin Area Historical Society Collection,
Orange County Public Library.
In 1915,the Tustin Garage at 6t" and D Streets (now 560 EI Camino Real) became the
community's first business to service automobiles along the state highway. Additional service
stations were erected along the state highway, coexisting for some time with blacksmith shops
like Thomas J. Wilson's 1912 shop at 245 S. C Street. Automobile-focused businesses grew in
number through the 1930s to become the most visible commercial operations in Tustin,though
they were far from the only ones—the small-scale business district that is today Old Town Tustin
saw most of its development from the late 1910s through the 1920s. One notable,though no
longer extant, business from this period was the Utt Juice Company,founded in the 1910s when
C.E. Utt planted a vineyard and soon began producing great quantities of grape juice; after
working from his back porch for some time, he relocated the Utt Juice Company to the former
Sauers and Berkquist grocery building at 193 E. Main Street (1907, no longer extant).123 The
company remained in operation for over 50 years, reaching its production peak in 1965.124
The U.S. entry into World War I in 1917 benefited the local agriculture industry as it caused an
increase in prices of agricultural products and oranges in particular.12' But its obvious human
cost impacted Tustin along with the rest of the nation; over 2,000 men and women of Orange
123 Juanita Lovret,"The History of the Utt Juice Company,"reprinted by the Tustin Area Historical Society courtesy of
the Tustin News,accessed June 2020,http://www.tustinhistory.com/articles/c-e-utt.htm.
124 Lovret 2011,73.
121 Irene Hinckley Kupfer,Growing Up in Redlands(Redlands:Arthur Press,1979),41.
Architectural Resources Group I Tustin Citywide Historic Resources Survey Update Report 71
County served in World War 1.126 Tustin native Nelson Holderman became one of the most
decorated servicemembers of the Great War after his exceptional bravery in combat as part of
the famed Lost Battalion, cut off and surrounded by German troops for five days in October
1918. He was originally part of Santa Ana's National Guard Unit, Company L, along with many
other soldiers from the Tustin area.
The 1918 end of World War I meant the resurgence of residential development across Southern
California as new residents poured into the state, mostly from the Midwest, and the economy
boomed as California became one of the country's new industrial centers. Like Los Angeles
County, Orange County saw greater residential development during the 1920s than it had seen
at any time previous.The effect of the 1920s boom in Tustin,though, was less dramatic.
Residential development continued steadily through the 1920s, buoyed by the general regional
boom, but Tustin was too far from any centralized industry to reap the benefits—its local
agriculture,though undeniably an economic juggernaut, was spread across a vast area and
depended on low-paid seasonal workers residing in temporary shacks and tents close to their
worksites.The typical residential subdivision of 1920s Los Angeles, by contrast, was populated
by middle-class workers with permanent manufacturing or office/retail jobs they commuted to
via public transit. As there was little money to be made by developing subdivisions in Tustin, and
the land's agricultural value was too high for growers to consider selling it, developers mostly
stayed away.
This abundance of undeveloped land is why the city was so ripe for development in the mid-201h
century, when so many other Southern California communities had long since been built out.
Until then,Tustin proper remained primarily a small residential suburb of Santa Ana rather than
a self-sustaining city. In 1915, one source described it in this way explicitly: "It is not a city; it is a
community of happy homes owned by prosperous and contented people.Tustin is literally
walled in with forests of lemons, oranges, walnuts, and apricots, and carpeted with hundreds of
acres of beans, beets, alfalfa, and vegetables...There is no unimproved land.11127 Most people
made their living in agriculture, and any that did not tended to work in Santa Ana rather than
Tustin proper.The same pattern continued through the 1920s.128
126"War Heroes'Arch,"Los Angeles Times 31 August 1919.
121 Southern California Panama Expositions Commission,"Southern California"booklet,1915,cited in"Tustin
Scrapbook",24.
128 U.S.Bureau of the Census,Fourteenth Census of the United States—1920 and Fifteenth Census of the United
States—1930.
Architectural Resources Group I Tustin Citywide Historic Resources Survey Update Report 72
a+'
m
NTT
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Typical Tustin-area agricultural landscape: Lemon Heights citrus groves, North Tustin.Tom Pulley
Collection,Orange County Archives.
The community's growth during the late 1910s and early 1920s meant the loss of some of its
original buildings. After years of serving as a boarding house and falling into disrepair,the Tustin
Hotel was demolished in 1914. So was the schoolhouse,which was replaced by a new one in the
same year.The elementary school was joined by a new primary school in 1921 and an
impressive Spanish Colonial Revival high school in 1922 (neither extant). New buildings, in
addition to commercial properties like the Tustin Garage,Tustin Lumber Company, and Utt Juice
Company, included single-family residences.These filled in empty lots in and around the Tustin
City townsite,typically small in scale and reflecting simplified Craftsman style elements applied
to modest cottages, a type sometimes referred to as "California Bungalow."12'These late 1910s-
early 1920s residences appear to continue the original pattern of"bottom-up", owner-driven
design and construction rather than "top-down," developer/builder projects.
Beyond Tustin's schools, institutional development during the 1910s and early 1920s included
the organization of a volunteer fire department around 1915 and publication of the first Tustin
News weekly edition in 1922. In 1925,Tustin saw construction of its first purpose-built fraternal
organization lodge,the Knights of Pythias building at 397-399 EI Camino Real.This two-story
brick building, completed in 1925,featured retail on the first floor and the Tustin Lodge on the
second. Numerous other groups shared common community spaces, including American Legion
Post 227 (chartered in 1929 by many of Tustin's World War I veterans) and the Women's
129 As the terms"Bungalow"and"California Bungalow"are inconsistently applied and refer more to the property type
of a modest cottage rather than an architectural style,current professional standards typically refer to all single-
family houses of this type as Craftsman architecture.This style was historically applied with a very wide range of
articulation and detail and does not refer only to"high style"Craftsman examples.
Architectural Resources Group I Tustin Citywide Historic Resources Survey Update Report 73
Christian Temperance Union (WCTU), which worked to keep Tustin "dry" even before
Prohibition commenced in 1919.130
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4
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Knights of Pythias Building(397-399 EI Camino Real, 1925),ca. 1940.Tustin Area Historical Society
Collection,Orange County Public Library.
By the mid-1920s,Tustin's commercial core was small but well established—much more
consolidated and prominent than in the earliest period of development. It was centered around
the intersection of Main Street and D Street (EI Camino Real) and "provided one-stop shopping"
as described by historian Juanita Lovret:
A farmer could drive into town, park his truck, do his banking at the First National Bank
of Tustin, buy groceries at one of the several markets, pick up needed materials such as
pipe or nails at Tustin Hardware, have coffee at the Tustin Drug Store fountain and load
up a few bales of alfalfa for his animals, along with a couple of sacks of chicken feed, a
few packets of seeds and some seedlings at Piepers Feed Store."'
130 Jordan 2007,64; Lovret 2011,89-91
131 Lovret 2011,91.
Architectural Resources Group I Tustin Citywide Historic Resources Survey Update Report 74
_-ky
MAlN 5T Tl15TIN CAL. ^�(, �y 1+ _
-
•,ROWING SOME Of THE TREES P-- .� _ -•
THAT MA! ' T4;TIN FAMOU',
Main Street,ca. 1915.Tustin Area Historical Society.
The hardware store building (115 W. Main Street) and former home of the drugstore (the 1925
Knights of Pythias building at 397-399 EI Camino Real) are extant, while the bank and feed store
are not.The Knights of Pythias building was joined by several other two-story mixed-use
buildings in the 1920s, giving this property type higher visibility in the area and providing a
greater sense of permanence and urbanism in the still-rural community. By 1926,the Tustin
Lumber Company had grown enough to require a move to a new building at the curve where D
Street (EI Camino Real) dead-ended at 1St Street;the new facility(no longer extant) included
showrooms as well as storage on a two-acre property.132 Although the city's historic commercial
center has experienced a number of substantial changes over time, it retains the original feel
and features that solidified here in the 1920s. In addition to the presence of both one-story
retail/office and two-story mixed-use buildings,the commercial core is notable for its
pedestrian-oriented scale, very different from the 1910s-1930s auto-oriented businesses on old
Highway 101.
During this time,Tustin's slowly growing population grew increasingly concerned about Santa
Ana's attempts to annex the community along with many other surrounding areas. In
September of 1927,the 900-person community took a vote regarding incorporation—and it
passed.A new board of trustees, composed entirely of members of the Knights of Pythias, was
established and met for the first time in the Knights of Pythias hall, naming Byron Crawford
board president.133 After a few more meetings,the board of trustees became known as the city
132 ibid.,80-81
133 Jordan 2007,70.
Architectural Resources Group I Tustin Citywide Historic Resources Survey Update Report 75
council, and the board president as the mayor.Tustin's first City Hall occupied a Main Street-
facing space in the Knights of Pythias building.The new city had little money for immediate or
far-reaching municipal projects, but looked forward to an autonomous future that would surely
include greater growth than Tustin had yet experienced.
Historian Juanita Lovret summarized Tustin at the time of incorporation:
Citrus was king in the outlying areas, with three orange packinghouses offering
abundant seasonal employment. Homes ranging from simple bungalows to elaborate
Victorians lined the shady streets.Two churches,the First Advent Christian and First
Presbyterian,took care of spiritual needs.The downtown area housed a bank and a
number of stores, including several grocery stores, a drugstore,feed store and a
hardware store.The Knights of Pythias Lodge, with its newly constructed building and
the American Legion met social needs. A primary school, an elementary school and a
high school, as well as a library, provided education. A weekly newspaper kept the
citizens informed.134
Buoyed by the regional economic boom of the 1920s,Tustin's residential development ramped
up and new single-family residences in Period Revival styles like Spanish Colonial Revival and
Tudor Revival joined the existing Craftsman homes (as well as some late Craftsman examples).
Most of the remaining empty lots in the original townsite filled in, and residences appeared on
the outskirts as well. Research has not found evidence that any of Tustin's 1920s residences
were developed or built as part of any kind of unified project, but the consistent construction
dates of properties on Mountain View, A, B, and C Streets north of 1St Street suggest that some
had developers/builders in common. A newspaper advertisement that ran multiple times in
1922 heralded the construction of several new subdivisions in a bid to draw new residents and
homebuyers:
134 Lovret 2011,100.
Architectural Resources Group I Tustin Citywide Historic Resources Survey Update Report 76
AN
WATCH TUS1 {]
TUSTIN is an old town--a conservative town,a wealthy town,
up to the present it has des'sred nothing better titan to
rest content within itself. Today, how-ever, a different spirit n
prevails. Several subdivisions are underway, property is chang-
ing hands, new homes are springing up, a new business district is -
c to be opened up,a new$350,000.00 Union High School is rapid- ti
n
Iy nearing completion.
7
TUSTIN IS GROWING
7
W
not booming---just making a steady,dependable growth; its citi-
zens are 100 percent American---a class of people you will be
glad to meet, know and enjoy.
HOME LOVING PEOPLE
are invited to. investigate the splendid opportunities"available
'ere in Tustin---get in on the ground floor---NOW 15 THE TIME
THE TUSTIN NEWS
c.'�
Booster ad in the Tustin News November 6, 1922.
This ad drew on common language of the period—"100 per cent American," "a conservative
town, a wealthy town"—to reassure would-be residents that Tustin was majority white and
intended to stay that way. In many parts of Southern California, including the agrarian areas of
Orange County,white residents (many of whom had migrated from the Midwest only a few
years earlier) reacted with alarm to the region's Japanese farmers and numerous new arrivals
from Mexico. Between 1910 and 1930, hundreds of thousands of Mexican citizens fled the
violence and instability of the Mexican Revolution to make a new start in the United States;they
provided a massive labor boost to the agricultural industry of California, but faced obstacles
posed by the racial and cultural prejudices of the time.The relatively small numbers of
permanent Mexican and Mexican American residents in Tustin prior to World War II,135 and the
las Based on 1920,1930,1940 census data.
Architectural Resources Group I Tustin Citywide Historic Resources Survey Update Report 77
relative historical invisibility of the known seasonal farmworker residence clusters (based on and
near the properties where they were working), reveal that Tustin's "100 per cent American"
goal was at least partially met during this time.
In 1929,the Tustin Presbyterian congregation moved into its new Spanish Colonial Revival
church at 201/225 W. Main Street (extant, listed in the California Register). Later that year,the
two-year-old municipality faced the stock market crash and ensuing Great Depression. By that
time,Tustin's economy had begun to diversify—the 1930 U.S. census data indicate that while
agriculture was still by far the dominant employer, commercial enterprise had grown enough in
both Tustin and Santa Ana that occupations like retail clerks, bookkeepers, auto mechanics,
oilfield workers, and workers in the building trades (carpenters, cement finishers, etc.) were
now commonplace.136 It is likely that many of those jobs disappeared as the Depression's
economic effects made themselves felt starting around 1931.
The local agricultural industry slowed due to lack of demand and decreased prices; some
growers left fruit to rot on the trees because the cost of picking and packing them outweighed
any profit.137 Labor unrest occurred in many parts of the country as desperate workers
competed for livable wages and management responded to their demands with accusations of
outside Communist agitation, and often with violence. In the summer of 1936, a massive citrus
worker strike roiled Orange County as Mexican and Mexican American pickers demanded better
pay and an end to the common practice of foremen pocketing season-end bonuses meant for
pickers. A month of conflict between strikers, strikebreakers, and growers ensued, ending when
growers met many of the strikers' demands but refused to recognize a union.
Matters worsened in the late 1930s with several years of bad weather, peaking in 1938 with
flooding of the Santa Ana River during a week-long rainstorm that caused severe flooding in
many parts of Southern California.Tustin escaped the worst damage and loss of life that
happened in neighboring communities, including devastation to Mexican American enclaves like
Atwood close to the Santa Ana River.138 But it did sustain some crop damage, and repairing the
irrigation system took time.
Beyond agriculture,Tustin had no other industry to speak of to sustain it during the Depression.
Red Hill (a state historical landmark) saw additional mercury mining ventures during the
Depression, with several operators re-working old excavations and sediment dumps; but like
previous operations,these were low-scale and hand-powered, and produced very little of
value.13' Residential construction occurred during the 1930s, but was much slower than it had
been in the 1920s, and few new businesses opened during this time. One exception was
Brewster's Auto Camp, established by Basil F.H. Brewster on the west side of D Street(EI Camino
136 U.S.Bureau of the Census,1930.
137 Jordan 2007,71-72.
13s"Where Were They?"Tustin News 11 March 1938.
139 Jordan 2007,71.
Architectural Resources Group I Tustin Citywide Historic Resources Survey Update Report 78
Real), near the corner of Main Street, in 1937.140 This was one of several auto courts known to
have existed along the state highway in and near Tustin around this time—another,Jewett's
Auto Court, stood on 2"d Street and was fronted by a popular cafe (no longer extant).14'Auto
courts provided affordable yet private overnight accommodations to travelers, who did continue
to pass through Tustin during the Depression, and in a pinch could provide longer-term housing
for people who could not find it elsewhere.The Brewster family lived in one of the court's
cottage units and rented out the others until after World War II, when they sold it and moved
out.The auto court remained in operation under other owners for years, but was eventually
remodeled into an office complex and then demolished.
;,
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Mimi
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Brewster's Auto Camp sign, 1938.Tustin Area Historical Society Collection,Orange County Public Library.
Tustin was relatively lucky—while the agricultural industry slowed, it did not stop entirely, and
most full-time residents were able to weather the economic storm without long-term effects.
Furthermore,the wide range of scales on which farming took place in the area made the
industry a little more nimble. In addition to huge properties growing on thousands of acres and
specialized growers producing only one crop,the Tustin area had independent farmers making
their living on much smaller parcels and often growing a variety of products.
140 Juanita Lovret,"Tustin Auto Courts Welcomed Wary[sic]Travelers," reprinted by the Tustin Area Historical Society
courtesy of the Tustin News,accessed April 2020,http://www.tustinhistory.com/articles/tustin-auto-courts.htm.
141 Ibid.
Architectural Resources Group I Tustin Citywide Historic Resources Survey Update Report 79
This latter group included a notable number of Japanese American truck farmers who set down
roots in the Tustin area sometime in the 1920s.They and their families began leasing land from
the Irvine Ranch on which they grew vegetables; some also farmed in neighboring canyons.142 At
a time when first-generation Japanese Americans (Issei)were legally prohibited from becoming
naturalized citizens or owning land, it became common practice for farmers to cash-rent or
sharecrop land from owners (or find ways to acquire it, like purchasing it in their American-born
children's names). As the Irvine Company did not let them live on the land, most of the families
congregated in a small community at the northeast corner of Bryan and Browning Avenues in
what is now Tustin.The heart of the community was Gakuto,the Irvine Japanese Language
School, which was established in 1929 and occupied a large wooden hall facing Bryan Avenue;
this hall served as an all-purpose community center as well as a language school for both
children and adults.143 The 1940 census enumerated other Japanese farming families living in
Peters Canyon and along Route 2 (Highway 101),though it is unclear how close to Tustin proper
the latter were.
The young city continued making infrastructural improvements as funding allowed. Most of
Tustin's streets were paved by the end of the 1930s, but the sewer system was not fully
completed until the 1950s.144 In 1931,the now-municipal, but still volunteer,fire department
received a new Spanish Colonial Revival engine house on W. 3rd Street (no longer extant). In
1933,Tustin joined other communities in forming the Orange County Water District (OCWD)to
purchase water from the neighboring Metropolitan Water District (which, in turn, piped in water
from the Colorado River);the OCWD stored its water in the natural aquifer underlying the Santa
Ana River and used it for both irrigation and drinking water.141
In March 1933,the Long Beach Earthquake damaged a number of buildings in town, most
severely the grammar school. Classes were held in temporary venues around town until repairs
were completed in late 1934.146 Though most structures sustained only minor damage,the
earthquake was strong enough to inspire code changes and removal of dangerous exterior
features like turrets, ornamental terra cotta and cast stone elements, and tall decorative
parapets.The 1888 Richardsonian Romanesque Bank of Tustin lost much of its exuberant
ornamentation at this time. Another major change to Tustin's built environment was Southern
Pacific's 1938 demolition of its Tustin depot—the railway established a new, smaller depot (no
longer extant) on San Juan Street and the Santa Ana-Tustin Mutual Orange Association
constructed a packing house on the old depot site.141
142 Juanita Lovret,"Japanese Community Never Came Back,"reprinted by the Tustin Area Historical Society courtesy
of the Tustin News,accessed May 2020,http://www.tustinhistory.com/articles/Japanese-farmers.htm.
143 Ibid.
144 Jordan 2007,71.
145 Ibid.,100.
146 Ibid.,75-76.
147 Jordan 2007,54; "Work Started on New Tustin Plant,"Santa Ana Register February 5,1938.
Architectural Resources Group I Tustin Citywide Historic Resources Survey Update Report 80
By 1940,Tustin's population had grown by only 53 people since its incorporation vote in 1927,
standing at 953.148 The actual count was higher, as the city census apparently did not include all
of the area's surrounding farms and ranches. It also was not as diverse as it had been in its
earlier years—the 1940 census of Tustin City proper, not including the surrounding area,
enumerated an entirely white, and mostly U.S.-born, population. While some of the discrepancy
between this and earlier censuses is undoubtedly due to changes in the methodology and ways
of dividing up census districts, some is likely due to consolidation of the area's Japanese
American and Mexican/Mexican American populations into enclaves (permanent as well as
seasonal)well outside of the Tustin townsite.Threatened by the growth of the Mexican labor
force, and unsettled by the citrus strike of 1936,the white-majority cities of Orange County
intensified their existing informal policies of segregation to ensure residents of Mexican ancestry
did not mix with the majority white population or enjoy the same services.141 While some
physical remnants of Tustin's Mexican American enclaves may survive (most likely in the areas
north of the original townsite that were annexed in the postwar period), none have been
identified to date.
Tustin's status as a sparse, essentially still rural community would shift after World War II, and in
1941 the groundwork for this seismic shift was laid when the first of three nearby military bases
was established. After Japan's bombing of Pearl Harbor in December 1941,the United States
declared war and the already-ongoing military preparations for conflict surged.The Tustin
region's first base,the Santa Ana Army Air Base, was established in Costa Mesa.This was a
massive basic training camp for members of the Army Air Forces and did not have runways or
hangars—portions of it later became Orange Coast College,the Orange County Fairgrounds, and
John Wayne Airport.
The second base to be constructed,the U.S. Naval Lighter-Than-Air(LTA) Base, was established
on former Irvine Ranch bean fields in 1942.The U.S. Navy had expressed interest in the Irvine
Ranch location,which included the groundwater-rich "Cienega de las Ranas," as early as 1928,
but the Irvine Company did not agree to sell the land until early 1943 (at which point
construction was already well underway.)...Originally the Santa Ana Naval Air Station, and later
known as the Marine Corps Air Station (MCAS)Tustin,the LTA Base holds two of Tustin's best-
known landmarks,the enormous wooden hangars built to house manned blimps. Listed in the
National Register,the 1943 hangars are two of the largest wooden structures ever built and
contain "the largest covered, unobstructed open space of any structures in the world."1s1 The
northern hangar, Hangar 28, is on Orange County land while the southern hangar, Hangar 29, is
on City of Tustin land. Blimps based at LTA were used to patrol the coast, make sea rescues, and
141 Jordan 2007,79.
149 Gilbert Gonzalez,Labor and Community:Mexican Citrus Worker Villages in a Southern California County,1900-
1950(Champaign,IL: University of Illinois Press,1994);Jesse La Tour,"The Roots of Inequality,"Fullerton Observer,17
December 2019.
Iso RBF Consulting and Petrone Communications,The Tustin Hangars:Titans of History(prepared for the City of Tustin
and the County of Orange,July 2008),11-13.
1s1 RBF Consulting and Petrone Communications,The Tustin Hangars:Titans of History(prepared for the City of Tustin
and the County of Orange,July 2008),1.
Architectural Resources Group I Tustin Citywide Historic Resources Survey Update Report 81
convoy ships out to sea, and personnel trained there to operate them."'The LTA Base is now
the site of the master planned community of Tustin Legacy.
The area's third military base was the U.S. Marine Corps Air Station, EI Toro, commissioned in
1943 and placed on former Irvine Company land. EI Toro became the largest Marine air station
on the West Coast, and by the end of 1944 it housed 6,831 enlisted personnel and 1,248
off ice rs.113 Orange County contained five major bases in total (and many more minor
installations and support facilities), making it an important area for wartime military installations
and the hub of much activity.154 Many of the men stationed there during wartime were to return
after the war, inspired by the area's mild climate as well as its job opportunities.
Tustin's few Japanese American residents, many of whom had lived together in the small
enclave of about 35 families at Bryan and Browning Avenues since the 1920s, were forcefully
removed to internment camps during World War 11.155 They lost their jobs, homes, and
possessions as well as their liberty; internee George Kaihara recalled the FBI and Tustin's Ione
police officer dumped out his family's drawers and confiscated all potential weapons- including
their farm tools.15e Few, if any, of Tustin's former Japanese American residents are known to
have returned after the war, and no physical remnants of the homes or the Gakuto
school/community hall in the enclave are known to survive.
Tustin growers were active participants in the national Bracero Program, a contract labor
program created by executive order in 1942 in response to growers' concerns that World War 11
would cause shortages of workers in low-paying agricultural jobs.The program brought guest
workers from Mexico to labor on U.S. farms on short-term contracts. Between 1942 and 1964,
the Bracero Program saw 4.6 million contracts, with many individuals returning multiple times
on different contracts.151 While the program provided some economic stability to working-class
Mexican nationals and gave many a foothold in America, it was often abused by growers who
used braceros as strikebreakers and paid them lower than the prevailing wage, knowing they
had scant legal recourse.158 In many cases, Southern California growers used bracero labor to
force out resident Mexican American workers who had worked in the area for years. In Tustin,
braceros are known to have worked as seasonal walnut pickers who lived in temporary camps
152 Leo Friis cited in Jordan 2007,83.
153 Robert Sherrod,History of Marine Corps Aviation in World War//(Washington D.C.:Combat Forces Press,1952),
441.
154 The other major military installations at this time included the Los Alamitos Naval Air Station and the Seal Beach
Naval Ammunition and Net Depot(Sherrod 1952; Phil Brigandi,"OC Historyland,"accessed June 2021,
https://www.ochistoryland.com/wwiibases).
155 Juanita Lovret,"Japanese Community Never Came Back,"reprinted by the Tustin Area Historical Society courtesy
of the Tustin News,accessed May 2020,http://www.tustinhistory.com/articles/Japanese-farmers.htm.
156 Brooke Staggs,"After a War,Internment,4 Children and 65 Years of Marriage,Tustin Couple Will Walk at Their
High School Graduation,"Orange County Register 16 June 2015.
157 Bracero History Archive,"About,"accessed June 2020,http://www.DfdcefodIcniye.org/dL)UUL.
158 Ibid.
Architectural Resources Group I Tustin Citywide Historic Resources Survey Update Report 82
near the orchards.Their children received schooling in a tent classroom for a few weeks at a
time i.e.,the five or six weeks of walnut harvesting season, then moved on to the next job.159
The influx of military men working at the area's three bases, as well as new base employment
opportunities for civilians, gave Tustin an economic boost after the long years of the Depression
but did not result in significant commercial or residential development. Wartime rationing of
everything from gas to building materials greatly limited any physical development, which
proved a hindrance to the many military and civilian personnel looking for housing at the time.
The owner of Brewster's Auto Camp remembered people who worked at the EI Toro Marine
Base staying long-term in his property's small cottages."'The city's first known trailer parks
were established during the early 1940s to provide much-needed housing,though little is known
about their occupants and how many may have had military affiliations.Tustin's commercial
core remained centered on Main Street and EI Camino Real (formerly D Street, and also Highway
101). Most of the businesses were oriented toward people passing through on the highway, and
they were spread along Newport Avenue as well as 1St Street.
The city's full-time population held steady through the war, and Tustin residents celebrated
along with the rest of the nation when World War II ended in 1945.The city was soon to
experience an explosion of growth unlike anything it had ever seen.
159 Jordan 2007,86.
leo Lovret,"Tustin Auto Courts."
Architectural Resources Group I Tustin Citywide Historic Resources Survey Update Report 83
Theme: Residential Development, 1914-1945
As in the earlier phase of its residential development,Tustin saw most of its residential
construction between 1914 and 1945 in and around what is now the Old Town Cultural
Resource District, comprising the original townsite as platted in 1870 and a number of early
annexations. Some of the development was scattered infill on townsite lots that had not
previously been built upon, and this included the moving of some older houses from elsewhere
both within and outside of the townsite as the common practice of building relocation
continued.This pattern of infill on established blocks was characteristic of Tustin's residential
development during the 1910s, and continued into the 1920s as modest Period Revival houses
joined Craftsman and vernacular examples. In a new pattern,Tustin saw the development of the
first subdivisions during this time, small but distinctive, in areas north, south, and east of the
original townsite.This period also saw the establishment of the first known multi-family
residences in Tustin, generally small in scale and most commonly duplexes like the extant
examples at 300-302 S. B Street (Craftsman, 1920) and 705 W. Main Street/350 Myrtle Avenue
(Spanish Colonial Revival, 1926). Single-family residences continued to be far more common,
though some of the original single-family residences dating to 1914-1945 were later converted
to multi-family.
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Craftsman houses on the south side of W. Main Street(all still extant),ca. 1914.Tustin Area Historical
Society Collection,Orange County Public Library.
Other single-family residences were also constructed on the outskirts of town during this time,
continuing the pattern of sparse distribution across large tracts of agricultural land. Most of the
extant examples of this type have since been surrounded by post-World War II subdivisions,
leaving them as islands dating to an earlier time—a typical example is 1331 Bryan Avenue, a
Architectural Resources Group I Tustin Citywide Historic Resources Survey Update Report 84
modest 1918 residence which was originally surrounded by a 20-acre walnut grove."'The two-
story Spanish Colonial Revival house at 14611 Prospect Avenue (1931) also stands alone among
later properties, and was originally set within orange groves.
Residential construction expanded and accelerated after the end of World War I, as Southern
California experienced a population and economic boom outpacing the speculation-based
growth of the 1880s.Tustin did not see the explosive construction boom that some other
communities experienced during the 1920s, likely due to the decentralized, and still-rural,
nature of its dominant agricultural industry. Without nearby manufacturing or office/retail jobs
for residents,there was little profit to be had in developing the middle-class residential
subdivisions that came to characterize the larger communities of Santa Ana, Anaheim, and
greater Los Angeles. But Tustin did experience a measurable increase in residential construction
during the 1920s, some of which housed people who commuted to work in Santa Ana as well as
local agricultural workers, and a few houses built during this time are relatively large and highly
articulated examples of their Period Revival styles. Notable examples include the Spanish
Colonial Revival/Monterey Revival Pankey House at 320 W. Main Street (1928), and the Tudor
Revival Browning House at 520 W. Main Street (1930).
•.r
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Pankey House(320 W. Main Street, 1928).ARG,2021.
161 TBAW and C.Jordan,DPR form(Building,Structure,and Object Record)for 1331 Bryan Avenue,2002.
Architectural Resources Group I Tustin Citywide Historic Resources Survey Update Report 85
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Ralph House(1252 Irvine Boulevard, 1929), 1984.This local landmark is extant, now surrounded by a
commercial complex.Tustin Area Historical Society Collection,Orange County Public Library.
Tustin appears to have seen some unified subdivision development for the first time during the
early 1920s. Although no evidence has been found of any tracts being developed or marketed as
part of a developer-planned project,the blocks north of 1St Street,just outside the current
boundaries of the cultural resources district, suggest top-down (developer-driven) rather than
bottom-up (individual owner-driven) development.The extant single-family residences on Yorba
Street, Mountain View Drive, N.A Street, N. B Street, and N. C Street between W. 1St Street and
Irvine Boulevard were almost all constructed during the 1920s.They are consistent in terms of
size (modest, one-story houses) and setbacks, and sit on streets with concrete sidewalks and
curb cuts with driveways that belie their construction date during a time when the automobile
had become the dominant form of transportation.The regular layout of the new residential
blocks reflect adherence to the grid established by the original townsite.These typical 1920s
houses also reflect very consistent styles, primarily the simplified Craftsman style cottages
sometimes referred to as "California Bungalow" and Period Revival styles like Spanish Colonial
Revival and Tudor Revival. They are likely to have been built on spec by developers for ready
sale to new owners, possibly using kit home designs.
Architectural Resources Group I Tustin Citywide Historic Resources Survey Update Report 86
Craftsman cottages on 100 block of N. B Street.ARG,2020.
Other stylistically consistent blocks of houses dating to this period of development include the
southmost block of S. C Street between Mitchell Avenue and Interstate 5 (reflecting a relic of
what was once likely a longer stretch of 1920s homes on C Street), as well as San Juan Street
between Utt Drive and Red Hill Avenue, and Bonita Street between Newport Avenue and
Orange Street.The houses on this block of S. C Street are almost all from the 1920s, while the
other two groupings reflect more mixed construction dates between the 1910s and 1930s. As
the physical integrity of all of these groupings has been substantially impacted by modern infill
and extensive alterations to individual properties, none appears to retain sufficient cohesion for
eligibility as a historic district.
Beyond these probable subdivisions lay the less permanent, less visible housing occupied by
Tustin's seasonal agricultural workers. Sited primarily on the farms and ranches where workers
were laboring during the harvest, often with their families, worker housing ranged from
bunkhouses and boarding houses to tiny one-family tent cabins and cottages. Large operations
like the Irvine Ranch had a number of permanent buildings housing their workers,typically
single men living in communal housing and dependent on the ranch for room and board.These
operations often also had small "villages" of permanent cottages or semi-permanent tent cabins
and shacks, often with shared kitchen and bathroom facilities.Temporary residences of the tent
and shack variety also mushroomed around packing houses and next to orchards during intense
work periods. Most of the city's agricultural worker housing was occupied by the Mexican
American and Mexican workers who came to dominate the labor force after fleeing the
Revolution in their homeland in the 1910s; despite their central role in the local economy,they
constituted a sort of shadow population and their modest housing tended not to survive long.
Architectural Resources Group I Tustin Citywide Historic Resources Survey Update Report 87
Tustin's Japanese American residents were slightly more visible due to their permanent
residency and their consolidation in one or two small enclaves (one at Browning and Bryan)with
small homes intended to last longer than a season. No remnants of any of Tustin's less visible
worker housing are known to survive.
Residential construction slowed during the Depression, and Tustin does not appear to have
benefited much from federal stimulation programs instituted during this time. The federal
government passed the Home Owners' Loan Corporation Act in 1933 as one of several acts
meant to help stabilize housing values and slow losses. It created the Home Owners' Loan
Corporation (HOLC), which refinanced loans for borrowers to prevent default, and created
standards for assessing the credit-worthiness of neighborhoods. In 1934,the passage of the
National Housing Act created the Federal Housing Administration (FHA), which provided federal
insurance for privately financed mortgages as long as the lenders submitted to federal
standards.These and other federal programs during this time stimulated the revival of the
construction industry in many places, but Tustin does not appear to have been one of them.
Construction came to a near halt during the building moratorium of World War II, although a
few properties dating to the late 1930s and early 1940s remain extant in the Cultural Resources
District.
One extant residential property from this period is Sutliff Trailer Park, originally known as
Hannaford's Trailer Court, at 435 W. 1St Street (sometimes bearing the secondary address of 135
Mountain View Drive). In 1939 or 1940, Herbert Hannaford established his trailer camp on an
irregularly shaped parcel across the street from his residence at 420 W. 1St Street.162 Trailer
camps and courts were popular with travelers in the 1920s and 1930s, and quickly evolved into
a desirable permanent housing option in Southern California as available finances and wartime
shortages of single-family housing restricted options for would-be homeowners. Hannaford's
Trailer Court, later renamed Sutliff Trailer Park, has continuously maintained its original function
for over 80 years.While the individual coaches/trailers/mobile homes occupying spaces at the
trailer park have changed over time,the property itself continues to convey the importance of
its housing type from relatively early in Tustin's 20th century development. Very few other multi-
family properties from this time period are known to survive.
162 Historic aerial photographs 1938 and 1946,accessed March 2021 at
https://rT]eUia.ocgoy.com/guv/pw/survey/prodUCLS/delIdl.d5p;the 1940 census listed Hannaford's occupation as
"trailer camp."
Architectural Resources Group I Tustin Citywide Historic Resources Survey Update Report 88
r
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-
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Aerial photo looking south over W. 1"Street showing multiple trailer parks,ca. 1950. Hannaford's Trailer
Court(now Sutliff Trailer Park),established ca. 1940,is at the bottom.Tustin Area Historical Society
Collection,Orange County Public Library.
In keeping with the economic limitations of these times,Tustin's Depression-era and wartime
houses typically reflect modest scales and very simple styles, including the city's first examples
of Minimal Traditional architecture along with continued use of restrained Craftsman and Period
Revival styles (mostly Spanish Colonial Revival)—with the exception of a few higher-style Period
Revival buildings,there was no real equivalent to the grand Victorian-era examples from earlier
times. Most homes were simple in design, likely constructed by local builders and owners using
kit house plans, and adhered to the consistent sizes and setbacks of their tree-lined blocks.
Despite the expanded development of the 1920s boom and the original townsite's continued
transformation into an independent business center, during this time period and up through
World War II Tustin remained an understated residential community shaped by agriculture.
Architectural Resources Group I Tustin Citywide Historic Resources Survey Update Report 89
Evaluation Guidelines:Residential Development,1914-1945
Buildings evaluated under this theme are significant for their association with Tustin's residential development from the mid-1910s to the end of
World War II in 1945.They may also be significant fortheir association with individuals who played an important role in this period ofTustin's
history.Many of the residences dating to 1914-1945 have been identified in previous citywide surveys,and many are designated as contributors
to the Old Town Cultural Resource District(a geographically unified grouping of residential,commercial,and institutional properties),as
individual properties,or both.Most of the known examples are single-family residences(though some were later converted to multi-family
residences or to commercial properties),but a few examples of multi-family residences dating to this period are also extant.
Resources from this period that may be significant as embodiments of an architectural style,type,period,or method of construction(under
Criteria C/3/3,4)163 are evaluated using Context 4.7,Architecture and Design,1870-1976;these include examples of the use of indigenous
materials or craftsmanship;or examples of the notable work of a builder,designer,or architect.
Associated Property Types
Single-Family Residences
Multi-Family Residences
Ancillary Buildings
Subdivision Planning Features
Vernacular Landscapes
Historic Districts
Residential resources may include single-family residences;multi-family residences;trailer parks;ancillary buildings and structures like garages,
porte-cocheres,tankhouses,sheds,and barns;features related directly to subdivision development,including entrance markers,street lamps,
street trees,curbs,sidewalks,and walls;vernacular landscapes reflecting residential occupations(possibly including small relic groves,orchards,
or vineyards);and geographically unified groupings of residential properties(historic districts).
Geographic Location(s)
Residential resources from this period are primarily concentrated in and immediately adjacent to(particularly north of)the Old Town Tustin
Cultural Resources District with others scattered across the city.Others are in small groupings with consistent construction dates,including on
San Juan Avenue,S.C Street,and Bonita Street,and individual examples are scattered across the city.
163 The applicable criteria here and in the table below are ordered as national/state/local.See Section 3 for a full discussion of National Register,California Register,and City of
Tustin eligibility criteria.
Architectural Resources Group I Tustin Citywide Historic Resources Survey Update Report 90
Integrity Overview
A property that is significant must also retain certain aspects of integrity in order to express its historic significance.Determining which aspects
are most important to a particular property type necessitates an understanding of its significance and essential physical characteristics.The
rarity of a property type should also be considered when assessing integrity.As resources associated with this theme are relatively abundant but
many have experienced alterations,greater latitude may be allowed in terms of integrity.As Tustin experienced intense development after
1945,many resources associated with this theme have experienced a dramatic change in setting over time,and the loss of integrity of setting
should not equate to a loss of property integrity.Likewise,building relocations do not necessarily result in a loss of integrity,if the properties
remain recognizable as residential resources dating to this period.A greater degree of alterations may not preclude a resource from being
eligible,though a building must still retain sufficient integrity to convey its significance,using the guide below.
Criteria Significance Integrity Consideration Registration Requirements
A/1/1 An individual property A property that is significant for its historic association is eligible To be eligible under this theme,a resource
eligible under this theme may if it retains the essential physical features that comprised its should,at a minimum:
be significant: character or appearance during the period of its association with
the important event or historical pattern.16"A residential . Date to the period of significance(1914-
• For its association with property from this period should retain integrity of design, 1945),and
feeling,and association,at a minimum,in order to convey the
patterns of residential • Retain the essential aspects of integrity,
important association with the city's development during this
development in Tustin; and
and/or period.A property that has lost some historic materials or . Retain enough of its essential physical
details,or that has been relocated,may still be eligible if it
• As the site of a significant features to sufficiently convey its
historic event from this retains the majority of the features that illustrate its original association with the historic context.
period. style and appearance in terms of the massing,spatial
relationships,proportion,and fenestration pattern.A property is
not eligible if it retains some basic features conveying form and
massing,but has lost the majority of features that characterized
its appearance during its historical period.
A/1/1 A historic district eligible In order for a historic district to be eligible for designation,the To be eligible under this theme,a historic
under this theme may be majority of the components within the district boundary must district should,at a minimum:
significant: possess integrity,as must the district as a whole.Integrity of
design,setting,and feeling must be strongly present in the
164 National Park Service,National Register Bulletin 15:How to Apply the National Register Criterion for Evaluation(Washington,D.C.:U.S.Department of the Interior,1990).
Architectural Resources Group I Tustin Citywide Historic Resources Survey Update Report 91
district overall,and it should convey a strong sense of time and • Date to the period of significance(1914-
• For its association with place. 1945),and
patterns of residential • Retain the majority of the contributors
development in Tustin. A contributing building must retain integrity of design,setting, dating to the period of significance.
feeling,and association to adequately convey the significance of
the historic district.In general,minor or reversible alterations or
in-kind replacement of original features and finishes are
acceptable within historic districts.Significant alterations that
change the massing,form,roofline,or fenestration patterns of
an individual building,alter the original design intent,or that are
not reversible may result in non-contributing status for an
individual building.Historic(pre-1976)relocation of a building in
the district,either from elsewhere in the district or elsewhere in
Tustin,is acceptable as long as the building conforms to the
identified period of significance.In order for a historic district to
retain integrity,the majority of its component parts should
contribute to its historic significance.
B/2/2 • For its association with a A property that is significant for its association with a significant To be eligible under this theme,a resource
person(or persons) person should retain integrity of design,feeling,and association, should,at a minimum:
significant in the history of at a minimum,in order to convey its historic association with a
Tustin. significant individual.A property that has been relocated,or has . Date to the period of significance(1914-
lost some historic materials or details,may still be eligible if it 1945),and
retains the majority of the features dating to the period during . Retain the essential aspects of integrity,
which it was associated with a significant individual. and
• Retain enough of its essential physical
features to sufficiently convey its
association with the historic context,
and
• Be directly associated with the notable
person's productive period—the time
during which she or he attained
significance.
Architectural Resources Group Tustin Citywide Historic Resources survey Update Report 92
Theme: Commercial Development, 1914-1945
Tustin's commercial development between 1914 and 1945 far eclipsed that of earlier years, and
established the character of a small but vibrant business core that is still evident today.
Improvements to the main state highway through town, Highway 101, brought increased
through-traffic to Tustin as ever-increasing numbers of automobile travelers took this route
between Los Angeles and San Diego and all points in between.Tustin was fortuitously situated
at the approximate halfway point between Southern California's two largest cities. Garages,
service stations, restaurants, and auto camps sprang up along the highway, which in Tustin
traveled along Laguna Road, D Street (EI Camino Real) and 1St Street and was paved through
town by 1915.The first of these businesses was the Tustin Garage (560 EI Camino Real),
constructed in 1915 as the Arrow Garage and becoming the Tustin Garage when operators
William Huntley and Nickolas Gulick moved their business there from 275 S. C Street in 1919.1"
Md ..
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Tustin Garage(560 EI Camino Real, 1915),ca. 1920.Tustin Area Historical Society.
165 TBAW and C.Jordan,DPR form(Building,Structure,and Object Record)for 560 EI Camino Real,2002.
Architectural Resources Group I Tustin Citywide Historic Resources Survey Update Report 93
e
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Line of cars waiting for gas at the Tustin Garage, 1920.Tustin Area Historical Society Collection,Orange
County Public Library.
The new income-producing enterprises along the highway bolstered growth in Tustin's historic
commercial center from the late 1910s through the 1930s, as new buildings and businesses
replaced some of the older ones standing at the intersection of Main and D Streets and
expanded beyond them. One notable business,the Utt Juice Company,took over the 1907
grocery building at 193 E. Main Street(no longer extant) and operated from that storefront and
associated industrial outbuildings for decades.The buildings constructed in the 1910s were
typically one-story retail properties with prominent storefronts, brick cladding, and rectangular
footprints. Most reflected a vernacular commercial idiom with restrained elements of other
styles including Italianate and Classical Revival, and all were oriented toward pedestrian traffic.
Meanwhile,the onetime commercial jewel of Tustin,the Tustin Hotel,was demolished in 1914
after years of failing to meet expectations.
Among the notable commercial properties constructed in the 1910s are five one-story
properties built in 1914 on the south side of W. Main Street,just west of the main commercial
intersection at Main and D—these buildings (all contributors to the cultural resource district and
listed individually as local landmarks) occupy over half of the block and constitute the longest
extant stretch of 1910s commercial buildings in town.Three of them (130, 138, and 140 W.
Main Street) were constructed together and share common walls;they housed a variety of
businesses as well as institutional occupants including the Tustin post office at 140 W. Main
Street and the Tustin library at 130 W. Main Street. Next to them is 148 W. Main Street,
constructed on the site of Columbus Tustin's two-story building. While all of these buildings
have experienced alterations (some quite substantial),they retain their original scale,
commercial vernacular architecture with restrained Classical Revival elements, and some
original storefront features like the glass transom at 138 W. Main Street.The fifth 1914 building,
Architectural Resources Group I Tustin Citywide Historic Resources Survey Update Report 94
the Artz Building at 150-158 W. Main Street (listed in the National Register), is remarkable for
being unusually intact and for its prominent Classical Revival facade, with Ionic columns forming
a full-width colonnade. Like 138 W. Main,the Artz Building also retains an impressive glass
transom.
a, ARM _ r_ :
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Artz Building(150-158 W. Main Street, 1914), 1920.Tustin Area Historical Society Collection,Orange
County Public Library.
In 1925,the local Knights of Pythias Lodge constructed their new mixed-use building at 397-399
EI Camino Real.This two-story brick building featured complex brick detailing and housed retail
on the first floor and the Tustin Lodge on the second. It contained a series of different stores
over the years, with the longest-lived being the Tustin Drug Store.The Knights of Pythias
Building was notable as the first two-story, mixed-use building constructed here in the 1920s,
marking Tustin's evolution since the days of its original two-story(but much smaller), mixed-use
wood frame buildings. It was preceded by its neighbor to the north, 355-365 EI Camino Real
(1923), and was soon joined by the Cox Market Building (later renamed the Tustin Food Center,
401 EI Camino Real, ca. 1926)to the south across Main Street. Both are one story in height and
have prominent storefronts and brick cladding;though both have experienced substantial
alterations,they are still readable as 1920s commercial buildings and along with the Knights of
Pythias Building continue to impart a sense of the original commercial core as consolidated at
this time.
Architectural Resources Group I Tustin Citywide Historic Resources Survey Update Report 95
"is Mom
, � 1 •II I t I 11li� -1i
Cox Market Building/Tustin Food Center(401 EI Camino Real, built ca. 1926 and originally housing a cafe),
ca. 1935.Tustin Area Historical Society Collection,Orange County Public Library.
By the mid-1920s,Tustin's small commercial core was well established and provided an array of
services for locals as well as travelers—a bank, several grocery stores, a drug store, a feed store,
a hardware store, and an event space on the second story of the Knights of Pythias building.
Their brick cladding, simple footprints, pedestrian-friendly scale/orientation, and prominent
storefronts provided a sense of growth and stability to the evolving city.The Knights of Pythias
building was joined by several other two-story mixed-use buildings in the 1920s, including the
extant Woodward Building at 333-339 EI Camino Real (1928).This building boasted the popular
Spanish Colonial Revival style and is unusual for its concrete construction.The larger mixed-use
buildings of the 1920s,though scarce, gave this property type a measure of higher visibility in
the area and provided a greater sense of permanence and urbanism in the still-rural community.
Some of Tustin's already existing businesses, like the Tustin Lumber Company, also grew during
this time of new construction—the lumber company built a new facility at the curve where D
Street (EI Camino Real) dead-ended at 1St Street (no longer extant) in 1926.
Commercial development slowed greatly during the Depression,though a few buildings were
constructed and none dating to this period are known to survive. Among the well-known
Depression-era examples that no longer exist were Brewster's Auto Camp at Main Street and D
Street, and Jewett's Auto Court (with a popular cafe) on 2"d. Both provided stable, affordable
housing for travelers and people between permanent residences. No new commercial buildings
are known to have been built during the World War II moratorium, so by the war's end in 1945
Tustin's commercial built environment was essentially the same as it had been in the early
1930s. It saw massive changes in the postwar years as the city underwent a wholesale
transformation, with expansion down a number of commercial thoroughfares. But the historic
commercial center in what is now the Old Town Tustin Cultural Resources District retains the
original feel and features that first solidified here in the 1920s. In addition to the presence of
both one-story retail/office and two-story mixed-use buildings,the commercial core is notable
for its pedestrian-oriented scale, easily distinguishable from the 1910s-1930s auto-oriented
businesses on old Highway 101 and very different from the 1950s-1960s development to come.
Architectural Resources Group I Tustin Citywide Historic Resources Survey Update Report 96
Evaluation Guidelines:Commercial Development, 1914-1945
Buildings evaluated under this theme are significant for their association with Tustin's commercial development from the mid-
1910s to the end of World War II in 1945.They may also be significant for their association with individuals who played an
important role in this period of Tustin's history.Most,if not all,of the commercial properties dating to 1914-1945 have been
identified in previous citywide surveys,and many are designated as contributors to the Old Town Cultural Resources District(a
geographically unified grouping of residential and commercial properties),as individual properties,or both.
Resources from this period that may be significant as embodiments of an architectural style,type,period,or method of
construction(under Criteria C/3/3,4)1 I are evaluated using Context 4.7,Architecture and Design,1870-1976;these include
examples of the use of indigenous materials or craftsmanship;or examples of the notable work of a builder,designer,or architect.
Associated Property Types
Retail/Office Buildings
Mixed-Use Buildings
Ancillary Buildings
Auto-Related Buildings
Signs
Historic Districts
Residential resources may include retail and/or office buildings;two-story mixed-use buildings;ancillary buildings;automobile-
related buildings like showrooms,repair shops,service stations,or garages;signs;and geographically unified groupings of
residential properties(historic districts).
Geographic Location(s)
Commercial resources from this period are primarily concentrated in and immediately adjacent to the Old Town Tustin Cultural
Resources District,with a few others scattered on major streets like Newport Boulevard.
Integrity Overview
166 The applicable criteria here and in the table below are ordered as national/state/local.See Section 3 for a full discussion of National Register,California
Register,and City of Tustin eligibility criteria.
Architectural Resources Group I Tustin Citywide Historic Resources Survey Update Report 97
A property that is significant must also retain certain aspects of integrity in order to express its historic significance.Determining
which aspects are most important to a particular property type necessitates an understanding of its significance and essential
physical characteristics.The rarity of a property type should also be considered when assessing integrity.As resources associated
with this theme are relatively abundant but many have experienced alterations,greater latitude may be allowed in terms of
integrity.As Tustin experienced intense development after 1945,many resources associated with this theme have experienced a
dramatic change in setting over time,and the loss of integrity of setting should not equate to a loss of property integrity.Likewise,
building relocations do not necessarily result in a loss of integrity,if the properties remain recognizable as commercial resources
dating to this period.A greater degree of alterations may not preclude a resource from being eligible,though a building must still
retain sufficient integrity to convey its significance,using the guide below.
Criteria Significance Integrity Considerations Registration Requirements
A/1/1 An individual A property that is significant for its historic association is eligible if it To be eligible under this theme,a
property eligible retains the essential physical features that comprised its character or resource should,at a minimum:
under this theme appearance during the period of its association with the important . Date to the period of
may be significant: event or historical pattern.16'A commercial property from this period significance(1914-1945),and
should retain integrity of design,feeling,and association,at a
• For its association • Retain the essential aspects of
minimum,in order to convey the important association with the
with patterns of integrity,and
commercial city's development during this period.A property that has lost some . Retain enough of its essential
development in historic materials or details,or that has been relocated,may still be
p eligible if it retains the majority of the features that illustrate its physical features sufficiently
Tustin;and/or convey its association with the
• As the site of a original style and appearance in terms of the massing,spatial historic context.
significant historic relationships,proportion,and fenestration pattern.A property is not
event from this eligible if it retains some basic features conveying form and massing,
period. but has lost the majority of features that characterized its
appearance during its historical period.
A/1/1 A historic district In order for a historic district to be eligible for designation,the To be eligible under this theme,a
eligible under this majority of the components within the district boundary must historic district should,at a
theme may be possess integrity,as must the district as a whole.Integrity of design, minimum:
significant: setting,and feeling must be strongly present in the district overall, . Date to the period of
and it should convey a strong sense of time and place. significance(1914-1945),and
16'National Park Service,National Register Bulletin 15:How to Apply the National Register Criterion for Evaluation(Washington,D.C.:U.S.Department of the
Interior,1990).
Architectural Resources Group I Tustin Citywide Historic Resources Survey Update Report 98
• For its association A contributing building must retain integrity of design,setting, • Retain the majority of the
with patterns of feeling,and association to adequately convey the significance of the contributors dating to the
commercial historic district.In general,minor or reversible alterations or in-kind period of significance.
development in replacement of original features and finishes are acceptable within
Tustin. historic districts.Significant alterations that change the massing,
form,roofline,or fenestration patterns of an individual building,alter
the original design intent,or that are not reversible may result in
non-contributing status for an individual building.Historic(pre-1976)
relocation of a building in the district,either from elsewhere in the
district or elsewhere in Tustin,is acceptable as long as the building
conforms to the identified period of significance.In order for a
historic district to retain integrity,the majority of its component
parts should contribute to its historic significance.
B/2/2 • For its association A property that is significant for its association with a significant To be eligible under this theme,a
with a person(or person should retain integrity of design,feeling,and association,at a resource should,at a minimum:
persons) minimum,in order to convey its historic association with a significant . Date to the period of
significant in the individual.A property that has been relocated,or has lost some significance(1914-1945),and
history of Tustin. historic materials or details,may still be eligible if it retains the • Retain the essential aspects of
majority of the features dating to the period during which it was integrity,and
associated with a significant individual. • Retain enough of its essential
physical features to sufficiently
convey its association with the
historic context,and
• Be directly associated with the
notable person's productive
period—the time during which
she or he attained significance.
Architectural Resources Group I Tustin Citywide Historic Resources survey Update Report 99
Theme: Institutional Development, 1914-1945
Much of Tustin's growth between 1914 and 1945 started with one major change to the local
infrastructure:the improvement of State Highway 101 through town.This corridor, commonly
referred to as EI Camino Real (not to be confused with Tustin's official renaming of D Street as EI
Camino Real in 1968, as the corridor extended far beyond the city limits),was the primary inland
route between Los Angeles and San Diego.Tustin sat at the approximately halfway point and
provided a good stopping place for travelers. In 1914,Tustin used Orange County bond money
to pave the state highway through town; it went on to pave 1.3 miles of Main Street in 1915.168
Freestanding mission-style bells were added over the next few years along the entire route of
the highway to mark it as EI Camino Real,though its route intersected only intermittently with
the route thought to have been taken by Junipero Serra as he established Spanish missions.
Tustin had at least one bell, in front of the Bank of Tustin.
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Tustin Chamber of Commerce map of Tustin's transportation connections,ca. 1914.Tustin Area Historical
Society Collection,Orange County Public Library.
The highway work greatly improved driving conditions through Tustin and brought new
commercial opportunities to the community. Road improvements continued through the 1920s
as automobile transportation became the default and as Tustin's commercial center grew and
consolidated. By 1923, car transportation had so thoroughly come to predominate that
Southern Pacific ceased operation of its passenger service in Tustin.
As Tustin grew as a community, its residents provided support for needed institutions despite
the lack of a municipal government.They organized a volunteer fire department around 1915,
which would remain all-volunteer for decades, and established the Tustin News in 1922.
Buildings purpose-built to house institutions were rare, consisting only of schools until the mid-
168 Jordan 2007,55.
Architectural Resources Group I Tustin Citywide Historic Resources Survey Update Report 100
1920s. In 1914,the old schoolhouse in the school block northwest of the W. Main Street/S. C
Street intersection was demolished and replaced with a new one, which was joined by a new
primary school for younger students in 1921. In 1922, a large and impressive high school was
constructed in the Spanish Colonial Revival style (neither extant). In 1925,the construction of
the mixed-use Knights of Pythias building at 397-399 EI Camino Real brought Tustin its first
purpose-built lodge as well as its grandest retail location.The two-story brick building housed
the Tustin Lodge on the second floor, a common community space shared by other local groups
like American Legion Post 227 (chartered in 1929 by many of Tustin's World War I veterans) and
the Women's Christian Temperance Union (WCTU). Other institutions, like the post office and
library, occupied space in a series of buildings overtime rather than occupying purpose-built
facilities.
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Tustin High School,circa 1925. Orange County Archives,Tom Pulley Collection.
In 1927,Tustin's institutional landscape changed for the better with its incorporation.Though
only a little over 200 of the community's 900-person population participated in the vote,the
majority voted to incorporate.The new board of trustees (soon to be renamed the city council)
met in the Knights of Pythias building—an appropriate choice, considering all members,
including Mayor Byron Crawford, were members of the fraternal organization.The building
housed all city hall functions for years. Incorporation did not bring immediate changes to
Tustin's built environment, but it did impart a measure of local control over how the city would
grow and evolve in the future. Most of Tustin's streets were paved by the end of the 1930s, paid
for largely with county funds, but the water system was slow to improve and the sewer system
was not fully completed until the 1950s.169 In 1931,the now-municipal, but still volunteer,fire
department received a new Spanish Colonial Revival engine house on W. 3rd Street(no longer
extant).
After many years in its 1880s building,the Tustin Presbyterian Church constructed a new
Spanish Colonial Revival style church at 201/225 W. Main Street in 1929. It was designed and
built by local builder William Bowman.The new church was by far the most imposing religious
edifice in town and would remain so until the construction of many new modern churches
during the postwar boom. Little institutional construction would follow this church,given the
near-cessation of building of all kinds during the Great Depression.Tustin is not known to have
any properties related to Depression-era New Deal improvement programs such as the Works
169 ibid.,71.
Architectural Resources Group I Tustin Citywide Historic Resources Survey Update Report 101
Progress Administration (WPA) or the Civilian Construction Corps (CCC),though work was done
under the auspices of these programs in nearby Santa Ana, Garden Grove, Anaheim, and
Placentia."'
•4
jvf
Tustin Presbyterian Church (201/225 W. Main Street, 1929), 1940.Tustin Area Historical Society
Collection,Orange County Public Library.
One infrastructural advance came in 1933, when Tustin joined other nearby cities in organizing
the Orange County Water District (OCWD)to purchase water from the neighboring
Metropolitan Water District (which, in turn, piped in water from the Colorado River).The OCWD
stored its water in the natural aquifer underlying the Santa Ana River and used it for both
irrigation and drinking water.171 Also in 1933 was the Long Beach Earthquake, which severely
damaged the grammar school and forced students to attend classes in various places around
town until repairs were completed in late 1934.
The largest institutional change to the Tustin region during this period was the establishment of
three nearby military bases starting in 1941.The Santa Ana Army Air Base in Costa Mesa was
first, a huge basic training camp. It was soon joined by the U.S. Naval Lighter-Than-Air (LTA) Base
(originally the Santa Ana Naval Air Station, and now known as the Marine Corps Air Station
Tustin), established in 1942 on former Irvine Ranch land.This facility housed blimps in two
enormous wooden hangars (1943), both of which are listed in the National Register and are
located within the City of Tustin.The City manages the southern hangar, Hangar 29,while
Orange County manages the northern hangar, Hangar 28.The third base was established in
1943 as the U.S. Marine Corps Air Station, EI Toro, and housed thousands of personnel.The
wartime military installations were self-contained, so built resources related to this crucial
pattern of institutional development are not known to extend beyond the former boundaries of
the bases. After the war, many of the military families based at MCAS and elsewhere resided in
Tustin's newly built apartment buildings and complexes.
170 The Living New Deal,accessed June 2020,http://www.livingnewdeal.org.
171 Jordan 2007,100.
Architectural Resources Group I Tustin Citywide Historic Resources Survey Update Report 102
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LTA hangar under construction, 1943.Tustin Area Historical Society.
Architectural Resources Group I Tustin Citywide Historic Resources Survey Update Report 103
Evaluation Guidelines:Institutional Development,1914-1945
Buildings evaluated under this theme are significant for their association with Tustin's institutional development from the mid-1910s to the end
of World War II in 1945.They may also be significant for their association with individuals who played an important role in this period of Tustin's
history.Few institutional properties dating to 1914-1945 are extant,and all known examples have been identified in previous city surveys.They
are designated as contributors to the Old Town Cultural Resources District(a geographically unified grouping of residential and commercial
properties),as individual properties,or both.
Resources from this period that may be significant as embodiments of an architectural style,type,period,or method of construction(under
Criteria C/3/3,4)17.are evaluated using Context 4.7,Architecture and Design,1870-1976;these include examples of the use of indigenous
materials or craftsmanship or examples of the notable work of a builder,designer,or architect.
Associated Property Types
Churches
Schools
Fraternal Lodges
Infrastructure Features
Military Features(Blimp Hangar)
Ancillary Buildings
Known institutional resources from this period include a church,a fraternal lodge,and a military blimp hangar(all designated).If any previously
unidentified resources are encountered,they are most likely to include ancillary buildings related to school,church,or military resources and/or
infrastructure features like water system vestiges or road improvement features.
Geographic Location(s)
Institutional resources from this period are primarily concentrated in and immediately adjacent to the Old Town Tustin Cultural Resources
District,except for those that are on the former LTA military base.
Integrity Overview
1]z The applicable criteria here and in the table below are ordered as national/state/local.See Section 3 for a full discussion of National Register,California Register,and City of
Tustin eligibility criteria.
Architectural Resources Group I Tustin Citywide Historic Resources Survey Update Report 104
A property that is significant must also retain certain aspects of integrity in order to express its historic significance.Determining which aspects
are most important to a particular property type necessitates an understanding of its significance and essential physical characteristics.The
rarity of a property type should also be considered when assessing integrity.As resources associated with this theme exceedingly rare,greater
latitude may be allowed in terms of integrity.As Tustin experienced intense development after 1945,many resources associated with this theme
have experienced a dramatic change in setting over time,and the loss of integrity of setting should not equate to a loss of property integrity.
Likewise,building relocations do not necessarily result in a loss of integrity,if the properties remain recognizable as institutional resources
dating to this period.A greater degree of alterations may not preclude a resource from being eligible,though a building must still retain
sufficient integrity to convey its significance,using the guide below.
Criteria Significance Integrity Considerations Registrat
A/1/1 A property eligible A property that is significant for its historic association is eligible if it retains To be eligible under this theme,a
under this theme the essential physical features that comprised its character or appearance resource should,at a minimum:
may be significant: during the period of its association with the important event or historical • Date to the period of significance
• For its association pattern.173 An institutional property from this period should retain integrity (1914-1945),and
of design,feeling,and association,at a minimum,in order to convey the
with patterns of • Retain the essential aspects of
institutional important association with the city's development during this period.A integrity,and
development in property that has lost some historic materials or details,or that has been . Retain enough of its essential physical
relocated,may still be eligible if it retains the majority of the features that
Tustin;and/or features to sufficiently convey its
illustrate its original style and appearance in terms of the massing,spatial
• As the site of a association with the historic context.
significant historic relationships,proportion,and fenestration pattern.A property is not eligible
event from this if it retains some basic features conveying form and massing,but has lost the
period. majority of features that characterized its appearance during its historical
period.
13/2/2 • For its association A property that is significant for its association with a significant person To be eligible under this theme,a
with a person(or should retain integrity of design,feeling,and association,at a minimum,in resource should,at a minimum:
persons) order to convey its historic association with a significant individual.A • Date to the period of significance
significant in the property that has been relocated,or has lost some historic materials or (1914-1945),and
history of Tustin. details,may still be eligible if it retains the majority of the features dating to . Retain the essential aspects of
the period during which it was associated with a significant individual. integrity,and
• Retain enough of its essential physical
features to sufficiently convey its
173 National Park Service,National Register Bulletin 15:How to Apply the National Register Criterion for Evaluation(Washington,D.C.:U.S.Department of the Interior,1990).
Architectural Resources Group I Tustin Citywide Historic Resources Survey Update Report 105
association with the historic context,
and
• Be directly associated with the notable
person's productive period—the time
during which she or he attained
significance.
Architectural Resources Group I Tustin Citywide Historic Resources Survey Update Report 106
Context: Postwar Development in Tustin, 1946-1976
The end of World War II ushered in an unprecedented era of expansion and construction across
the U.S., as the economy boomed, employment rates rose, and the housing market flourished
with ample loans and high numbers of newly approved subdivisions. Like the rest of Southern
California,Tustin saw an increase in population and building activity in the years following World
War II. But unlike many other Southern California communities, it had room to spare for the
sprawling residential subdivisions which would come to characterize postwar development in
the region.The thousands of acres of agricultural land which had shaped the city for so long
were not as profitable as they once were, due largely to the spread of quick-decline disease in
the 1940s and 1950s.This virus spread by melon aphids rapidly killed trees, and newly planted
replacements could take six or more years to mature. For the first time, as developers
descended on the unbuilt areas of Orange County and new freeways connected the entire
region,Tustin's growers saw benefit to cashing out.The result was an incredible transformation
of the city's formerly rural character.
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Tustin city boundary in 1947, before the annexations of the 1950s and '60s. Tustin News 2 May 1947.
Architectural Resources Group I Tustin Citywide Historic Resources Survey Update KeporL 107
New construction was slow to get started in Tustin due to the nationwide shortage of building
materials, and the city's population grew by only about 200 people during the 1940s. In 1950,
the population was only 1,143.174 But Southern California as a whole was experiencing a massive
population boom and postwar economic upturn, as throngs of people (including many returning
veterans and their families) moved to the region.They were drawn by employment
opportunities in defense and manufacturing industries, by educational opportunities provided
by the G.I. Bill, and by the burgeoning residential subdivisions spreading outward from larger
cities to create a new suburban landscape. In the case of men formerly stationed at Orange
County's military bases, some also sought the pleasant climate of the region.Tustin's LTA base
also remained an employer after the war's end;the Navy decommissioned it in 1949, but the
Marines recommissioned it in 1951 to serve as a helicopter base during the Korean War and it
remained operational until 1999.
New suburbs appeared across Orange County as construction ramped up in the early 1950s, and
they followed the expanding freeway system which was creeping closer to Tustin. Funding from
the Federal Housing Administration (FHA) and the Veterans Affairs Department (VA) made home
ownership feasible for thousands, but the existing building stock was nowhere near sufficient.
Tustin's growers and government leaders saw the development coming, while simultaneously
witnessing spreading die-offs in their citrus orchards. As growers' incomes dropped, selling land
off to developers became an increasingly attractive option. Starting around 1952,the Tustin
area started seeing fewer and fewer citrus and walnut groves, as the land was developed into
residential subdivisions. Land values rose along with Tustin's development during the postwar
period—land costing$5,000-$6,000 per acre in 1955 was worth $10,000-$15,000 in 1960 and
$20,000-$40,000 in 1965, with commercial and industrial uses valued even more highly than
residential."'
In 1955,the Santa Ana Freeway(Interstate 5) reached Tustin as it expanded south from Los
Angeles. For the first time, commuting to work in distant points of Orange County, or even in Los
Angeles County, was a feasible option, and patterns of residential development began to
enlarge and spread. Instead of running through the center of town,the freeway ran to the west
of it;this relieved increasing congestion on the old Highway 101 route, but also bypassed the
businesses which depended on that route.
The bypassing of Tustin's historic commercial core greatly altered patterns of commercial
development in the late 1950s and through the 1960s, as new businesses were established
along the major feeder streets linking residential subdivisions to the freeway. Newport Avenue,
Irvine Boulevard, 1St Street, and Red Hill Avenue joined, and soon eclipsed,the existing
commercial corridors of Main Street and D Street (EI Camino Real).They featured stand-alone
businesses of all kinds catering to customers arriving by car, with large surface parking lots and
tall, exuberant signage designed to catch the eye of the passing driver. Large shopping centers
would come to dominate multiple intersections to provide one-stop shopping to local residents.
Foreseeing the drop in traffic, Basil Brewster sold his Brewster Auto Camp before the freeway
114 April Decennial Census of Population,cited in"Orange County Progress Report 1999,"133(on file at City of Tustin
Planning Division).
1'S"Tustin Scrapbook",22.
Architectural Resources Group I Tustin Citywide Historic Resources Survey Update Keport 108
was even completed.The new owner decided to turn the cottages into a business complex,
which was later demolished."'
a
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Newport Avenue,ca. 1965. Orange County Archives.
New industries flourished during the postwar period as well. Major companies looking for space
and lower property costs began moving into Orange County in anticipation of the freeway's
completion, including aircraft industry heavyweights Lockheed, Douglas, and Hughes. The 1955
opening of Disneyland in nearby Anaheim created many new jobs in the tourist industry.1 '
Smaller companies followed the big ones and Tustin, as well as the county as a whole, became
the new home of much more diverse industries than the agriculture which had dominated the
area for decades. For the first time,Tustin would be a fully autonomous city providing all the
goods and services its new residents would need, as well as new jobs in burgeoning industries
either in town or within a short drive.
The first residential subdivisions in Tustin proper were established in the early 1950s,joining the
few late-1940s subdivisions constructed north of the city. Early examples included Lockwood
Park Place, developed by the Santa Ana-based Hugh C. Marshall Co. around 1952. Lockwood
Park Place and the company's 1954 Raleigh Place were built primarily for veterans and currently
enlisted men.This pattern was typical of many 1950s subdivisions in Orange County and
elsewhere, which focused on veterans eager to purchase homes using VA loans, often after
having attended college thanks to the GI Bill. In Tustin's case,the continued operation of
multiple Orange County military bases meant a high population of active enlisted men who
could also achieve home ownership. Another active Santa Ana developer in the early 1950s was
176 Juanita Lovret,"The 5 Freeway Initially Hurt Tustin Businesses,"reprinted by the Tustin Area Historical Society
courtesy of the Tustin News,accessed May 2020,http://www.tustinhistory.com/articles/freeway.htm.
17 Nathan Masters,"How the 5 Freeway Made Orange County Suburban,"KCET,accessed May 2020,
https://www.kcet.org/shows/lost-la/how-the-5-freeway-made-orange-county-suburban.
Architectural Resources Group I Tustin Citywide Historic Resources Survey Update Report 109
Dream Homes, Inc., which built multiple subdivisions between 1952 and 1956. Many other
subdivisions followed across Tustin in the 1950s and even more were constructed during the
1960s, by far the city's most intense period of development.
ACREAGE
WANTED!
If your grove drains to road or county drain
ditch we are interested in buying for sub-
dividing. Now is the time to get the best price.
Let"s talk it over.
DREAD HOLES, INC
607 POINSETTIA SANTA ANA KI 3-9234
Dream Homes, Inc. display advertisement, Tustin News 8 May 1953.
The 1955 completion of the Santa Ana Freeway proved the tipping point in Tustin's post-war
transformation from a sleepy agricultural community to a dense urban center. In March 1955,
the Tustin News'front page headline heralded the coming change: "Permits Soar Over Quarter
Million Mark in Local Building."178 By July 1955,two new tracts totaled $1,000,000 in permits.171
Tustin was limited in space for new construction, and many of the new subdivisions were north
of the city, where they featured larger lots marketed as "small estates."181
Seeing the acceleration of residential development in unincorporated North Tustin,Tustin (like
other cities in Orange County) looked to annexation of surrounding areas. Annexation, which
required a vote for all areas with residents already present, was key to Tustin's control of its
development through zoning. It also expanded opportunities for municipal funding through
property and business taxes, in exchange for municipal services from sewers to policing. Eleven
Orange County communities incorporated between 1952 and 1962 to protect themselves from
annexation to existing cities including Tustin and Santa Ana. Santa Ana was particularly
aggressive in its annexation attempts, leading many in Tustin to classify it as a "land grab"
war.181
Annexation in Tustin proceeded piecemeal, with multiple annexations ranging widely in size and
steadily increasing the size of the city; during the 1950s, most of the annexations were directly
178"Permits Soar Over Quarter Million Mark in Local Building,"The Tustin News 11 March 1955.
179"Building Permits Totaling Over One Million Issued for Tustin,"The Tustin News 21 July 1955.
18°"New Small Estates Tract Due To Be Constructed in Tustin Area,"The Tustin News 6 October 1955.
181 Jordan 2007,93-94.
Architectural Resources Group I Tustin Citywide Historic Resources Survey Update KeporL 110
adjacent to the southeast, south, and northwest sides of the original townsite.182 They usually
aimed directly at new or planned residential subdivisions where property owners petitioned for
annexation, though their scope was not all-encompassing; a 1956 southern annexation near
Mitchell Avenue and the 1-5 frontage road was noted as "excluding the occupied Dream Home
Tract, and including the 53 unit Dream Homes tract under construction."113 Neither Tustin nor
Santa Ana was successful in annexing North Tustin, which remains its own unincorporated
community today.Tustin's acreage increased by 220 percent during the 1950s, while its
population grew by 76 percent. By 1960,the city had increased from 1,143 residents to 2,006.184
By early 1956,Tustin's population was outpacing its available building stock,forcing many new
residents to squeeze into its new and existing trailer parks—it had at least three by that time.
Trailer park residency, both temporary and permanent, was a very common pattern in Southern
California during the population boom of the postwar period as most communities struggled to
house their exploding populations.Tustin instated a trailer park ordinance in 1956 to control the
locations and characteristics of trailer parks, guiding the construction of multiple large
properties during the boom years of the 1960s.
Infrastructure improvements struggled to keep pace with development during the 1950s and
early 1960s. Water systems required improvement, leading to the organization of a new water
district in 1951 and the incorporation of the Tustin Water Works in 1954.185 The many new
septic tanks and cesspools of expanding subdivisions threatened to contaminate the
groundwater,forcing the city to at last construct a comprehensive sewer system. Roads needed
improving and widening to accommodate greater volumes of traffic, and the four-way stops that
characterized many parts of Tustin well into the 1960s were gradually replaced with traffic
lights.
In 1961,the Cox Construction Co. established a new 20-acre subdivision along Ebell Drive, off of
S. B Street near McFadden Street.18'The development of this parcel left"only one or two
remaining orange groves within the Tustin city limits.11187 The Tustin News remarked, "All of the
groves have succumbed to residential or commercial progress.The one-time agricultural heart
of Orange County has been transformed to the mode of the second half of the Twentieth
Century."188 And this was at the very beginning of Tustin's true decade of transformation—the
1960s saw population growth and new construction exponentially greater than any other period
in Tustin's history, including the 1950s.The City annexed thousands of acres beyond its 1950s
annexations, greatly increasing Tustin's reach and ability to shape growth already threatening to
get out of hand. By the end of the 1960s,Tustin's land area had increased by over 400 percent,
182 Annexation Maps in Jordan 2007,114-115.
1113"Boundary Commission Approves Annexation,"Tustin News 1 March 1956.
1114 April Decennial Census of Population,cited in"Orange County Progress Report 1999,"133(on file at City of Tustin
Planning Division).
185 Jordan 2007,100-101.
186 Ebell is now a private drive along the back of the subdivision.
187"Ebell-Fricker Property Sold,"The Tustin News 31 August 1961.
188"Ebell-Fricker Property Sold.".
Architectural Resources Group I Tustin Citywide Historic Resources Survey Update Report 111
from 434 acres to 2,215.189 And its population had increased by over a thousand percent since
1960, reaching 21,178 in 1970.190
Tustin's 1950s and early 1960s residential subdivisions were quite consistent in terms of
planning features (wide streets with cul de sacs), home types (one-and sometimes two-story
single-family residences with attached garages), and architectural styles (predominantly Ranch,
with a few Minimal Traditional and Mid-Century Modern examples).The area's developers, both
in Tustin proper and in the surrounding areas within its sphere of influence, marketed their
subdivisions as modern, affordable, safe, and convenient. Distance from schools and churches
was highlighted in marketing materials like the promotional brochure for the 1962 Del Cerro
subdivision, which emphasized its location's urban convenience paired with "the charm and
seclusion of a rural atmosphere."191
Champagne Taste?
WOULD YOU APPRECIATE
I. A king -c tiering room
2. Queen Niue bedroorus
.1. 2 NPXCIPLft bathb
4. Modern. Hardwood kitchen
5. I3reakfsat bar, d}rhwa:+hes'. range rno over.
dirlpoFa l
ti. Separate dining arra with ululsng giaiy doors
to private patio
L['OULD YOF.I LME ALL THIS IN AN ALI. LrLECTRIC
'MEDALLION APARTMENT WITH CL'S"ro ,%j CARVETS
AND DRAPE'
THIS CAN ALL Bt- YOURS AT THE FABLAAt.S TVS-
TI N AVRF S A PART'.%tF..N'TS. C0111pI.F'Ti. WITI-I T'OUL.S.
RF:CRF.ATION ROOM AND BEAL—nFLTL GROUNW&
TRULY ALL THE CO'MFORTS OF A LUXITRY I30ME
WITHOUT TIIE PROBL.E1618 OF' ONV2NERSH11P. SEE FOR
Tustin Acres
"0 M E,T MAIN AT 311'Ii'1 LY
Con enlent tes Santa Arut * Newport Frecx ays — tt,
Douglas, Heckman, A1&tmwtlr�, FI Taro T3ar.
RATES: 2 ItF;I)Tto4)mR $135 — STIT01 ,,j
4 "V111toolms $145
R��ei :net Trrrl c4lit".111111111F—
IIrn.tsi — t3;31i-1116tl
Display advertisement for Tustin Acres(650 W. Main Street), Tustin News 28 May 1964.
189 Juanita Lovret,"Tustin's First City Council Focused on Safety," reprinted by the Tustin Area Historical Society
courtesy of the Tustin News,accessed May 2020,http://www.tustinhistory.com/articles/tustin-first-council.htm.
190 April Decennial Census of Population,cited in"Orange County Progress Report 1999,"133(on file at City of Tustin
Planning Division).
191 Del Cerro promotional brochure,1962.
Architectural Resources Group I Tustin Citywide Historic Resources Survey Update Report 112
For the first time in its history,Tustin also saw the extensive development of multi-family
residences to provide housing for an ever-expanding population. Apartment buildings of various
sizes popped up throughout the city, with perhaps the largest being the 1963-1964 garden
apartment complex of Tustin Acres (650 W. Main Street, extant). It was popular with officers
stationed at the LTA base.19' Many other multi-family properties of notable size were
constructed during the 1960s, representing a range of property types including duplexes, large
apartment houses, multi-building courtyard apartments, and garden apartment complexes.
In 1963,Tustin issued over$39 million in building permits,topped by 1964's astounding total of
over$80 million.113 Development was spurred by the 1963 completion of the Newport Freeway
(State Route 55, now known as the Costa Mesa Freeway), as well as the completion of a
Newport Avenue off-ramp from the Santa Ana Freeway(Interstate 5) in the same year. With the
completion of this second freeway through town,Tustin was fully linked into regional
transportation systems. By the end of the 1970s, with both freeways complete and Tustin much
enlarged through annexations,the city had 15 off-ramps.114
Aw
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Aerial photograph of Tustin showing freeways and declining agricultural acreage, 1965.Tustin Area
Historical Society Collection,Orange County Public Library.
192 Preservation group meeting,25 February 2020.
193 Jordan 2007,95.
194 ibid.,96.
Architectural Resources Group I Tustin Citywide Historic Resources Survey Update Report 113
The majority of development during this time was residential, but commercial development also
accelerated to a frantic pace in the 1960s. Large, automobile-oriented shopping centers with
dedicated parking were a particular hallmark of this era. Notable examples in Tustin included
Jamestown Village (1960-1962, 462-566 EI Camino Real, extant), Larwin Square (1961, extant),
Ralph's (1965, now Tustin's French Quarter, extant),Tustin Heights Center(1965, extant), and
the Pantry Market center at Newport and Walnut Avenues (1965, extant).195 Smaller
commercial properties filled in along major thoroughfares like Newport Avenue, 1St Street, Irvine
Boulevard, and 17th Street, and some older buildings (and still-vacant parcels)were replaced
with new buildings in downtown's historic commercial core.
As local industries expanded and annexation proceeded through the 1960s and into the 1970s,
the city established industrially zoned areas.These areas filled in with massive properties,
including warehouses, distribution centers, manufacturing facilities, and office parks, during the
1970s and 1980s.The development continued through the 1990s and 2000s, and many of the
1970s properties were altered, expanded, or demolished for new construction in the early 21s'
century. Industrial properties pre-dating 1970 are rare in Tustin, and no historically significant
properties were identified.
By 1965,the City had gotten a handle on the massive infrastructural improvements its postwar
development demanded. It required developers to install underground utilities in all new
subdivisions, and it drew on county funding to improve the storm drain system.This particular
improvement saved both lives and property in 1969,when in a haunting echo of the 1938
floods, massive flooding killed dozens of people in Orange County and cost millions in property
damage. In 1968, as part of Tustin's centennial celebration,the City renamed D Street as EI
Camino Real, 4th Street as Irvine Boulevard, and H Street as Centennial Way.19'
Tustin's residential development patterns began to shift in the late 1960s and early 1970s as
some new subdivisions reflected the influence of the Irvine Master Plan. Adopted in 1960 and
designed by architect William Pereira,the plan was the shaping document for the new City of
Irvine (established by the area's longtime dominant landholder,the Irvine Company, on its land).
It guided and shaped a new type of planned community centered on the new University of
California, Irvine, incorporating business centers, abundant open space, and residential
"villages," each with its own school, shopping center, and park.This new approach to planned
development proved highly influential across Southern California, and new Irvine Company-
developed subdivisions like Tustin Meadows (1968) and the massive Greenwood Village (1973,
incorporating multiple developments like Laurelwood and Peppertree) changed the face of
postwar residential neighborhoods in Tustin.197 Centennial Park was developed as part of Tustin
Meadows, serving as the central hub and design focus of the entire neighborhood.
Tustin's explosive residential growth necessitated more schools for the increasing student-age
population. As a result,the postwar school became one of the most visible property types of the
period, with at least 20 constructed between 1950 and 1970; as the school district reused
architectural plans multiple times, some of Tustin's schools are nearly identical to each other.l9s
195 Ibid.,95.
196 Jordan 2007,106; Lovret 2011,139-140.
191 Once developed,the neighborhoods of Laurelwood and Peppertree became much better known than the
overarching Greenwood Village development name,which quickly fell out of use.
198 Jordan 2007,97.
Architectural Resources Group I Tustin Citywide Historic Resources Survey Update KeporL 114
Tustin High School's 1922 main building was demolished in 1966, having been declared
seismically unsafe, and was replaced with one story classroom "pods."199 By then,Tustin
boasted the new (1963) Foothill High school in North Tustin as well as numerous elementary
and middle schools.
The city's other institutions kept pace with rapid development during the 1950s and 1960s.The
library received its first dedicated building in 1958 and its second in 1976.The post office moved
into a new building in 1962,the volunteer fire department became a paid department in 1963,
and City Hall and other municipal departments received a new headquarters in 1974.The Tustin
Area Woman's Club was founded during this period, as was the Tustin Area Museum and its
parent organization,the Tustin Area Historical Society.Tustin also saw the construction of
multiple religious facilities in the 1960s, including the First Baptist Church (1959, with an
exuberant hyperbolic paraboloid roof), Saddleback Chapel (1963), a new church for St. Paul's
Episcopal (1964), St. Cecilia (1964), and many more.These prominent edifices were typically in
Mid-Century Modern styles on various scales and levels of articulation—going beyond the
commercial buildings on major streets,these were designed to catch the eye as well as stir the
soul.
As Tustin agriculture faded from prominence in the 1960s,the citrus association packing houses
closed down one by one.Tustin's last surviving packing house, the Mutual Orange Distributors
facility on Newport Avenue, was demolished in 1971.201 Other losses in the 1960s and 1970s
included the 1888 Bank of Tustin and an unknown number of turn of the century residences
deemed too decrepit for salvage.Tustin continued its historic practice of moving buildings,
however, and a number of houses were shifted to new locations as downtown development
proceeded from the 1960s onward.21'The Utt Juice Company closed in 1973,though its building
on Main Street was not demolished until the 2010s.
By 1970,Tustin's population exceeded 21,000—it was still not a large city, but was many times
bigger than it had been in 1960. Most important,the city was now first and foremost an
urbanized community, with businesses, institutions, and industries providing economic and
social support to its many residents.Thanks to its freeway connections and proximity to larger
cities,Tustin was also a suburban community, with many of its inhabitants commuting to work
elsewhere. Faint traces of the community's agricultural heritage remained, but these operations
were no longer central to the city's character or economy.
Tustin saw major demographic shifts starting in the late 1960s and accelerating through the
1970s and 1980s, as a more ethnically diverse pool of residents put down permanent roots in
town.202 California as a whole diversified greatly during this time, due in part to the 1965
passage of the Immigration and Nationality Act.This abolished national origin quotas that
favored European immigrants over those from other nations, and revised refugee policies,
leading to a substantial increase in immigration from previously underrepresented countries.
And the 1968 passage of the Fair Housing Act prohibited discrimination based on race or
national origin (among other things), opening home ownership opportunities to a wider variety
of people. Like many communities,Tustin saw an influx of first-generation Americans from a
199 Ibid.
211 Jordan 2007,97.
211 See Appendix E,Survey Findings,and Appendix F,DPR 523 Forms,for more information on moved properties.
202 Ibid.,106.
Architectural Resources Group I Tustin Citywide Historic Resources Survey Update Keport 115
wide variety of nations working in a much broader array of employment sectors than seen
during the time of agriculture dominance.The Latinx American population, now comprising
many more ancestries than those of the Mexican and Mexican American farm laborers
constituting most of Tustin's temporary and permanent non-white population, came to make up
nearly half of the city's residents, and Asian Americans comprised a substantial percentage as
well.
The city continued annexations, with several massive gains during the 1970s and 1980s that
gave Tustin the oddly shaped boundaries it has today. In 1976,the 1,076-acre Marine Corps Air
Station (formerly the Lighter-Than-Air, or LTA, base) was annexed, marking the last major
boundary change of the postwar period. It remained in operation until 1999.This area has seen
careful planning for years and in the 2020s will be developed as the Tustin Legacy mixed-use
project.203 Some 2,257 acres of the former Irvine Ranch were annexed in 1986 and developed as
Tustin Ranch, a planned community with commercial and recreational facilities as well as
residential.Thanks largely to this development as well as additional subdivisions added in the
1980s and 1990s,Tustin's growth was exponential after 1976; it continues today, albeit in a
differently planned way with goals other than the solely automobile-centric expansion that so
shaped the community after World War II.
203 Ibid.,110 and 113.
Architectural Resources Group I Tustin Citywide Historic Resources Survey Update Report 116
Theme: Residential Development, 1946-1976
Tustin's residential development during the three decades following the end of World War II far
eclipsed anything experienced before or since. It was fueled by the nationwide economic
resurgence,the ready availability of federal loan assistance, and the construction of regional
freeways. And it was made possible by local growers selling off of thousands of acres of formerly
agricultural land to developers as quick-decline disease devastated groves. By the early 1950s,
Tustin's once-rural landscape was quickly transforming into residential subdivisions established
by development companies of all sizes.The vast majority of the housing built from the 1950s
through the 1970s was designed, built, and marketed by large-scale developers as part of brand-
new neighborhoods with consistent planning features; custom-designed homes were far less
common in Tustin during this time.Thanks to federal programs like the Federal Housing
Authority(FHA) and Home Owners' Loan Corporation (HOLC), during the postwar period the
national home ownership rate jumped from under 50%to almost 70%of all households.114 The
availability of Veterans Administration (VA) loans after the war helped returning veterans
purchase homes as well. But as elsewhere in the country, home ownership was mostly
restricted to whites,with FHA and HOLC standards resulting in less than 2%of new FHA-insured
housing being sold to minorities by the late 1950s.205
While multiple subdivisions were established in what is now unincorporated North Tustin during
the late 1940s,the earliest known examples within Tustin's modern city limits date to the early
1950s.The Santa Ana-based Hugh C. Marshall Co. built some of the first tracts of the 1950s,
including Lockwood Park Place immediately northeast of the original Tustin townsite.This
subdivision was built primarily for veterans and enlisted men, and was complete by 1952. In
1954,the Marshall Co. added Raleigh Place, comprising 34 three-bedroom homes at Newport
Avenue and Mitchell Street, of which 24 were reserved for active GIs. Another Santa Ana
developer, Dream Homes, Inc., was very active in Tustin during the early 1950s. It established
multiple subdivisions between 1952 and 1956, starting with small tracts of only a few lots at
Myrtle Street, Pasadena Street, and 3rd Street in the original townsite; it went on to establish
larger subdivisions east and southeast of town which were soon part of the city through a series
of annexations.
204 Living New Deal,"National Housing Act(1934),"accessed March 2019 at
https://Iivingnewdeal.org/glossary/national-housing-act-1934/.
205 Robert Leighninger,Jr.,Long-Range Public Investment:The Forgotten Legacy of the New Deal(Columbia,SC:
University of South Carolina Press,2007),134-135,cited in Living New Deal,"National Housing Act(1934),"accessed
March 2019 at https:Hlivingnewdeal.org/glossary/national-housing-act-1934/.
Architectural Resources Group I i ustin Citywide Historic Resources survey Update Kepor 117
A
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Curving street and consistent setbacks in Lockwood Park Place.ARG,2021.
Starting with these early 1950s developments and continuing through the 1960s,the city's
developers and builders were clearly following the neighborhood and building design guidelines
established by the FHA and formalized in its 1936 publication Planning Neighborhoods for Small
Houses. This guide encouraged things like curvilinear streets and modest homes built to
maximize efficiency and ensure consistent neighborhood character.206 This kind of development
made more sense for large-scale builders who could "arrange for the purchase of land,the
design of the subdivision plat, and the design and construction of the houses."2"The typical
1950s subdivision in Tustin featured uniform lot sizes, setbacks, planning features, and cul de
sacs—another FHA-recommended feature and one prized by families with small children.
Modest Minimal Traditional styles with attached garages appeared in the early years, but larger,
low-slung, Ranch styles quickly came to dominate during the rest of the postwar period.
The 1955 completion of the Santa Ana Freeway fully connected Tustin to the expanding regional
transportation network and drew developers on ever-larger scales. In March 1955,the Tustin
News noted over a quarter of a million dollars in new building permits—and it was front page
news. Nearly$370,000 in permits represented 26 new houses (and a few remodels and garages)
for that month, most of which were constructed in a single tract by Orano Homes at Sussex and
Gramercy-outside the City limits, but characteristic of the scale and pace of changes happening
in Tustin proper, as well as its immediately adjacent areas.208 By July 1955, residential
construction was in full swing, with over$1,000,000 in permits reported for construction in two
new residential tracts.209 By March 1956, development companies from as far as Los Angeles
Zoe David L.Ames and Linda Flint McClelland, National Register Bulletin: Historic Residential Suburbs:
Guidelines for Evaluation and Documentation for the National Register of Historic Places(Washington, D.C.:
U.S. Department of the Interior, National Park Service, 2002),49.
207Ibid.
201"Permits Soar Over Quarter Million Mark in Local Building,"The Tustin News 11 March 1955.
209"Building Permits Totaling Over One Million Issued for Tustin,"The Tustin News 21 July 1955.
Architectural Resources Group I Tustin Citywide Historic Resources Survey Update Report 118
and Beverly Hills were staking their own claims to Tustin and Tustin-adjacent land—including
prominent residential developers like the Walter Leimert Company."'
These 1955 and 1956 tracts were located in what is now unincorporated North Tustin, where
larger parcels outside of the original Tustin townsite and uninterrupted by freeway construction
allowed the development of not just larger subdivisions, but subdivisions with larger lots.
Indeed, many, like St. Hubert's Woods, were marketed as "small estates" protected by a county
ordinance requiring minimum building sites of 10,000 square feet and minimum street frontages
of 100 feet per lot (about twice the width of a standard city lot)."'Others, like Bigelow Park
between Holt Avenue and Prospect Avenue in unincorporated North Tustin,featured smaller
lots;this subdivision was funded partly through the VA and its homes were intended for
veterans to buy with no down payment."'Other 1950s-early 1960s tracts in North Tustin
included Hillview Estates (1952), Prospect Park (1952), Country Home Estates (1952), Hewes
Avenue (1953),Tropic Lane (1958), Gainsborough (1958),Tustin Ranchos (1958), Meredith Park
(1959), and Broadmoor(1961). Dream Homes Inc. also constructed multiple North Tustin tracts,
including a 45-home tract at Yorba and Fairhaven (1954) and a 34-home tract on Theodora Drive
(1955). Although these developments were outside of Tustin proper,they were influential in the
design of many of Tustin's postwar subdivisions and reflected the approach of large-scale
developers who worked in the City as well as the adjacent unincorporated areas.They also
helped spur Tustin's drive to annex additional areas, although North Tustin opted to remain its
own unincorporated community.
In Tustin proper, other typical tracts developed during the 1950s and early 1960s included
Elizabeth Way(1952) on Wass Street north of Irvine Boulevard; more Dream Homes tracts south
and southeast of the townsite (1952-1956); Cliff May Ranch Homes (1954) at Red Hill Avenue
south of Irvine Boulevard; and numerous other subdivisions.They were fairly homogenous in
terms of property types and layout: single-family residences with attached garages, usually in
Ranch styles, situated in auto-oriented developments with consistent setbacks, concrete
sidewalks, curb cuts, wide paved streets, and cul de sacs. Many of their developers were based
in Orange County, although Los Angeles-based developers were also very active. One notable
example was architect/developer Cliff May, known as the father of the California Ranch style,
who designed Contemporary Ranch developments across Southern California. Within the City of
Tustin, he designed the George M. Holstein & Sons-developed, 38-house Cliff May Ranch Homes
development at Red Hill Avenue south of Irvine Boulevard in 1954 and is also known to have
designed a smaller tract at EI Camino Real and Browning Avenue.213 Due to numerous
alterations to individual properties within these subdivisions, neither retains sufficient integrity
to convey their historic character and therefore were not identified as potential historic districts.
210"Realtor Handles Sale of Six Ranch Properties to LA Firms,"The Tustin News 8 March 1956.
211"New Small Estates Tract Due To Be Constructed in Tustin Area,"The Tustin News 6 October 1955.
212"Development of Bigelow Park Now Underway," The Tustin News 4 February 1955.
213"38 Home Subdivision Now Under Construction,"Tustin News 3 September 1954;Tustin Preservation
Conservancy,"Tustin History,"accessed June 2020,http://www.tustinconservancy.org/tustin-history/.
Architectural Resources Group I Tustin Citywide Historic Resources Survey Update KeporL 119
a Tia
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Traditional Ranch-style home on Laurinda Way, in City of Tustin portion of the 1956 Santa Clara Estates
subdivision.ARG,2021.
By the mid-195Os,Tustin's exploding population had exceeded the available building stock and
new houses were in very high demand. Local builders responded by starting to ramp up the
construction of multi-family residential properties,though these appear to have been relatively
small in scale and few extant examples survive—the vast majority of Tustin's postwar multi-
family resources date to the 196Os and '7Os. Some landowners expanded trailer park properties
dating to the immediate postwar period and others established new ones.This was a very
common pattern in Southern California during the population boom of the postwar period—
trailer parks served the role that auto camps had in the 193Os and 194Os, providing expedient
housing to both temporary and permanent residents. In addition to the small, ca. 1940
Hannaford's Trailer Court (now Sutliff Trailer Park), by 1956 Tustin had at least two large
properties of this type:Trail-a-Way Mobile Home Park(1782 Nisson Road, 1954) and Parque
Santiago (215 S. Prospect Avenue, 1956). Concerned about the impact of this housing type on
Tustin's character, in 1956 the City Council passed a trailer park ordinance which, among other
things, specified that occupation of trailer homes outside of"qualified trailer parks" was
prohibited.zln As the Tustin News put it, "The ever increasing'move to Tustin' desire has made it
necessary for the City Council and civic leaders to keep a watchful eye on developments which
could be detrimental to the beauty and well being of the community."215 At least four large
trailer parks were constructed under the ordinance during the 196Os:Tustin Village Mobile
Home Park(15352 Williams Street, 1963), Montesilla Mobile Home Park(15601 S. B Street,
1966), Saddleback Mobilodge (15401 Williams Street, 1966), and Villa Valencia Mobile Home
Park(14092 Browning Avenue, 1969).
214 Tustin Trailer Park Ordinance(Ord.No.94,12/27/55),published in full in The Tustin News 5 June 1956.
211"Council Adopts Tustin Trailer Park Ordinance," The Tustin News 5 June 1956.
Architectural Resources Group I Tustin Citywide Historic Resources Survey Update Report 120
9' 1
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i
Parque Santiago (215 S. Prospect Avenue, 1956).ARG,2021.
As rapid as Tustin's 1950s residential development was, it was far outpaced in the 1960s as
more and larger subdivisions were established and the city frantically annexed thousands of
acres.The 1963 completion of the Newport Freeway (State Route 55, now known as the Costa
Mesa Freeway) and a Newport Avenue off-ramp from the Santa Ana Freeway (Interstate 5)
provided more options for commuters and opened up more areas ripe for residential
development.The tracts of the 1960s were larger, often comprising hundreds of homes each,
and often featured larger lots than the city's 1950s subdivisions. As Tustin's commercial
corridors, shopping centers, school system, and churches grew, developers were able to boast
their subdivisions were convenient as well as safe, affordable, and modern.The 1962
announcement of the grand opening of the Margate Homes subdivision at the southeast corner
of Red Hill and Bryan Avenues checked all the boxes for Tustin's new residential developments:
less than a mile from the Santa Ana Freeway,walking distance from schools and the Larwin
Square shopping center, sewers "in and paid for," and Ranch-style homes with attached
garages.zle Margate Homes was developed by builder W.G. Gale and featured architectural
designs by Stanley Bell.
The 250-home Del Cerro subdivision built by Orange County-based George M. Holstein & Sons at
Red Hill Avenue and 1St Street between 1962 and 1965 boasted many of the same features:
large Traditional, Contemporary, and Polynesian Ranch homes, some two stories in height, on
streets with sewers, water, electricity, gas, and telephone lines.211 Would-be owners could
choose from six different home designs, each with a minimum of three bedrooms, and some
expandable to contain up to six. Del Cerro summarized its appeal, and indeed the appeal of
most of Tustin's 1960s subdivisions, in its promotional brochure:
Orange County's prestige landmark, Del Cerro combines the convenience of modern
shopping centers, schools and churches with the charm and seclusion of a rural
atmosphere. Although comfortably removed from urban traffic and congestion, Del
Cerro is within easy reach of every metropolitan facility, and has been planned to
216"Margate Homes In Grand Opening,"The Tustin News 2 August 1962.
217 Del Cerro promotional brochure,1962.
Architectural Resources Group I Tustin Citywide Historic Resources Survey Update Report 121
establish a new GOLD STANDARD of LIVING for you and your family in the happy years
to come.zls
Multi-family residential development also accelerated in the 1960s, as there were still not
enough single-family homes to meet the demand of the growing population. Apartment
buildings and complexes of all sizes appeared across the city, and like the larger subdivisions,
were sited to maximize convenience and modernity for residents. Most were located on or near
major thoroughfares that acted as feeder streets to the highways,facilitating commutes all over
Orange and Los Angeles Counties;the areas around Newport Avenue, McFadden Avenue, and
Pasadena Avenue were developed almost exclusively with large multi-family residential
complexes, popular with enlisted men at the LTA base. Some properties, like the exuberant Mid-
Century Modern/Polynesian Ranch property The Trinidad (15501 Pasadena Avenue, 1963) and
the Mid-Century Modern/Google community buildings of Waterstone Gardens (14441 Red Hill
Avenue, 1963) and Tustin Place (1722 Mitchell Avenue, 1965) boasted flamboyant architectural
styles; others, like Broadmoor Park Homes (1205 E. 1St Street, 1963) emphasized shared outdoor
green space and courtyards. One of the largest from this time was Tustin Acres (650 W. Main
Street, extant), a massive garden apartment complex constructed in 1963-1964 in the heart of
town.219 This complex(now condominiums)featured low-scale, multi-unit residential blocks
with common green space,walkways, and community amenities. Smaller,though still quite
large, extant examples from the early to mid 1960s included Broadmoor Park Homes (1205 E. 1st
Street, 1963), Palm Gardens (1132-1220 Bryant Avenue, 1963),The Bahamas (17121 McFadden
Avenue/15712 Pasadena Avenue, 1964), and The Georgian (1152 E. 1St Street, 1965).
218 Del Cerro promotional brochure,1962.
219 Display ad,Tustin News 9 April 1964;"Dignitaries To Inspect New$2 Million Project,"Tustin News 2 April 1964.
Architectural Resources Group I Tustin citywide Historic Resources survey Update Report 122
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Other large complexes began appearing in the late 1960s and continuing into the 1970s, as
townhouses and condominiums joined existing apartment house property types to offer new
options. One extant example from this time period is The Williamshire (15502 Williams Street,
1967), originally built as the Williamshire Apartments and converted to Williamshire Homes
condominiums in 1974.This 14-building garden apartment complex included pools, a putting
Architectural Resources Group I Tustin Citywide Historic Resources Survey Update Keport 123
green, and extensive shared outdoor space.22'These complexes shared many commonalities
with new patterns of single-family development arising in the late 1960s and early 1970s under
the strong influence of the Irvine Master Plan.The plan called for the development of residential
"villages," each with its own park, school, and shopping center but also linked with dedicated
commercial areas and abundant open space.This new approach to planned development
proved highly influential across Southern California, and the Irvine Company applied it to
multiple developments outside of the University of California-focused Irvine proper. It opened at
least two in Tustin;Tustin Meadows (1968) and Greenwood Village (1973).
With 900 one-and two-story houses,Tustin Meadows at Red Hill and Walnut Avenues was by
far the largest Tustin subdivision to date, and the first real master-planned community. Its
unusual City Beautiful-inspired design featured a central park (Centennial Park)for use by
residents and the general public, accessible only on foot and encircled by a curvilinear feeder
street providing access to residential streets that terminated in cul de sacs. Constructed by
Robert H. Grant Developers Inc. of Anaheim,Tustin Meadows offered owners a choice of six
floorplans and 15 exteriors designed by architect B.A. Berkus Associates, and even included
allowances for front landscaping and sprinkler systems "to encourage immediate beautification
efforts by new owners.11221
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Greenwood Village was developed in two pieces, Laurelwood and Peppertree, in 1973. Each
piece was about 70 acres in size. Laurelwood, immediately north of Tustin Meadows,featured
278 townhomes as well as 246 standard "patio homes," reflecting the need for more intensive
220"Williamshire Homes Feature Recreation,"Los Angeles Times 9 November 1974.
221"$25 Million Tustin Meadows Opens in Park-Like Setting,"Los Angeles Times 28J an uary 1968.
Architectural Resources Group I Tustin Citywide Historic Resources Survey Update Report 124
occupations during this time."' Peppertree, immediately east of Tustin Meadows, added 309
single-family houses; its builder Frank H. Ayres &Son offered four floorplans and 16 exteriors
from which to choose.113 These 1960s-1970s subdivisions developed by the Irvine Company
included large parks with recreational facilities, all of which were turned over to the City of
Tustin for management.
After large annexations in 1976 and 1986,Tustin saw a great deal more residential
development, but it reflected different patterns than that seen in the more immediate postwar
period. Massive master-planned communities like Tustin Ranch characterized the city's
residential growth from the late 1970s to the present, and mixed-use developments like Tustin
Legacy(in progress as of this writing) look to reshape it in new and sustainable ways.
"I"Information Center Open,"Los Angeles Times 1 April 1973.
223"10 Acre Park to Surround New Tustin Homes,"Los Angeles Times 4 February 1973.
Architectural Resources Group I I ustin Citywide Historic Resources survey Update Report 125
Evaluation Guidelines:Residential Development,1946-1976
Buildings evaluated under this theme are significant for their association with Tustin's residential development between 1946 and 1976,
encompassingthe post-World War II population and development boom.Single-family and multi-family residences dating to this period are very
abundant and there are multiple geographically unified groupings of them(potential historic districts).In Tustin,the strongest conveyance of
historical significance for association with 1946-1976 residential development is through historic districts.Properties may also be significant for
their association with individuals who played an important role in this period of Tustin's history.No residences from this time period are known
to have been designated individually,and the City currently contains no designated historic districts dating to 1946-1976.
Resources from this period that may be significant as embodiments of an architectural style,type,period,or method of construction(under
Criteria C/3/3,4)224 are evaluated using Context 4.7,Architecture and Design,1870-1976;these include examples of the use of indigenous
materials or craftsmanship;or examples of the notable work of a builder,designer,or architect.
Associated Property Types
Single-Family Residences
Multi-Family Residences
Ancillary Buildings
Subdivision Planning Features
Designed Landscapes
Historic Districts
Residential resources may include single-family residences;ancillary buildings and structures;features related directly to subdivision
development,including entrance markers,street lamps,street trees,curbs,sidewalks,walls,pathways,and parks;designed landscapes;and
geographically unified groupings of residential properties(historic districts).
Geographic Location(s)
Residential resources from this period are widely distributed across the entire city,excluding the newest annexations at the northeast and
southeast edges of town.
Integrity Overview
224 The applicable criteria here and in the table below are ordered as national/state/local.See Section 3 for a full discussion of National Register,California Register,and City of
Tustin eligibility criteria.
Architectural Resources Group I Tustin Citywide Historic Resources Survey Update Report 126
A property that is significant must also retain certain aspects of integrity in order to express its historic significance.Determining which aspects
are most important to a particular property type necessitates an understanding of its significance and essential physical characteristics.The
rarity of a property type should also be considered when assessing integrity.As resources associated with this theme are abundant,the integrity
of eligible properties should be quite high.A greater degree of alterations may not preclude a resource from being eligible,though a building
must still retain sufficient integrity to convey its significance,using the guide below.
Criteria Significance Integrity Considerations Registration Requirements
A/1/1 An individual property eligible A property that is significant for its historic association is To be eligible under this theme,a resource
under this theme may be eligible if it retains the essential physical features that should,at a minimum:
significant: comprised its character or appearance during the period of
its association with the important event or historical • Date to the period of significance(1946-
• For its association with pattern."'A residential property from this period should 1976),and
ti
retain integrity of location,design,feeling,and association,patterns of residential • Retain the essential aspects of integrity,
at a minimum,in order to convey the important association
development in Tustin; and
with the city's development during this period.A property
and/or • Retain enough of its essential physical
• As the site of a significant that has lost integrity of setting may still be eligible.A features to sufficiently convey its
historic event from this property that has lost some historic materials or details may association with the historic context.
period. still be eligible if it retains the majority of the features that
illustrate its original style and appearance in terms of the
massing,spatial relationships,proportion,and fenestration
pattern.A property is not eligible if it retains some basic
features conveying form and massing,but has lost the
majority of features that characterized its appearance
during its historical period.
A/1/1 A historic district eligible under In order for a historic district to be eligible for designation, To be eligible under this theme,a historic
this theme may be significant: the majority of the components within the district boundary district should,at a minimum:
must possess integrity,as must the district as a whole.
Integrity of design,setting,and feeling must be strongly
• For its association with • Date to the period of significance(1946-
present in the district overall,and it should convey a strong
patterns of residential 1976),and
development in Tustin. sense of time and place. • Retain the majority of the contributors
dating to the period of significance.
zzs National Park Service,National Register Bulletin 15:How to Apply the National Register Criterion for Evaluation(Washington,D.C.:U.S.Department of the Interior,1990).
Architectural Resources Group I Tustin Citywide Historic Resources survey Update Report 127
A contributing building must retain integrity of location,
design,setting,feeling,and association to adequately
convey the significance of the historic district.In general,
minor or reversible alterations or in-kind replacement of
original features and finishes are acceptable within historic
districts.Significant alterations that change the massing,
form,roofline,or fenestration patterns of an individual
building,alter the original design intent,or that are not
reversible may result in non-contributing status for an
individual building.In order for a historic district to retain
integrity,the majority of its component parts should
contribute to its historic significance.
B/2/2 • For its association with a A property that is significant for its association with a To be eligible under this theme,a resource
person(or persons)significant significant person should retain integrity of location,design, should,at a minimum:
in the history of Tustin. feeling,and association,at a minimum,in order to convey
its historic association with a significant individual.A • Date to the period of significance(1946-
property that has lost some historic materials or details may 1976),and
still be eligible if it retains the majority of the features • Retain the essential aspects of integrity,
dating to the period during which it was associated with a and
significant individual. • Retain enough of its essential physical
features to sufficiently convey its
association with the historic context,
and
• Be directly associated with the notable
person's productive period—the time
during which she or he attained
significance.
Architectural Resources Group Tustin Citywide Historic Resources survey Update Report 128
Theme: Commercial Development, 1946-1980
Tustin's commercial development exploded along with residential development after World War
II, as the building moratorium lifted and the burgeoning economy led to more opportunities for
business. It was relatively slow to start, with some new businesses emerging both in the original
townsite and along major roads in the late 1940s and early 1950s, but no massive alterations in
existing development patterns.That changed after the 1955 completion of the Santa Ana
Freeway(Interstate 5) and the completion of more on-and off-ramps through the 1950s and
1960s.Through-traffic that had once traveled through the center of Tustin on Highway 101 now
bypassed it to the west on I-5.This had a major impact on the businesses which had depended
on the old highway traffic, leaving them isolated from potential customers. Some relocated,
joining new businesses along the major feeder streets that linked residential subdivisions to the
freeway, including 1St Street, Irvine Boulevard, Newport Avenue, and Red Hill Avenue. Others
stayed downtown and opted to update the appearance of their older buildings with new
storefronts, cladding, and display windows. Brewster's Auto Camp, sold to a new owner before
I-5 was even completed, was converted into a business complex. Some of the demolished
buildings in the old townsite have not been replaced, leaving vacant lots.
_70 �!fax � d
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Junction of Interstate 5 and 55 soon after completion.Tustin Area Historical Society.
Architectural Resources Group I Tustin Citywide Historic Resources Survey Update Report 129
Unlike the closely abutting, pedestrian-oriented buildings on Main Street and D Street (EI
Camino Real),the postwar commercial buildings on feeder streets were more akin to the auto-
oriented businesses that once dominated Highway 101 in Tustin: larger, stand-alone buildings
with prominent signage to attract the attention of passing drivers and large parking lots for
convenient access. Drive-through and drive-up restaurants,food stands, and markets became
common—examples like the Thrifty Dairy at 1062 Irvine Boulevard (1960, extant) allowed
customers to pick up groceries without even having to park.
F -
17th Street at Yorba Avenue,circa 1965. Orange County Archives.
Most of the new commercial buildings were built in a simple commercial vernacular idiom, with
the traditional emphasis on storefronts as in older types though often with larger display
windows, and sometimes with new entry types incorporating outdoor spaces like courtyards
and patios. Many exhibited restrained Late Moderne or Mid-Century Modern elements,while
some featured more exuberant Mid-Century Modern styles, including Googie;this style's
expressive rooflines, use of dramatic structural elements as ornamentation, and whimsical
signage was a hallmark of the postwar era that never failed to catch the eye. Some of the city's
new commercial properties were even more ambitious in terms of their architecture, like the
New Formalist,five-building Meredith Financial Center at 17852 17th Street (1974, extant) and
the Mid-Century Modern office building at 17592 Irvine Boulevard (1972, extant).
Architectural Resources Group I Tustin Citywide Historic Resources Survey Update Report 130
Googie-style drive-thru dairy(1062 Irvine Boulevard, 1960).ARG,2021.
Commercial construction accelerated to keep pace with booming residential construction in the
1960s.The land value of Tustin's once-agricultural parcels rose precipitously, and commercial
uses were valued even more highly than residential.zze Many more buildings were added to the
major commercial corridors, particularly along Newport Avenue, 1St Street, Irvine Boulevard, and
17th Street.They included office buildings, retail strips, service stations, restaurants, and other
commercial property types on a wide variety of scales. One notable extant example which
illustrates the centrality of automobile-oriented commerce is the Googie-style Alta Dena Dairy
at 1062 Irvine Boulevard (1960)—the drive-thru market made it easy for commuters to stop in
on their way home from work. Large, automobile-oriented shopping centers with dedicated
integral parking lots emerged at nearly every major intersection. One of the first was Claude T.
Gilbreath's Jamestown Village (462-566 EI Camino Real, extant), constructed within Old Town
Tustin itself in two stages starting in 1960 and ending in 1962. Gilbreath constructed this
shopping center with a large central surface parking lot that retained a historic oak tree—he
built the Little Tree Church around it (the oak died in 2000). Newspaper accounts suggest he was
very active in the construction process, and likely designed the complex as well.ZZ'Jamestown
Village is notable for its eclectic architecture incorporating Storybook and Pueblo Revival
elements.
221"Tustin Scrapbook",22.
22'E.g.,Bill Moses,"Tustin Turn-Ups,"Tustin News October 13,1960.
Architectural Resources Group I Tustin Citywide Historic Resources Survey Update Report 131
a�
-- v
i
a.
F
Jamestown Village and the Little Tree Church (462-566 EI Camino Real, 1962).ARG,2021.
Larwin Square, opened in 1961 at the southwest corner of Newport Avenue and 1St Street, was
the largest planned shopping center in the greater Tustin area. Its developers touted it as "a
major contribution to the further development of the rapidly growing Tustin area" which "fills
the community's needs for a complete, one-stop shopping center."ZZ$ In 1965 alone, at least
three major shopping centers were completed: Ralph's at 17th near Yorba (now Tustin's French
Quarter),Tustin Heights Center on Irvine Boulevard near Newport Avenue (to which the Ralph's
later relocated), and the complex at the southeast corner of Newport and Walnut Avenues,
originally anchored by the Pantry Market. All of these shopping centers are extant, although all
except Jamestown Village have experienced extensive alterations which have obscured their
original architectural character.229
By the early 1970s, shopping centers were the dominant commercial property type in Tustin.
Smaller "strip mall" properties with fewer storefronts began joining the large centers like Larwin
Square,filling in smaller parcels along major thoroughfares and featuring front surface parking
for drivers' convenience.This property type typically reflected a simple commercial vernacular
221"Tustin Civic Leaders Join Rites for Larwin Square Groundbreaking,"Tustin News 12 January 1961.
229 Jordan 2007,95.
Architectural Resources Group I Tustin Citywide Historic Resources Survey Update Report 132
idiom punctuated by wall-mounted signage. Mirroring a pattern seen throughout Southern
California, by the 1980s strip malls were ubiquitous in Tustin.
Architectural Resources Group I Tustin Citywide Historic Resources Survey Update Report 133
Evaluation Guidelines:Commercial Development, 1946-1976
Buildings evaluated under this theme are significant for their association with Tustin's commercial development between 1946 and
1976,encompassing the post-World War II population and development boom.They may also be significant for their association
with individuals who played an important role in this period of Tustin's history.Commercial properties dating to this period are
relatively abundant in Tustin,though many of those that remain have been altered over time and have lost some or all of their
historic character.No commercial properties from this time period are known to have been designated individually,and the City
currently contains no designated historic districts dating to 1946-1976.
Resources from this period that may be significant as embodiments of an architectural style,type,period,or method of
construction(under Criteria C/3/3,4)230 are evaluated using Context 4.7,Architecture and Design,1870-1976;these include
examples of the use of indigenous materials or craftsmanship;or examples of the notable work of a builder,designer,or architect.
Associated Property Types
Retail/Office Buildings
Food Service Buildings(including drive-up/drive-thru/walk-up)
Shopping Centers
Mixed-Use Buildings
Bank Buildings
Auto-Related Buildings
Signs
Historic Districts
Commercial resources may include retail and/or office buildings;food service buildings including drive-up,drive-thru,and walk-up
variants;shopping centers;two and three-story mixed-use buildings;bank buildings;auto-related buildings like repair shops,
service stations,and garages;signs;and geographically unified groupings of commercial properties(historic districts).
Geographic Location(s)
230 The applicable criteria here and in the table below are ordered as national/state/local.See Section 3 fora full discussion of National Register,California
Register,and City of Tustin eligibility criteria.
Architectural Resources Group I Tustin Citywide Historic Resources Survey Update Report 134
Commercial resources from this period are widely distributed across the entire city but are largely concentrated on major
thoroughfares,near freeway entrances and exits,and near and adjacent to the Cultural Resources District.
Integrity Overview
A property that is significant must also retain certain aspects of integrity in order to express its historic significance.Determining
which aspects are most important to a particular property type necessitates an understanding of its significance and essential
physical characteristics.The rarity of a property type should also be considered when assessing integrity.As resources associated
with this theme are abundant,the integrity of eligible properties should be quite high.A greater degree of alterations may not
preclude a resource from being eligible,though a building must still retain sufficient integrity to convey its significance,using the
guide below.
Criteria Significance Integrity Considerations Registration Requirements
A/1/1 An individual property eligible A property that is significant for its historic To be eligible under this theme,a
under this theme may be association is eligible if it retains the essential resource should,at a minimum:
significant: physical features that comprised its character or
appearance during the period of its association with . Date to the period of significance
the important event or historical pattern.231 A
• For its association with (1946-1976),and
patterns of commercial commercial property from this period should retain . Retain the essential aspects of
integrity of location,design,feeling,and association,
development in Tustin integrity,and
at a minimum,in order to convey the important
during this period;and/or • Retain enough of its essential
• As the site of a significant association with the city's development during this physical features to sufficiently
historic event from this period.A property that has lost integrity of setting convey its association with the
period. may still be eligible.A property that has lost some historic context.
historic materials or details may still be eligible if it
retains the majority of the features that illustrate its
original style and appearance in terms of the
massing,spatial relationships,proportion,and
fenestration pattern.
Minor alterations—such as door replacement,re-
roofing,or compatible re-stuccoing—should not,in
zsi National Park Service,National Register Bulletin 15:How to Apply the National Register Criterion for Evaluation(Washington,D.C.:U.S.Department of the
Interior,1990).
Architectural Resources Group I Tustin Citywide Historic Resources survey Update Report 135
and of themselves,render a resource ineligible.
However,the cumulative impact of multiple minor
alterations may compromise a resource's overall
integrity.
More substantive alterations that are difficult to
reverse—such as extensive storefront modifications
that obscure the original form and program of the
building,modification of original fenestration
patterns,the removal of historic finishes or features
—compromise a resource's integrity and are likely to
render it ineligible.
A/1/1 A historic district eligible under In order for a historic district to be eligible for To be eligible under this theme,a
this theme may be significant: designation,the majority of the components within historic district should,at a minimum:
the district boundary must possess integrity,as must
• For its association with the district as a whole.Integrity of design,setting, . Date to the period of significance
patterns of commercial and feeling must be strongly present in the district (1946-1976),and
development in Tustin. overall,and it should convey a strong sense of time . Retain the majority of the
and place. contributors dating to the period of
A contributing building must retain integrity of significance.
location,design,setting,feeling,and association to
adequately convey the significance of the historic
district.In general,minor or reversible alterations or
in-kind replacement of original features and finishes
are acceptable within historic districts.Significant
alterations that change the massing,form,roofline,
or fenestration patterns of an individual building,
alter the original design intent,or that are not
reversible may result in non-contributing status for
an individual building.In order for a historic district
to retain integrity,the majority of its component
parts should contribute to its historic significance.
Architectural Resources Group Tustin Citywide Historic Resources survey Update Report 136
B/2/2 • For its association with a A property that is significant for its association with a To be eligible under this theme,a
person(or persons) significant person should retain integrity of location, resource should,at a minimum:
significant in the history of design,feeling,and association,at a minimum,in
Tustin. order to convey its historic association with a . Date to the period of significance
significant individual.A property that has lost some (1946-1976),and
historic materials or details may still be eligible if it . Retain the essential aspects of
retains the majority of the features dating to the integrity,and
period during which it was associated with a . Retain enough of its essential
significant individual. physical features to sufficiently
convey its association with the
historic context,and
• Be directly associated with the
notable person's productive period
—the time during which she or he
attained significance.
Architectural Resources Group Tustin Citywide Historic Resources Survey Update Report 137
Theme: Institutional Development, 1946-1976
Tustin's institutional development kept pace with its residential and commercial development
during the postwar period, as the economic boom ensured the county,the city, and local groups
had funding for a number of different projects. Institutional growth was very closely tied to
residential growth.The subdivisions of the 1950s and (especially)the 1960s featured city-
approved features like wide paved streets, concrete sidewalks, and streetlamps.They
incorporated public parks that were handed over to the city for management, and eventually
provided connections to crucial services like water, sewer, electricity, gas, and telephone.
Developers and the school district relied on each other to determine the locations of future
schools, and church congregations erected new buildings in areas that held, or would soon hold,
ample numbers of potential members. Property owners in new subdivisions outside the existing
city petitioned for annexation,which Tustin approved as it was key to controlling the direction
and character of the future city, and provided funding through property taxes.Tustin annexed
thousands of acres of residential subdivisions during the 1950s and 1960s, and institutional
properties and infrastructural improvements raced to keep up.
Much of the institutional work occurring during this time was focused on automobile
transportation.The 1955 completion of the Santa Ana Freeway(Interstate 5) and the 1963
completion of the Newport Freeway (State Route 55, now known as the Costa Mesa Freeway)
connected Tustin to larger regional systems, especially as more off-ramps were added. By the
end of the 1970s, between off-ramp construction and city expansion through annexations,
Tustin had 15 off-ram ps.13'The city widened some major streets in the 1950s and 1960s and
made constant improvements to the local road system as traffic increased along with the
population.
City and county officials worked to make infrastructure improvements during the fast-paced
1950s and early 1960s. As early as 1949,the area's water supply was being depleted faster than
it was being replenished by the Orange County Water District, so another organization,the
Orange County Municipal Water District, was formed in 1951 to purchase and import more
water.133 The Tustin Water Works, in operation since 1887, incorporated in 1954 and expanded
its pumping and piping capabilities so it could provide both irrigation and domestic drinking
water.134 Most of the subdivisions established in and north of Tustin in the early 1950s did not
have sewer service, as the city did not yet have a comprehensive sewer system.The placement
of so many new septic tanks and cesspools finally proved the impetus for city and county
government to consider constructing a full sewer system.This work was ostensibly guided by a
1953 county sewer ordinance requiring sewer lines in new tracts,though county supervisors
made many exceptions for developers arguing sewer line installation was too difficuIt.13'Tustin-
232 Jordan 2007,96.
233 Ibid.,100-101.
234 Ibid.
231"Local Subdivision Gets'Go Ahead'As Supervisors Amend Sewer Ordinance,"Tustin News 6 August 1954.
Architectural Resources Group I Tustin Citywide Historic Resources Survey Update Report 138
area voters within Orange County Sanitation District No. 7 also voted down multiple bond issue
for financing sewer lines during the 1950s and 1960s, so annexation became key—voters in
some annexation areas were in favor of joining Tustin (or any other city) purely to receive
municipal sewer services.
By 1965,the City had gotten a handle on the massive infrastructural improvements its postwar
development demanded. It began requiring underground utilities in all new subdivisions,to be
installed at the developer's cost;this was in response to the increasingly dense system of
aboveground electrical and telephone wires."'Orange County followed suit in 1966.The City
and county cooperatively financed other infrastructure projects throughout the 1960s, including
expansion and improvement of the storm drain system to alleviate seasonal flooding.23'This
proved a literal lifesaver in winter 1969, when the deadly floods of 1938 were echoed by
massive flooding along Santiago Creek and other feeders of the Santa Ana River. It killed a
number of people in Orange County—some gathered in a fire station in Silverado-and
destroyed hundreds of homes.13'Tustin saw some property damage, but was protected from
catastrophe by its flood control system.139
Growth of Tustin's institutions during the 1950s and 1960s went far beyond these municipal and
county infrastructure improvements.The growing population of school-age children
necessitated new schools, and from 1950 to 1970,the school district constructed an average of
one per year.24' In 1951,the district also constructed a new administration center and
community auditorium in a distinctive PWA Moderne/Spanish Colonial Revival style (300 S. C
Street, extant). As it had historically,the district covered an area far beyond Tustin proper,
including unincorporated North Tustin and parts of Santa Ana and Irvine;these areas saw an
explosion of residential development just as Tustin did. In 1955,the district adopted a master
plan to guide siting and construction of new schools, seeking out 10-acre sites in the areas
projected to soon gain subdivisions and increase in population density."'This forward-looking
approach became a self-fulfilling prophecy, as developers of new subdivisions increasingly sited
them where they knew a new school was planned.The school district conserved money and
time by reusing architectural plans, resulting in a number of identical and nearly identical Tustin
schools. In the early 1960s, many of the schools were redesigned under the new "open
classroom" concept in which several classes of students would meet in a common open area
between classroom S.141 In 1963, Foothill High School joined Tustin High School and the
numerous new elementary and middle schools, and in 1966,the 1922 Tustin High School
building was demolished and replaced.
231"Underground Utilities Must for Subdivisions," Tustin News 18 February 1965; "Underground Utilities Ordinance
Passed Against Strong Protest," Tustin News 21 July 1966.
231"Storm Drain Construction,"The Tustin News 26 June 1969.
23s Los Angeles Times articles,January-March 1969.
239 Jordan 2007,109-110.
241 Ibid.,97; 118-119.
241 Ibid.,97.
242 Ibid.
Architectural Resources Group I Tustin Citywide Historic Resources Survey Update Report 139
i
1010
Tustin Unified School District Headquarters(300 S.C Street, 1951).ARG,2021.
Many other institutions grew during this time. After decades of inhabiting space in other
buildings,the Tustin Branch Library received its first dedicated building in 1958, on Newport
Avenue at Andrews Street; enlarged in 1963,the building was abandoned in 1976 when the
library moved to its present civic center location.The 1958 library is still in use by other
businesses but has been altered beyond recognition, and the 1976 library building was
completely demolished and rebuilt in 2009.243 The Tustin Civic Center itself was completed in
1974 but was almost completely demolished and rebuilt in 1993.This facility has housed City
Hall and other municipal government functions since its construction and continues to serve as
the heart of city government.Tustin also received a new post office in 1962, at 340 E. 1St Street
(extant).24 In a true sign of the city's growth,the volunteer fire department became a paid fire
department in 1963; in 1978,Tustin contracted its fire services to the Orange County Fire
Authority.24s The Tustin Area Woman's Club was founded in 1957 and had 500 members by
1963.Though without a purpose-built headquarters, it has been a prominent service and
philanthropic club ever since and had great influence on the character of Tustin during its
postwar years. In 1975, Carol Jordan, Mary Etzold and Vivien Owned established the Tustin Area
Museum to help document and preserve the city's heritage.24'The museum gained its parent
organization,the Tustin Area Historical Society, in 1976.
Tustin gained dozens of religious institutions in the postwar period, many in expressive Mid-
Century Modern styles that remain extant to mark the rapid institutional development of the
period.They include Saddleback Chapel (1963, 220 E. Main Street), a new edifice for the St.
243 Lovret 2011,43;Jordan 2007,111.
244 Lovret 2011,28.
245 Juanita Lovret,"Volunteers Manned the Fire Station Till 1963,"reprinted by the Tustin Area Historical Society
courtesy of the Tustin News,accessed June 2020,http://www.tustinhistory.com/articles/fire-station.htm.
246 Jordan 2007,106-107.
Architectural Resources Group I Tustin Citywide Historic Resources Survey Update Report 140
Paul's Episcopal congregation established in 1881 (1964, 1221 Wass Street), and St. Cecilia
(1964, 1301 Sycamore Avenue). Perhaps the most spectacular was the First Baptist Church (now
Grace Harbor Church, 12881 Newport Avenue). Designed by architects Renfro &George of Dana
Point,the church features a hyperbolic paraboloid roof claimed to be the first application of that
Googie-inspired type to any church anywhere.24'
kilt.
Scale model of the First Baptist Church (12881 Newport Avenue). Tustin News 27 September 1956.
Many of Tustin's existing municipal parks were established in the later postwar period. Some
were built and managed by the city from the start,funded largely by a 1971 bond issue
approved by voters—at least four municipal parks were developed at this time, including
Peppertree Park in 1972 and Pine Tree Park in 1973.248 While Pine Tree Park was developed
from existing orange groves,the site of Peppertree Park had been an open recreational area
with a baseball field since at least the 1920s, associated with Tustin Grammar School to the
south—before then,this northern portion of the "school block" had served as undeveloped play
241"Church Agrees on Hyperbolic Paraboloid,"The Tustin News 7 September 1956;"Nearing Completion,"Tustin
News 15 January 1959.
241"City Park Bond Budget Bared by Rec Director,"The Tustin News 27 January 1972; "Park Dedication,Little League
Opener Set for Tustin Saturday," The Tustin News 27 April 1972; "Pine Tree Park Dedication Set,"The Tustin News 13
December 1973.
Architectural Resources Group I Tustin Citywide Historic Resources Survey Update Report 141
space for students for decades.24'Other parks were built as part of the large residential
subdivisions developed in the 1960s. All of the subdivisions developed by the Irvine Company
included large parks with recreational facilities, all of which were turned over to the City of
Tustin for management.
Perhaps the most visible and influential institution of Tustin, the LTA base/MCAS, was briefly
decommissioned by the Navy in 1949 but recommissioned by the Marines in 1951 for use during
the Korean War. It remained an active base employing thousands of people for decades and was
primarily used for helicopter operations support services and training.The base was annexed by
the City of Tustin in 1976 and ended operations in 1999; it is currently being redeveloped as the
Tustin Legacy mixed-use project.
t
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Marine Corps Air Station,circa 1957.Orange County Archives.
249 Orange County historic aerial photographs 1931-1990,accessed March 2021,
https://www.ocgis.com/ocpw/historicalimagery/index.html.
Architectural Resources Group I Tustin Citywide Historic Resources Survey Update Report 142
Evaluation Guidelines:Institutional Development, 1946-1976
Buildings evaluated under this theme are significant for their association with Tustin's institutional development between 1946
and 1976,encompassing the post-World War II population and development boom.They may also be significant for their
association with individuals who played an important role in this period of Tustin's history.Institutional properties dating to this
period are relatively abundant in Tustin,though some of those that remain have been altered over time and have lost some or all
of their historic character.No institutional properties from this time period are known to have been designated individually,and
the City currently contains no designated historic districts dating to 1946-1976.
Resources from this period that may be significant as embodiments of an architectural style,type,period,or method of
construction(under Criteria C/3/3,4)250 are evaluated using Context 4.7,Architecture and Design,1870-1976;these include
examples of the use of indigenous materials or craftsmanship;or examples of the notable work of a builder,designer,or architect.
Associated Property Types
School Buildings and Campuses
Religious Buildings and Campuses
Club/Organization Buildings
Civic and Infrastructure Improvements
Municipal and County Parks
Designed Institutional Landscapes
Historic Districts
Institutional resources may include school buildings and campuses;religious buildings and campuses;buildings seeing long-term
use by fraternal,social,or interest-based organizations;buildings and features related to utilities(electricity,telephone,gas,
municipal water,etc.);civic and infrastructure improvements of many types,including medians and streetscapes;municipal and
county parks;designed landscapes related to institutions;and geographically unified groupings of institutional properties(historic
districts).
Geographic Location(s)
Institutional resources from this period are widely distributed across the entire city.
250 The applicable criteria here and in the table below are ordered as national/state/local.See Section 3 fora full discussion of National Register,California
Register,and City of Tustin eligibility criteria.
Architectural Resources Group I Tustin Citywide Historic Resources Survey Update Report 143
Integrity Overview
A property that is significant must also retain certain aspects of integrity in order to express its historic significance.Determining
which aspects are most important to a particular property type necessitates an understanding of its significance and essential
physical characteristics.The rarity of a property type should also be considered when assessing integrity.As resources associated
with this theme are relatively abundant,the integrity of eligible properties should be high.A greater degree of alterations may not
preclude a resource from being eligible,though a building must still retain sufficient integrity to convey its significance,using the
guide below.
Criteria Significance Integrity Considerations onRequir
A/1/1 An individual property A property that is significant for its historic association is eligible To be eligible under this theme,a
eligible under this theme if it retains the essential physical features that comprised its resource should,at a minimum:
may be significant: character or appearance during the period of its association with
the important event or historical pattern."'An institutional . Date to the period of
property from this period should retain integrity of location,
• For its association significance(1946-1976),and
design,feeling,and association,at a minimum,in order to
with patterns of • Retain the essential aspects of
convey the important association with the city's development
institutional integrity,and
during this period.A property that has lost integrity of setting
development in Tustin • Retain enough of its essential
duringthis period; may still be eligible.An institutional property that has lost some
historic materials or details may still be eligible if it retains the physical features to sufficiently
and/or convey its association with the
• As the site of a majority of the features that illustrate its original style and historic context.
significant historic appearance in terms of the massing,spatial relationships,
event from this proportion,and fenestration pattern.A property is not eligible if
period. it retains some basic features conveying form and massing,but
has lost the majority of features that characterized its
appearance during its historical period.
A/1/1 A historic district eligible In order for a historic district to be eligible for designation,the To be eligible under this theme,a
under this theme may be majority of the components within the district boundary must historic district should,at a
significant: possess integrity,as must the district as a whole.Integrity of minimum:
zsi National Park Service,National Register Bulletin 15:How to Apply the National Register Criterion for Evaluation(Washington,D.C.:U.S.Department of the
Interior,1990).
Architectural Resources Group I Tustin Citywide Historic Resources survey Update Report 144
design,setting,and feeling must be strongly present in the
• For its association district overall,and it should convey a strong sense of time and . Date to the period of
with patterns of place. significance(1946-1976),and
institutional • Retain the majority of the
A contributing building must retain integrity of location,design,
development in contributors dating to the
Tustin. setting,feeling,and association to adequately convey the period of significance.
significance of the historic district.In general,minor or
reversible alterations or in-kind replacement of original features
and finishes are acceptable within historic districts.Significant
alterations that change the massing,form,roofline,or
fenestration patterns of an individual building,alter the original
design intent,or that are not reversible may result in non-
contributing status for an individual building.In order for a
historic district to retain integrity,the majority of its component
parts should contribute to its historic significance.
B/2/2 • For its association A property that is significant for its association with a significant To be eligible under this theme,a
with a person(or person should retain integrity of location,design,feeling,and resource should,at a minimum:
persons)significant in association,at a minimum,in order to convey its historic
the history of Tustin. association with a significant individual.A property that has lost . Date to the period of
some historic materials or details may still be eligible if it retains significance(1946-1976),and
the majority of the features dating to the period during which it . Retain the essential aspects of
was associated with a significant individual. integrity,and
• Retain enough of its essential
physical features to sufficiently
convey its association with the
historic context,and
• Be directly associated with the
notable person's productive
period—the time during which
she or he attained significance.
Architectural Resources Group Tustin Citywide Historic Resources survey Update Report 145
Context:Architecture and Design, 1870-1976
Tustin's built environment represents an array of architectural types and styles that represent
different periods in the city's development.Together,these various architectural styles provide
Tustin with distinctive aesthetic qualities and help to define the community's character.
The most common architectural styles in Tustin correspond with major periods in the
community's development history. Early development during the last two decades of the 191h
century saw growth in the official townsite.Tustin's first small-scale development boom from
the 1880s to the early 1900s saw the construction of numerous buildings in Victorian-era styles,
from vernacular hipped-roof and gabled-roof cottages to highly articulated styles like Queen
Anne.These styles were joined by residences designed in the Arts and Crafts idiom during the
first decade of the 20th century, along with a few early examples of Period Revival styles. Arts
and Crafts-style residences, particularly modest bungalows, dominated the built environment
for the next two decades,though the 1920s and 1930s also saw the construction of Period
Revival styles.After the near cessation of construction during the Great Depression and World
War II,Tustin saw its greatest boom during the postwar period. During the 1940s the Tustin area
saw the construction of three military bases which would boost the city's population and move
industry away from agriculture. Unlike many other Southern California communities, it had
room to spare for the sprawling residential subdivisions which would come to characterize
postwar development in the region.The completion of the Santa Ana Freeway proved the
tipping point in Tustin's post-war transformation from a sleepy agricultural community to a
dense suburban center. At this time, most of the city's remaining orange groves were developed
as subdivisions on various scales,their streets filling with Ranch style single-family residences
constructed primarily as tract houses with a smaller number of custom-built properties.
The development periods of Tustin are not evenly represented in today's extant resources.
Although Old Town Tustin retains architectural styles characteristic of each period which display
a wide range in terms of size, scale, and articulation, outside this area the Ranch style
predominates.This reflects the city's patterns of construction and it also reflects the importance
of architecture to any current understanding of Tustin and its historical development.The
designer known as the "father of the California Ranch style," Cliff May, is known to have
designed at least one 1950s subdivision in Tustin,though it does not retain integrity.
For each architectural style that this context identifies, a brief discussion of the style and its
origins is provided,followed by a list of typical character-defining features. Character-defining
features are defined as those visual aspects and physical features that,together, comprise the
appearance of a historic building.They generally include "the overall shape of the building, its
materials, craftsmanship, decorative details, interior spaces and features, as well as the various
aspects of its site and environment."ZSZ The National Park Service's (NPS) Preservation Brief 17:
zsz National Park Service,Preservation Brief 17:Architectural Character:Identifying the Visual Aspects of Historic
Buildings as an Aid to Preserving their Character,prepared by Lee H.Nelson(Washington,D.C.:U.S.Department of
the Interior,1988),1.
Architectural Resources Group I Tustin Citywide Historic Resources Survey Update Report 146
Architectural Character—Identifying the Visual Aspects of Historic Buildings as an Aid to
Preserving their Character provides further guidance regarding the identification of character-
defining features.
Each of the styles discussed herein is not tailored to a particular property type (though some
styles, such as Ranch, may largely be reflected in a single property type). Rather,they are
intended to be all-encompassing and applicable to the variety of property types found
throughout the city.
Architectural Resources Group I Tustin Citywide Historic Resources Survey Update Report 147
Theme:Victorian-Era Architecture
Victorian-era architecture became popular in the United States during the 1860s when new
advances in construction (i.e. the creation of the lighter wood "balloon"framing, and wire nails)
allowed for more complicated building forms. Victorian styles reflect these changes through
their extravagant detailing and complex volumes. Victorian-era architecture was further
popularized during the Centennial celebrations of 1876, becoming the dominant architectural
idiom of the late 191h century. Victorian architecture is loosely derived from medieval
prototypes,typically featuring multi-colored or multi-textured walls, steeply pitched roofs, and
asymmetrical fa�ades.zsa By the turn of the century, Victorian styles had moved out of favor,
replaced with America's first truly modern styles, Craftsman and Prairie.
Sub-Theme:Italianate
� r
Example of the Italianate style:415 W.6th Street.
The Italianate style began in England as part of the Picturesque movement but was adapted in
the United States into a truly indigenous style reacting to the popularity of formal classical
ideals. Key features of the style include quoins (masonry or masonry-emulating blocks at the
corner of a wall), wide eaves supported by decorative brackets,tall windows with ornamental
headers, and balustraded porches.The Italianate style was popularized by pattern books,
though it is also likely that Southern Californians embraced this architectural idiom due to
similarities to the topography and climate of Southern Europe. Extant Italianate residences in
Tustin date from 1875 to 1890, and some feature arched window cornices, a rare detail in
Southern California.
"'Virginia McAlester and Lee McAlester,A Field Guide to American Houses(New York:Alfred A.Knopf,2009),239.
Architectural Resources Group I Tustin Citywide Historic Resources Survey Update Report 148
Common character-defining features of the Italianate Style include:
• Emphasis on verticality
• Usually two stories in height
• Brick or shiplap exteriors with quoined corners
• Low pitched hipped roofs, sometimes with towers
• Projecting eaves supported by elaborate,three dimensional brackets
• Frequent use of angular bays
• Narrow front porches and second story balconies with thin columns and spindled
balustrades
• Tall, narrow windows, usually double-hung
• Heavy articulation of headers over windows and doors
Sub-Theme:Eastlake/Stick
r
4
Example of the Eastlake/Stick style:420 W.Main Street.
The Eastlake or Stick style emerged in the 1860s as a transitional style combining elements of
the earlier Gothic Revival style and the subsequent Queen Anne style.The style was influenced
by the Picturesque Gothic ideals of Andrew Jackson Downing and popularized through pattern
books in the 1860s and '70s.The architectural idiom is largely defined by its decorative details,
including multi-textured wall surfaces, horizontal, vertical, and diagonal stickwork, embellished
trusses, brackets, and ornamented trim. Eastlake/Stick architecture is rare in Tustin and
Architectural Resources Group I Tustin Citywide Historic Resources Survey Update Report 149
Southern California as a whole.The style was rapidly replaced by the Queen Anne style in the
1880s, which was far more influential and widespread."'
Common character-defining features of the Eastlake/Stick style include:
• Steeply pitched gable roofs,typically with cross gables
• Overhanging eaves, often with exposed rafter tails
• Embellished truss detailing
• Brackets (in town house examples of the style)
• Multi-textured, patterned wood cladding
• Horizontal, vertical, and diagonal stickwork detailing applied to wall surfaces
Sub-Theme: Queen Anne
IN
Example of the Queen Anne style:228 W.Main Street.
The Queen Anne style is a late example of Victorian-era architecture that emerged in the United
States in the late 1870s. Pattern books and pre-cut architectural details helped to disseminate
the style across the country. Queen Anne architecture is characterized by steeply-pitched roofs,
complex and asymmetrical building volumes, partial or full-width porches,textured shingles,
254 McAlester and McAlester 2009,255-256.
Architectural Resources Group I Tustin Citywide Historic Resources Survey Update Report 150
and decorative spindlework.zss Although the style was popular nationwide at the turn of the
century, intact Queen Anne style buildings in Tustin are now rare.
Common character-defining features of the Queen Anne style include:
• Two stories in height
• Complex building volumes and asymmetrical facades
• Steeply-pitched roofs of irregular shape
• Dominant front-facing gables
• Patterned wood shingles
• Partial or full-width porches
• Single-pane double-hung wood sash windows
• Decorative spindlework and half-timbering
Sub-Theme: Vernacular Victorian Types
000
�. IL
Example of Vernacular Hipped Roof Cottage: 135 S.A Street.
255 McAlester and McAlester(2009),263-268.
Architectural Resources Group I Tustin Citywide Historic Resources Survey Update Report 151
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Example of Vernacular Gabled Roof Cottage:265 Pacific Street.
From the 1870s to the early 1900s, a number of vernacular building styles applied much-
simplified elements of more opulent Victorian styles like Queen Anne to modest one-story
cottages.These dwellings typically had complex rooflines dominated by either a gable or hipped
primary roof, and some adopted features popular in the Arts and Crafts era as well as some
basic characteristics of the Queen Anne style. Partial-width or full-width porches are very
common features of vernacular Victorian-era buildings. Modest in size and appearance,these
dwellings were popular in Tustin at the turn of the 201h century.
Common character-defining features of vernacular Victorian-era architecture include:
• One or one-and-a-half stories
• Box-like shape
• Hipped or gable roof, with or without central dormer
• Wide overhanging eaves, often boxed
• Wood clapboard siding
• Partial or full-width porches
• Single-pane double-hung wood sash windows
Architectural Resources Group I Tustin Citywide Historic Resources Survey Update Report 152
Theme: Arts and Crafts Movement
The Arts and Crafts movement emerged in England as a reaction against the materialism
brought about by the Industrial Revolution. Led by English designer William Morris,the
movement focused on simplicity of form, direct response to site, informal character, and
extensive use of natural materials. At the turn of the 201h century,the Arts and Crafts movement
had made its way to North America and gained popularity through the efforts of Elbert Hubbard
and Gustav Stickley, as well as other designers, architects, and builders who advocated the
ideals set forth by Morris.The Arroyo Seco, a valley stretching from the San Gabriel Mountains
above Pasadena through northeast Los Angeles, became a major center of the Arts and Crafts
movement in the United States. Charles Fletcher Lummis and George Wharton James, along
with artists and architects such as William Lees Judson, Frederick Roehrig, and Sumner Hunt,
contributed to the development of the Arroyo Culture,the regional manifestation of the Arts
and Crafts movement in Southern California.zse
The Arts and Crafts movement was popularized throughout Southern California by Pasadena-
based brothers Charles and Henry Greene, whose interest in Japanese wooden architecture,
training in the manual arts, and knowledge of the English Arts and Crafts movement helped to
develop regional Arts and Crafts styles.The styles were then applied to a range of residential
property types, ranging from modest, low-slung bungalows to grander and more articulated
multi-story houses.The term "bungalow," derived from the name of typical native dwellings of
the Bengal region of India, has come to define the type of house that is most closely associated
with modest, everyday interpretations of the Arts and Crafts style. In their earliest form,
bungalows featured Indian characteristics such as central living spaces and vast,ventilating
porches that had been adapted to suit colonial British tastes.2" By the beginning of the
twentieth century, bungalows were deemed well suited for the California climate and soon
became a prevailing typology. Promoted by architectural periodicals and made widely available
by prefabricated "kits" of building components, bungalows proved to be both affordable and
adaptable.
Sub-Theme: Craftsman
21e"Architecture and Engineering,Arts and Crafts Movement,1895-1930," Los Angeles Citywide Historic Context
Statement,prepared for City of Los Angeles,Office of Historic Resources,June 2016,1.
257 Clay Lancaster,"The American Bungalow,"The Art Bulletin,40.3(1958):239.
Architectural Resources Group I Tustin Citywide Historic Resources Survey Update Report 153
0
_ 1t.
Example of the Craftsman style: 125 Mountain View Drive.
The Craftsman style is largely a California phenomenon that evolved out of the Arts and Crafts
movement at the turn of the 201h century, a time during which Southern California was
experiencing tremendous growth in population, expansion of homeownership, and new
aesthetic choices. Craftsman architecture combines Swiss and Japanese elements with the
artistic values of the Arts and Crafts movement.The style began to lose popularity in the 1920s
with the emergence of Period Revival styles.The Craftsman bungalow remains the prevailing
architectural typology from before Tustin's post-WWII boom.
Common character-defining features of the Craftsman style include:
• One or two stories in height
• Building forms that respond to the site
• Low-pitched gabled roofs
• Broad, overhanging eaves with exposed structural members such as rafter tails, knee
braces, and king posts
• Shingled exteriors (occasionally clapboard or stucco)
• Broad front entry porches of half-or full-width, with square or battered columns
• Extensive use of natural materials for columns, chimneys, retaining walls, and landscape
features
• Casement windows situated into groups
• If the Airplane variation of Craftsman,then has a "pop-up" second story
• If Japanese-influenced,then may have multi-gabled roofs or gables that peak at the
apex and flare at the ends
• If Chalet-influenced,then may have single, rectangular building forms,front-facing
gabled roofs, second-story balconies, and flat balusters with decorative cutouts or
decorative brackets and bargeboards
Architectural Resources Group I Tustin Citywide Historic Resources Survey Update Report 154
Sub-Theme:Stone Houses
Example of a Stone Building:415 W.Main Street.
As the Arts and Crafts movement emphasized natural materials, several of its related
architectural styles incorporate natural stone (both unmodified arroyo stone and cut stone) as a
common feature. Stone buildings are clad entirely in stone,typically unmodified arroyo stone as
seen in groupings adjacent to the Arroyo Seco in Los Angeles and Pasadena; buildings clad in a
mix of stone types or entirely in cut stone are less common but still representative examples of
this Arts and Crafts-related idiom.These buildings often took a long time to construct and
reflected eclectic design influences as well as the idiosyncrasies of the builder; some have
distinctive vernacular/folk art elements.
Common character-defining features of the Stone Buildings style include
• One or two stories in height
• Elevations clad fully with natural and/or cut stone
• Hipped or gabled roofs with overhanging eaves
• Small, recessed window openings
Architectural Resources Group I Tustin Citywide Historic Resources Survey Update Report 155
Theme: Period Revival
By the late 1910s, Period Revival architecture prevailed throughout Southern California. A range
of styles associated with Europe and Colonial America inspired Period Revival architecture in the
early 20t"century.These styles remained a popular choice for residential design through the late
1930s and early 1940s. By World War II, Period Revival architecture had largely given way to
styles such as Minimal Traditional and Mid-Century Modern, which were more pared down and
embraced more contemporary materials in lieu of references to the past.
Sub-Theme:American Colonial Revival
rF
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A late example of the American Colonial Revival style:545 W.Main Street.
American Colonial Revival architecture experienced a resurgence during the 1920s population
boom in Southern California.The style used elements from a variety of earlier classically-based
architectural modes, including Neoclassical, Federal, and Georgian. Early examples of the style
were typically single-family residences.Tustin has few high-style American Colonial Revival
homes, especially in comparison to Santa Ana and Anaheim; more commonly, restrained
Colonial Revival elements were utilized on simple Craftsman cottages. However, at least one
example of the rare Dutch Colonial Revival variant, defined by a gambrel roof, can be found in
Old Town Tustin.
Common character-defining features of the American Colonial Revival style include:
• Typically one or two stories in height
Architectural Resources Group I Tustin Citywide Historic Resources Survey Update Report 156
• Simple building forms
• Symmetrical facades
• Hipped or gable roofs,typically with boxed eaves
• May display multiple roof dormers
• Clapboard or brick exteriors
• Multi-paned double-hung sash windows that are often paired
• Entryways accentuated with classical detailing
• Paneled front door, sometimes with sidelights and transom or fanlight
• Details may include pediments, columns or pilasters, and fixed shutters
Sub-Theme:Spanish Colonial Revival
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Example of the Spanish Colonial Revival style: 14611 Prospect Avenue.
Spanish Colonial Revival architecture gained widespread popularity throughout Southern
California after the 1915 Panama-California Exposition in San Diego.The exposition's buildings
were designed by architect Bertram Grosvenor Goodhue,who wished to go beyond the popular
Mission architectural interpretations of the state's colonial past and highlight the richness of
Spanish precedents found throughout Latin America.The exposition prompted other designers
to look directly to Spain for architectural inspiration.The Spanish Colonial Revival style was an
attempt to create a "native" California architectural style that drew upon and romanticized the
state's colonial past.258
The popularity of the Spanish Colonial Revival style coincided with Southern California's
population boom of the 1920s.The versatility of the style, allowing for builders and architects to
construct buildings as simple or as lavish as money would permit, helped to further spread its
popularity throughout the region. The style's adaptability also lent its application to a variety of
258 McAlester and McAlester 2009,418.
Architectural Resources Group I Tustin Citywide Historic Resources Survey Update Report 157
building types, including single-and multi-family residences, commercial properties, and
institutional buildings. Spanish Colonial Revival architecture often borrowed from other styles
such as Churrigueresque, Italian Villa Revival, Gothic Revival, Moorish Revival, or Art Deco.The
style is characterized by its complex building forms, stucco-clad wall surfaces, and clay tile roofs.
The Spanish Colonial Revival style remained popular through the 1930s, with later versions
simpler in form and ornamentation. Spanish Colonial Revival is a prevalent Period Revival style
in Tustin and is typically applied to single-family residential properties around the Cultural
Resources District.There are also several commercial and institutional buildings in the city that
are designed in the style.
Character-defining features of Spanish Colonial Revival architecture include:
• Complex massing and asymmetrical facades
• Incorporation of patios, courtyards, loggias, or covered porches and/or balconies
• Low-pitched gable or hipped roofs with clay tile roofing
• Coved, molded, or wood-bracketed eaves
• Towers or turrets
• Stucco wall cladding
• Arched window and door openings
• Single and paired multi-paned windows (predominantly casement)
• Decorative stucco or tile vents
• Details often include the use of secondary materials, including wrought iron, wood, cast
stone,terra cotta, and polychromatic tile
Sub-Theme: Tudor Revival
Architectural Resources Group I Tustin Citywide Historic Resources Survey Update Report 158
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Example of the Tudor Revival style:520 W. Main Street.
The Tudor Revival style was loosely based on a variety of Medieval and 16th- 17th century English
building traditions, ranging from thatched-roof Tudor cottages to grandiose Elizabethan and
Jacobean manor houses.The first Tudor Revival-style houses appeared in the United States at
the end of the 191h century.These houses were typically elaborate and architect-designed. Much
like other Period Revival styles,Tudor Revival architecture became extremely popular during the
1920s population boom in Southern California. Masonry veneering techniques of the 1920s and
'30s helped to further disseminate the style, as even modest houses could afford to mimic the
brick and stone exteriors of traditional English designs.259
Tudor Revival architecture is characterized by its asymmetry, steeply-pitched gable roofs,
decorative half-timbering, and prominent chimneys. High style examples are typically two to
three stories in height and may exhibit leaded glass diamond-paned windows and slate roof
shingles.The popularity of the Tudor Revival style waned during the Great Depression as less
ornate building designs prevailed. Although the style continued to be used through the 1930s,
later interpretations of Tudor Revival architecture were much simpler in terms of form and
design.
Character-defining features of Tudor Revival architecture include:
• Irregular massing and asymmetrical facades
259 McAlester and McAlester 2009,355.
Architectural Resources Group I Tustin Citywide Historic Resources Survey Update Report 159
• Steeply-pitched gable roofs with a prominent front-facing gable and slate, wood shingle,
or composition shingle roofing
• Rolled, pointed, and/or flared eaves, sometimes with exposed rafter tails
• Prominent chimneys
• Brick, stone, or stucco wall cladding
• Decorative half-timbering
• Entrance vestibules with arched openings
• Multi-paned casement windows that are tall, narrow, and typically arranged in groups
Sub-Theme:Mission Revival
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Example of the Mission Revival style: 560 EI Camino Real.
The Mission Revival style, which some consider the first indigenous architectural mode
developed after California became part of the United States, was made popular in the
Southwest through its use in the design of hotels and stations constructed for the Santa Fe and
Southern Pacific Railroad companies.Though a prevalent style for civic architecture in Southern
California in the early 20th century,the style lost popularity after the 1915 Panama-California
Exposition and the emerging dominance of Spanish Colonial Revival architecture.
Character-defining features of the Mission Revival style include:
• One or more stories in height
• Horizontal emphasis
• Hipped,tile-covered roofs
• Projecting eaves supported by exposed rafters
Architectural Resources Group I Tustin Citywide Historic Resources Survey Update Report 160
• Stucco exterior
• Espadanas (bell gables), bell towers, and domes
• Rounded arches and arcades
• Impost moldings and continuous stringcourses around openings
• Verandas, patios, and courtyards
• Buttresses, especially at building corners
• General lack of ornamentation or use of Moorish-inspired decoration
Sub-Theme: Classical Revival
f
Example of the Classical Revival style: 150-58 W. Main Street.
The Classical Revival style,which includes the variants of Neoclassical Revival, Beaux Arts, and
Greek Revival,was very popular across the United States from the turn of the 20th century well
into the 1920s.The resurgence of interest in Classical Revival architecture is often attributed to
the City Beautiful movement as popularized at the 1893 World Columbian Exposition in Chicago.
This style is characterized by symmetrical facades, columns, and pediments on buildings that are
usually two stories in height.
Character-defining features of the Classical Revival style include:
• Massive symmetrical and rectilinear form
• Low pitched roof
• Decorative dentils along eaves
• Triangular pediments supported by classic columns
• Large rectangular windows, usually arranged singularly
• Decorative plaster elements
Architectural Resources Group I Tustin Citywide Historic Resources Survey Update Report 161
• Masonry walls
• Color schemes indicative of stone and masonry construction
Theme: Minimal Traditional
F
Example of the Minimal Traditional style: 335 W. 6th Street.
Minimal Traditional style is a simple residential style historically designed to meet the demand
for quick and affordable housing. It first evolved in the 1930s during the Great Depression and
continued with increasing vigor in the post-World War II period.The appeal of the style was
maximized in the postwar era, as it fit the mold for houses seeking Federal Housing
Administration (FHA)financing. As outlined in the FHA's bulletin, Principles for Planning Small
Houses, as well as in pattern books,the Minimal Traditional style is characterized by its modest
size and simplicity in massing and decorative details. Approved embellishments included
porches, bay windows, platform steps, and paneled front doors.
Character-defining features of the Minimal Traditional style include:
• Small,typically one-story height
• Simple massing
• Low-pitched, hipped, side-gable, or gable-and-wing roof
• Double-hung windows
• Minimal ornamentation and architectural features, but relating to Tudor, Colonial
Revival, or Ranch styles where applied
Architectural Resources Group I Tustin Citywide Historic Resources Survey Update Report 162
Theme: Modernism
Modernism is an umbrella term that is used to describe a melange of architectural styles and
schools of design that were introduced in the early 20" century, honed in the interwar years,
and ultimately came to dominate the American architectural scene in the decades following
World War II.The tenets of Modernism are diverse, but in the most general sense the
movement eschewed past traditions in favor of an architectural paradigm that was more
progressive and receptive to technological advances and the modernization of society. It sought
to use contemporary materials and building technologies in a manner that prioritized function
over form and embraced the "authenticity" of a building's requisite elements. Modernism,then,
sharply contrasted with the Period Revival movement that dominated the American architecture
scene in years past, as the latter had relied wholly on historical sources for inspiration.
Modernism is rooted in European architectural developments that made their debut in the
1920s and coalesced into what became known as the International style. Championed by some
of the most progressive architects of the era—including Le Corbusier of France, and Walter
Gropius and Mies van der Rohe of Germany—the International style took new building materials
such as iron, steel, glass, and concrete and fashioned them into functional buildings for the
masses.These ideas were introduced to Southern California in the 1920s upon the emigration of
Austrian architects Richard Neutra and Rudolph Schindler. Neutra and Schindler each took the
"machine-like" aesthetic of the International style and adapted it to the Southern California
context through groundbreaking residential designs. While Neutra and Schindler were
indisputably pioneers in the rise of Southern California Modernism, it should be noted that their
contributions dovetailed with the work of figures such as Frank Lloyd Wright and Irving Gill, both
of whom had experimented with creating a Modern aesthetic derived from regional sources.
Prior to World War II, Modernism was very much a fringe movement that was relegated to the
sidelines as Period Revival styles and other traditional idioms prevailed. Its expression was
limited to a small number of custom residences and the occasional low-scale commercial
building. However, Americans' perception of Modern architecture had undergone a dramatic
shift by the end of World War II.An unprecedented demand for new, quality housing after the
war prodded architects and developers to embrace archetypes that were pared down and
replicable on a mass scale. As a whole, Americans also gravitated toward an aesthetic that
embraced modernity and looked to the future—rather than to the past—for inspiration, an idea
that was popularized by John Entenza's Arts and Architecture magazine and its highly influential
Case Study House program. Modern architecture remained popular for the entirety of the
postwar era, with derivatives of the movement persisting well into the 1970s.
Sub-Theme:Moderne
Architectural Resources Group I Tustin Citywide Historic Resources Survey Update Report 163
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Example of the Moderne style(PWA Moderne),300 S.C Street.
Moderne architecture, commonly reflected in the sub-styles of Streamline Moderne, PWA
Moderne, or, in its later iterations, Late Moderne, materialized during the Great Depression
when the highly-stylized Art Deco mode had become perceived as excessive and overly
flamboyant.The architectural mode was relatively inexpensive to build due to its lack of
ornamentation and use of less labor-intensive building materials such as concrete and plaster.
Inspired by the industrial designs of the time,the Moderne style was popular throughout the
country in the late 1930s and continued to be applied, primarily to commercial and institutional
buildings,through the mid-1940s.This is evident in Tustin, where all applications of the
Moderne style are commercial buildings. Moderne architecture is characterized by its sleek,
aerodynamic form and horizontal emphasis.
Character-defining features of Moderne architecture include:
• Horizontal emphasis
• Flat roofs with parapets
• Smooth,typically stucco wall surfaces
• Curved wall surfaces
• Steel fixed or casement windows, sometimes located at corners
• Horizontal moldings (speedlines)
Sub-Theme:Mid-Century Modern
Architectural Resources Group I Tustin Citywide Historic Resources Survey Update Report 164
Example of the Mid-Century Modern style: 12881 Newport Avenue.
In Southern California, Mid-Century Modern architecture was prevalent between the mid-1940s
and mid-1970s. While the style was a favorite among some of Southern California's most
influential architects, its minimal ornamentation and simple open floor plans lent itself to the
mass-produced housing developments of the postwar period. Mid-Century Modern architecture
typically incorporated standardized and prefabricated materials that also proved well-suited to
mass production. Subsets of the Mid-Century Modern style include Googie, which is a highly
exaggerated,futuristic aesthetic,typically employing upswept or folded plate roofs, curvaceous,
geometric volumes, and neon signage, and Mimetic, which is characterized by its application of
objects or forms that resemble something other than a building.The Mid-Century Modern style
and its subsets were broadly applied to a wide variety of property types ranging from residential
subdivisions and commercial buildings to churches and public schools. Common characteristics
of Mid-Century Modern architecture include horizontal massing, open floor plans, wide
overhanging eaves, large expanses of glass, exposed structural members, and dramatic rooflines
(including A-frames).
Character-defining features of Mid-Century Modern architecture include:
• Horizontal massing
• Expressed post-and-beam construction,typically in wood or steel
• Flat or low-pitched roofs
• Wide overhanging eaves
• Horizontal elements such as fascias that cap the front edge of the flat roofs or parapets
Architectural Resources Group I Tustin Citywide Historic Resources Survey Update Report 165
• Stucco wall cladding at times used in combination with other textural elements, such as
brick, clapboard, or concrete block
• Aluminum windows grouped within horizontal frames
• Oversized decorative elements or decorative face-mounted light fixtures
Architectural Resources Group I Tustin Citywide Historic Resources Survey Update Report 166
Theme: Ranch
Ranch style architecture first appeared in Southern California in the 1930s. Inspired by the
Spanish and Mexican-era haciendas of Southern California and the vernacular,wood-framed
farmhouses dotting the landscape of Northern California,Texas, and the American West,the
style projected an informal, casual lifestyle that proved to be immensely popular among the
American public. Early iterations of the Ranch style tended to be large, sprawling custom
residences that were designed by noted architects of the day. However, after World War II,
Ranch style architecture was pared down and also became a preferred style for economical,
mass-produced tract housing. By some estimates, nine of every ten new houses built in the
years immediately after World War II embodied the Ranch style in one way or another.The style
remained an immensely popular choice for residential architecture—and was occasionally
adapted to commercial and institutional properties as well—until it fell out of favor in the mid-
1970s.160
Cliff May, commonly referred to as "father of the Ranch house," propelled the style into the
public consciousness and, although he did not invent the ranch house, he is the figure most
closely associated with the typology's early popularization. May developed his own distinctive
aesthetic that was characterized by open and free-flowing interior plans, a blending of interior
and exterior spaces, and a hand-hewn character. Early designs were custom and sprawling, but
in the early 1950s, May, in collaboration with the architect Chris Choate, devised a much
smaller, scaled-down interpretation of his trademark California Ranch house that was based on
a modular plan and could be replicated on a much larger scale. Averaging 950 square feet,these
houses are notable for their innovative manufacturing and distributing system;whereas May
and Choate designed the models and determined their specifications,the houses' construction
was franchised out to individual builders. Marketed as the "Cliff May Homes,"these economical
Ranch houses were constructed in residential tracts across the nation, with notable
concentrations in the Tustin area.
Sub-Theme:Traditional Ranch
161"Architecture and Engineering,The Ranch House,1930-1975,"Los Angeles Citywide Historic Context Statement,
prepared for City of Los Angeles,Office of Historic Resources,December 2015,3-5.
Architectural Resources Group I Tustin Citywide Historic Resources Survey Update Report 167
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Example of the Traditional Ranch style: 150 Pasadena Avenue.
Traditional Ranch style architecture made its debut in the 1930s and is what is generally
considered to be the "quintessential Ranch house." Buildings designed in the style were awash
in historical references associated with the vernacular architecture of 191h century California and
the American West, and generally took on a distinctive, rusticated appearance. Examples of
Traditional Ranch architecture were prominently featured in general interest publications,
notably Sunset magazine, which perpetuated the style's popularity and led to its widespread
acceptance among the American public.
The Traditional Ranch style is almost always expressed in the form of a one-story, single-family
house, although the style was occasionally adapted to commercial and institutional properties in
the postwar era. It is distinguished from other iterations of the Ranch style by the application of
elements associated with the working ranches of 191h century California and the American West.
Features such as low-pitched roofs with wide eaves, a combination of wall cladding materials
including board-and-batten siding, large picture windows, and brick and stone chimneys were
commonly applied. Subsets of the Traditional Ranch style include the American Colonial Ranch,
which features elements associated with the American Colonial Revival style (symmetrical
facades, cupolas, classical details);the Hacienda Ranch, which loosely resembles the haciendas
of late 191h century California, incorporating clay tile roofing and textured stucco exteriors;the
Cinderella Ranch, distinguished by their highlighted and often exaggerated details including
scalloped bargeboards and Swiss Chalet details; and the Minimal Ranch, which is a pared down
version of the Traditional Ranch,featuring simple floor plans and restrained ornamentation.
Architectural Resources Group I Tustin Citywide Historic Resources Survey Update Report 168
Character-defining features of Traditional Ranch style architecture include:
• One-story configuration (two-story Ranch houses are rare)
• Asymmetrical composition with one or more projecting wings
• Horizontal massing
• Low-pitched gable or hipped roof, originally clad with wood shakes
• Wide eaves and exposed rafters
• Brick or stone chimneys
• Combination of wall cladding materials (wood board-and-batten siding is most common)
• One or more picture windows
• Multi-light wood windows, often with diamond panes
• Decorative wood shutters
• Dutch and/or French doors
• Attached garage, often appended to the main house via a breezeway
Sub-Theme: Contemporary Ranch
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Example of the Contemporary Ranch style: 13661 Fairmont Way.
Contemporary Ranch architecture emerged after World War II. Buildings designed in the style
took on the basic form, configuration, and massing of the Traditional Ranch house, but instead
of historically-inspired treatments and details they incorporated the clean lines and abstract
geometries associated with Modernism.The Contemporary Ranch style offered an alternative to
the Traditional Ranch house and was applied to scores of residential buildings constructed
between the mid-1940s and 1970s.
Architectural Resources Group I Tustin Citywide Historic Resources Survey Update Report 169
Like the Traditional Ranch houses from which it is derived,the Contemporary Ranch style is
almost always expressed in the form of a one-story, single-family house. In lieu of the historicist
references and rusticated features that are associated with the Traditional Ranch style,
Contemporary Ranch houses exhibit abstract geometries and contemporary details that are
most often seen in Mid-Century Modern architecture. Post-and-beam construction was
common; carports often took the place of garages; exterior walls tended to be clad in a more
simplistic palette composed of stucco and wood; roofs were of a lower pitch and were often
more expressive or flamboyant in form; and ornament tended to be more abstract in character
and was applied more judiciously. Oriental and Polynesian-inspired motifs were often
incorporated into the design of Contemporary Ranch houses."'
Character-defining features of Contemporary Ranch style architecture include:
• One-story configuration (two-story Ranch houses are rare)
• Asymmetrical composition with one or more projecting wings
• Horizontal massing and abstract form
• Post-and-beam construction
• Low-pitched gable or hipped roof, sometimes with expressionist qualities
• Combination of wall cladding materials,generally including stucco and wood siding
• Windows and doors are generally treated as void elements
• Abstract ornamental details
• Incorporation of Oriental and Polynesian motifs is common
• Carports are common and often take the place of an attached garage
zei"Architecture and Engineering,The Ranch House,1930-1975,"17-20.
Architectural Resources Group I Tustin Citywide Historic Resources Survey Update Report 170
Evaluation Guidelines:Architecture and Design,1870-1976
Buildings evaluated under this context and its various subthemes are significant(under Criteria C/3/3,4)...as excellent examples of
their architectural styles,types,period,or method of construction;and/or as valuable examples of the use of indigenous materials
or craftsmanship;and/or for representing the notable work of a builder,designer,or architect;and/or for possessing high artistic
values.This context applies to a wide variety of property types.
Associated Property Types
Residential resources(including various subtypes)
Commercial resources(including various subtypes)
Institutional resources(including various subtypes)
Historic Districts(residential,commercial,and/or institutional)
Significant interpretations of architectural styles can be applied to nearly any property type.In Tustin,examples include single-
family residences;multi-family residences;commercial buildings like banks,office buildings,restaurants,and retail buildings;and
institutional properties like government buildings,clubhouses,schools,and churches.Concentrations of buildings that collectively
convey a significant representation of architectural style(s)ortype(s)may be identified as historic districts.
Geographic Location(s)
Individual resources and historic districts associated with the Architecture and Design context/themes are distributed throughout
the city.
Integrity Overview
An individual property that is significant must also retain certain aspects of integrity in order to express its historic significance.
Determining which aspects are most important to a particular property type necessitates an understanding of its significance and
essential physical characteristics.The rarity of a property type and of an architectural style should also be considered when
assessing integrity.In general,properties being evaluated for their architectural significance are held to a higher integrity threshold
than those being evaluated under other contexts.The following is a guide.
'6'The applicable criteria here and in the table below are ordered as national/state/local.See Section 3 for a full discussion of National Register,California
Register,and City of Tustin eligibility criteria.
Architectural Resources Group I Tustin Citywide Historic Resources survey Update Report 171
Criteria Significance 111=rity Consideratico Registration Requirements
C/3/3,4 An individual property eligible An individual property significant for its architecture To be eligible under this theme,a
under this theme may be is eligible if it retains most of the physical features resource should,at a minimum:
significant: that constitute its style or technique.26'It should
retain integrity of design,materials,workmanship, • Represent an excellent or
• As an excellent embodiment and feeling,at a minimum,in order to be eligible for influential example of an
of an architectural style, its architectural merit.A property that has lost a few architectural style(s)or type,
type,period,or method of historic materials or details may still be eligible if it and/or
construction;and/or retains the majority of the features that illustrate its • Be associated with a significant
• As the notable work of an original style and appearance in terms of the architect or designer,and
architect,designer,or massing,spatial relationships,proportion,pattern of • Retain the essential character-
builder;and/or windows and doors,texture of materials,and defining features of the style or
• For possessing high artistic ornamentation.A property is not eligible if it retains type,and
values some basic features conveying form and massing • Retain the essential aspects of
but has lost the majority of features that originally integrity.
characterized its style or type.
Given the City's ample stock of intact historic
architecture,properties that may be significant for
their embodiment of an architectural style should
be held to a higher integrity standard than those
that may be significant as the last,best remaining
example of a style or type.
C/3/3,4,7 A historic district eligible under In order for a historic district to be eligible for To be eligible under this theme,a
this theme may be significant: designation,the majority of the components within historic district should,at a minimum:
the district boundary must possess integrity,as
• For embodying the must the district as a whole.Integrity of design,
distinctive characteristics of setting,materials,workmanship,and feeling must
z.s National Park Service,National Register Bulletin 15:How to Apply the National Register Criterion for Evaluation(Washington,D.C.:U.S.Department of the
Interior,1990).
Architectural Resources Group I Tustin Citywide Historic Resources Survey Update Report 172
one or more architectural be strongly present in the district overall,and it • Represent an excellent or
styles or types;and/or should convey a strong sense of time and place. influential concentration of an
• As the notable work of one architectural style(s),and/or
or more architects or master A contributing building must retain integrity of • Be associated with a significant
builders;and/or design,setting,materials,and workmanship to architect or designer,and
• For possessing high artistic adequately convey the significance of the historic • Retain the majority of the
or aesthetic values. district.In general,minor or reversible alterations or contributors reflecting the
in-kind replacement of original features and finishes architectural style(s),and
are acceptable within historic districts.Significant • Retain the essential aspects of
alterations that change the massing,form,roofline, integrity.
or fenestration patterns of an individual building,
alter the original design intent,or that are not
reversible may result in non-contributing status for
an individual building.In order for a historic district
to retain integrity,the majority of its component
parts should contribute to its historic significance.
Architectural Resources Group I Tustin Citywide Historic Resources survey Update Report 173
5. Survey Findings
i.1 Summary of Findings
iurvey Update
Using the methodology outlined in Section 2 (Methodology) of this report,field surveyors
revisited approximately 330 properties previously identified in the 1990 and/or 2003 surveys, as
well as the Tustin Cultural Resource District. It is worth noting that accurately enumerating and
tracking properties identified in the previous surveys is difficult due to inconsistencies in the
earlier data. For example,the 2003 survey assigned status codes to individual properties within
some areas it identified as potentially historic districts, like Lockwood Park Place, but not others,
like the identified areas on Bonita Avenue, S. C Street, or San Juan Street. Neither survey
evaluated numbers of contributors and non-contributors in the Tustin Cultural Resource District.
As a result, establishing concordance between the old and new sets of data was challenging. See
Section 5.2 below for more information on specific findings, and Appendix E (property lists),for
status codes for all properties revisited in the survey update.
After documentation and evaluation,the survey update findings include the following:
• 163 individually eligible properties
• 160 buildings
• 3 non-building resources (Pepper Tree Park,the pepper trees west of it, and an
irrigation feature in the Cox Market parking lot)
• One designated district remains individually eligible
• The Tustin Cultural Resources District as a whole, comprising 361 properties; a
potential expansion comprises 114 properties
• 70 individual properties not eligible due to low integrity(including having been
demolished) and/or lack of significance
• 66 buildings
• 4 Districts (two were evaluated as planning districts— Lockwood Park Place and
the 14000 block of C Street)
• 4 properties left unevaluated due to lack of visibility or relevant context
• The rest were evaluated as contributors and non-contributors to the Tustin Cultural
Resource DistriCt.264
All properties left undocumented due to lack of significance or integrity remained on the master
property list to enable future management.
264 While many of the district properties were noted in the 2003 survey but not evaluated,they are technically newly
identified,but ARG opted to address and evaluate all properties within the district as updated rather than new due to
their location within a designated district.
Architectural Resources Group I Tustin Citywide Historic Resources Survey Update Report 174
Newly Identified Properties
Using the methodology outlined in Section 2 (Methodology) of this report,field surveyors
identified 38 previously unidentified properties as potentially eligible individuals, districts, and
non-parcel resources. As noted in Section 2,these properties were not documented in detail or
evaluated for eligibility.The findings include the following:
• 26 individual properties
• 10 potential historic districts
• 1 non-building resource (Pine Tree Park)
• 1 potential planning district(Tustin Meadows)
All of the above properties are mapped in Appendix C(survey findings map), listed in Appendix
E (survey findings lists), and documented in Appendix F (DPR 523 forms). More information on
the results from the two phases of survey(update and new identification) is provided below.
Survey Update
Individually Eligible Properties
The vast majority of the resources identified as individually eligible in the survey update are
standalone buildings, most of which are single-family residences located within the Tustin
Cultural Resources District. Smaller numbers of commercial and institutional properties are also
present, and are all located within the district. Of the 163 properties evaluated as individually
eligible, 142 of them lie within the district, and contribute to its significance.Three are non-
building resources: Peppertree Park,the large pepper trees on a small median just west of the
park, and a SAVI weir box behind the Cox Market building at 401 EI Camino Real.
In most cases, properties identified as individually eligible by the 1990 and/or 2003 surveys were
also identified as individually eligible in the 2021 survey update. Some of the properties
previously evaluated as National Register eligible were evaluated as being California Register
and/or Tustin Landmark eligible instead, usually due to issues of physical integrity. Of the total
individually eligible properties in the survey update, 10 are National Register-eligible, 48 are
California Register-eligible, 21 are Tustin Landmark-eligible, and the rest (except for seven that
are already designated) are Tustin Landmark-eligible individuals that are also contributors to the
Tustin Cultural Resources District. In a small number of cases, ARG found properties previously
evaluated as individually eligible to be ineligible due to demolition, extensive alterations, or lack
of significance.
Contextually, most individual properties identified in the survey update were found eligible for
their embodiment of Tustin's transitional period of development between 1914 and 1945 (99
properties). Of these, 89 are residential (87 single-family and two multi-family),two are
Architectural Resources Group I Tustin Citywide Historic Resources Survey Update Report 175
institutional (Peppertree Park and Tustin Presbyterian Church), and eight are commercial
(including most of the downtown core's best-known buildings, like the Knights of Pythias
building).The historic character of Old Town's commercial area is most strongly represented by
the buildings in this group, most of which date to the 1920s.
A sizable number of individual properties were found eligible for their embodiment of Tustin's
earliest period of development from 1870 to 1913 (57 properties). Of these, 47 are single-family
residences,four are institutional,five are commercial (all in the downtown core), and one is
industrial (SAVI weir box). Interestingly, at least four of the significant single-family residences
retain historic barns on their parcels, each of which contributes to its respective property's
historical significance: 230 S. A Street(1895), 1681 Mitchell Avenue (1912), 14462 Red Hill
Avenue (1915), and 1281 San Juan Street (1924).These ancillary buildings, once surrounded by
groves rather than houses, are an evocative reminder of Tustin's agricultural past.
Eleven properties were found eligible for their association with Tustin's postwar development
from 1946 to 1976, and represent a nearly even mix of residential, commercial, and institutional
properties. Most are located within the Tustin Cultural Resources District but were not identified
as individually eligible (or as contributors) in previous surveys due to their post-1945 age.
Notable examples include the Tustin Unified School District Administration Center (300 S. C
Street, 1951),the buildings of Jamestown Village (462-556 EI Camino Real, 1960-62), and
Saddleback Chapel (220 E. Main Street, 1963).
Across all periods of development, 41 previously identified properties were also evaluated as
excellent examples of their respective architectural styles.These architecturally notable
properties include examples of the Italianate, Queen Anne, Eastlake/Stick, Craftsman, Classical
Revival, Mediterranean Revival, Spanish Colonial Revival,Tudor Revival, Minimal Ranch,
Traditional Ranch, and Mid-Century Modern styles, as well as vernacular examples including
Victorian Era Hipped and Gabled Roof. Notable examples (beyond designated and well-known
examples like the Stevens House or the Artz Building) include the vernacular Mary Tustin-
Lindsay House (305 S. C Street, 1886),the Spanish Colonial Revival Cheney House (14611
Prospect Avenue, 1931), and the Mid-Century Modern Saddleback Chapel (220 E. Main Street,
1963). Craftsman residences are the best-represented of all architectural styles, including an
unusually cohesive stretch of four intact and architecturally distinctive Craftsman on the south
side of W. Main Street, west of S. B Street.
A smaller number of residential properties (20 in total)were found to be linked to a notable
person in history and were evaluated for their associative qualities. Among the resources
eligible for their association with significant individuals are the residences of former mayors
Vincent Humeston, William Huntley, Jerome C. Kidd; local agricultural pioneers like the Enderle
and Nisson families; and other early shapers of the community including David and Florence
McCharles, and William and Ruth Bowman.
Architectural Resources Group I Tustin Citywide Historic Resources Survey Update Report 176
Tustin Cultural Resources District
As discussed in Section 2(Methodology),ARG documented and evaluated all properties within
the existing boundaries of the Cultural Resources District in order to determine which contribute
to the significance of the district and which do not. Many of the district contributors are
individually eligible for listing as a City of Tustin Landmark, and some are also eligible for listing
in the California Register or National Register—the individually eligible properties are discussed
above.The district was found to contain 361 properties, of which 184 are contributors, 174 are
non-contributors, and 3 are unevaluated.As a result,the district has a 51%contributor rate.
Based on research into the district's historic development patterns, as well as contextual
assessment of all properties within the existing boundaries as designated, ARG identified a
period of significance of 1870 to 1963 for the district.
In most cases, properties identified as district contributors by the previous surveys were also
identified as district contributors in the survey update (and, as noted above, some were also
evaluated as individually eligible). In a small number of cases, ARG found properties previously
evaluated as contributors to be non-contributors due to demolition, extensive alterations, or
construction date after the period of significance. All vacant lots, extensively altered properties,
and post-1963 buildings within the district were evaluated as non-contributors.
ARG also identified three district properties which may be eligible/contributing, based on
research,the 1990/2003 survey data, and/or recommendations from community members, but
which were not visible enough from the public right of way to enable evaluation:the carriage
house ancillary to Wilcox Manor at 310 Pasadena Avenue;the residence at 445 %W. 6t" Street
(located behind 445 W. 6t" Street); and the commercial building at 270 E. Main Street. Surveyors
identified one additional property, 181 EI Camino Real, as requiring re-evaluation at a later date.
This is the 1983 EI Paseo Plaza complex, which is architecturally distinctive but too late in age to
be considered within the scope of the current survey.
Contextually, most district properties were found eligible as contributors to the locally
designated historic district for their embodiment of Tustin's earliest period of development
between 1870 and 1913, and its transitional period of development between 1914 and 1945.
The majority are residential properties located west and south of the downtown commercial
core, which contains primarily commercial properties on Main Street and EI Camino Real and a
mix of commercial and residential on S. C Street, 2"d Street, and 3rd Street. Institutional
properties like churches,the school district building, and Peppertree Park are scattered
throughout the district.
Architectural Resources Group I Tustin Citywide Historic Resources Survey Update Report 177
Potential District Expansion
At the request of the City, ARG expanded the intensive survey to include the blocks of Yorba
Street, Mountain View Avenue, N. A Street, N. B Street, and N. C Street above W. 1St Street (as
well as W. 1St Street itself) in the area of the Tustin Cultural Resources district,to assess the
appropriateness of expanding the district boundary and designation to encompass this area. As
in the existing district, previous surveys identified contributing and individually eligible
properties here, but not non-contributing properties.The intensive survey found that the
majority of the properties on Yorba have experienced substantial alterations and no longer
convey this block's historic character or association with the rest of Old Town (the block retains
several individually eligible properties as well as two designated cultural resources, all of which
were documented).The rest of the blocks surveyed were found to retain their historic character
and are consistent with the properties within the district. As a result, all properties in the 100
blocks of Mountain View, N. A, N. B, and N. C Streets were documented as potential district
properties.
This potential district expansion area contains 114 properties, of which 64 are contributing
elements and 53 are non-contributing elements, a contributor rate of 56%. Of the contributors,
28 were also found to be individually eligible. As in the designated district,the majority of the
properties in this area are associated with Tustin's transitional period of development (1914-
1945)with lesser numbers of properties dating to the earlier development period between 1870
and 1913 or to postwar development between 1946 and 1976.The contributors on N. A Street,
N. B Street, N. C Street, and Mountain View Avenue consist exclusively of single-family
residential properties, and predominantly illustrate residential development dating to the
1920s. W. 1St Street is dominated by commercial properties (some of which are conversions of
earlier residential houses) representing a wide range of construction dates, but also contains
some residential properties.
Previously laentlrleci Notential Historic Districts
In several cases,the 2003 survey generally noted an entire residential block or neighborhood as
potentially eligible—these include the 1000 block of Bonita Avenue,the 14000 block of S. C
Street,the 1400 block of San Juan Street, and properties within the Lockwood Terrace area
(historically Lockwood Park Place). Contributing and non-contributing properties were not
identified. In the case of Lockwood Park Place, status codes were assigned to all properties, but
in the case of the other potential districts,they were not—a DPR Primary form merely noted the
block as being of interest. ARG revisited all of these areas in the intensive survey and found that
none were cohesive or intact enough to qualify as potential historic districts, and therefore did
not merit assignation of contributing or non-contributing status to individual properties. On
Bonita, S. C, and San Juan, ARG documented properties that appeared to be individually eligible
but did not document those that appeared ineligible. Properties primarily were found
individually eligible for their embodiment of early(1870-1913) and transitional (1914-1945)
development patterns.
Architectural Resources Group I Tustin Citywide Historic Resources Survey Update Report 178
Lockwood Park Place and the 14000 block of S. C Street were found to be potential "planning
districts"—areas lacking the physical integrity to be eligible for listing as a historic district, but
nevertheless retaining a sense of place and character and meriting special consideration in the
local planning process.
Newly Identified Properties
As discussed in Section 2 (Methodology) of this report,field surveyors performed a
reconnaissance survey to identify individual properties, districts, and non-building resources not
identified in the previous surveys. During the survey, ARG identified 38 properties as potentially
eligible individuals, districts, and non-parcel resources. In contrast with properties identified in
previous surveys, many of these resources date to Tustin's period of intensive postwar
development between 1946 and 1976, and they are predominantly multi-family residential
resources rather than single-family. Some of the multi-family properties are single, standalone
buildings, but they are more commonly large complexes comprising multiple buildings with
cohesive architectural designs, often with integral designed landscapes.These types of
properties were usually noted as individual properties. Also common in the newly identified
property types are postwar mobile home parks, which were noted as potential historic districts.
Pending more extensive research to enable full evaluation, all newly identified properties,
whether individual or district, were preliminarily assigned a 7R status code ("Identified in
Reconnaissance Level Survey: Not evaluated.").
Individually Eligible Properties
ARG identified 26 potentially individually eligible properties that either had not been identified
in previous surveys, or had been only broadly noted as being in a potentially eligible block(e.g.,
14111 S. C Street,the most intact Craftsman house in the block noted by the 2003 survey).zes As
noted above,the newly identified properties are predominantly multi-family residences and
residential complexes dating to the postwar period, and specifically to the 1960s. Only four pre-
World War II properties were newly identified, a testament to the wide and accurate survey
area coverage by the previous surveys.These include 14772 Holt Avenue (a 1900 single-family
residence); 1241 Sycamore Avenue (a 1915 single-family residence); 13781 Orange Street(a
1920 single-family residence); and 15601 S. B Street (a ca. 1927 single-family residence around
which the Montesilla Mobile Home Park was developed).
In addition to multi-family residential properties dating from 1963 to 1967, newly identified
postwar resources include a handful of 1960s single-family residences notable for their Ranch
architecture.These include 13162 Red Hill Avenue (Traditional Ranch, 1955), 17692 Amaganset
Way(Polynesian Ranch with Japanese garden, 1962), and 13661 Fairmont Way(Contemporary
Ranch, 1965).The rest of the postwar resources are institutional (churches) or commercial (like
zes As noted above,all properties evaluated as individually eligible within the Tustin Cultural Resource District are
addressed with previously recorded properties due to their location within a designated district,regardless of
whether this evaluation was new or not.
Architectural Resources Group I Tustin Citywide Historic Resources Survey Update Report 179
the 1960 Alta Dena Dairy at 1062 Irvine Boulevard and multiple office buildings).The relative
dearth of significant postwar commercial properties appears to be a result of post-1976
alterations and new development along auto-oriented commercial corridors like Newport
Avenue. Some of the properties are most notable for their architectural styles, including 12881
Newport Avenue (originally the First Baptist Church, Mid-Century Modern, 1959), 17592 Irvine
Boulevard (Mid-Century Modern, 1972), and 17852 17th Street (Tustin Financial Plaza complex,
Late Modern/New Formalist, 1974).
Potential Historic Districts
ARG identified 10 potential historic districts that had not been identified in previous surveys due
to their post-1945 age; six of them are mobile home parks dating to the 1950s and 60s,
reflecting accelerated residential development during that time. Other potential districts include
a small portion of the Santa Clara Estates single-family residential development on Laurinda Way
(1956), characterized by Traditional Ranch architecture, and several master-planned
communities dating to the 1960s and early 1970s. Reflecting the influence of master planning
principles,these properties (including both single-family and multi-family residences) are
characterized by cohesive architectural designs and integral landscapes with ample shared open
space. Enderle Gardens (entered on Jacaranda Way from Yorba Street, 1963-1967) and
Laurelwood (1973) are representative examples of this property type. As noted above, all newly
identified potential districts were left unevaluated and assigned a 7R status code.
Planning District
The survey identified one potential planning district,the master planned community of Tustin
Meadows. Established in 1968,this district contains a geographically and architecturally
cohesive grouping of single-family residences which is historically significant but does not retain
sufficient physical integrity to convey its original character or historical significance and
therefore be eligible for listing as a historic district.Tustin Meadows retains notable shared
planning features like street trees, shared open spaces, setbacks, and overall building scale, but
its individual buildings have experienced alterations obscuring their original character.
Non-building Kesources
ARG identified one non-building resource (a site): Pine Tree Park at the corner of Red Hill and
Bryan Avenues, established in 1973 as the City's second municipal park funded by a 1971 bond
issue.
Architectural Resources Group I Tustin Citywide Historic Resources Survey Update Report 180
6. Recommendations
The following is a list of recommendations related to continued research on and evaluation of
potential resources, and the implementation of Tustin's historic preservation ordinance.The
recommendations listed herein are based upon standard guidelines and best practices as
reflected in technical bulletins and advisory documents maintained by the National Park Service
and the California Office of Historic Preservation:
Cultural Resources District Expansion
ARG recommends the City consider expanding the designated Cultural Resources District to
include the 100 blocks of Mountain View Avenue, N. A Street, N. B Street, and N. C Street, along
with W. 1St Street, roughly between EI Camino Real and Pacific Street(see Appendix D). This
potential district expansion area exhibits historic development patterns consistent with those in
the designated district to the south, and retains a cohesive sense of its historic character. It was
found to contain 120 properties, of which 67 are contributors (33 of which are also individually
eligible) and 53 are non-contributors,for a contributor rate of 56%.This is a higher contributor
rate than the existing district, and should the two areas be merged the resultant contributor
rate would be approximately 52%. Although W. 1St Street is visually differentiated and its
properties represent a wider date range (and concurrently, a higher proportion of non-
contributors), ARG recommends that it be included in the district expansion so as to maintain
one continuous geographical area for designation and zoning purposes.
City of Tustin Landmark Designation
Although Tustin's historic preservation ordinance explicitly allows for the designation of local
landmarks through City Council resolution, only a handful of local landmarks have been
designated. Instead,the City operates an optional honorary building plaque program for
interested owners.This program does not carry official designation or regulation protections.
ARG recommends the City consider official designation of eligible buildings so as to provide
greater protection to historic resources; such designation can be owner-initiated, City-initiated,
and/or public-initiated depending on City Council and community preference.
City of Tustin Historic Preservation Ordinance
The City's Cultural Resource District (historic preservation) ordinance currently identifies seven
eligibility criteria for historic landmark designation of a property or group of properties. In
keeping with state and federal guidelines and best professional practices, ARG recommends the
City consider revising its ordinance to reduce the number of eligibility criteria and bring them
more in line with the criteria for the California Register and National Register (1/A, 2/13, 3/C,
4/D).
Architectural Resources Group I Tustin Citywide Historic Resources Survey Update Report 181
Certified Local Government (CLG) Compliance
The Certified Local Government (CLG) program is a partnership between local governments,the
California Office of Historic Preservation, and the National Park Service. It requires, among other
things,that CI-Gs establish and maintain an "adequate and qualified historic preservation review
commission.""'The City of Tustin delegates the tasks of a historic preservation review
commission to the Planning Commission. As the City may benefit from a commission whose
members deal specifically with historic resources,ARG recommends it consider establishing
such a commission.
266 Requirements,excerpted from Appendix G,Certified Local Government Application and Procedures,August 1999,
p.41.47,accessed April 2021,http://ohp.parks.ca.gov/?page_id=21239.
Architectural Resources Group I Tustin Citywide Historic Resources Survey Update Report 182
Bibliography
Ames, David L. and Linda Flint McClelland. National Register Bulletin: Historic Residential
Suburbs:Guidelines for Evaluation and Documentation for the National Register of Historic
Places. Washington, D.C.: U.S. Department of the Interior, National Park Service, 2002.
Ball, Guy and the Tustin Area Historical Society.Tustin. Charleston, SC:Arcadia Publishing, 2011.
City of Los Angeles.SurveyLA Los Angeles Citywide Historic Context Statement, Context: Chinese
Americans in Los Angeles, 1850-1980. Prepared by Chattel, Inc.,Architectural Resources Group,
and Historic Resources Group for the City of Los Angeles Office of Historic Resources, 2018.
Farnsworth, R.W.C.A Southern California Paradise. Pasadena, 1883.
First American Title Co. Property Information. Accessed March 2021,
https://www.myfirstam.com/Security/Login?ReturnUrl=%2FPolygon%2FMapSearch.
Gonzalez, Gilbert. Labor and Community:Mexican Citrus Worker Villages in a Southern California
County, 1900-1950. Champaign, IL: University of Illinois Press, 1994.
Henderson, George L. California and the Fictions of Capital. New York: Oxford University Press,
1999.
Huntley, Helen Gulick and William Martin Huntley (edited and expanded by Edna W. Phelps).
"Tustin Scrapbook." Unpublished manuscript, November 1969, on file at City of Tustin Planning
Department.
Jordan, Carol H. Tustin:A City of Trees. Encinitas, CA: Heritage Media Corp., 1996.
Jordan, Carol H. The Landmark Trees of Tustin.Tustin:Tustin Area Historical Society, 2003.
Jordan, Carol H. Tustin:An Illustrated History.Tustin:Tustin Area Historical Society, 2007.
Los Angeles Times, various dates.
Architectural Resources Group I Tustin Citywide Historic Resources Survey Update Report 183
Lovret,Juanita. Tustin As It Once Was. Charleston, SC:The History Press, 2011.
Lovret,Juanita. Various articles republished courtesy of the Tustin News on the Tustin Area
Historical Society website, accessed May-June 2020, http://www.tustinhistory.com/articles.htm.
McWilliams, Carey.Southern California:An Island on the Land. Salt Lake City: Peregrine Smith
Books, 1946.
Orange County Department of Public Works. OC Survey: Historical Aerial Imagery. Accessed
February 2021, https://ocs.ocpublicworks.com/service-areas/oc-
urvey/products/historical-aerial-imagery.
RBF Consulting and Petrone Communications. The Tustin Hangars:Titans of History. Prepared
for the City of Tustin and the County of Orange,July 2008.
TBA West, Inc. and Carol Jordan. "Tustin Historical Resources Survey" Part 1 (DPR Forms) and
Park 2 (Survey Report). Prepared for City of Tustin, 2003.
Thirtieth Street Architects, Inc. "City of Tustin Historical Resources Survey Report" and DPR
Forms. Prepared for City of Tustin, 1990.
Truman, Benjamin Cummings.Semi-Tropical California:Its Climate, Healthfulness,
Productiveness, and Scenery;Its Magnificent Stretches of Vineyards and Groves of Semi-Tropical
Fruits, Etc., Etc., Etc. San Francisco:A.L. Bancroft& Co., 1874.
Tustin News, various dates.
Tustin Preservation Conservancy. "List of Homes Turning 100 Years Old (Final Revision, 2017)."
Unpublished list reflecting deed research. On file at City of Tustin Community Development
Department.
Architectural Resources Group I Tustin Citywide Historic Resources Survey Update Report 184
r
Appendix B.
E T
S
e 6
City of Tustin Historical Resources Survey
Chronology Map y� Legend
/ , y
Year Built ABaa
Gew�a�aa 1Ar, ennaa Unknown
np reeg cew om 3 o v 3 ¢ 3 z = a
Pre-1900 —
z ora eareenq ea LL Y 9� 3 � LL WM1ImaY or � � p a m vor � vaien � 3 o e aN.
�re �a� Ran Ra�n�aro, a 1900-1909
�annaa �o — l—A �
1910-1919
G nae moo, aKR,a9eor oakR�a�o w a 66
$a N
—Al. 1920-1929
Pno�eaaea° --naa �a��nanaa pare„�nan 1930-1939 �F`�
Ez,n 1940-1949 a�`e
a°�
e°� za°. 1950-1959
�Amanae 1960-1969 � � a
en E ❑ ❑�
E1.1. 11h. �_ ^El 1970-1979
EwaE,�o ale Post-1980
w °nnae — B °nnae re —
L��llT;
m m EE,°ns r I�fTTl1LL 'I _ma � o� ��80
z,m��c
A
�k 1311,E13
Ei Er
�. ®
am
A n
a
x\
re
Ran OF "m
5 � �
re w ca`
aae—°°
a"V �� 9aareor
a
Ma°a`R nn.nOr
e,..e m O e N1°ntac0.o as�vo
qq � � min a eke
r
w
41,
Pen S 4 S�Y�`B q� 0j8aO
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EEa nae
E aomona s s P caAP
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�ntAnarew p� rc �e aP
to
\
$0 ePa
E lryemer v �� Aerone Wey �a�Jy 49a m'lN� fah
°pa or o er Wey a"rn9bn 9t �` AS?R
®
F ° n
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vim°y Ra 0 0.15 0.3 cao .8 e °SE1. Pm °Q:2 d o
Miles
1 :1
3
.ti
1 =y
1 r11Legend
F Existing Cultural Resources District
1 i i1 1
1 1 -1mim
n■m
.. PotentialDistrict Expansion
ME Mm III
Eligible Individual Properties
Ineligible Individual Properties
...:...Biu.. In.�
1 \.•I�111111 1.111.1�gip_�■111■1■
.. _
- 111111--
-111 1r`\ ----�_■■-.-
i■ I 1•iY■1111■� I\����1 _
1111/■:-1
111�■
111�.■ 1
- 1■II■11�9�IIr'� —� -
Eligible Properties-Newly Identified
1
1,��11� ■ 1 - Areas Excluded From Survey Area-
���Iln --
III■■■,
�\1111
ttI�x•1111_�,1,
�- C3 O�r:�■111
Ii: -111111111111 ,-1
................i�•11111111111
11......-�i�11111n11111 1�
loan ENE
•� \vnni.�IIIIIIIII�i�e 1�
1111111111�
1■nnip♦ =:1111111111. 1� 1 ■1 /I
i -�A a♦A11111111111 1� ••i••^I 1 11
j n�ii�p-■1.111 � � "1 ■F'111 4q
•n ■�in: �00000■ , IIIIIiG=I _
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- - L7■��_�_ ___.1111111 nynnnni ■ Ij
-�� _ _—= 1111111:"�'�� ■
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---id1111h7 loot■ _I, � ,♦ �I . '
f I♦I ..
■-A `■ 1■- �$:','///�.•j►`If♦���0,�p
' ];�=1111111a:1111■III ■ _■J.■■�',��♦I-'iI♦A♦ ♦�'♦♦i♦��i��,♦,,�,,,',•,♦
11111 111111? II IIIII■���1 =:�I t I ��♦�N♦♦moi♦,Ni♦i.•i �I♦O� '
��� 111■I` ■1■iL 1 1 ♦i♦♦O Off♦Ai�i�♦i♦i ♦I /�I
,nN �``�„111 =- ♦ ♦ ♦� ��♦ ,.. �,�
��//iY p�pi�♦pi,i ��O.pO��♦,O�Q���O.. 4► ,Oi��.�..
74
_�ii \ I11j ♦///�✓'/: ♦per♦♦i�������♦4♦O�P.,��O�O���,O��i•����,��'� �,,.��,��,P���l,�'i�4'��•
p�§O:�s 0000 O 1j�`p, :��♦ ,O,�.p 00 p a►
1—_-111111. i u, ♦ ® I�/♦ ♦i♦.p,,,�i ♦ii • ♦► �.�.�` /."��
■■■11• ♦� �� ♦♦ Imo`,♦ I,,,Q,. I oj*,;I O'• ,.��,
Donn-�•■■ ■ � o. � � ♦ fir O�,i1►,1.♦• ♦� ♦O 00>>O•,p�
1«■n■ - ..`_,`, ♦,,�♦'' . 4Op$,♦♦ .,�ipj.d�♦,"i,.ice//���.
1� ■I�- •Iin 1l � 1 ♦ �O I,O,♦i/��♦ � ♦i,♦�0 p.•y ♦ •�A�•i O♦i. /��
- �♦♦ ♦ O!:�`�`0�00'��� ,♦ .�►♦♦i♦.p �►� �."ice 'i�� 1�'�
1����� I� �� :nn■n:���♦♦� � .�O♦♦.�p`♦♦,p���%p��p� ♦��� �p,A/♦p '♦ /I�ii,:.�i�p1 oa.nliiq► ►'`�
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•�Vlu
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�� ,. ♦ 141, I �.,.��.� I I,.�..,��:�1. �`'
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y
WAIN
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IN
a NMAN
® �
1
�, r
Appendix D.
City of Tustin I Historical Resources Survey Update Legend N
Master Findings Map Cultural Resource District and Potential District Expansion
Existing Guttural Resources District
/ Potential District Expansion
P District Contributors-Individually Eligible
a
District Contributors
z a G 1 > a N 1 District Non-Contributors
m 1 z
75
a
W 15T SIFW 1ST ST 1 E 1ST ST
«a a D 1
s
—
y m a E2NDSr
h W2ND ST WIND ST
W 2ND ST E2NDST71
/
,55 a na Boa Baa ��a wo
��m r a xao Q xao s a
G
z 35 W3RD ST W3RD ST jw E3RD ST
N z e a , o
p° �5
- W MAIN ST w 1
1E MAIN ST
1 e
'SF 1 N _ �o �a ��eoe�P� ,rytiG9rysr
wi�i. •g5w 6TH ST E 6TH ST
Appendix E-1.Tustin Historic Resources Survey Update-Properties in Cultural Resource District and Potential District Expansion
A B C D E F G H I J K L
Prop Type/Name- Prop Type-
1 Address Dir Street Suffix Ong Current Date Date Source 1990 eval 2003 eval 2021 eval Notes
Institutional-
Learning Tree
Preschool/Tusti
n War Assessor via First
2 150 E 1st St Commercial Memorial 1957 American Title N/A N/A 6Z Non-contributor(extensivelyaltered)
Assessor via First
3 1102 1w 1st Ist Commercial Commercial 1976 American Title Co. N/A N/A 6Z Non-contributor(outside period of significance)
Commercial- Assessor via First
Commercial-Bel Aire Bel Aire Motor American Title Co.,
4 140 W 1st St Motor Hotel Hotel 1952 historic aerial photos N/A N/A 6Z Building 1.Non-contributor(extensively altered)
Commercial- Assessor via First
Commercial-Bel Aire Bel Aire Motor American Title Co.,
5 140 W 1st St Motor Hotel Hotel 1952 historic aerial photos N/A N/A 6Z Building 2.Non-contributor(extensively altered)
Commercial- Assessor via First
Commercial-Bel Aire Bel Aire Motor American Title Co.,
6 140 W 1st St Motor Hotel Hotel 1952 historic aerial photos N/A N/A 6Z Building 3.Non-contributor(extensively altered)
Assessor via First
7 145 W 1st St Commercial Commercial 1975 American Title Co. N/A N/A 6Z Non-contributor(outside period of significance)
Google street vi-
8 155 W 1st St Commercial Commercial 2015 2014,2017 N/A N/A 6Z Non-contributor(outside period of significance)
Tustin News;Historic
9 230 W 1st St Pepper Tree Park Institutional 1921/1972 Aerials N/A N/A 5B Individually eligible(local)and Contributor
Pepper Tree Park
10 230 W 1st St restroom Institutional 1972 Tustin News N/A N/A 6Z Non-contributor(outside period of significance)
Assessor via First
11 301 W 1st Ist Commercial Commercial 11981 American Title Co. N/A N/A 6Z Non-contributor(outside period of significance)
Commercial/Ins
titutional
Commercial/Institution (Sathya Sai
at(Sathya Sai Baba Baba Society
Society and Book and Book Assessor via First
12 305 IW 1st St Center) Center) 1983 American Title N/A N/A 16Z Non-contributor(outside period of significance)
Assessor via City GIS;
13 310 W 1st St Commercial Commercial 1977 historic aerials N/A N/A 6Z Non-contributor(outside period of significance).
Assessor via First
14 312 W 1st Ist SFR Commercial 11956 American Title N/A N/A 6Z Non-contributor(extensivelyaltered)
Assessor via First
15 320 W 1st St SFR SFR 1938 American Title N/A N/A 5D1 Contributor
Non-contributor(outside period of significance).Multiple
MFR-Villa Apartments.com; buildings in complex but only one visible from the public
16 345 W 1st St MFR-Villa Viento Viento 1970 historic aerials N/A N/A 6Z right ofway and able to be evaluated.
Google street view
17.365 W 1st St Commercial Commercial 2010 ca. 2007,2011 N/A N/A 6Z Non-contributor(outside period of significance)
Commercial-
18 395 W 1st St Commercial-Shell Shell 1975 ca. Historic aerial photos N/A N/A 6Z Non-contributor(outside period of significance)
Deed via Tustin
Preservation
19 400 W 1st St SFR Commercial 1928 Conservancy 2017 N/A 5D1 5B Individually eligible(local)and Contributor
Deed via Tustin
Preservation
20 420 W 1st St SFR SFR 1912 Conservancy 2017 N/A 5S3 6Z Non-contributor(extensively altered)
1
Appendix E-1.Tustin Historic Resources Survey Update-Properties in Cultural Resource District and Potential District Expansion
A B C D E F G H I J K L
MFR-Hannaford
Trailer Park/Sutliff MFR-trailer
21 435 W 1st St Trailer Park park 1940 ca. Historic aerial photos N/A 5D1 5B Individual(local)and Contributor.
22 440 W 1st St Commercial Commercial 1993 ca. Historic aerial photos N/A N/A 6Z Non-contributor(outside period of significance)
Assessor via First
American Title,DPR
23 450 W 1st St MFR SFR 1922 2002 B 4S7 5B Individually eligible(local)and Contributor
Assessor via First
24,465 1w 1st Ist Commercial Commercial 1929 American Title N/A N/A 6Z Non-contributor(extensivelyaltered)
25 501 W 1st St SFR Commercial 1925 Assessor via City GIS 51D1 16Z Non-contributor(extensivelyaltered)
Assessor via First
26 505 W 1st St SFR Commercial 1930 American Title N/A N/A 6Z Non-contributor(extensivelyaltered)
Assessor via First
27 515 W 1st St SFR SFR 1937 American Title N/A 5D1 6Z Non-contributor(extensively altered)
Assessor via First
28 519 W 1st St SFR SFR 11937 American Title N/A 5131 6Z Non-contributor extensive) altered
Deed via Tustin
Preservation
29 520 W 1st St SFR Commercial 1917 Conservancy 2017 B 5131 5B Individual) eligible local and Contributor
MFR-Tustin Arms MFR-Tustin Assessor via First
30 530 1w 1st Ist Apts Commons 1959 American Title N/A N/A 16Z Non-contributor(extensivelyaltered)
Assessor via First
31 560 W 1st St Commercial Commercial 1972 American Title N/A N/A 6Z Non-contributor outside period of significance)
Deed via Tustin
Preservation
32 690 W 1st St SFR Commercial 1924 Conservancy 2017 N/A 5D1 5B Individual) eligible local and Contributor
Assessor via First
American Title,DPR
33 750 W 1st St SFR Commercial 1915 2002 N/A 5D1 5B Individually eligible(local)and Contributor
34 183-215 W 1st Ist Commercial Commercial 11975 ca. Historic Aerials N/A N/A 6Z Non-contributor(outsideperiod of significance)
35 415-429 W 1st St Commercial Commercial 1970 ca. Historic Aerials N/A N/A 6Z Non-contributor(outsideperiod of significance)
Non-contributor(outside period of significance).Multiple
MFR-Tustin MFR-Tustin buildings in complex but only one visible from the public
36 424-430 W 1st St Commons Commons 1985 ca. Historic Aerials N/A N/A 6Z right ofway and able to be evaluated.
DPR 1990,Assessor
37 115 E 2nd St SFR Commercial 1905 via City GIS C N/A 5D1 Contributor
Assessor via First
38 125 E 2nd St SFR Commercial 1910 American Title N/A N/A 5D1 Contributor
Assessor via First
39,160 IE 2nd Ist Commercial Commercial 1965 American Title Co. N. N. 6Z Non-contributor(outside period of significance)
40 195 E 2nd St Mixed use Mixed use 2014 Building plaque N/A N/A 6Z Non-contributor(outside period of significance)
Assessor via First
41 305 W 2nd St SFR SFR 1971 American Title N/A 5D1 6Z Non-contributor(outside period of significance)
Assessor via City GIS,
42 325 W 2nd St SFR SFR 1971 First American Title N/A N/A 6Z Non-contributor(outside period of significance)
2
Appendix E-1.Tustin Historic Resources Survey Update-Properties in Cultural Resource District and Potential District Expansion
A B C D E F G H I J K L
Assessor via First
43 335 W 2nd St SFR SFR 1977 American Title N/A 5S3 6Z Non-contributor(outside period of significance)
Assessor via First
44 340 W 2nd St SFR SFR 1982 American Title Co. N/A N/A 6Z Non-contributor(outside period of significance)
Assessor via City GIS,
45 350 W 2nd St SFR SFR 1955 First American Title N/A N/A 6Z Non-contributor(extensively altered)
SFR-Tom Lewis
46 355 W 2nd St House SFR 1889 Building plaque B 5131 3CS,5B Individually eligible(CR,local)and Contributor
Assessor via City GIS,
47,425 W 2nd St SFR SFR 1958 First American Title N/A N/A 6Z Non-contributor(extensively altered)
Assessor via City GIS,
48 430 W 2nd St SFR SFR 1962 First American Title N/A N/A 6Z Non-contributor(extensively altered)
49 435 W 2nd St SFR-Ahern House SFR 1915 Building plaque C 5131 5B Individually eligible(local)and Contributor
Assessor via City GIS,
50 440 W 2nd St SFR SFR 1961 First American Title N/A N/A 6Z Non-contributor(extensively altered)
Assessor via First
American Title,DPR 3S,3CS,
51 445 W 2nd St SFR SFR 1895 2002 B 3S 513 Individually eligible(NR,CR,local)and Contributor
Assessor via City GIS,
52 450 W 2nd St SFR SFR 1961 First American Title N/A N/A 6Z Non-contributor(extensively altered)
Deed via Tustin
Preservation
53 460 W 2nd St SFR SFR 1930 Conservancy 2017 C 5131 5B Individually eligible(local)and Contributor
54 465 W 2nd St SFR-Pollard House SFR 1895 Building plaque C 5131 6Z Non-contributor(extensively altered)
Assessor via City GIS,
55 485 W 2nd St SFR SFR 1965 First American Title N/A N/A 6Z Non-contributor(extensively altered)
Assessor via City GIS,
56 500 W 2nd St SFR SFR 1941 First American Title N/A N/A 6Z Non-contributor(extensively altered)
Assessor via City GIS,
57 505 W 2nd St SFR SFR 1981 First American Title N/A N/A 6Z Non-contributor outside period of significance)
58 510 W 2nd St SFR SFR 1913 DPR 2003,TPC 2017 C 3S 5B Individual) eligible local and Contributor
Assessor via First
American Title,DPR
59 520 1W 2nd Ist SFR ISFR 1889 2002 1C 5131 15B Contributor
Assessor via City GIS,
60 525 W 2nd St SFR SFR 1953 First American Title N/A N/A 6Z Non-contributor(extensively altered)
ee a u in
Preservation
61 530 W 2nd St SFR SFR 1917 Conservancy 2017 C 5131 5B Individually eligible(local)and Contributor
Assessor via City GIS,
62 535 W 2nd St SFR SFR 1968 First American Title N/A N/A 6Z Non-contributor(outside period of significance)
3
Appendix E-1.Tustin Historic Resources Survey Update-Properties in Cultural Resource District and Potential District Expansion
A B C D E F G H I J K L
Deed via Tustin
Preservation
63 540 W 2nd St SFR SFR 1921 Conservancy 2017 C 5131 5B Individually eligible(local)and Contributor
Assessor via City GIS,
64 700 W 2nd St SFR SFR 1953 First American Title N/A N/A 6Z Non-contributor(extensively altered)
Assessor via City GIS,
65 720 W 2nd St SFR SFR 1953 First American Title N/A N/A 6Z Non-contributor(extensively altered)
Assessor via City GIS,
66,740 1w 2nd Ist SFR SFR 1953 First American Title N/A N/A 6Z Non-contributor(extensively altered)
Assessor via City GIS,
67 685 W 3rd Sr SFR SFR 1953 First American Title N/A N/A 6Z Non-contributor(extensively altered)
68 270 E 3rd St Mixed use Mixed use 2008 Building plaque N/A N/A 6Z Non-contributor outside period of significance)
Assessor via First
69 130 W 3rd St Commercial Commercial 1951 American Title Co. N/A N/A 51D1 Contributor
Deed via Tustin Individually eligible(local)and Contributor.Date based
Preservation on date research for front building on parcel(300-302 S.
70 308 W 3rd Ist SFR SFR 11920 Conservancy 2017 N/A N/A 5B B St.)
71 320 W 3rd St SFR-Holmes House SFR 1922 Building plaque N/A 3S 5B Individually eligible(local)and Contributor
Deed via Tustin
Preservation
72 328 W 3rd St SFR SFR 1921 Conservancy 2017 C 5131 5D1 Contributor
Assessor via First
American Title,DPR
73 335 W 3rd St SFR SFR 1901 2002,historic aerials B 5131 5B Individually eligible(local)and Contributor.
Realty websites,
74 340 W 3rd St MFR MFR 1956 historic aerials N/A 5D1 5D1 Contributor
American Title,DPR
75 344 IW 3rd St SFR SFR 1898 2002 B 5131 3CS,5B Individually eligible(CR,local)and Contributor
76 430 W 3rd St SFR SFR 1950 Assessor via City GIS N/A 5D1 5D1 Contributor
77 440 W 3rd St SFR SFR 1947 Assessor via City GIS N/A 5S3 5D1 Contributor
Deed via Tustin
Preservation
78 450 W 3rd St SFR SFR 1924 Conservancy 2017 B 3S 5B Individually eligible local and Contributor
Deed via Tustin
79 455 W 3rd St SFR-Silver House SFR 1929 Preservation B 5S1 513 Individually eligible(local)and Contributor
SFR-Humeston
80 465 W 3rd St House SFR 1930 Building plaque B 5D1 5B Individually eligible(local)and Contributor
Preservation
81 500 W 3rd St SFR SFR 1912 Conservancy 2017 C 5131 5B Individually eligible(local)and Contributor
82 505 W 13rd Ist ISFR ISFR 11947 Assessor via City GIS N/A 5D1 5D1 Contributor
83 515 W 3rd St SFR-Stanton House SFR 1910 Building plaque C 5131 5B Individually eligible local and Contributor
Assessor via First
84 520 W 3rd St SFR SFR 1916 American Title,DPR B 5131 5B Individually eligible(local)and Contributor
Assessor via First
85 525 JW 3rd St SFR SFR 1952 American Title N/A 5S3 6Z Non-contributor(extensively altered)
4
Appendix E-1.Tustin Historic Resources Survey Update-Properties in Cultural Resource District and Potential District Expansion
A B C D E F G H I J K L
Deed via Tustin
Preservation
86 530 W 3rd St SFR SFR 1918 Conservancy 2017 C 5D1 5B Individual(local)and Contributor
Assessor via First
SFR-orig.Adventist American Title,DPR Individually eligible(CR,local)and Contributor.Moved
87 535 W 3rd St Church parsonage SFR 1884 2002 B 3S 5B,3CS here 1948.
Assessor via First
American Title,DPR 3S,3CS,
88 540 W 3rd St SFR SFR 1885 2002 A 3S 5B Individually eligible(NR,CR,local)and Contributor
Assessor via First
89 645 W 3rd St SFR SFR 1951 American Title N/A N/A 6Z Non-contributor(extensively altered)
Assessor via City GIS,
90 650 W 3rd St SFR SFR 1977 First American Title N/A N/A 6Z Non-contributor(outside period of significance)
Deed via Tustin
Preservation
91 1655 1w 3rd Ist SFR ISFR 1927 Conservancy 2017 1C 5D1 151D1 Contributor
3S,3CS,
92 660 W 3rd St SFR-Bowman House SFR 1910 Building plaque A 3S 5B Individually eligible(NR,CR,local),and Contributor
Assessor via City GIS,
93 665 W 3rd St SFR SFR 1940 First American Title N/A N/A 5D1 Contributor
Assessor via City GIS,
94 670 W 3rd St SFR SFR 1963 First American Title N/A N/A 6Z Non-contributor(extensively altered)
Assessor via City GIS,
95 675 W 3rd St SFR SFR 1953 First American Title N/A N/A 6Z Non-contributor(extensively altered)
96 690 1w 3rd Ist SFR JSFR 1903 Building plaque 113 3S 13CS,5B Individually eligible(CR,local),and Contributor
Assessor via City GIS,
97 695 W 3rd St SFR SFR 1953 First American Title N/A N/A 6Z Non-contributor(extensively altered)
Assessor via City GIS,
98 610-620 W 3rd St MFR MFR 1970 First American Title N/A N/A 6Z Non-contributor(outside period of significance)
Assessor via First
99 630-634 W 3rd St MFR MFR 1976 American Title N/A N/A 6Z Non-contributor(outside period of significance)
Assessor via First
100640-644 W 3rd St MFR MFR 1976 American Title N/A N/A 6Z Non-contributor(outside period of significance)
101 135 W 6th St Vacant lot Vacant lot N/A N/A N/A N/A 6Z Non-contributor(vacantlot)
Assessor via City GIS,
102 255 1w 6th Ist SFR JSFR 1948 First American Title N/A N/A 16Z Non-contributor(extensively altered)
Assessor via First
103 305 W 6th St SFR SFR 2000 American Title Co. N/A N/A 6Z Non-contributor(outside period of significance)
104 335 W 6th St SFR SFR 1948 Assessor via City GIS N/A 5D1 5D1 Contributor
Deed via Tustin
Preservation
105 345 W 6th St MFR? SFR 1929 Conservancy 2017 C 5131 5D1 Contributor
Deed via Tustin
Preservation
,1061355 1w 16th Ist ISFR ISFR 11933 lConservancy 2017 113 15131 151D1 Contributor
5
Appendix E-1.Tustin Historic Resources Survey Update-Properties in Cultural Resource District and Potential District Expansion
A B C D E F G H I J K L
Deed via Tustin
Preservation
107 365 W 6th St SFR SFR 1924 Conservancy 2017 B 5S1 5B Individually eligible(local)and Contributor
Deed via Tustin
Preservation
108 405 W 6th St SFR SFR 1922 Conservancy 2017 B 5S1 5B Individually eligible(local)and Contributor
SFR-W.W.Martin- Individually eligible(CR,local),and Contributor.Moved
109 415 W 6th St Thompson House SFR 1878 ca. Building plaque B N/A 3CS,5B here from 640 W 1st St in 1990.
Assessor via First
American Title,DPR
110 425 W 6th St SFR SFR 1915 2002 N/A 5D1 6Z Non-contributor(extensively altered)
Preservation
111 435 W 6th St SFR SFR 1923 Conservancy 2017 N/A 5S3 6Z Non-contributor extensive) altered
Assessor via realty
112 445 W 6th St SFR SFR 1924 sites N/A 5S3 5D1 Contributor.Rear building(445 1/2)not visible.
Assessor via First
American Title,DPR
113 445 12 W 6th St SFR SFR 1915 2002 N/A 5D1 7R Not visible,could not be evaluated.
Assessor via First
American Title,DPR
114 455 IW 6th Ist SFR ISFR 1915 2002 N/A 5S3 6Z Non-contributor(extensively altered)
Deed via Tustin
Preservation
115 465 W 6th St SFR SFR 1928 Conservancy 2017 N/A 5131 6Z Non-contributor(extensively altered)
Assessor via First
American Title,DPR
116125 N A St SFR SFR 1920 2002 N/A 5D1 5D1 Contributor
Assessor via First
American Title,DPR
117130 N A St SFR SFR 1920 2002 N/A 5S3 5D1 Contributor
Assessor via City GIS,
118 131 N A St SFR SFR 1954 First American Title N/A N/A 6Z Non-contributor(extensively altered)
Assessor via First
119 135 IN A Ist SFR SFR 1981 American Title Co. N/A N/A 6Z Non-contributor(outside period of significance)
Assessor via First
120 136 N A St SFR SFR 2003 American Title Co. N/A N/A 6Z Non-contributor(outside period of significance)
Assessor via City GIS,
121 140 N A St SFR SFR 1964 First American Title N/A N/A 6Z Non-contributor(extensively altered)
Deed via Tustin
Preservation
122 143 N A St SFR SFR 1923 Conservancy 2017 N/A 5S3 5D1 Contributor
Deed via Tustin
Preservation
123,145 N A St SFR SFR 1923 Conservancy 2017 N/A 5D1 5D1 Contributor
Assessor via First
124 148 N A St SFR SFR 1923 American Title Co. N/A 5D1 6Z Non-contributor(extensively altered)
Deed via Tustin
Preservation
125 150 N A St SFR SFR 1922 Conservancy 2017 N/A 5D1 513 Individually eligible(local)and Contributor
Assessor via City GIS,
126 153 N A St SFRSFR 1950 First American Title N/A N/A 6Z Non-contributor(extensively altered)
127155 N A St SFR SFR 1923 Assessor via Cit GIS N/A 5D1 151D1 lContributor
6
Appendix E-1.Tustin Historic Resources Survey Update-Properties in Cultural Resource District and Potential District Expansion
A B C D E F G H I J K L
Deed via Tustin
Preservation
128 158 N A St SFR SFR 1923 Conservancy 2017 N/A 5D1 5D1 Contributor
Deed via Tustin
Preservation
129 160 N A St SFR SFR 1923 Conservancy 2017 N/A 5D1 6Z Non-contributor(extensively altered)
130 163 N A St SFR-Johnson House SFR 1924 Building plaque N/A 5131 5B Individual) eligible local and Contributor
Deed via Tustin
Preservation
131 165 IN A Ist SFR-Tolin House JSFR 1923 Conservancy 2017 N/A 151D1 15B Individually eligible(local)and Contributor
Assessor via First
132 168 N A St SFR SFR 1922 American Title Co. N/A 5D1 5D1 Contributor
Deed via Tustin
SFR-Callaham Preservation
133 170 N A St House SFR 1922 Conservancy 2017 N/A 5D1 5B Individually eligible(local)and Contributor
Deed via Tustin
134 173 N A St SFR SFR 1923 Preservation N/A 5D1 5B Individually eligible(local)and Contributor
American Title,DPR
135 175 N A St SFR SFR 11885 2002 B 5131 5B Individually eligible(local)and Contributor
Deed via Tustin
Preservation
136 178 IN A Ist SFR SFR 1927 Conservancy 2017 N/A 151D1 151D1 Contributor
Assessor via City GIS,
137 125 S A St SFR SFR 1953 First American Title N/A N/A 6Z Non-contributor(extensively altered)
Assessor via City GIS,
138 130 S A St SFR SFR 1961 First American Title N/A N/A 6Z Non-contributor(extensively altered)
Assessor via First
American Title,DPR Individually eligible(local)and Contributor.Moved
139 135 S A St SFR SFR 11885 2002 C 5131 5B 1920s.
Assessor via City GIS,
140 140 S A St SFR SFR 2018 realty websites N/A N/A 6Z Non-contributor(outside period of significance)
Assessor via City GIS,
141 144 S A St SFR SFR 2018 realty websites N/A N/A 6Z Non-contributor(outside period of significance)
Assessor via First
American Title,DPR
142 145 S A St SFR SFR 1890 2002 B 5131 5B Individually eligible(local)and Contributor
Assessor via City GIS,
143 150 S A St SFR SFR 1917 First American Title N/A N/A 6Z Non-contributor(extensively altered)
Assessor via First
American Title,DPR
144 155 S A St SFR SFR 1880 2002 B 5131 5B Individually eligible(local)and Contributor
145 160 S A St SFR SFR 1982 Assessor via City GIS N/A 5D1 6Z Non-contributor(outside period of significance)
Assessor via First
146 165 S A St SFR SFR 1915 American Title,DPR C 5D1 5B Individually eligible(local)and Contributor
147 170 S A St SFR SFR 1948 Assessor via City GIS N/A 5D1 6Z Non-contributor(extensively altered)
148 175 S A St SFR-Kiser House SFR 1885 Building plaque B 3S 3CS,513 Individually eligible(CR,local)and Contributor
149 180 S A St E-
McHenry House SFR 1885 Building plaque A 4S7 513 Individually eligible(local)and Contributor
150 200 S A St SFR-Shatto House ISFR 11907 Building plaque A 5D1 3CS,513 Individually eligible(CR,local)and Contributor
7
Appendix E-1.Tustin Historic Resources Survey Update-Properties in Cultural Resource District and Potential District Expansion
A B C D E F G H I J K L
Assessor via City GIS,
151 220 S A St SFR SFR 1961 First American Title N/A N/A 5D1 Contributor
Deed via Tustin
Preservation
152 225 S A St SFR SFR 1913 Conservancy 2017 B 5131 5B Individually eligible(local)and Contributor
Assessor via First
American Title,DPR
153 230 S A St SFR SFR 1895 2002 B 5131 5B Individually eligible(local)and Contributor
Deed via Tustin
Preservation
154.235 S A St SFR SFR 1920 Conservancy 2017 C 5131 513 Individually eligible(local)and Contributor
155 245 S A St SFR-Preston House SFR 1922 Building plaque B 5131 3CS,5B Individually eligible(CR,local)and Contributor
SFR-Bouchard
156 255 S A St House SFR 1923 City plaque list B 5131 3CS,5B Individually eligible(CR,local)and Contributor
157 302 S A St SFR-Hubbard House SFR 1876 Building plaque A 3S 3CS,5B Individually eligible(CR,local)and Contributor
158 315 S A St SFR SFR 1959 ca. Historic aerials N/A N/A 6Z Non-contributor(extensively altered)
159 320 S A St SFR SFR 1949 Assessor via City GIS N/A 5D1 5D1 Contributor
Individual(Local)and Contributor.Evaluated as 3CS
under Criteria 2 and 3 by Cogstone 2018,and this
160 124 IN B Ist SFR-Kidd House JSFR 1940 DPR 2018(Cogstone) N/A N/A 3CS,513 Idetermination is presumed to apply.
Assessor via First
American Title,DPR
161125 N B St SFR SFR 1928 2002 N/A 5D1 5D1 Contributor
Assessor via First
162 130 N B St SFR SFR 1940 American Title Co. N/A 5S3 5D1 Contributor
Assessor via First
163 133 N B St SFR SFR 1940 American Title Co. N/A 5D1 5D1 Contributor
Owner communication
164 135 N B St SFR SFR 12008 to ARG N/A N/A 16Z Non-contributor(outside period of significance)
165 138 N B St SFR-Primrose House SFR 1922 Building plaque N/A 5D1 5B Individually eligible(local)and Contributor
American Title,DPR
166140 N B St SFR SFR 1948 2002 N/A 5D1 5D1 Contributor
Deed via Tustin
Preservation
167 143 N B St SFR SFR 1931 Conservancy 2017 N/A 5D1 5D1 Contributor
Assessor via First
168 145 N B St SFR SFR 1996 American Title Co. N/A N/A 6Z Non-contributor(outside period of significance)
169 148 N B St SFR-Wilson House SFR 1923 Building plaque N/A 151D1 15B Individually eligible(local)and Contributor
Deed via Tustin
Preservation
170 150 N B St SFR SFR 1928 Conservancy 2017 N/A 5S3 5D1 Contributor
Assessor via First
171 153 N B St SFR SFR 1923 American Title Co. N/A 5D1 5B Individually eligible(local)and Contributor
Assessor via First
172 155 N B St SFR SFR 1924 American Title Co. N/A N/A 6Z Non-contributor(extensively altered)
Deed via Tustin
Preservation
173 158 N B St SFR SFR 1924 Conservancy 2017 N/A 151D1 15B lIndividually eligible(local)and Contributor
8
Appendix E-1.Tustin Historic Resources Survey Update-Properties in Cultural Resource District and Potential District Expansion
A B C D E F G H I J K L
Deed via Tustin
Preservation
174 160 N B St SFR SFR 1921 Conservancy 2017 C 5D1 5B Individually eligible(local)and Contributor
Deed via Tustin
Preservation
175 163 N B St SFR SFR 1920 Conservancy 2017 N/A 5D1 5B Individually eligible(local)and Contributor
Deed via Tustin
Preservation
176,165 IN B Ist SFR SFR 1928 Conservancy 2017 N/A 5D1 5D1 Contributor
Deed via Tustin
Preservation
177 168 N B St SFR SFR 1930 Conservancy 2017 N/A 5D1 5D1 Contributor
Assessor via First
American Title,DPR
178170 N B St SFR SFR 1928 2002 N/A 5D1 5D1 Contributor
179173 N B St SFR SFR 1940 Assessor via City GIS N/A 5D1 5D1 Contributor
Deed via Tustin
Preservation
180,175 IN B Ist SFR ISFR 1920 Conservancy 2017 N/A 5D1 5B Individually eligible(local)and Contributor
Assessor via First
American Title,DPR
181178 N B St SFR SFR 1928 2002 N/A 151D1 151D1 Contributor
182 183 N B St SFR SFR 1922 Assessor via City GIS N/A N/A 6Z Non-contributor(extensively altered)
Assessor via City GIS,
183 120 S B St Commercial Commercial 1977 First American Title N/A N/A 6Z Non-contributor(outside period of significance)
Assessor via City GIS,
184 130 S B St Commercial Commercial 11977 First American Title N/A N/A 6Z Non-contributor(outside period of significance)
185 140 is B Ist SFR SFR 1985 ca. Historic Aerials C 5S3 6Z Non-contributor(outside period of significance).
Realty websites,
186 150 S B St SFR SFR 1959 historic aerials N/A N/A 16Z Non-contributor(extensively altered).
Assessor via First
187 160 S B St SFR SFR 1917 American Title Co. N/A 5D1 5B Individually eligible(local)and Contributor.
Assessor via City GIS,
188 170 S B St SFR SFR 1957 First American Title N/A N/A 6Z Non-contributor(extensively altered)
Assessor via City GIS,
189 180 S B St SFR SFR 11964 First American Title N/A N/A 6Z Non-contributor(outside period of significance)
Deed via Tustin
Preservation
190 200 is B Ist SFR SFR 1919 Conservancy 2017 C 5131 5D1 Contributor
191 220 S B St SFR SFR 2016 Assessor via City GIS N/A N/A 16Z Non-contributor(outside period of significance)
Assessor via First
American Title,DPR
192 230 S B St SFR SFR 1885 ca. 2002 C 5131 5B Individually eligible(local)and Contributor
Deed via Tustin
Preservation
193 250 S B St SFR ISFR 11912 Conservancy 2017 B 3S 3CS,5B Individually eligible(CR,local)and Contributor
Assessor via First
194 310 S B St SFR SFR 1923 American Title Co. C 5D1 513 Individually eligible(local)and Contributor
Assessor via First
195 320 IS I B ISt SFR SFR 1923 American Title Co. C 151D1 513 Individual(local)and Contributor
9
Appendix E-1.Tustin Historic Resources Survey Update-Properties in Cultural Resource District and Potential District Expansion
A B C D E F G H I J K L
Building plaque,2017
National Register Designated(NR,CR),Individually eligible(local),and
196 350 S B St SFR-Hewes House SFR 1881 nomination A 3S 1S,5B Contributor
Deed via Tustin
Preservation
197 450 S B St SFR SFR 1917 Conservancy 2017 B 5131 3CS,5B Individually eligible(CR,local)and Contributor
Assessor via City GIS,
198 460 S B St SFR SFR 1954 First American Title N/A N/A 5D1 Contributor
Assessor via First
199 505 IS B Ist SFR SFR 11946 American Title Co. N/A N/A 16Z Non-contributor(extensively altered)
Deed via Tustin
Preservation
200 510 S B St SFR SFR 1921 Conservancy 2017 C 5131 51D1 Contributor
Deed via Tustin
Preservation
201 520 S B St SFR SFR 1925 Conservancy 2017 N/A 5S3 6Z Non-contributor(extensively altered)
Assessor via First
202 525 S B St MFR MFR 1979 American Title Co. N/A N/A 6Z Non-contributor(outside period of significance)
Deed via Tustin
Preservation
203 530 S B St SFR SFR 1924 Conservancy 2017 B 5131 3CS,5B Individually eligible(CR,local)and Contributor
Assessor via First
204 535 S B St SFR SFR 1956 American Title Co. N/A N/A 151D1 Contributor
Assessor via First
205 545 S B St MFR MFR 1985 American Title Co. N/A N/A 6Z Non-contributor(outside period of significance)
Assessor via First
American Title,DPR
206 140A S B St SFR SFR 1925 2002 C 5S3 6Z Non-contributor(extensively altered)
Assessor via First Individually eligible(local)and Contributor.Address on
207202/210 S B St SFR SFR 1922 American Title B N/A 5B street is 210,address per assessor is 202.
Deed via Tustin
Preservation
2081300-302 S B St MFR MFR 1920 Conservancy 2017 C 5131 3CS,5B Individually eligible(CR,local)and Contributor
Assessor via City GIS,
209550-552 S B Ist MFR MFR 11954 First American Title N/A N/A 151D1 Contributor
Assessor via First
210 124 N C St SFR SFR 1955 American Title Co. N/A N/A 6Z Non-contributor(extensively altered)
Deed via Tustin
Preservation
211 125 N C St SFR SFR 1927 Conservancy 2017 N/A 5D1 5D1 Contributor
Deed via Tustin
Preservation
212,130 N C St SFR SFR 1928 Conservancy 2017 N/A 5D1 6Z Non-contributor(extensively altered)
Deed via Tustin
Preservation
213 133 N C St SFR SFR 1913 Conservancy 2017 N/A 5S3 513 Individually eligible(local)and Contributor
Assessor via First
214 135 N C St SFR SFR 1910 American Title Co. N/A N/A 6Z Non-contributor(extensively altered)
Deed via Tustin
Preservation
215 138 N C St SFR SFR 1924 Conservancy 2017 N/A 5D16Z Non-contributor(extensively altered)
216140 N C St SFR SFR 1938 Assessor via City GIS N/A 5D1 SD1 Contributor
10
Appendix E-1.Tustin Historic Resources Survey Update-Properties in Cultural Resource District and Potential District Expansion
A B C D E F G H I J K L
Assessor via First
217 143 N C St SFR SFR 1947 American Title Co. N/A 5D1 6Z Non-contributor(extensively altered)
Deed via Tustin
Preservation
218 145 N C St SFR SFR 1924 Conservancy 2017 N/A 5D1 5B Individually eligible(local)and Contributor
Deed via Tustin
Preservation
219 148 N C St SFR SFR 1925 Conservancy 2017 N/A 5131 5B Individually eligible(local)and Contributor
Deed via Tustin
Preservation
220 150 N C St SFR SFR 1923 Conservancy 2017 N/A 5D1 513 Individual(local)and Contributor
221 153 N C St SFR SFR 1890 ca. DPRs 2002,1990 B 15131 5D1 Contributor
222155 N C St SFR SFR 1941 Assessor via City GIS N/A 5D1 5D1 Contributor
223 158 N C St SFR SFR 1923 Assessor via City GIS N/A 5D1 5B Individually eligible(local)and Contributor
Assessor via First
224 160 N C St SFR SFR 1954 American Title Co. N/A N/A 6Z Non-contributor(extensively altered)
Assessor via realty
225163 IN C Ist SFR SFR 1920 sites N/A 5D1 151D1 Contributor
226 165 N C St SFR SFR 1946 Assessor via City GIS N/A 5D1 6Z Non-contributor(extensively altered)
Deed via Tustin
Preservation
227 168 N C St SFR SFR 1927 Conservancy 2017 N. 5D1 5B Individually eligible(local)and Contributor
Deed via Tustin
Preservation
228 170 N C St SFR SFR 1930 Conservancy 2017 N/A 5D1 5D1 Contributor
Deed via Tustin
Preservation
229 173 N C St SFR SFR 1925 Conservancy 2017 N/A 5D1 5D1 Contributor
Assessor via First
American Title,DPR
230 175 N C St SFR SFR 1920 2002 N/A 5D1 6Z Non-contributor(extensively altered)
231 178 N C St SFR-Knapp House SFR 1920 Building plaque N/A 151D1 5B Individually eligible(local)and Contributor
Assessor via First
American Title,DPR
232180 N C St SFR SFR 1928 2002 N/A 5S3 5D1 Contributor
Deed via Tustin
Preservation
233,183 N C St SFR SFR 1925 Conservancy 2017 B 5131 5D1 Contributor
Assessor via First
234 175 S C St Commercial Commercial 1984 American Title Co. N/A N/A 6Z Non-contributor(outside period of significance)
Assessor via First
235 195 S C St Commercial Commercial 1985 American Title Co. N/A N/A 6Z Non-contributor(outside period of significance)
Institutional-Tustin
236 200 S C St Area Senior Center Institutional 1989 Building plaque N/A N/A 6Z Non-contributor(outside period of significance)
Comm-Blacksmith
237 245 S C St Shop Commercial 1912 Building plaque A 3S 513 Individually eligible(local)and Contributor
11
Appendix E-1.Tustin Historic Resources Survey Update-Properties in Cultural Resource District and Potential District Expansion
A B C D E F G H I J K L
Deed via Tustin
Preservation
238 275 S C St Commercial Commercial 1913 Conservancy 2017 B 4S7 5B Individually eligible(local)and Contributor
Institutional(TUSD Institutional
239 300 S C St office) (TUSD office) 1951 Building plaque B 3S 3CS,5B Individually eligible(CR,local)and Contributor
SFR-Mary Tustin- 3S,3CS,
240 305 S C St Lindsay House SFR 1886 Building plaque A 3S 5B Individually eligible(NR,CR,local),and Contributor
241 315 S C St SFR-Patton House SFR 1910 Building plaque C 5131 3CS,5B Individually eligible(CR,local)and Contributor
SFR-McCharles
242 335 IS C Ist House Commercial 11885 Building plaque A 13S 13CS,5B Individually eligible(CR,local)and Contributor
Commercial-city
243 445 S C St parking structure Commercial 1982 Tustin News N/A N/A 61 Non-contributor(outside period of significance)
American Title,DPR
244 500 S C St SFR Commercial 1885 2002 A 3S 3CS Individually eligible(CR,local)and Contributor
245 510 S C St MFR MFR 1985 Assessor via City GIS N/A N/A 6Z Non-contributor(outside period of significance)
Preservation
246 520 S C St SFR SFR 1924 Conservancy 2017 C 5D1 5B Individual) eligible local and Contributor
247 555 S C St SFR SFR 1923 Assessor via City GIS N/A 5D1 6Z Non-contributor(extensively altered)
Assessor via City GIS,
248325/333 IS C Ist Commercial lCommencial 1950 First American Title N/A N/A 151D1 Contributor
Tustin News,historic
249530-570 S C St MFR-Tustin Courts MFR 1952 aerials N/A N/A 5D1 Building 1.Contributor
Tustin News,historic
250530-570 S C St MFR-Tustin Courts MFR 1952 aerials N/A N/A 5D1 Building 2.Contributor
Tustin News,historic
251 530-570 S C St MFR-Tustin Courts MFR 1952 aerials N/A N/A 5D1 Building 3.Contributor
Tustin News,historic
252530-570 S C St MFR-Tustin Courts MFR 1952 aerials N/A N/A 5D1 Building 4.Contributor
Tustin News,historic
253,530-570 S C St MFR-Tustin Courts MFR 1952 aerials N/A N/A 5D1 Building 5.Contributor
Tustin News,historic
254530-570 S C St MFR-Tustin Courts MFR 1952 aerials N/A N/A 5D1 Building 6.Contributor
Tustin News,historic
255530-570 S C St MFR-Tustin Courts MFR 1952 aerials N/A N/A 5D1 Building 7.Contributor
Tustin News,historic
256530-570 S C St MFR-Tustin Courts MFR 1952 aerials N/A N/A 5D1 Building 8.Contributor
Tustin News,historic
257530-570 S C St MFR-Tustin Courts MFR 11952 aerials N/A N/A 5D1 Building 9.Contributor
Tustin News,historic
258,530-570 S C St MFR-Tustin Courts MFR 1952 aerials N/A N/A 5D1 Building 10.Contributor
Tustin News,historic
259530-570 S C St MFR-Tustin Courts MFR 1952 aerials N/A N/A 5D1 Building 11.Contributor
Deed via Tustin
Preservation
260 330 California St SFR-Aunger House SFR 1938 Conservancy 2017 C 5131 5B Individually eligible(local)and Contributor
First American Title,
261 440 EI Camino Real SFR SFR 1913 Assessor via City GIS B 5131 513,3CS Individually eligible(CR,local)and Contributor
Assessor via First
American Title,DPR
262 460 EI Camino Real SFR SFR 1905 2002 D 5D1 513 Individually eligible(local)and Contributor
263 355-365 EI Camino Real Commercial Commercial 1923 Building plaque B 5131 513 Individually eligible(local)and Contributor
12
Appendix E-1.Tustin Historic Resources Survey Update-Properties in Cultural Resource District and Potential District Expansion
A B C D E F G H I J K L
Assessor via First
264 105 EI Camino Real Commercial Commercial 1974 American Title Co. N/A N/A 6Z Non-contributor(outside period of significance)
Assessor via First
265 130 EI Camino Real Commercial Commercial 1955 American Title Co. N/A N/A 6Z Non-contributor(extensively altered)
Deed via Tustin
Preservation
266 135 EI Camino Real SFR SFR 1922 Conservancy 2017 C 5D1 5D1 Contributor
Assessor via First
267,150 EI Camino Real Commercial Commercial 1982 American Title Co. N/A N/A 6Z Non-contributor(outside period of significance)
268 155 EI Camino Real Commercial Commercial 2003 Realty websites N/A N/A 16Z Non-contributor(outside period of significance)
269 170 EI Camino Real Mixed use Mixed use 2012 Realty websites N/A N/A 16Z Non-contributor(outside period of significance)
Deed via Tustin
Preservation
270 180 EI Camino Real MFR SFR 1913 Conservancy 2017 C 5131 5B Individually eligible(local)and Contributor
Non-contributor(outsider period of significance)and
Assessor via City GIS, Unevaluated(merits re-evaluation when more time as
271 181 EI Camino Real Commercial Commercial 1983 First American Title N/A N/A 6Z,7R passed)
Assessor via City GIS,
272,190 EI Camino Real SFR Commercial 1914 First American Title N/A N/A 6Z Non-contributor(extensively altered)
5S1
Comm-Del Rio (former
273 195 EI Camino Real Building Commercial 2014 Building plaque N/A bldg) 6Z Non-contributor(outside period of significance)
274 205 EI Camino Real Unknown Vacant lot N/A N/A N/A N/A 16Z Non-contributor(vacant lot)
275 217 EI Camino Real Commercial Commercial 2002 Building plaque N/A N/A 16Z Non-contributor(outside period of significance)
Tustin News,Historic
276 220 EI Camino Real Commercial Commercial 1978 Aerials N/A N/A 6Z Non-contributor(outside period of significance)
Assessor via First
277 250 EI Camino Real Commercial Commercial 1978 American Title Co. N/A N/A 6Z Non-contributor(outside period of significance)
Assessor via City GIS,
278 300 EI Camino Real Commercial Commercial 1961 First American Title N/A N/A 5D1 Contributor
Assessor via First
279 330 EI Camino Real Commercial Commercial 1971 American Title Co. N/A N/A 6Z Non-contributor(outside period of significance)
Comm-Cox Market
Building/Tustin Food
280 401 EI Camino Real Center Commercial 1926 ca. Building plaque B 4S2 5B Individually eligible(local)and Contributor
281 420 EI Camino Real Unknown Vacant lot N/A N/A N/A N/A 16Z Non-contributor(vacant lot)
Comm-1 st drs office
282 434 EI Camino Real in Tustin Commercial 1885 Building plaque A 3S 5B Individually eligible(local)and Contributor
Vacant
283 450 EI Camino Real Unknown lot/pocket park N/A N/A N/A N/A 6Z Non-contributor(vacant lot)
Jamestown Village N
284 462 EI Camino Real Bldg Commercial 1960-62 Tustin News N/A N/A 5B Individually eligible(local)and Contributor
Commercial-
Armstrong Garden
285 505 EI Camino Real Center Commercial 2005 Historic Aerials N/A N/A 6Z Non-contributor(outside period of significance)
Commercial-Little
Tree Church,
286 520 EI Camino Real Jamestown Village Commercial 1960-62 Tustin News 1NA 1NLA 513 Individually eligible(local)and Contributor
287 545 EI Camino Real Unknown Vacant lot N/A N/A N/A N/A rZ Non-contributor(vacant lot)
JamestownVillage S288 556 EI Camino Real Bldg Commercial 1960-62 Tustin News N/A N/A Individually eligible(local)and Contributor
13
Appendix E-1.Tustin Historic Resources Survey Update-Properties in Cultural Resource District and Potential District Expansion
A B C D E F G H I J K L
289 560 EI Camino Real Comm-Tustin Garage Commercial 1915 Building plaque C 3S 5B Individually eligible(local)and Contributor
290225-255 EI Camino Real Unknown Vacant lot N/A N/A N/A N/A 6Z Non-contributor(vacant lot)
291 303-307 EI Camino Real Commercial Commercial 1960 Realty websites N/A N/A 6Z Non-contributor extensive) altered
Deed via Tustin
Comm-Woodward Preservation
292 333-339 EI Camino Real BuildingCommercial 1928 Conservanc 2017 C SS1 513 Individual) eli ible local and Contributor
Comm/Mixed Use-
Knights of Pythias 3S,3CS,
293397-399 EI Camino RealBldg Commercial 1925 Building plaque A 3S 5B Individually eligible(NR,CR,local)and Contributor
Contributor.Technically an addition to 401 EI Camino
Real but documented as separate building here because
Commercial-Cox it is visually distinct,much Iaterthan the original
Market Building/Tustin building,and confusion about addresses/construction
294,403-405 EI Camino Real Food Center Annex Commercial 1956 Tustin News N/A N/A 5D1 dates from former surve s needed to be cleared up.
Assessor via First
295445-449 EI Camino Real Commercial Commercial 1963 American Title Co. N/A N/A 5D1 Contributor
Comm-McCoy
296 160 IE Main St Building Commercial 1880 Building plaque A 3S 3CS,5B Individually eligible(CR,local)and Contributor
297 174 E Main St Commercial Commercial 1956 Realty websites N/A N/A 6Z Non-contributor(extensively altered)
298 191 E Main St Commercial Commercial 2008 Building plaque B 5131 6Z Non-contributor(outside period of significance)
Inst-
Saddleback
299 220 E Main St Inst-Tustin Mortuary Chapel 1963 Tustin News N/A N/A 5B Individual(local)and Contributor
Assessor via First
300 100 W Main St Commercial Commercial 1973 American Title Co N/A N/A 6Z Non-contributor(outside period of significance)
Comm-Tustin 3S,3CS,
301 115 W Main St Hardware Commercial 1912 Building plaque A 3S 5B Individually eligible(NR,CR,local),and Contributor
302,125 1W Main St Vacant lot Vacant lot N/A N/A N/A N/A 6Z Non-contributor(vacant lot)
Deed via Tustin
Preservation
303130 W Main St Commercial Commercial 1914 Conservancy 2017 C 5S1 5D1 Contributor
Deed via Tustin
Preservation
304 138 W Main St Commercial Commercial 1914 Conservancy 2017 C 5131 3CS,5B Individually eligible(CR,local)and Contributor
Deed via Tustin
Preservation
305,140 W Main St Commercial Commercial 1914 Conservancy 2017 C 5131 3CS,5B Individually eligible(CR,local)and Contributor
Assessor via First
306 145 W Main St Commercial Commercial 1982 American Title Co. N/A N/A 6Z Non-contributor(outside period of significance)
Deed via Tustin
Preservation
307148 W Main St Commercial Commercial 1914 Conservancy 2017 C 5131 SD1 Contributor
Inst-T.Presbyterian Institutional Designated(CR),Individually eligible(local)and
308 201 W Main St Church (church) 1929 Building plaque A 3S 5B,2S2 Contributor
Commercial-part of Assessor via First
309 210 W Main St Stevens Square Commercial 1981 American Title Co. N/A N/A 6Z Non-contributor(outside period of significance)
14
Appendix E-1.Tustin Historic Resources Survey Update-Properties in Cultural Resource District and Potential District Expansion
A B C D E F G H I J K L
Commercial-part of Assessor via First
310 218 W Main St Stevens Square Commercial 1981 American Title Co. N/A N/A 6Z Non-contributor(outside period of significance)
Commercial-part of Assessor via First
311 222 W Main St Stevens Square Commercial 1981 American Title Co. N/A N/A 6Z Non-contributor(outside period of significance)
Inst-T.Presbyterian
Church School
312 225 W Main St Building Institutional 1966 Tustin News N/A N/A 6Z Non-contributor(outside period of significance)
Inst-T.Presbyterian
313 225 IW Main Ist Church Fellowship Hall Institutional 1966 lTustin News N/A N/A 16Z Non-contributor(outside period of significance)
Designated(NR,CR),Individually eligible(local)and
314228 W Main St SFR-Stevens House Commercial 1887 NR nomination A 1S 1S,5B Contributor
Commercial-part of Assessor via First
315 238 W Main St Stevens Square Commercial 1981 American Title Co. N/A N/A 6Z Non-contributor(outside period of significance)
Commercial-part of Assessor via First
316 242 W Main St Stevens Square Commercial 1981 American Title Co. N/A N/A 6Z Non-contributor(outside period of significance)
Commercial-part of Assessor via First
317 250 W Main St Stevens Square Commercial 1981 American Title Co. N/A N/A 6Z Non-contributor(outside period of significance)
Assessor via First
American Title,DPR
318 320 W Main St SFR-Pankey House SFR 1928 2002 A 3S 3CS,5B Individually eligible(CR,local)and Contributor
Deed via Tustin
Preservation
319 330 IW Main Ist SFR-Artz House SFR 1914 Conservancy 2017 B 15131 13CS,5B Individually eligible(CR,local)and Contributor
320 340 W Main St SFR-Thorman House SFR 1914 Building plaque B 3S 5B Individually eligible(local)and Contributor
Deed via Tustin
Preservation
321 345 W Main St SFR SFR 1918 Conservancy 2017 C 5131 5D1 Contributor
Deed via Tustin
Preservation
322 350 W Main St SFR-Leck House SFR 1910 Conservancy 2017 B 3S 3CS,5B Individually eligible(CR,local)and Contributor.
Deed via Tustin
Preservation
323 400 W Main St SFR-Leihy House SFR 1914 Conservancy 2017 A 3S 3CS,5B Individually eligible(CR,local)and Contributor
324 405 W Main St SFR-Suddaby House SFR 1919 Building plaque B 5131 513 Individually eligible(local)and Contributor
Assessor via First
American Title,DPR
325 415 W Main St SFR-stone house SFR 1950 2002 C 3S 3CS,5B Individually eligible(CR,local)and Contributor
Assessor via First
American Title,DPR 3S,3CS,
326 420 W Main St SFR SFR 1887 2002 A 3S 5B Individually eligible(NR,CR,local)and Contributor
327 425 W Main St SFR SFR 1949 Assessor via City GIS N/A 5D1 5D1 Contributor
Assessor via First
American Title,DPR
328 430 W Main St SFR SFR 1887 2002 B 5131 513 Individually eligible(local)and Contributor
Assessor via City GIS,
329 440 W Main St SFR SFR 1976 First American Title N/A N/A 6Z Non-contributor(outside period of significance)
330 445 1w IMain Ist ISFR SFR 1950 Assessor via City GIS N/A 5D1 6Z Non-contributor(extensively altered)
15
Appendix E-1.Tustin Historic Resources Survey Update-Properties in Cultural Resource District and Potential District Expansion
A B C D E F G H I J K L
SFR-Arvilla Utt
331 455 W Main St House SFR 1905 Building plaque C 5131 3CS,5B Individually eligible(CR,local)and Contributor
Assessor via City GIS,
332 500 W Main St SFR SFR 1965 First American Title Co.N/A N/A 6Z Non-contributor(extensively altered)
333 520 W Main St SFR-Browning House SFR 1930 Building plaque A 3S 3CS,5B Individually eligible(CR,local)and Contributor
SFR-Greenwood
334,525 1W Main Ist House SFR 1915 Building plaque C 5S1 5B Individually eligible(local)and Contributor
Inst-1st Advent Institutional
Christian church (church Tustin News,historic
335 545 W Main St parsonage parsonage) 1950 ca. aerial photos N/A 151D1 5B Individually eligible(local)and Contributor.
Inst-1st Advent Institutional
336 555 W Main St Christian Church (church) 1881 DPR 2002 A 3S 5B Individually eligible(local)and Contributor
Assessor via City GIS,
337 620 W Main St SFR SFR 1982 First American Title Co.N/A N/A 6Z Non-contributor(outside period of significance)
SFR-Caroline Downs
338,630 1W Main Ist House ISFR 1888 DPR 2003 A 3S 3CS,5B Individually eligible(CR,local)and Contributor
SFR-Vanderlip/Allen 3S,3CS,
339 665 W Main St House SFR 1883 Building plaque B 3S 513 Individually eligible(NR,CR,local),and Contributor
Assessor via City GIS,
340 675 W Main St SFR SFR 1949 First American Title Co.N/A N/A 5D1 Contributor
Assessor via City GIS,
341 685 W Main St SFR SFR 1948 First American Title Co.N/A N/A 6Z Non-contributor(extensively altered)
Assessor via First
342 695 W Main St SFR SFR 1889 American Title Co. N/A 5D1 6Z Non-contributor(extensively altered)
Individually eligible(local)and Contributor.Duplex,alt.
343 705 W Main St MFR-Slusser House MFR 1926 Building plaque C 5131 513 address 350 S.Myrtle Ave.
Assessor via City GIS,
344 715 W Main St SFR SFR 1953 First American Title Co.N/A N/A 6Z Non-contributor(extensively altered)
Assessor via City GIS,
345 725 W Main St SFR SFR 1953 First American Title Co.N. N. 5D1 Contributor
Assessor via First
American Title,DPR
346 735 W Main St SFR SFR 1928 2002 N/A 5S3 5B Individual(local)and Contributor
Commercial-Artz Designated(NR,CR),Individually eligible(local)and
347150-158 W Main St Building Commercial 1914 DPR 2003,TPC 2017 A 1S 1S,5B Contributor
Assessor via City GIS,
348615-625 W Main St MFR MFR 1968 First American Title Co.N. N. 6Z Non-contributor(outside period of significance)
349635-639 W MainSt MFR MFR 1969 Assessor via City GIS N/A N/A 6Z Non-contributor(outside period of significance)
350645-649 W Main St MFR JMFR 1969 Assessor via City GIS N/A N/A 6Z Non-contributor(outside period of significance)
16
Appendix E-1.Tustin Historic Resources Survey Update-Properties in Cultural Resource District and Potential District Expansion
A B C D E F G H I J K L
Preservation
351 125 Mountain View Dr SFR SFR 1924 Conservancy 2017 B 5131 3CS,5B Individual(CR,local)and Contributor
352 128 Mountain View Dr SFR SFR 1924 American Title Co. N/A 5D1 5B Individual(local)and Contributor
Assessor via First
353 130 Mountain View Dr SFR SFR 1925 American Title Co. N/A 5D1 5D1 Contributor
Assessor via First
354 138 Mountain View Dr SFR SFR 1924 American Title Co. N/A 5D1 5D1 Contributor
Deed via Tustin
Preservation
355 145 1 Mountain View jDr SFR JSFR 1928 Conservancy 2017 N/A 5S3 6Z Non-contributor(extensively altered)
Building plaque(not
landmark);Assessor
via First American Title
356 148 Mountain View Dr SFR SFR 1924 Co. N/A 5D1 5B Individually eligible(local)and Contributor
Assessor via First
357 150 Mountain View Dr SFR SFR 1925 American Title Co. N/A 5S3 5B Individually eligible(local)and Contributor
Deed via Tustin
Preservation
358 155 Mountain View Dr SFR SFR 11915 Conservancy 2017 N/A 5131 5D1 Contributor
Deed via Tustin
Preservation
359 158 Mountain View Dr SFR SFR 1924 Conservancy 2017 N/A 5S3 6Z Non-contributor(extensively altered)
Assessor via First
360 129 Mountain View lDr SFR SFR 1965 American Title Co. N/A N/A 16Z Non-contributor(outside period of significance)
Assessor via First
361 140 Mountain View Dr SFR SFR 1924 American Title Co. N/A N/A 6Z Non-contributor(extensively altered)
Assessor via First
362 143 Mountain View Dr SFR SFR 1930 American Title Co. N/A N/A 5D1 Contributor
Assessor via First
American Title Co;
363 149 Mountain View Dr SFR SFR 1927 historic aerials N/A N/A 6Z Non-contributor(extensively altered).
Assessor via First
364 160 Mountain View Dr SFR SFR 2002 American Title Co. N/A N/A 6Z Non-contributor(outside period of significance)
Assessor via First
365 163 Mountain View Dr SFR SFR 2000 American Title Co. N/A N/A 6Z Non-contributor(outside period of significance)
Assessor via First
366 165 Mountain View Dr SFR SFR 2000 American Title Co. N/A N/A 6Z Non-contributor(outside period of significance)
Assessor via First
367 168 Mountain View Dr SFR SFR 2001 American Title Co. N/A N/A 6Z Non-contributor(outside period of significance)
Assessor via First
368 170 Mountain View Dr SFR SFR 2002 American Title Co. N/A N/A 6Z Non-contributor(outside period of significance)
Deed via Tustin
Preservation
369 175 Mountain View Dr SFR SFR 1925 Conservancy 2017 N/A 5D1 5D1 Contributor.DPR 2002 called this 173 Mountain View.
Assessor via City GIS,
First American Title
370135 is Myrtle jAve SFR SFR 1949 Co.) N/A N/A 151D1 Contributor
371 140 is IMyrtle lAve SFR-Logan House SFR 1928 Building plaque 1C 15131 15B 11ndividually eligible(local)and Contributor
Assessor via First
372 150 S Myrtle Ave SFR SFR 1936 American Title Co. N/A 51D1 51D1 Contributor
373 155 is IMyrtle jAve ISFR ISFR 11968 Assessor via City IS N/A N/A 16Z Non-contributor(outside period of significance)
17
Appendix E-1.Tustin Historic Resources Survey Update-Properties in Cultural Resource District and Potential District Expansion
A B C D E F G H I J K L
Assessor via City GIS,
374 165 S Myrtle Ave SFR SFR 1966 First American Title Co.N/A N/A 6Z Non-contributor(outside period of significance)
Assessor via City GIS,
375 170 S Myrtle Ave SFR SFR 1966 First American Title Co.N/A N/A 6Z Non-contributor(outside period of significance)
Deed via Tustin
Preservation
376,175 is Myrtle jAve SFR SFR 1919 Conservancy 2017 C 5131 5B Individually eligible(local)and Contributor
377 180 S Myrtle Ave SFR SFR 1946 Assessor via City GIS N/A N/A 16Z Non-contributor(extensively altered)
378185 S Myrtle Ave SFR SFR 1940 Assessor via City GIS N/A 5D1 5D1 Contributor
Assessor via City GIS,
379 195 S Myrtle Ave SFR SFR 1983 First American Title Co.N/A N/A 6Z Non-contributor(outside period of significance)
Assessor via City GIS,
380 205 S Myrtle Ave SFR SFR 1948 First American Title Co.N/A N/A 6Z Non-contributor(extensively altered)
381 215 S Myrtle Ave SFR-Hayden House SFR 1926 Building plaque C 5D1 5B Individually eligible(local)and Contributor
Assessor via City GIS,
382 225 is Myrtle jAve SFR SFR 1953 First American Title Co.N/A N/A 6Z Non-contributor(extensively altered)
Assessor via City GIS,
383 235 S Myrtle Ave SFR SFR 1996 First American Title Co.N/A N/A 6Z Non-contributor(outside period of significance)
Assessor via City GIS,
384 250 S Myrtle Ave SFR SFR 1953 First American Title Co.N/A N/A 6Z Non-contributor(extensively altered)
Assessor via City GIS,
385 260 S Myrtle Ave SFR SFR 1953 First American Title Co.N/A N/A 5D1 Contributor
Assessor via City GIS,
386 270 S Myrtle Ave SFR SFR 1953 First American Title Co.N/A N/A 6Z Non-contributor(extensively altered)
Assessor via City GIS,
387 280 S Myrtle Ave SFR SFR 1953 First American Title Co.N/A N/A 6Z Non-contributor(extensively altered)
Assessor via City GIS,
388 310 S Myrtle Ave SFR SFR 1953 First American Title Co.N/A N/A 5D1 lContributor
Assessor via City GIS,
389 320 S Myrtle Ave SFR SFR 1953 First American Title Co.N/A N/A 5D1 Contributor
Assessor via City GIS,
390 330 S Myrtle Ave SFR SFR 1953 First American Title Co.N/A N/A 6Z Non-contributor(extensively altered)
Assessor via City GIS,
391 340 S Myrtle Ave SFR SFR 1953 First American Title Co.N/A N/A 6Z Non-contributor(extensively altered)
Assessor via City GIS,
392143-149 S Myrtle Ave MFR MFR 1968 realty websites N/A N/A 6Z Non-contributor(outside period of significance)
Deed via Tustin
Preservation
393 140 Pacific St SFR MFR 1928 Conservancy 2017 N/A 5D1 5D1 Contributor
18
Appendix E-1.Tustin Historic Resources Survey Update-Properties in Cultural Resource District and Potential District Expansion
A B C D E F G H I J K L
394 145 Pacific St SFR-Howes House SFR 1924 Building plaque B 5131 5D1 Contributor
Deed via Tustin
Preservation
395 150 Pacific St SFR SFR 1928 Conservancy 2017 C 5D1 5B Individually eligible(local)and Contributor
Deed via Tustin
Preservation
396 155 Pacific St SFR-F—ell House SFR 1915 Conservancy 2017 C 5131 6Z Non-contributor(extensively altered)
Deed via Tustin
Preservation
397 165 Pacific St SFR SFR 1920 Conservancy 2017 D 5D1 6Z Non-contributor(extensively altered)
Assessor via First
398 190 Pacific St SFR SFR 1915 American Title Co. C 51D1 5B Individual(local)and Contributor
Deed via Tustin
Preservation
399 200 Pacific St SFR SFR 1922 Conservancy 2017 C 5131 6Z Non-contributor(extensively altered)
Assessor via First
400 210 Pacific St SFR SFR 1927 American Title Co. C 5131 5D1 Contributor
401 245 Pacific St SFR-Witten House SFR 1933 Building plaque C 5D1 5B Individually eligible(local)and Contributor
402 250 Pacific St SFR-Carter House SFR 1928 Building plaque B 5131 5B Individually eligible(local)and Contributor
Assessor via City GIS,
403 255 Pacific Ist SFR SFR 11946 First American Title Co.N/A 151D1 5D1 Contributor
Assessor via First 3S,3CS,
404 260 Pacific St SFR SFR 1912 American Title Co. B 5131 5B Individually eligible(NR,CR,local)and Contributor
SFR-Schwendeman
405 410 Pacific St House SFR 1925 Building plaque C 5D1 5B Individually eligible(local)and Contributor
Assessor via First
406 440 Pacific St SFR SFR 1947 American Title Co. N. 5D1 5D1 Contributor
Deed via Tustin
Preservation
407 445 Pacific St SFR SFR 1934 Conservancy 2017 N/A 5N 6Z Non-contributor(extensively altered)
Deed via Tustin
Preservation
408 510 Pacific St SFR SFR 1924 Conservancy 2017 C 5S3 5B Individually eligible(local)and Contributor
409 515 Pacific St SFR SFR 1945 Assessor via City GIS N/A 5D1 5D1 Contributor
Deed via Tustin
Preservation
410 520 Pacific St SFR SFR 1928 Conservancy 2017 C 5131 15B Individually eligible(local)and Contributor
411550 Pacific St SFR SFR 1948 Assessor via City GIS N/A 5S3 5D1 Contributor
Assessor via First
412 560 Pacific Ist SFR SFR 1930 American Title Co. C 5131 5D1 Contributor
Assessor via City GIS,
413 130 1 Pacific St MFR MFR 1977 First American Title Co.N/A N/A 6Z Non-contributor(outside period of significance)
Assessor via City GIS,
414 157 Pacific St SFR SFR 1962 First American Title Co.N/A N/A 6Z Non-contributor(extensively altered)
Deed via Tustin
Preservation
415 160 Pacific St SFR-Turner House SFR 1926 Conservancy 2017 C 5B1 513 Individually eligible(local)and Contributor
19
Appendix E-1.Tustin Historic Resources Survey Update-Properties in Cultural Resource District and Potential District Expansion
A B C D E F G H I J K L
Assessor via City GIS,
416 170 Pacific St SFR SFR 1946 First American Title Co.N/A N/A 6Z Non-contributor(extensively altered)
Owner communication
417 180 Pacific St SFR SFR 1960 to ARG N/A N/A 6Z Non-contributor(extensively altered)
Assessor via City GIS,
418 185 Pacific St SFR SFR 1968 First American Title Co.N/A N/A 6Z Non-contributor(outside period of significance)
Assessor via City GIS,
419 205 Pacific St SFR SFR 1946 First American Title Co.N/A N/A 6Z Non-contributor(extensively altered)
Assessor via City GIS,
420 240 Pacific St SFR SFR 1969 First American Title Co.N/A N/A 6Z Non-contributor(outside period of significance)
Assessor via City GIS,
421 256 Pacific St SFR SFR 1951 First American Title Co.N/A N/A 6Z Non-contributor(extensively altered)
422 265 Pacific St SFR-Brown House SFR 1875 Building plaque A 3S 13CS,5B Individually eligible(CR,local)and Contributor
Assessor via City GIS,
423,435 1 Pacific Ist SFR ISFR 1925 First American Title Co.N/A N/A 6Z Non-contributor(extensively altered)
Assessor via First
American Title Co.;
2017 study by Thirtieth Non-contributor(extensively altered).Altered/moved in
424455 Pacific St SFR SFR 1903 Street Architects N/A N/A 6Z 1950s.
Assessor via City GIS,
425 470 Pacific St SFR SFR 1979 First American Title Co.N/A N/A 6Z Non-contributor(outside period of significance)
Assessor via City GIS,
426 530 Pacific St SFR SFR 1959 First American Title Co.N/A N/A 6Z Non-contributor(extensively altered)
Deed via Tustin
Preservation
427 535 Pacific St SFR-Miller House SFR 1929 Conservancy 2017 C 5D1 5B Individually eligible(local)and Contributor
Assessor via City GIS,
428 540 Pacific St SFR SFR 1922 First American Title Co.N/A N/A 6Z Non-contributor(extensively altered)
Assessor via City GIS,
429 545 Pacific St SFR SFR 1963 First American Title Co.N/A N/A 6Z Non-contributor(extensively altered)
Assessor via City GIS,
430 555 Pacific St SFR SFR 11955 First American Title Co.N/A N/A 6Z Non-contributor(extensively altered)
431 310-314 Pacific St MFR MFR 1971 Realty websites N/A N/A 6Z Non-contributor(outside period of significance)
432320- Pacific St MFR MFR 1971 Realty websites N/A N/A 6Z Non-contributor(outside period of significance)
433 330-334 Pacific St MFR MFR 1971 Realty websites N/A N/A 6Z Non-contributor outside period of significance)
434 340-344 Pacific St MFR MFR 1971 Realty websites N/A N/A 6Z Non-contributor(outside period of significance)
435145 Pasadena Ave SFR SFR 1948 Assessor via City GIS N/A 5D1 5D1 Contributor
20
Appendix E-1.Tustin Historic Resources Survey Update-Properties in Cultural Resource District and Potential District Expansion
A B C D E F G H I J K L
Assessor via City GIS,
436 175 Pasadena Ave SFR SFR 1947 First American Title Co.N/A 5D1 5D1 Contributor
437 155 Pasadena Ave SFR SFR 1948 Assessor via City GIS N/A N/A 5B Individually eligible(local)and Contributor
438165 Pasadena Ave SFR SFR 1947 Assessor via City GIS N/A N/A 5D1 Contributor
Inst-Pasadena Well
439 170 Pasadena Ave Facility Inst 2000 ca. Visual observation N/A N/A 6Z Non-contributor(outside period of significance)
Assessor via City GIS,
440 185 1 Pasadena lAve SFR SFR 11947 First American Title Co.N/A N/A 16Z Non-contributor(extensively altered)
Assessor via City GIS,
441 235 Pasadena Ave SFR SFR 1953 First American Title Co.N/A N/A 6Z Non-contributor(extensively altered)
Assessor via City GIS,
442 255 Pasadena Ave SFR SFR 1953 First American Title Co.N/A N/A 5D1 Contributor
Assessor via City GIS,
443 265 Pasadena Ave SFR SFR 1953 First American Title Co.N/A N/A 6Z Non-contributor(extensively altered)
Assessor via City GIS,
444 270 Pasadena Ave SFR SFR 1956 First American Title Co.N/A N/A 5D1 Contributor
Assessor via City GIS,
445 275 Pasadena Ave SFR SFR 1953 First American Title Co.N/A N/A 6Z Non-contributor(extensively altered)
Assessor via City GIS,
446 315 Pasadena Ave SFR SFR 1953 First American Title Co.N/A N/A 6Z Non-contributor(extensively altered)
447 320 Pasadena Ave MFR MFR 1960 Realty websites N/A N/A 5D1 Contributor
Assessor via City GIS,
448 325 Pasadena Ave SFR SFR 1953 First American Title Co.N/A N/A 6Z Non-contributor(extensively altered)
Assessor via City GIS,
449 335 Pasadena Ave SFR SFR 1953 First American Title Co.N/A N/A 5D1 Contributor
Tustin News,historic
450 340 Pasadena Ave MFR MFR 1955 ca. aerials N/A N/A 5D1 Contributor
Tustin News,historic
451 342 Pasadena Ave MFR MFR 1955 ca. aerials N/A N/A 151D1 Contributor
Assessor via City GIS,
452 345 Pasadena Ave SFR SFR 1955 First American Title Co.N/A N/A 6Z Non-contributor(extensively altered)
Assessor via City GIS,
453 350 Pasadena Ave MFR MFR 11969 First American Title Co.N/A N/A 6Z Non-contributor(outside period of sig nifcan ce)
Assessor via City GIS,
454 135-137 Pasadena Ave MFR MFR 1950 First American Title Co.N/A N/A 6Z Non-contributor(extensively altered)
455 310A Pasadena Ave SFR-Wilcox Manor Mixed use 1880 Building plaque A 4S2 5B Individually eligible(local)and Contributor
SFR-ancillary bldg
456 310B Pasadena Ave (carriage house) Mixed use 1880 Building plaque B 4-97 7R Unevaluated-not visible from public right of way
Assessor via First
457 150 S Prospect Ave Commercial Commercial 1971 American Title Co. N/A N/A 6Z Non-contributor(outside period of significance)
Appendix E-1.Tustin Historic Resources Survey Update-Properties in Cultural Resource District and Potential District Expansion
A B C D E F G H I J K L
Assessor via First
458 180 S Prospect Ave Commercial Commercial 1982 American Title Co. N/A N/A 6Z Non-contributor(outside period of significance)
459 230 S Prospect Ave SFR SFR 1915 ca. Building plaque N/A 5D1 6Z Non-contributor(extensively altered)
Assessor via DPR
460 240 S Prospect Ave SFR SFR 1933 2002,historic aerials C 5B1 5D1 Contributor
461 242 S Prospect Ave SFR SFR 1933 Assessor via DPR 2002 C 5B1 5D1 Contributor
462 250 S Prospect Ave Unknown Vacant lot N/A N/A N/A N/A 6Z Non-contributor(vacant lot)
463,272 is Prospect Ave Mixed use Mixed use 2008 Building plaque N/A N/A 6Z Non-contributor(outside period of significance)
464 274 S Prospect Ave Mixed use Mixed use 2008 Building plaque N/A N/A 16Z Non-contributor(outside period of significance)
465 276 S Prospect Ave Mixed use Mixed use 2008 Building plaque N/A N/A 6Z Non-contributor(outside period of significance)
466 280 S Prospect Ave Mixed use Mixed use 2008 Building plaque N/A N/A 6Z Non-contributor(outside period of significance)
467 282 S Prospect Ave Mixed use Mixed use 2008 Building plaque N/A N/A 6Z Non-contributor(outside period of significance)
468 284 S Prospect Ave Mixed use Mixed use 2008 Building plaque N/A N/A 6Z Non-contributor(outside period of significance)
469 286 S Prospect Ave Mixed use Mixed use 2008 Building plaque N/A N/A 6Z Non-contributor(outside period of significance)
470 288 S Prospect Ave Mixed use Mixed use 2008 Building plaque N/A N/A 6Z Non-contributor outside period of significance)
471 290 S Prospect Ave Mixed use Mixed use 2008 Building plaque N/A N/A 6Z Non-contributor(outside period of significance)
472 292 S Pros ect Ave Mixed use Mixed use 2008 Buildin la ue N/A N/A 6Z Non-contributor outside period of si nifcance
22
Appendix E-2.Tustin Historic Resources Survey Update-Previously Recorded Properties Outside of Cultural Resource District and Potential District Expansion
Prop Type/Name-Prop Type-
Address Dir Street Suffix Ong Current Date Date S rce 1990 eval 2003 eval 2021 eval N
Assessor via City
GIS,First Amencan 5S3(whole
1022 Bonita St SFR SFR 1927 Title Co. N/A block) 5S3 Individually eligible(local)
Assessor via City
GIS,First Amencan 5S3(whole
1032 Bonita St MFR MFR 1963 Title Co. N/A block) 6Z(no DPR) Not eligible.
Assessor via City
GIS,First Amencan 5S3(whole
1042 Bonita St MFR MFR 1977 Title Co. N/A block) 6Z(no DPR) Not eligible.
Assessor via City
GIS,First Amencan 5S3(whole
1043 Bonita St SFR MFR 1963 Title Co. N/A block) 6Z(no DPR) Not eligible.
Assessor via First 5S3(whole Not eligible.1911 house recorded in 2003
1051 Bonita St SFR MFR 2018 Amencan Title Co. N/A block) 6Z(no DPR) has been demolished for new construction.
Assessor via First 5S3(whole
1052 Bonita St SFR SFR 1955 Amencan Title Co. N/A block) 6Z(no DPR) Not eligible.
Assessor via City
GIS,First Amencan 5S3(whole
1061 Bonita St SFR SFR 1929 Title Co. N/A block) 5S3 Individually eligible(local)
Assessor via City
GIS,First Amencan 5S3(whole
1062 Bonita St SFR SFR 1961 Title Co. N/A block) 6Z(no DPR) Not eligible.
Assessor via City
GIS,First Amencan 5S3(whole
1071 Bonita St MFR MFR 1983 Title Co. N/A block) 6Z(no DPR) Not eligible.
Assessor via City
GIS,First Amencan 5S3(whole
1081 Bonita St SFR SFR 1939 Title Co. N/A block) 6Z(no DPR) Not eligible.
Assessor via City
GIS,First Amencan 5S3(whole
1091 Bonita St SFR SFR 1916 Title Co. N/A block) 6Z(no DPR) Not eligible.
5S3(whole
1101 Bonita St SFR MFR 1958 Assessor via City GIS N/A block) 6Z(no DPR) Not eligible(all buildings in complex)
Assessor via City
1072- GIS,First Amencan 5S3(whole
1078 Bonita St MFR MFR 1959 Title Co. N/A block) 6Z(no DPR) Not eligible(both buildings in complex)
Assessor via City
1080. GIS,First Amencan 5S3(whole
1098 Bonita St MFR MFR 1963 Title Co. N/A block) 6Z(no DPR) Not eligible.
Assessor via City
1100. GIS,First Amencan 5S3(whole
1120 Bonita St MFR MFR 1962 Title Co. N/A block) 6Z(no DPR) Not eligible(all buildings in complex)
Deed via Tustin
Preservation
1331 Bryan Ave SFR SFR 1918 Conservancy 2017 B 5S3 5S3 Individually eligible(local)
Assessor via First Not eligible.1929 house recorded in 2003
1621 Bryan Ave SFR SFR 2003 Amencan Title Co. N/A 5S3 6Z(no DPR) has been demolished for new construction.
In Lockwood Terrace(historically
140 N D St SFR SFR 1950 GIS N/A 4S2 61 Lockwood Park Place)-planning district
1
Appendix E-2.Tustin Historic Resources Survey Update-Previously Recorded Properties Outside of Cultural Resource District and Potential District Expansion
In Lockwood Terrace(historically
160 N D St SFR SFR 1956 GIS N/A 4S2 6L Lockwood Park Place)-planning district
In Lockwood Terrace(historically
170 N D St SFR SFR 1955 GIS N/A 4S2 6L Lockwood Park Place)-planning district
SFR-Ralph Assessor via First Designated(local,through 1984 CC
1252 Irvine Blvd House Commercial 1929 Amencan Title Co. B N/A 3CS,5S1 resolution),Individually eligible(CR).
In Lockwood Terrace(historically
120 Lockwood Park PI SFR SFR 1950 GIS N/A 4S2 6L Lockwood Park Place)-planning district
In Lockwood Terrace(historically
130 Lockwood Park PI SFR ISFR 1952 IGIS N/A 4S2 16L Lockwood Park Place)-planning district
In Lockwood Terrace(historically
135 Lockwood Park PI SFR SFR 1950 GIS N/A 4S2 6L Lockwood Park Place)-planning district
In Lockwood Terrace(historically
140 Lockwood Park PI SFR SFR 1950 GIS N/A 4S2 6L Lockwood Park Place)-planning district
In Lockwood Terrace(historically
145 Lockwood Park PI SFR SFR 1950 GIS N/A 4S2 6L Lockwood Park Place)-planning district
In Lockwood Terrace(historically
150 Lockwood Park PI SFR SFR 1950 GIS N/A 4S2 6L Lockwood Park Place)-planning district
In Lockwood Terrace(historically
155 Lockwood Park PI SFR ISFR 1950 IGIS N/A 4S2 16L Lockwood Park Place)-planning district
In Lockwood Terrace(historically
160 Lockwood Park PI SFR SFR 1950 GIS N/A 4S2 6L Lockwood Park Place)-planning district
In Lockwood Terrace(historically
165 Lockwood Park PI SFR SFR 1950 GIS N/A 4S2 6L Lockwood Park Place)-planning district
In Lockwood Terrace(historically
170 Lockwood Park PI SFR SFR 1950 GIS N/A 4S2 6L Lockwood Park Place)-planning district
In Lockwood Terrace(historically
175 Lockwood Park PI SFR SFR 1950 GIS N/A 4S2 6L Lockwood Park Place)-planning district
In Lockwood Terrace(historically
180 Lockwood Park PI SFR ISFR 1950 IGIS N/A 4S2 16L Lockwood Park Place)-planning district
In Lockwood Terrace(historically
185 Lockwood Park PI SFR SFR 1949 GIS N/A 4S2 6L Lockwood Park Place)-planning district
In Lockwood Terrace(historically
190 Lockwood Park PI SFR SFR 1950 GIS N/A 4S2 6L Lockwood Park Place)-planning district
In Lockwood Terrace(historically
195 Lockwood Park PI SFR SFR 1950 GIS N/A 4S2 6L Lockwood Park Place)-planning district
Deed via Tustin
Preservation
1681 Mitchell Ave SFR SFR 1912 Conservancy 2017 B 5S3 5S3 Individually eligible(local)
In Lockwood Terrace(historically
115 Orangewood Ln SFR SFR 1955 GIS N/A 4S2 6L Lockwood Park Place)-planning district
In Lockwood Terrace(historically
125 Orangewood Ln SFR SFR 1955 GIS N/A 4S2 6L Lockwood Park Place)-planning distract
In Lockwood Terrace(historically
130 Orangewood Ln SFR SFR 1955 GIS N/A 4S2 6L Lockwood Park Place)-planning district
In Lockwood Terrace(historically
135 Orangewood Ln SFR SFR 1955 GIS N/A 4S2 6L Lockwood Park Place)-planning district
In Lockwood Terrace(historically
140 Orangewood Ln SFR SFR 1955 GIS N/A 4S2 6L Lockwood Park Place)-planning district
In Lockwood Terrace(historically
145 Orangewood Ln SFR SFR 1955 GIS N/A 4S2 6L Lockwood Park Place)-planning district
In Lockwood Terrace(historically
150 1 Orangewood Ln SFR SFR 1955 GIS N/A 4S2 6L Lockwood Park Place)-planning district
2
Appendix E-2.Tustin Historic Resources Survey Update-Previously Recorded Properties Outside of Cultural Resource District and Potential District Expansion
In Lockwood Terrace(historically
155 Orangewood Ln SFR SFR 1955 GIS N/A 4S2 6L Lockwood Park Place)-planning district
In Lockwood Terrace(historically
160 Orangewood Ln SFR SFR 1955 GIS N/A 4S2 6L Lockwood Park Place)-planning district
In Lockwood Terrace(historically
165 Orangewood Ln SFR SFR 1955 GIS N/A 4S2 6L Lockwood Park Place)-planning district
In Lockwood Terrace(historically
170 Orangewood Ln SFR SFR 1955 GIS N/A 4S2 6L Lockwood Park Place)-planning district
In Lockwood Terrace(historically
175 Orangewood Ln SFR ISFR 1955 IGIS N/A 4S2 16L Lockwood Park Place)-planning district
In Lockwood Terrace(historically
180 Orangewood Ln SFR SFR 1955 GIS N/A 4S2 6L Lockwood Park Place)-planning district
In Lockwood Terrace(historically
185 Orangewood Ln SFR SFR 1956 GIS N/A 4S2 6L Lockwood Park Place)-planning district
In Lockwood Terrace(historically
190 Orangewood Ln SFR SFR 1955 GIS N/A 4S2 6L Lockwood Park Place)-planning district
In Lockwood Terrace(historically
195 Orangewood Ln SFR SFR 1955 GIS N/A 4S2 6L Lockwood Park Place)-planning district
Assessor via First
14611 Prospect Ave SFR ISFR 1931 jAmencan Title Co. A 3S 13S,3CS,5S3 Individually eligible(NR,CR,local)
Assessor via City
GIS,First Amencan
13641 Red Hill Ave SFR MFR 1932 Title Co. N/A 5S3 6Z Not eligible.
Assessor via City
GIS,First Amencan
14122 Red Hill Ave SFR Commercial 1936 Title Co. N/A 5S3 6Z Not eligible.
Deed via Tustin
Preservation
14462 Red Hill Ave SFR SFR 1915 Conservancy 2017 B 3S 5S3 Individually eligible(local)
Assessor via First
1042 San Juan St SFR SFR 1910 Amencan Title Co. B 5S3 5S3 Individually eligible(local)
Assessor via DPRs
1062 San Juan St SFR SFR 1875 2002,1990 B 4S7 6Z Not eligible.
Deed via Tustin
Preservation
1281 San Juan St SFR SFR 1924 Conservancy 2017 N/A 5S3 3CS,5S3 Individually eligible(CR,local)
Assessor via City
GIS,First Amencan 5N(whole
1431 San Juan St SFR ISFR 1929 Title Co. N/A block) 15S3 Individually eligible(local)
Not eligible.1901 building noted as part of
5N(whole this block of San Juan in 2003 has been
1432 San Juan St SFR MFR 2005 ca. Visual observation N/A block) 6Z(no DPR) demolished for new construction.
Assessor via City
GIS,First Amencan 5N(whole
1441 San Juan St SFR SFR 1939 Title Co. N/A block) 6Z(no DPR) Not eligible
Assessor via First 5N(whole
1451 San Juan St SFR SFR 1939 Amencan Title Co. N/A block) 6Z(no DPR) Not eligible
Assessor via First 5N(whole
1461 San Juan Ist ISFR ISFR 11938 jAmencan Title Co. N/A block) 16Z(no DPR) Not eligible
Assessor via City
GIS,First Amencan 5N(whole
1471 San Juan St SFR SFR 1967 Title Co. N/A block) 6Z(no DPR) Not eligible
3
Appendix E-2.Tustin Historic Resources Survey Update-Previously Recorded Properties Outside of Cultural Resource District and Potential District Expansion
Deed via Tustin
Preservation
1901 Walnut Ave SFR SFR 1929 Conservancy 2017 N/A 5S3 6Z Not eligible.
Assessor via DPR
1082 Walnut St SFR SFR 1920 2002,historic aerials N/A 5S3 6Z Not eligible.
Assessor via First
125 Yorba St SFR SFR 1937 Amencan Title Co. N/A 5D1 6Z Not eligible.
Assessor via First
133 Yorba St SFR SFR 1930 Amencan Title Co. N/A 5D1 5S3 Individually eligible(local)
Deed via Tustin
Preservation
135 Yorba St SFR Commercial 1928 Conservancy 2017 N/A 5D1 6Z Not eligible.
Assessor via First
143 Yorba St SFR Commercial 1925 Amencan Title Co. N/A 5S3 6Z Not eligible.
SFR-Morris
150 Yorba St House Commercial 1921 Building plaque A 3S 3CS,5S3 Individually eligible(CR,local)
Assessor via First
163 Yorba St SFR Commercial 1925 Amencan Title Co. N/A 5D1 6Z Not eligible.
Assessor via First
173 Yorba St SFR Commercial 1925 Amencan Title Co. N/A 5S3 6Z Not eligible.
Assessor via City
GIS,First Amencan
175 Yorba St SFR Commercial 1925 Title Co. N/A 5D1 6Z Not eligible.
Assessor via City
GIS,First Amencan
177 Yorba St SFR Commercial 1950 Title Co. N/A 5D1 6Z Not eligible.
Individually eligible(CR,local)-ARG
concurrence with 2018 evaluation by Daly
13631 Yorba St SFR SFR 1948 Daly&Assoc 2018 N/A N/A 3CS,5S3 &Associates.
Assessor via First
13711 Yorba St SFR SFR 1903 Amencan Title Co. B 5N 3CS,5S3 Individually eligible(CR,local)
Assessor via First
Amencan Title Co.,
14192 Yorba St SFR SFR 1904 DPR 2002 B 3S 5S3 Individually eligible(local)
Historic aerials,
Assessor via First
14302 Yorba St SFR SFR 1952 Amencan Title Co. B 3S 5S3 Individually eligible(local)
Deed via Tustin
Preservation
14332 Yorba St SFR SFR 1922 Conservancy 2017 B 3S 5S3 Individually eligible(local)
14841 Yorba St SFR Commercial 1922 ca. DPRs 1990,2002 A 3S 252,5S3 Designated(CR),Individually eligible(local)
SFR-Chambers Designated(CR),Individually eligible(CR,
14891 1 Yorba Ist House Commercial 11930 Building plaque A 13S 12S2,5S3 local)
4
Appendix E-3.Tustin Historic Resources Survey Update-Newly Identified Individual Properties
Alt
Address Dir Street Suffix Location Prop Type/Name-Original Prop Type-Current Date Date Source 2021 Eva] Notes
Assessor via
First Potentially eligible for its association with postwar residential development.Low-
American Title scale multi-family residential complex designed and constructed as apartments in
Co./Historic 1965,converted to condominiums in 1973.Additional construction of carports in
1146-1212 E 1st St MFR-'The Georgian" MFR-'The Georgian" 1965 Aerials 5S3 parking lot same year.
Potentially eligible for its association with postwar residential development.Low-
Assessor via scale ranch-style condominiums constructed by developers Richard B.Smith and
First Costa Building Corporation.Described as a"garden-apartment townhouse
American Title development."Amenities include U-shaped pool,hot swirl pool,shuffleboard,and
1157-1239 E 1st St MFR-"Broadmoor Park Homes" MFR-"Broadmoor Park Homes" 1963 Co. 5S3 common green.
Potentially eligible for its association with postwar residential development and its
distinctive Late Modern/New Formalist architectural style.Tustin Financial Plaza
Commercial-Meredith Financial (orig.Meredith Financial Center)is an office complex with multiple buildings in
17852 17th St Center Commercial-Tustin Financial Plaza 1974 Tustin News 5S3 cohesive desin.
Assessor via
First
American Title Potentially eligible for its distinctive Hollywood Regency architectural style.In Enderl
14272 Acacia Dr SFR-Hollywood Regency SFR-Hollywood Regency 1963 Co. 5S3 Gardens planned community.
Assessor via Potentially eligible for its association with postwar residential development and its
First distinctive architectural Polynesian Ranch style with designed landscape(Japanese
American Title garden including tiny Mt.Fuji).Garden has been in place since at least 1965 and
17692 Ama anset WY SFR-Polynesian Ranch SFR-Polynesian Ranch 1962 Co. 5S3 contributes to the si nificance ofthe house.
Potentially eligible for its association with 1914-1945 residential development and its
incorporation into a postwar mobile home park.Owner and citrus farmer,Donald
Griset was responsible for the subsequent construction of the Montesilla
Mobilehome Club in 1966-Donald and wife,Wyoma,moved into the property in
1953(Tustin News).
According to longtime resident Sharon Teter-'the home at 15601 S."B"St.was
owned,at one time,by Phil and Sylvia Griset and was in the middle of an orange
grove... Phil worked for Standard Oil and Sylvia worked in the Superintendent's
Office in the Tustin School District.The brothers were a part of a much larger Griset
Historic family with many branches.Their cousin,Loren Gnset,was prominent in Santa Ana,
SFR-older house within Montesilla SFR-older house within Montesilla aerials,visual serving at one time as mayor."(10.16.20)
15601 S B St Mobile Home Park Mobile Home Park 1927 ca. estimate 5S3
Realtor Potentially individually eligible for its association with postwar residential
1132-1220 Bryan Ave MFR-"Palm Gardens" MFR-"Palm Gardens" 1963 website 5S3 development.Low-scale multi-family residential complex.
Potentially individually eligible for its association with 1914-1945 residential
Realtor development.Most intact house in small(block-long)grouping of Craftsman
14111 S C St SFR-Craftsman SFR-Craftsman 1925 website 5S3 cottages,the rest ofwhich have been substantially altered.
Realtor Potentially individually eligible for its association with postwar residential
13661 Carroll Wa SFR-Contem orar Ranch SFR-Contem orar Ranch 1965 website 5S3 development and its distinctive Contem orar Ranch architectural st le.
Realtor Potentially eligible for its association with early residential development.Bann at rear
14772 1 jHolt jAve I ISFR-early I SFR-early 11900 1welbsite 15,93 of parcel contributes to the significance of the house.
Potentially eligible for its association with postwar residential development and its
Commercial-Thrifty Dairy Commercial-Kimer's Alta Dena distinctive Googie architectural style.The Thrifty Dairy building is a rare extant
1062 Irvine Blvd Dairy 1960 Tustin News 5S3 example ofthis important autombile-oriented property type.
1
Appendix E-3.Tustin Historic Resources Survey Update-Newly Identified Individual Properties
Institutional-Aldersgate United Realtor Potentially eligible for its association with postwar institutional development and its
1201 Irvine Blvd Inst-church Methodist Church 1962 website 5S3 distinctive Mid-Century Modern architectural style.
Potentially eligible for its association with postwar residential development and its
distinctive Mid-Century Modern architectural style.Office building with multiple suites,
Realtor original occupants included Jackson&Jones Law Co.and adjacent medical offices
17592 Irvine Blvd Commercial-office Commercial-office 1972 website 5S3 (Tustin News).
Potentially eligible for its artistic merit,though late in age.Mosaic of Victorian scene
by Peter LaDochy on a former Home Savings of America bank.LaDochy worked
under master artist Millard Sheets;this was the last Home Savings mosaic,and
Commercial-mosaic on Home Commercial-mosaic on Wells more generally one of the last mosaics completed by a member of Sheets'
18356 Irvine Blvd Savings Bank Fargo Bank 1991 City GIS 5S3 workshop.
A contributing element of the Cultural Resources District,noted generally but
contributor/non-contributor status not assigned to individual trees as determination of
ages and association with Sherman Stevens requires more research.Stevens had a
Visual large arboretum and aviary here in the early 20th century,and some of these trees
242 W Main St Stevens Square trees Stevens Square trees Various observation 5S3 still survive.
Potentially eligible for its association with postwar residential development.A 180-
unit garden apartment complex advertised in the Tustin News as"considerate and
modest rentals,"the Tustin Acres Apartments were converted to condimmiums in
1980.Original lead designers included:Kenneth K.Hiyashi&Group(Landscape
Architects)and Deardroff Heath Design(Model home designers),conversion driven
by property owners/developers-Citcom Corp,with Lewis Hutchins as acting
650 W Main St MFR-Tustin Acres MFR-Tustin Acres 1963 Tustin News 5S3 president.(Tustin News).
Potentially eligible for its association with postwar residential development.The
property was re-zoned for residential use in 1962,part of the city's 66-acre
uninhabited(the land was primarily used for citrus groves)Newport-McFadden
Annexation of March 17,1962.'The Bahamas"complex was constructed as"32
15712 single-story apartment units"by the Frederick's Development Corporation(Tustin
Pasadena Realtor News).A single-story building containing 4 condo units at 15712 Pasadena Ave was
17121 McFadden Ave Ave MFR-'The Bahamas" MFR-"The Bahamas" 1964 website 5S3 desro ed by a fire in 1989.
Potentially eligible for its association with postwar residential development.This
Realtor 1960s apartment complex has an unusual"honeycomb"site plan and an
1722 Mitchell Ave MFR-"Saddleback Villa" MFR-'Tustin Place" 1965 website 5S3 architecturally distinctive community building.Name changed in 1976.
Potentially eligible for its association with postwar institutional development and its
distinctive Mid-Century Modern architectural style-building is notable for its dramatic
12881 Newport Ave Inst-Tustin First Baptist Church Institutional-Grace Harbor Church 1959 Tustin News 5S3 paraboloid roof.
Assessor via
13781 Orange St SFR-Craftsman SFR-Craftsman 1920 City GIS 5S3 Potentially eligible for its association with 1914-1945 residential development.
Potentially eligible for its association with postwar residential development and its
Realtor distinctive Mid-Century Modern/Polynesian Ranch architectural style.The 54-unit
15501 Pasadena Ave MFR-'The Trinidad" MFR-'The Trinidad" 1963 website 5S3 apartment building was constructed by Southland Apartment Corp.
Assessor via
First
13162 Red Hill Ave SFR-Traditional Ranch SFR-Traditional Ranch 1955 American Title 5S3 Potentially eligible for its association with postwar residential development.
Realtor Potentially eligible for its association with postwar residential development.This
14441 Red Hill Ave MFR-"Waterstone Garden" MFR-"Waterstone Garden.. 1963 website 5S3 1960s apartment complex has an architecturally distinctive community building.
Realtor
1241 1 Sycamore Ave I SFR-Craftsman SFR-Craftsman 1915 website 5S3 Potentially eligible for its association with 1914-1945 residential development.
2
Appendix E-3.Tustin Historic Resources Survey Update-Newly Identified Individual Properties
Potentially eligible for its distinctive site plan and architecture despite later
construction date.Cohesively designed office park in industrial area,developed by
Realtor Paragon Group Inc.on 5 acres of the county's Irvine Industrial Complex(Tustin
website, News)At the time of completion the complex consisted of'three two-story
Tustin News, structures,each with loading docks."Additional structures were added in the
Orange following decade for a total of 11 one-to-two story structures by 1987(OCPW
County Public Aerials).Original occupants included:offices for Paragon Group,Davcon Inc.,The
Commercial-Warner Corporate Commercial-Warner Corporate Works Aerial Greater Irvine Credit Union,Glassrock Home Health Care,Inc.NBI,and R.B.Allen
1421-1431 Warner Ave Park Park 1982-87 Photos 5S3 Group.(Tustin News).
Potentially eligible for its association with postwar residential development.This 14-
building garden apartment complex includes neo-Tudor buildings with extensive
open space and recreational facilities.Converted in 1974 from the119-unit
Realtor Williamshire Apartments to the 98-unit Wlliamshire Condominiums by developer
15502 Williams St MFR-'The Wlliamshire" MFR-'The WIliamshire" 1967 website 5S3 Morris P noos Tustin News).
3
Appendix E-4.Tustin Historic Resources Survey Update-Newly Identified Districts and Non-Parcel Resources
Name/Description Location Date(s) Date Source 2021 Eval Notes
Potentially eligible for its association with postwar residential development.This one-
Realtor
neRealtor Website,Los block grouping of Traditional Ranch houses is a portion of a larger subdivision which
Santa Clara Estates(portion) Laurinda Way between 17th St and Anglin Ln. 1956 Angeles Times 5S3 extends outside the city limits.Developed by Bodinus Homes(LA Times).
Potentially eligible for its association with postwar residential development.A mobile
Montesilla Mobile Home Park 15601 S.B.St. 1966 Tustin News 5S3 home park developed by the Griset family on their former agricultural land.
Saddleback Mobilodge 15401 Williams St. 1966 Realtor Website 5S3 Potentially eligible for its association with postwar residential development.
Tustin Village Mobile Home Park 15352 Williams St. 1963 Tustin News 5S3 Potentially eligible for its association with postwar residential development.
Potentially eligible for its association with postwar residential development.This
complex has an interesting inward-facing site plan and was converted to
Prospect Park MFR complex 202-392 Prospect Ave. 1963 Realtor Website 5S3 condominiums by 1970(Tustin News).
Potentially eligible for its association with postwar residential development.This
planned single-family residential community was noted by Tustin News as the first
planned,park-centered community in Tustin and Orange County,consisting of 62
custom-designed homes.Eight ofthe Garden's 15 acres are part ofthe former
Enderle Estate,the property ofthe 19th century landowner Herman Enderle.
Developed by developer J.A.Nelson.Design was result of'three years of survey"of
Long Beach local homeowners.Originally open to families with older children,now a 55+
Enderle Gardens SFR district Jacaranda Ave.at Yorba St. 1963-1967 Independent 5S3 community.
Potentially eligible for its association with postwar institutional development.
Historically the site of orange groves and adjacent to the City's 1964 Red Hill and
Cryan annexation,the 4.5 acre public facility was the second park developed under
Pine Tree Park Red Hill Ave.and Bryan Ave. 1973 Tustin News 5S3 the 1971 City of Tustin Parks Improvement Bond Issue.(Tustin News).
On stand-alone median immediately west of Peppertree Potentially eligible for association with early institutional development-possibly
Pepper trees Park 1870 ca. Jordan 2003 5S3 planted in the late 19th century by Columbus Tustin.
Potentially eligible for its association with postwar residential development.This
Bounded by Walnut,Nisson,Tustin Ranch,and irrigation 1973 master planned community features mixed single-family and multi-family
Laurelwood SFR/MFR district channel 1973 HCS mutt sources 5S3 residences with intact planning features and cohesive design.
Villa Valencia Mobile Home Park 14092 Browning Ave. 1969 Realtor Website 5S3 Potentially eligible for its association with postwar residential development.
Trail-A-Way Mobile Home Park 1782 Nisson Rd. 1954 Tustin News 5S3 Potentially eligible for its association with postwar residential development.
Identified as a potential planning district.A grouping of small Craftsman cottages all
constructed between 1924 and 1926;1930 census data suggests residents were
largely agricultural workers-laborers,truck drivers,packers,foreman,mechanics,
and carpenters.(U.S.Census,1930,E.D.0089).Individual houses have seen a lot of
alterations and as a result this is recommended as a planning district ratherthan a
Craftsman SFR planning district S.C St.north of Mitchell(14000 block) 1924 Realtor Website 6L historic district.
Lockwood Park Place(now Lockwood Identified as a potential planning distnct.A 1952 neighborhood of single-family
Terrace)planning district Lockwood Park,Orangewood,and D Sts 1952 HCS(mult sources) 6L residences built for veterans and active military,among the earliest postwar
Identified as a potential planning distnct.A 1968 master planned community of single
family residences with intact planning features and cohesive design.Individual
Bounded by Red Hill,Walnut,Tustin Ranch,irrigation houses have seen a lot of alterations and as a result this is recommended as a
Tustin Meadows planning district channel(sole entrance on Sycamore from Red Hill) 1968 HCS(mult sources) 6L planning district rather than a historic district.
Potentially eligible for its association with postwar residential development.Onginal
Par ue Santiago Mobile Home Park 215 S.Prospect Ave. 1956 Tustin News 5S3 owners-John A Prescott and Mary M Prescott.
Identified as a contributor to the Cultural Resource District(if expanded)and as
potentially individually eligible for its association with 1914-1945 residential
development.Originally Hannaford Trailer Court,this is the oldest known mobile
Sutliff Trailer Park 435 W.1st St./135 Mountain View Dr. 1940 ca. Aerial photos 5S3 home park in Tustin and has served the same function for over 80 years.
1
Appendix E-5.Tustin Historic Resources Survey Update-Properties Not Recorded Due to Lack of Integrity,Significance,or Visibility
Address Dir Street Suffix Alt Location Property Type Date Notes
Community member recommended examination of the Larwin Square shopping
center,completed 1961.Field check and research found the property does not
Commercial-- retain sufficient integrity to convey its association with postwar commercial
630 E 1st St Larwin Square 1961 development:substantial alterations to complex.
Another large block with deep lots.Parcel at center of block(may once have
Parcel with no been part of 655 and 665 W.3rd St.)contains very large mature trees but is not
address behind visible from the public right ofway,and visibility not good enough on aerial photos
225 Myrtle Ave 225-245 Myrtle N/A to tell if any resources are present.
Recommended by community member as early Taco Bell,now vacant.Used as a
location in the film Once Upon A Time in Hollywood.Research found it was very
late in history of Taco Bell franchise,after it expanded nationally,so it has no
strong association with early establishment/expansion of regional chain,and is
14232 Newport Ave Commercial 1971 not a significant example of postwar commercial development.
House now part of Unity of Tustin church campus.DPR 2002 recommended this
3S(NR eligible).City GIS data indicates this is just outside of the city limits,so it
14402 Prospect Ave SFR 1892 was not within the scope of this survey.
Community member recommended property as example of postwar schools.
Jeane Thorman Elementary and A.G.Currie Intermediate constructed on the site
ofthe former Red Hill-Sycamore elementary and intermediate school complex in
1972-73.Field check and research found the property does not retain sufficient
Inst-A.G. integnty to convey its association with patterns of postwar institutional
Curne MS and development:multiple new buildings added,changing campus plan,plus
1402 1 ISycamore Ave Thorman ES. 1973 substantial alterations to original buildings.
Large block with no thru-streets-deep lots here with potential for remnants of
older occupations at the interior,including small farmworker houses,ancillary
Residential buildings,groves/trees.Not visible from the public right ofway,and visibility not
Bounded by B,6th,Pacific,and Main block N/A good enough on aerial photos to tell if any resources are present.
Community member noted possibility oftwo tiny farmworker houses set way
SFRs back.Not visible from the public right ofway,and visibility not good enough on
N B St btw 1 stand Irvine (possible) N/A aerial photos to tell if any resources are present
Off SW corner of Red Hill and Irvine:
Garland Ave,Woodlawn Ave,Olwyn Dr Cliff May Ranch Homes development constructed by George Holstein&Sons.
and multiple cul de sacs(subdivision Field check and research found the development does not retain sufficient
continues on other side of Red Hill but SFR integrity to convey its association with May or with patterns of postwar residential
this portion is outside City of Tustin) subdivision 1954 development:numerous alterations to individual properties within the subdivision.
Cliff May development(unknown builder).Field check and research found the
Off NW corner of Browning and EI development does not retain sufficient integrity to convey its association with May
Camino:Jan Marie PI,Karen Way,Sierra SFR or with patterns of postwar residential development:numerous alterations to
Vista Dr subdivision 1955 ca. individual properties within the subdivision.
Historically a SAVI irrigation ditch lined with eucalyptus and cypress,now part of
channelized drainage system.Field check and research showed it was too
[1AVI irrigation altered to convey historic character-incorporated into modern system,muchS of 17th btw Yorba and Tustin itch 1900 ca. enlarged and altered,trees not evident.
1
ATTACHMENT D
PLANNING COMMISSION MINUTES, AUGUST 10, 2021
DocuSign Envelope ID: B5CAF058-B039-4A46-90F3-91AOA042D9B2
MINUTES
VIDEO CONFERENCING
TUSTIN PLANNING COMMISSION
MEETING
AUGUST 10, 2021
6:04 p.m. CALL TO ORDER: 6:00 P.M.
Given. INVOCATION: Reverend Ken Suhr, Aldersgate United Methodist Church
All present. ROLL CALL: Chair Mason
Chair Pro Tem Kozak
Commissioners Chu, Higuchi, and Mello
None. PUBLIC CONCERNS:
CONSENT CALENDAR:
Approved the 1. APPROVAL OF MINUTES —JULY 27, 2021
Minutes of the July
27, 2021 Planning
Commission
meeting.
RECOMMENDATION:
That the Planning Commission approve the Minutes of the July 27,
2021 Planning Commission meeting, as provided.
Motion: It was moved by Kozak, seconded by Mello, to approve the Minutes of the
July 27, 2021 Planning Commission meeting. Motion carried: 5-0.
None. PUBLIC HEARING ITEMS.
REGULAR BUSINESS:
Adopted the 2021 2. 2021 CITYWIDE HISTORIC RESOURCES SURVEY UPDATE
City of Tustin HRS REPORT
Update Report and
authorized the
Community
Development
Director to make
minor
modifications to
the final survey
report and forward
the report to the
City Council.
Minutes—Planning Commission August 10,2021 —Page 1 of 8
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The City's Historic Resources Survey (HRS) was originally
prepared in 1990 and was last updated in 2003. The survey update
is being prepared with the assistance of Architectural Resources
Group (ARG), a consulting firm with extensive preservation
planning experience. The Survey is now complete, subject to
minor modifications, and includes a historic context statement and
survey findings.
RECOMMENDATION:
Staff recommends that the Planning Commission, acting as the
HCRA, adopt the 2021 City of Tustin Citywide Historic Resources
Survey Update Report and authorize the Community Development
Director to make minor modifications to the final survey report and
forward the report to the City Council.
Dove Presentation given.
Mello Mello asked what resources ARG utilized regarding the historical context
statement. He also asked if more outreach to the community will be
conducted.
Mary Ringhoff In response to Mello's question, Ms. Mary Ringhoff, ARG, stated the
following, in general: resources included the previous surveys (i.e. Carol
Jordan, columns from the Historical Society and Tustin Preservation
Conservancy, secondary sources); several dates came from First American
Title Company online database, Orange County GIS Data, including historic
aerial photographs, historic photographs through the Orange County
Archives, members of the community and all of the newspaper articles found
via Newspapers.com; per the outreach, there is one (1) individual they are
still trying to obtain information from but overall, ARG is complete with their
outreach; and due to COVID-19, could not meet community members in-
person.
Higuchi Higuchi's questions/concerns generally included: if the report moves forward
to the City Council, what action would they be taking? ARG outlined
recommended next steps — what would those next steps be if the report is
adopted? Per the recommended action — ARG is recommending that the
City amend the ordinance to reduce the number of eligibility criteria -would
that be further detailed in the revised report or is there any further information
with the criteria we would be losing?
Willkom Per Willkom, if the report goes forward to the City Council, they will receive
and file the report. She reminded the Commission that staff is not asking the
City Council to adopt or designate any of the historic resources, it is just a
survey inventory for City staff to use and for the public and property owners
to utilize when they are proposing any improvements to their homes. If the
Commission adopts the survey, what is left for City staff to do is for ARG to
Minutes—Planning Commission August 10,2021 —Page 2 of 8
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Willkom refine the survey then complete the DPR Forms which will have each of the
historic resources' detailed information (i.e. the significance of the resources,
character defining features, classification, category the historic resource
qualifies under, and other detailed information that is required for CLGs).
Then, City staff will upload the database to the City's website for the public
to access. The GIS map will be connected to the database as well. With the
completion of the survey, there may be some resources that will be dropped
off from the survey inventory and some that would be added.
Chu Chu asked staff if this survey overview would count towards the HCRA
training hours.
Willkom Willkom confirmed this survey overview does count towards the HCRA
training hours.
Kozak Kozak commended ARG and Dove for their hard work on this item. Very
thorough update of the historic resources survey. Kozak was in support of
the recommended action.
Mason Mason also commended staff and ARG for all of their hard work on this
historic resources survey. She requested the Planning Commission receive
a copy of what is sent to the City Council upon completion.
Hurtado Hurtado confirmed no public comments received.
Higuchi Higuchi expressed the importance and seriousness of historic and cultural
resources. His comments generally included: would like the Commission to
be very cognizant and aware when deciding to adopt the survey, it could be
taken out of context and used for other projects; with respect to Tustin, the
pillars of historic Tustin listing agricultural roots (i.e. Cox's Market &Arvida's
Book Store, and Old Town, MCAS); the survey potentially identifies multiple
historic resources (i.e. Tustin Meadows and the adjoining properties such as
the mobile home parks); how are they potentially a historic resource?; mobile
home parks are aesthetically unpleasing, although he was in support of
preserving them for affordable housing; did not understand the need to
designate every mobile home park or manufactured housing park as
potentially historic; he did not see how they contribute to the history in Tustin;
and Higuchi requested the opportunity to continue the item to the next
meeting in order to allow more time to review the item.
Daudt Since Higuchi asked for the opportunity to make a motion to continue the
item, Daudt asked the Commission if there was a second on that motion then
the Commission would take a vote or discuss the matter. Depending on the
outcome of the vote, the Commission can entertain additional motions or that
can be the final vote on the matter.
Minutes—Planning Commission August 10,2021 —Page 3 of 8
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Mason Mason invited the other Commissioners to comment on Higuchi's proposal
and/or give him the opportunity to make a motion.
Willkom Willkom asked Mason if she would like staff to address Higuchi's
comments/concerns. Mason affirmed.
Mary Ringhoff In response to Higuchi's concerns with the mobile home parks being
included in the survey, Ringhoff stated the following, in general: there was a
revision ARG made to the findings after the July revision due to a
conversation with the City where it was decided that any newly identified
properties (i.e. mobile home parks) would be given a 7R Status code which
means identified in reconnaissance survey but not evaluated; these are
properties flagged for the future research, but they are not being called
eligible at this point; the reason why ARG identified the mobile home parks
is because in the research/analysis ARG conducted, they found that the
mobile home parks were actually pretty important in the post-war residential
development history in Tustin; this is when the population was growing
rapidly, the groves were becoming residential subdivisions but there still was
not enough housing for people; the reason why the City had to put together
this ordinance to restrict mobile home parks was because they were popping
up everywhere because people needed a place to live and everyone wanted
to live in Tustin; at this point, they are unevaluated and they are being
flagged; in the future, if somebody does more research on these properties,
they may find that mobile home parks are eligible, or they may find they are
not; ARG is confident the Sutliff Trailer Park is eligible, which was originally
the Hannaford Trailer Park located on West First Street and was established
in the 1940's before the end of World War II; Tustin Meadows was not
recommended as a potential historic district, but as a Planning District which
carries no weight, in terms of CEQA, or any other kind of compliance; it is a
way for ARG to tell the Planning Department "this is an area that is very
consistent", in terms of property types (i.e. scale of the building, general
setbacks, planning features, etc.) and to alert the Community Development
Department that this is an area that is a very distinctive place, not necessarily
historic, but to keep in mind for future planning.
Higuchi Higuchi asked if the homes in Tustin Meadows are subject to CC&R's or
HOA.
Mello Mello is a resident of Tustin Meadows and he confirmed there are CC&R's
and an HOA in Tustin Meadows. He was not aware of what it meant to be
an eligible property or a planned community. If designated as a planned
community will there be any impact to the HOA and would the HOA go to the
City for any changes to maintenance updates (i.e. light fixture changes, brick
veneers to the exterior of the community)? All properties being considered
as eligible properties, would there be a follow up investigation or further
public outreach?
Minutes—Planning Commission August 10,2021 —Page 4 of 8
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Willkom In response to Mello's comments, Willkom stated the following, in general:
any exterior improvements will need to go through the Planning Division to
review the proposed improvements for compatibility with the character or
style of the building; regardless of whether the property has historic value or
designation, included in the survey or not; with respect to Tustin Meadows,
the survey does not designate any of the properties within Tustin Meadows
as historic; as far as the Planning District, it is not being suggested for the
Commission to adopt the area as a Planning District at this time, this is just
to alert staff and the community of the nature of the area; Tustin Meadows is
the first Irvine Company project, the first master planned community in
Orange County; if there is an interest to include Tustin Meadows as a historic
district or Planning District, there would need to be additional studies and
analysis; then staff would need to bring the item to the Commission for
consideration and potentially adoption; the resources and areas that ARG
has studied were all recommendations for inclusion within the survey update;
at this time staff is not proposing for the Commission to officially designate
any of the identified properties as historic resources; what is being asked of
the Commission is to adopt the survey inventory; and any designation will
need to be done separately or any adoption or expansion of the historic
district would be a separate action.
Mason Mason's questions to Willkom generally included: to confirm that this item is
a survey of all of the properties in the designated area; when staff says the
property is eligible, it does not change any process and/or procedure that
would occur when it comes to preservation in the areas identified; if further
research is needed to be done with Tustin Meadows, would that hinder the
Commission adopting this survey or is that something that would be a
separate work stream following the adoption of the survey; and the last
survey was done in 2003 -what was the reason for the large gap of time?
Willkom Willkom's response to Mason's questions generally included: when a
property is identified as eligible for State or Federal designation, that means
that potentially the property owner could file with the State or Federal offices
to designate their property as a landmark; at this time, the Tustin Meadows
is identified only as a potential Planning District; the adoption of the survey
is not going to designate Tustin Meadows as a Planning District or any of the
properties within it as a Historic Resource; and the reason for the large gap
between surveys is due to the cost and not being successful with obtaining
grants.
Daudt Daudt agreed with Willkom's assessment. The approval of the survey does
not do anything to change the characteristic of the neighborhood, in terms of
a planning approach or historical designation. That would require a separate
route of approvals by the City.
Minutes—Planning Commission August 10,2021 —Page 5 of 8
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Chu Chu agreed with staff that adopting the survey would not change the status
of the properties. She reiterated that the Community Development Director
has the ability to make minor changes to the survey and staff and ARG are
not completely done with the survey. Chu was ready to move forward with
the adoption of the survey.
Higuchi Higuchi asked Ms. Ringhoff about Appendix C (Master Findings Map)within
the report and the three (3) color identifications. He asked about Ms.
Ringhoff's comment earlier stating that the report would be revised to
designate the mobile home parks as a further study category. Will the
Historic Resources Master Findings Map be updated as well? With respect
to identification of Tustin Meadows as a Planning District, he asked for an
example locally where a historic survey identified an area as a Planning
District and what came of that? Higuchi also asked Ms. Ringhoff about any
recent surveys identifying post-war subdivisions as potentially eligible or as
areas that need further study. He asked staff about the history of Tustin
Meadows being identified as a master planned community. Higuchi asked
for clarification: the plan is to amend Appendix C (Master Findings Map). If
so, he suggested the Commission should wait to adopt the survey.
Ms. Ringhoff [The Master Finds Map] does not just identify the mobile home parks but all
of the newly identified properties (both individual and districts) which were
identified in the reconnaissance survey and that were not identified in 1990
or 2003 surveys. All of those get the unevaluated code and are
recommended for further study and they are all on the findings map as newly
identified properties. At the request of the City, ARG will be making the
revisions by assigning different color codes to districts versus individual
properties. Several of ARG's city-wide surveys elsewhere have
recommended areas for special consideration in planning. For example,
Redlands conducted a context statement only, not a survey. ARG has done
surveys in San Marino and Los Angeles where they have recommended
areas as Planning Districts. Typically, the historic research finds they are
historically significant but they do not retain sufficient physical integrity to
convey that significance or to convey their association with historic events or
patterns of development. Some cities create an overlay zone or a specific
plan to address future development in those areas. ARG did identify nine
(9)or ten (10) potential historic districts, but as they are newly identified, they
are considered unevaluated. This was a big difference between this survey
and the previous survey. ARG was looking at everything up to 1976 to
capture the post-war development.
1St Motion: It was moved by Higuchi, seconded by Mello, to continue the item to the next
meeting. Motion failed 2-3. Chu, Kozak and Mason dissented.
Kozak Kozak asked that there be a review and better understanding of the Planning
Districts and bring back to the Commission for consideration.
Minutes—Planning Commission August 10,2021 —Page 6 of 8
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Willkom Willkom clarified Kozak's intention, in that, only if the area is being proposed
to be adopted as a Planning District, then staff would need to bring the item
back to the Planning Commission.
Daudt Daudt understood the motion to approve staff's recommendation and adopt
the survey, but there is the direction embedded in the Commission's action
which is to return to the Planning Commission with information concerning
the Planning Districts once the report goes to the City Council. If the
Commission does want to communicate with the City Council, in terms of
reporting actions, he asked the Commissioners to identify they are speaking
on behalf of themselves, either as a resident of Tustin, or as an individual
member of the Planning Commission rather than a representative to speak
on behalf of the majority of the Planning Commission when they do go before
the City Council.
Willkom Willkom's point of clarification was, any of the recommendations for potential
historic district expansion or designation of a planning district could not be
acted on without the Planning Commission's separate consideration.
Willkom reiterated that the item before the Commission is a survey inventory
of potential historic resources. There is no designation included in the survey
if the Commission is to adopt the item. There is no expansion of the district.
There is no designation of the planning district in any shape or form proposed
with the adoption of the survey.
2nd Motion: It was moved by Chu, seconded by Mason, to adopt the 2021 City of Tustin
City-wide Historic Resources Survey Update Report and authorize the
Community Development Director to make minor modifications to the final
survey report and forward the report to the City Council. Motion carried 4-1.
Higuchi dissented.
STAFF CONCERNS:
Willkom Willkom reminded the Commission of the Chili Cook-Off on August 15, 2021
from 11:00 a.m. —6:00 p.m.
COMMISSION CONCERNS:
Mello Mello had no concerns.
Higuchi See you at the Cook-off!
Chu Chu thanked staff for tonight's meeting/training. She completed the six (6)
hours of HCRA training!
Kozak Many thanks to staff and consultants for the work and report. This is an
important step in moving forward with Tustin's history. Kozak attended the
July 28, 2021 Concerts in the Park (Queen Nation). Looking forward to the
37th Annual Street Fair and Chili Cook-off in Old Town and traffic signal
Minutes—Planning Commission August 10,2021 —Page 7 of 8
DocuSign Envelope ID: B5CAF058-B039-4A46-90F3-91AOA042D9B2
Kozak cabinet wrap on Red Hill Avenue. Additional cabinet wrap sponsorships can
be arranged by calling (714) 573-3326.
Mason Mason commended the great survey that was completed. A lot of difficult
decisions ahead of this community, but this is a great start on where we go
from here! Thanks to ARG and staff.
7:30 p.m. ADJOURNMENT:
The next regular meeting of the Planning Commission is scheduled for
Tuesday, August 24, 2021.
D/o/pc_u-Signedby-
AMY MASON
DocuSigned by: Chairperson
uu -. O��
ED45DA2623B54A5...
JUSTINA L. WILLKOM
Planning Commission Secretary
Minutes—Planning Commission August 10,2021 —Page 8 of 8