Coronado City Council
August 15, 2023

3 Section 4. EXECUTIVE AND EXEMPT CLASSIFICATIONS
A. Unclassified/EXECUTIVE Classifications
The following classifications are Unclassified/EXECUTIVE (FLSA Exempt):

Assistant City Manager
City Clerk
City Engineer
City Manager
All Department Directors
B. Classified/EXEMPT Classifications
The following full-time classifications are Classified/FLSA Exempt:

Accountant
Assistant to the City Manager Library Services Analyst
Assistant Director of Public Services & Engineering Management Analyst Associate Architect Police Captain
Aquatics Supervisor Police Community Relations Coordinator Associate Engineer Police Lieutenant
Associate Planner Police Support Services Manager
Beach Lifeguard Captain Principal Architect
Building Official Principal Engineer
Communications and Engagement Officer Principal Librarian Finance Manager Principal Planner
Fire Division Chief Public Services Administration Supvsr/Mngr Emergency Management Coordinator Public Services Supervisor Golf Superintendent Recreation Services Supervisor
Human Resources Manager Senior Librarian
Human Resources Analyst Senior Management Analyst
Information Technology Manager Senior Planner
Senior Human Resources Analyst
Section 5. CLASSIFICATIONS REPRESENTED BY EMPLOYEE ASSOCIATIONS (listed by Association)
A. The following classifications are represented by the AMERICAN FEDERATION OF STATE, COUNTY AND MUNICIPAL EMPLOYEES LOCAL 127
(AFSCME):

Electrician Mechanic I
Engineering Technician II Mechanic II
Heavy Equipment Operator Motor Sweeper Operator
Attachment 2
Exhibit A
City of Coronado Page 141
Personnel Authorization and Compensation Plan
Sections 4 through 30
Fiscal Year 2023-24
August 15, 2023

3 Lead Maintenance Worker Special Equipment Mechanic I
Lead Pump Mechanic Special Equipment Mechanic II
Maintenance Worker I Tree Trimmer
Maintenance Worker II Utility Systems Operator I
Maintenance Worker III Utility Systems Operator II
Master Mechanic Utility Systems Operator III
B. The following classifications are represented by the CORONADO FIREFIGHTERS’ ASSOCIATION (CFA):

Firefighter Firefighter/Paramedic
Fire Captain Fire Engineer
C. The following classifications are represented by the CORONADO POLICE OFFICERS’ ASSOCIATION (CPOA):

Evidence & Property Technician Police Officer
Police Corporal Police Sergeant
Police Dispatcher Police Services Officer I
Police Dispatch Supervisor Police Services Officer II
Section 6. SELF-REPRESENTED CLASSIFICATIONS
SELF-REPRESENTED classifications are those regular full time and regular part-time positions (defined as employees who work a fixed schedule greater than twenty (20) hours but fewer than forty (40) hours per week and identified in the Annual Budget as regular part-time), which are not classified as Executive and are not represented by an Association.

The following classifications are SELF-REPRESENTED:

Accountant Information Technology Network Admin I
Accounting Technician I Information Technology Network Admin II Accounting Technician II (Payroll) Information Technology Technician Administrative Secretary Librarian II
Aquatics Coordinator Library Assistant II
Aquatics Supervisor Library Assistant III
Assistant Director of Public Services & Eng Library Services Analyst Assistant Engineer Library Technician
Assistant Planner Management Analyst
Assistant to the City Manager Management Assistant
Associate Architect Office Assistant I
Associate Engineer Office Assistant II
Associate Human Resources Analyst Office Specialist
Associate Planner Payroll Specialist
Beach Lifeguard Police Captain
Attachment 2
Exhibit A
City of Coronado Page 142
Personnel Authorization and Compensation Plan
Sections 4 through 30
Fiscal Year 2023-24
August 15, 2023

3 Beach Lifeguard Captain Police Com. Relations Coord.

Beach Lifeguard Sergeant Police Lieutenant
Building Inspector I Police Officer Recruit
Building Inspector II Police Records Specialist
Building Official Police Support Services Manager
Communications and Engagement Officer Principal Architect Community Development Technician Principal Engineer
Department Administrative Assistant Principal Librarian Department Administrative Coordinator Principal Planner Deputy City Clerk Public Services Administration Supvsr/Mngr Executive Assistant to the Police Chief Public Services Supervisor Finance Manager Public Services Technician
Fire Division Chief Recreation Coordinator
Fire Prevention Aide Recreation Services Supervisor
Golf Superintendent Secretary to the City Manager
Human Resources Analyst Senior Human Resources Analyst
Human Resources Manager Senior Librarian
Human Resources Technician Senior Management Analyst
Information Technology Manager Senior Planner
Section 7. TEMPORARY PART-TIME AND SEASONAL CLASSIFICATIONS (Non-Benefited) A. TEMPORARY PART-TIME AND SEASONAL positions do not work regularly scheduled hours. These positions are non-regular, do not accrue benefits, and are exempt from provisions of the Civil Service Rules per Civil Service Rule II:

Classification of Positions, Section 4, Page 4.

B. The following classifications and/or any other classifications listed in Section 3, Section 4, Section 5 and Section 6 may be utilized when hiring TEMPORARY PART-TIME positions:

Administrative Intern Lifeguard Assistant (Beach)
Aquatics Instructor Pool Lifeguard
Beach Lifeguard Pool Lifeguard (Lead)
Beach Lifeguard Trainee Recreation Assistant
Librarian I Recreation Leader
Library Assistant I Recreation Specialist
Library Monitor Seasonal Maintenance Assistant I
Library Page Seasonal Maintenance Assistant II
C. The salary range steps for the following classifications will keep pace with the established California minimum wage rate. The California minimum wage may change after the publication of the Personnel Authorization and Compensation Plan Attachment 2
Exhibit A
City of Coronado Page 143
Personnel Authorization and Compensation Plan
Sections 4 through 30
Fiscal Year 2023-24
August 15, 2023

3 and any steps below the minimum wage for all TEMPORARY PART-TIMEAND SEASONAL classifications will be adjusted accordingly on the next revision.

Beach Lifeguard Trainee
Library Page
Lifeguard Assistant (Beach)
Pool Lifeguard
Recreation Assistant
Section 8. EXCEEDING AUTHORIZED NUMBER OF POSITIONS FOR A CLASSIFICATION Departments shall be allowed to exceed the authorized number of positions in a classification for up to two (2) weeks to enable an employee who is vacating a position to participate in the training of his/her replacement. Longer periods of overlap may be approved by the City Council.

Section 9. SALARIES
A. All employees, except City Manager and Unclassified Executive employees, shall receive salaries as shown in Section 1.

B. The salaries for all Unclassified Executive Employees are set by the City Manager within the salary bands as shown in Section 2A.

C. The City Manager’s salary is set by the City Council and is shown in Section 2A.

Section 10. RETIREMENT
A. BENEFIT FORMULAS

1. The City shall provide retirement benefits through the California Public Employee Retirement System (CalPERS) to all classified regular full-time and part-time and all unclassified EXECUTIVE employees.

2. For all public safety employees (sworn police and fire positions) hired prior to January 1, 2013, and for all public safety employees that meet the definition of a “classic” member as determined by CalPERS, the City will provide the “3% at 50” retirement benefit formula.

In compliance with the Public Employee Pension Reform Act of 2012, for all public safety employees (sworn police and fire positions) hired after January 1, 2013, who do not meet the CalPERS definition of a “classic” member, the City will provide the “2.7% at 57” retirement benefit formula.

3. For all miscellaneous, non-safety (non-sworn) employees hired prior to January 1, 2013, and for all miscellaneous, non-safety employees that meet the definition of a “classic” member as determined by CalPERS, the City will provide the “3% at 60” retirement benefit formula.

Attachment 2
Exhibit A
City of Coronado Page 144
Personnel Authorization and Compensation Plan
Sections 4 through 30
Fiscal Year 2023-24
August 15, 2023

3 In compliance with the Public Employee Pension Reform Act of 2012, for all miscellaneous, non-safety (non-sworn) employees hired after January 1, 2013, who do not meet the CalPERS definition of a “classic” member, the City will provide the “2% at 62” retirement benefit formula.

B. EMPLOYEE MEMBER CONTRIBUTION

1. All City employees shall be responsible for paying their respective required CalPERS member contribution. For employees who are not classified as “classic” members, the CalPERS member contribution will be determined annually based upon the CalPERS actuarial.

2. Effective July 6, 2019, the CalPERS contribution rate for all classic miscellaneous, non-safety members will be 9.5% (previously 8%), and 10.5% for all classic safety members (previously 9%). The formula for new members, enrolled in CalPERS on or after January 1, 2013, is 2% at 62 with a required employee contribution of 7.50%.

C. EMPLOYER CONTRIBUTION (ALL CATEGORIES)
The City will pay the actuarially determined CalPERS employer contribution for all regular positions.

Section 11. LEAVE
A. ADMINISTRATIVE LEAVE

1. Administrative Leave is in lieu of overtime and compensatory time as authorized by the City Manager.

2. Unclassified EXECUTIVE positions and those classified as FLSA/EXEMPT POLICE CAPTAIN shall receive eighty (80) hours of Administrative Leave.

3. Those positions classified FLSA/EXEMPT, excluding FIRE DIVISION CHIEFS, shall receive sixty (60) hours of Administrative Leave.

4. Administrative Leave is accrued on July l and is to be used in the fiscal year in which it is earned in accordance with Civil Service Rule VI, Holidays and Leaves, Section 17. It has no cash value. Unused Administrative Leave shall expire on June 30.

5. Eligible employees hired after July 1 of a fiscal year will receive a pro-rated credit.

B. ANNUAL LEAVE (in lieu of sick leave and vacation)

1. All SELF-REPRESENTED employees, shall accrue annual leave on a biweekly basis as follows (which includes both employment with Coronado and lateral Attachment 2
Exhibit A
City of Coronado Page 145
Personnel Authorization and Compensation Plan
Sections 4 through 30
Fiscal Year 2023-24
August 15, 2023

3 service credit, as applicable):

LEAVE ACCRUAL TIER
(YEARS OF SERVICE)

HOURS PER
YEAR
0 – 5 144
>5 – 10 192
>10 – 20 216
>20 232
Maximum accumulation is 480 hours.

Employees working a 56-hour work week shall earn annual leave based upon the hours per year shown above but converted by a multiplier of 1.4.

2. Effective July 1, 2018, POLICE LIEUTENANT and POLICE CAPTAIN classifications, similar to sworn law enforcement employees represented by the CORONADO POLICE OFFICERS’ ASSOCIATION will receive annual leave accruals based on years of full-time sworn law enforcement experience including service time spent with other agencies.

3. SELF-REPRESENTED NON-EXEMPT and EXEMPT EMPLOYEES may convert the following annual leave to cash each fiscal year based on their leave accrual tier (which includes both employment with Coronado and lateral service credit, as applicable) :

MAX CONVERSION (HOURS)

LEAVE ACCRUAL TIER
(YEARS OF SERVICE)

SELF REPRESENTED

NON-EXEMPT

EMPLOYEES

SELF REPRESENTED

EXEMPT EMPLOYEES
0 - 5 40 80
>5 - 10 80 80
>10 - 20 120 120
>20 120 120
The City Manager may convert up to one-hundred and twenty (120) hours of annual leave to cash each fiscal year.

4. Unclassified EXECUTIVES shall accrue annual leave on a biweekly basis as follows:

YEARS HOURS PER YEAR
0 – 5 184
6+ 224
Maximum accumulation is 480 hours.

5. SELF-REPRESENTED and unclassified EXECUTIVE employees are eligible to receive Lateral Service Credit. Benefitted full and part-time employees hired Attachment 2
Exhibit A
City of Coronado Page 146
Personnel Authorization and Compensation Plan
Sections 4 through 30
Fiscal Year 2023-24
August 15, 2023

3 with prior public sector experience may receive credit for prior service through annual leave accrual rates for their years of service with other public agencies.

Public sector experience is defined as employment in a city, county, state, federal government, or special district. This does not include military service time. Prior service applies to benefitted full-time and part-time regular positions. Employees must submit proof of prior service time within 30 days of appointment for time to be recognized. New leave accruals will be effective the pay period following the date of prior service documentation submission.

6. Refer to respective MOUs for specific details on AFSCME, CPOA, and CFA Leave.

C. SICK LEAVE

1. Temporary Part-Time and Seasonal Employees employed on or after July 1, 2015 and who work for 30 or more days within a year, and who do not accrue other paid leaves, will accrue paid sick leave in compliance with the Healthy Workplace, Healthy Families Act of 2014. Leave will accrue at a rate of one hour for every 30 hours worked beginning on the first day of employment or July 1, 2015, whichever is later. Subject to limitations, a Temporary Part-Time or Seasonal employee may use sick leave only after the 90th day of employment and up to 24 hours in one calendar year. Upon separation of employment or appointment to a probationary/permanent position, any unused sick leave will be cashed out at the current rate of pay.

2. Refer to respective CFA MOU for specific details on Sick Leave.

D. BEREAVEMENT LEAVE

1. Unclassified EXECUTIVE and SELF-REPRESENTED employees, shall receive up to five (5) work days of leave without loss of base pay or deductions from other leave balances in order to attend customary obligations arising from the death of a relative who is a member of employee’s immediate family.

2. The “immediate family” shall be defined as: spouse, domestic partner, child, parent, sibling, grandparent, grandchild; the aforementioned either natural, legally adopted, step or in-law, or any person over which the employee acts as legal guardian; or similar relationships as determined by the City Manager or designee.

Section 12. HEALTH/CAFETERIA BENEFIT PLAN
A. The annual allotment for calendar year 2022 and 2023 for Health/Cafeteria Benefit Plan for SELF-REPRESENTED employees, employees represented by the CORONADO FIREFIGHTERS’ ASSOCIATION, CORONADO POLICE
OFFICERS’ ASSOCIATION, and the AMERICAN FEDERATION OF STATE, COUNTY AND MUNICIPAL EMPLOYEES LOCAL 127 shall be as follows:

Attachment 2
Exhibit A
City of Coronado Page 147
Personnel Authorization and Compensation Plan
Sections 4 through 30
Fiscal Year 2023-24
August 15, 2023

3 January 1 – December 31, 2022: $1,682/month
January 1 – December 31, 2023: $1,825/month
B. The annual allotment for Health/Cafeteria Benefit Plan for EXECUTIVE employees shall be as follows:

January 1 – December 31, 2022: $1,908/month
January 1 – December 31, 2023: $2,070/month
C. The annual allotment for Health/Cafeteria Benefit Plan for retired employees participating in CalPERS health plans shall be as follows:

January 1 – December 31, 2022: $149/month
January 1 – December 31, 2023: $151/month
D. The Health/Cafeteria Benefit Plan allotment is pro-rated on a calendar year basis.

Section 13. TUITION REIMBURSEMENT
A. SELF-REPRESENTED and unclassified EXECUTIVE employees are eligible to receive $2,000 per year for both college classes leading to a degree and non-graded classes or short-term seminars that benefit the employee in the performance of city work upon written verification of satisfactory course work completion, per Administrative Procedure 131. Additionally, SELF-REPRESENTED and unclassified EXECUTIVE employees are able to utilize this benefit for student loan. Reimbursement may be requested, up to the annual maximum as specified in the approved salary resolution, for any eligible unreimbursed expenses incurred on or after July 1st of current fiscal year.

B. Refer to respective MOUs for specific details on AFSCME, CPOA, and CFA Tuition Reimbursement.

Section 14. HOLIDAYS
A. Unclassified EXECUTIVE and SELF-REPRESENTED employees, excluding FIRE DIVISION CHIEFS, receive eleven (11) paid holidays per year.

B. Unclassified EXECUTIVE and SELF-REPRESENTED employees, excluding FIRE DIVISION CHIEFS, are given twenty-seven (27) hours credit on July 1 of each year for Lincoln’s Birthday, Caesar Chavez’ Birthday and Juneteenth to be used as FLOATING HOLIDAYS. In order to accrue this time, an employee must be employed by the City within the pay period including July 1 of the fiscal year.

C. FIRE DIVISION CHIEFS are given eleven and one-quarter (33.75) hours credit on July 1 of each year in recognition of Lincoln’s Birthday, Caesar Chavez’ Birthday and Juneteenth to be used as a FLOATING HOLIDAY. In order to accrue this time, an employee must be employed by the City within the pay period including July 1 of the fiscal year.

Attachment 2
Exhibit A
City of Coronado Page 148
Personnel Authorization and Compensation Plan
Sections 4 through 30
Fiscal Year 2023-24
August 15, 2023

3 D. FIRE DIVISION CHIEFS who are assigned to and work on a twenty-four (24) hour shift basis shall be paid a holiday premium of ½ their regular rate of pay for all hours worked on a holiday.

E. Unclassified EXECUTIVE and SELF-REPRESENTED employees, excluding FIRE DIVISION CHIEFS, whose normal day off falls on a holiday will receive a FLOATING HOLIDAY, equivalent to an employee’s regular work hours, added to their leave bank in lieu of time off. If a non- exempt employee is required to work on a holiday, time worked will be paid at the rate of one and one-half times the forty (40) hour work week rate.

F. All FLOATING HOLIDAY leave time must be used in the fiscal year in which it is accrued. Employees who terminate on or before June 30 will be paid straighttime for every hour of unused floating holiday leave time.

G. Refer to respective MOUs for specific details on AFSCME, CPOA, and CFA Holidays.

Section 15. OVERTIME
A. All earned overtime shall be payable in overtime wages or Compensatory Time Off (CTO), except as limited by FLSA and on CTO accrual and usage limits described below.

B. The City has established a twenty-eight (28) day, 212 hour work period for FIRE DIVISION CHIEFS. Any hours worked in excess of this schedule shall be paid at straight-time. DIVISION CHIEFS will be compensated portal to portal when assigned to strike team or pre-positioned emergency response, consistent with other fire personnel and where the City is reimbursed for its participation.

C. Any non-exempt SELF-REPRESENTED employees shall receive one and one-half times the regular rate of pay for overtime worked in excess of 40 hours in a week.

During any work cycle in which an employee has paid annual leave, comp time off, scheduled holiday, or floating holiday, said leave hours will be counted as work hours for the purpose of calculating entitlement to overtime during any work cycle.

D. Refer to respective MOUs for specific details on AFSCME, CPOA, and CFA Overtime and CTO as applicable.

Section 16. USE AND ACCRUAL OF COMPENSATORY TIME
A. SELF-REPRESENTED employees may not accumulate in excess of two hundred and forty (240) hours of compensatory time.

B. Prior to an appointment to a position in an EXEMPT classification, a non-exempt employee shall be paid for any accrued compensatory time earned.

Attachment 2
Exhibit A
City of Coronado Page 149
Personnel Authorization and Compensation Plan
Sections 4 through 30
Fiscal Year 2023-24
August 15, 2023

3 Section 17. LEAD LIFEGUARD ASSIGNMENT
Employees in the Pool Lifeguard classification who have been designated as the on-duty Lead Pool Lifeguard shall be assigned to the Aquatics Instructor/Lead Pool Lifeguard classification for the hours worked in this assignment.

Section 18. BILINGUAL PAY
A. Bilingual pay will be provided to employees in administrative classifications that are required to use bilingual skills to meet the needs of the public. Bilingual skills must be used in the course of work and approved by the appointing authority. In order to receive bilingual pay, employees must successfully pass a bilingual fluency examination. Once designated, eligible employees shall receive fifty cents ($0.50) per hour worked.

B. Refer to respective MOUs for specific details on CPOA, and CFA Bilingual Pay.

Section 19. SPECIAL PROJECT PREMIUM PAY
A. Information Technology Network Administrators will receive an additional $25 per day special project pay during the time that they are assigned to be on call and are available for work.

Section 20. OUT-OF-CLASS ASSIGNMENTS
A. SELF-REPRESENTED employees shall be compensated for out-of-class assignments when temporarily assigned to the same higher-level class for more than 80 consecutive working hours. Higher level class is defined as a class with a higher salary range. Employees who meet this criterion shall be compensated by an additional five (5) percent of base salary for each consecutive hour worked in the out-of-class assignment from the 81st hour to the end of the out-of-class assignment.

B. Refer to respective MOUs for specific details on AFSCME, CPOA, and CFA Outof-Class Assignments.

Section 21. UNIFORM, CLOTHING AND SAFETY EQUIPMENT
A. The DIRECTOR OF POLICE SERVICES, POLICE CAPTAIN, and POLICE LIEUTENANT classifications shall receive a uniform allowance at the same time and equal to the amount provided to other sworn police officers.

B. The DIRECTOR OF FIRE SERVICES and FIRE DIVISION CHIEFclassifications shall receive a uniform allowance at the same time and equal to the amount provided to other sworn fire personnel.

C. Employees represented by the AMERICAN FEDERATION OF STATE, COUNTY AND MUNICIPAL EMPLOYEES LOCAL 127 will be required to wear and maintain in presentable fashion City provided work clothes. The City will Attachment 2
Exhibit A
City of Coronado Page 150
Personnel Authorization and Compensation Plan
Sections 4 through 30
Fiscal Year 2023-24
August 15, 2023

3 report to CalPERS the monetary value for providing and maintaining the employees’ required uniforms. The city will report the uniform allowance on an annual basis to CalPERS in June of each year. The uniform allowance amount reported to CalPERS will derive from the City’s total fiscal year expended amount for providing and maintaining the employees’ uniforms, not to exceed $300 per year, per employee.

D. Refer to respective MOUs for specific details on AFSCME, CPOA, and CFA Uniform, Clothing and Safety Equipment.

Section 22. CITY PAID LIFE INSURANCE
A. All SELF-REPRESENTED and CORONADO FIREFIGHTERS’ ASSOCIATION employees shall receive City paid group term life and Accidental Death and Dismemberment (AD&D) insurance in an amount equal to one times annual salary or $50,000, whichever is greater.

B. All AMERICAN FEDERATION OF STATE, COUNTY, AND MUNICIPAL EMPLOYEES LOCAL 127 and CORONADO POLICE OFFICERS’
ASSOCIATION employees shall receive City paid group term life and AD&D insurance equal to $25,000.

C. All unclassified EXECUTIVE employees shall receive City paid group term life and AD&D insurance in an amount equal to one times annual salary plus $25,000.

D. The City Manager shall receive City paid group term life and AD&D insurance equal to $400,000.

Section 23. CITY PAID SHORT-TERM DISABILITY INSURANCE
Unclassified EXECUTIVE, SELF REPRESENTED employees, employees represented by the AMERICAN FEDERATION OF STATE, COUNTY AND MUNICIPAL
EMPLOYEES LOCAL 127, and all NON-SWORN employees in the CORONADO POLICE OFFICERS’ ASSOCIATION shall receive City paid group short term disability insurance for a maximum period of twelve (12) weeks.

Section 24. CITY PAID LONG TERM DISABILITY INSURANCE
Unclassified EXECUTIVE, SELF-REPRESENTED employees, employees represented by the AMERICAN FEDERATION OF STATE, COUNTY AND MUNICIPAL
EMPLOYEES LOCAL 127, and all NON-SWORN employees in the CORONADO POLICE OFFICERS’ ASSOCIATION shall receive City paid long term disability insurance at 66 2/3% of the first $5,000 of monthly earnings to normal retirement age as defined by the policy.

Attachment 2
Exhibit A
City of Coronado Page 151
Personnel Authorization and Compensation Plan
Sections 4 through 30
Fiscal Year 2023-24
August 15, 2023

3 Section 25. EDUCATIONAL INCENTIVES
Employees in the classifications of POLICE LIEUTENANT and POLICE CAPTAIN holding an Advanced P.O.S.T Certificate shall receive the equal amount paid to other sworn police officers for the equivalent level of certification.

Section 26. LONGEVITY PAY
SELF-REPRESENTED and unclassified EXECUTIVE employees are eligible to receive longevity pay in recognition for their years of uninterrupted service to the City. Longevity pay will be issued as a one-time lump payment paid on the closest pay period following the employee’s anniversary date. Longevity pay is not cumulative. • Employees who have ten (10) years of uninterrupted service with the City will receive $1,000.
• Employees who have fifteen (15) years of uninterrupted service with the City will receive $1,500.
• Employees who have twenty (20) years of uninterrupted service with the City will receive $2,000.
• Employees who have twenty-five (25) years of uninterrupted service with the City will receive $2,500.
• Employees will receive $2,500 for every additional five (5) years of uninterrupted employment with the City thereafter.

Section 27. ROUNDING OF SALARIES
All salaries shown in Sections 1 and 2 have been rounded to the nearest two (2) decimal places. Payroll calculations are made to six (6) decimal places.

Section 28. “Z” RATED SALARIES
A. The “Z” rate for any classification is hereby defined as any rate of pay for a specific salary step in excess of the corresponding step of the regular range for the class. An employee shall be paid the “Z” rate solely under one of the following two conditions:

1. Upon the reduction of the salary range for a class, an employee having other than provisional status who, immediately prior to the reduction of the salary range, was paid at a higher rate for such class, than the new maximum rate shall, in the absence of any contrary orders by the City Council for economic reasons, continue to be paid at the former rate.

2. Any employee whose position is reallocated from a class in which the employee has acquired permanent status to a class with a lower range shall, in the absence of any contrary orders by the City Council for economic reasons, continue to be paid at the former rate.

Attachment 2
Exhibit A
City of Coronado Page 152
Personnel Authorization and Compensation Plan
Sections 4 through 30
Fiscal Year 2023-24
August 15, 2023

3 B. In the event an across-the-board salary increase is granted to a class held by an employee being paid at the “Z” rate, the employee shall receive the across the board increase. Once a position held by a “Z” rated employee is vacated, the position shall be paid at the regular rate.

Section 29. VEHICLE ALLOWANCE
EXECUTIVE positions identified by the City Manager shall receive an auto allowance of up to $350.00 per month.

Section 30. CONFLICT WITH CIVIL SERVICES RULES AND MEMORANDA OF

UNDERSTANDING
In case of conflict, this Compensation Plan supersedes Civil Service Rules. Memoranda of Understandings contain additional detail and supersede this Compensation Plan if there is conflict.

Attachment 2
Exhibit A
City of Coronado Page 153
Attachment 3
Exhibit B
EXHIBIT “B”

CITY OF CORONADO RECLASSIFICATIONS, ADJUSTMENTS, AND NEW CLASSIFICATIONS RELATED TO THE AMENDMENT OF ITS FISCAL YEAR 2022-23

PERSONNEL AUTHORIZATION AND COMPENSATION PLAN TO REFLECT FISCAL YEAR 2023-24 BENEFIT CHANGES
The City of Coronado requests the following reclassifications, adjustments, and new classifications as a result of the City’s classification review:

1. Reclassification of 1.0 position from Administrative Services Senior Management Analyst to new classification of Senior Human Resources Analyst.

2. Reclassification of 1.0 position from Administrative Services Management Analyst to new classification of Senior Human Resources Analyst.

3. Reclassification of 1.0 position from Administrative Services Human Resources Technician to new classification of Human Resources Analyst.

4. Reclassification of 1.0 position from Administrative Services Management Assistant to new classification of Associate Human Resources Analyst.

5. New classification of 1.0 position of Administrative Services Payroll Specialist.

6. Adjustment of classification title of 1.0 position from Administrative Services Office Specialist to Department Administrative Assistant.

7. Reclassification of 1.0 position from Police Services Office Specialist to new classification of Executive Assistant to the Police Chief.

8. Reclassification of 1.0 position from Police Services Management Assistant to Management Analyst.

9. Reclassification of 1.0 position from Police Services Administrative Secretary to Accounting Technician I.

10. Reclassification of 3.0 positions from Police Services Office Specialists to new classification of Police Records Specialists.

11. Reclassification of 1.0 position from Fire Services Management Assistant to Management Analyst.

12. Reclassification of 0.75 position from Fire Services Office Specialist to Accounting Technician I.

13. Reclassification of 1.0 position from Library Services Technician to new classification of Library Services Analyst.

14. Reclassification of 1.0 positions from Library Services Accounting Technician I to Management Assistant.

City of Coronado Page 154
Attachment 3
Exhibit B

15. Adjustment of classification title of 1.0 position from Library Services Administrative Secretary to Department Administrative Coordinator.

16. Adjustment of classification title of 1.0 position from Community Development Administrative Secretary to Department Administrative Coordinator.

17. Reclassification of 1.0 position from Recreation and Golf Course Operations Management Analyst to Senior Management Analyst.

18. Reclassification of 1.0 position from Recreation and Golf Course Operations Office Specialist to Management Assistant.

19. Reclassification of 1.0 position from Recreation and Golf Course Operations Office Specialist to Recreation Coordinator.

20. Adjustment of classification title of 0.75 position from Recreation and Golf Course Operations Office Specialist to Department Administrative Assistant.

21. Adjustment of classification title of 1.0 position from Public Services and Engineering Office Specialist to Department Administrative Assistant.

22. Adjustment of classification title of 1.0 position from Public Services and Engineering Administrative Secretary to Department Administrative Coordinator.

23. Reclassification of 1.0 position from Community Development Associate Planner to new classification of Principal Planner.

24. Adjustment of classification salary schedule of 1.0 position from Police Services Police Community Relations Coordinator.

City of Coronado Page 155

CITY COUNCIL STAFF REPORT
August 15, 2023 5f

APPROVE THE RECOMMENDATION OF THE CULTURAL ARTS COMMISSION TO INSTALL TEN BANNERS FOR EACH OF THE FOLLOWING NONPROFIT ORGANIZATIONS:

CORONADO ISLAND FILM FESTIVAL, CORONADO SAFE HARBOR, AND CORONADO

CHAMBER OF COMMERCE/DISCOVER CORONADO ON THE ORANGE AVENUE CORRIDOR STREET LIGHT POLES SEPTEMBER 15 THROUGH NOVEMBER 24 RECOMMENDATION:

Approve the recommended designs and installation schedule for banners on the Orange Avenue median from First Street through Avenida De Las Arenas from September 15 through November

24. BACKGROUND:

A Cultural Arts Commission (CAC) goal is to encourage the use of public spaces for public art and provide venues for art and cultural events. Banners installed in the Orange Avenue Corridor are an effective way of accomplishing this goal. They provide a vibrant and strong visual presence and activate the main thoroughfare through Coronado. Banners add vitality and color to the cityscape and promote the community. Coronado’s 2018 National Citizen Satisfaction Survey indicated 79% of citizens responding to the survey approve of the year-round display of banners on Orange Avenue.

At its July 17, 2018 meeting, the City Council approved an update to the Orange Avenue Banner Program. The updated program offers the opportunity to Coronado nonprofits to apply to display banners on Orange Avenue during two of the five regularly scheduled series each year. Those series open to nonprofits are mid-September through late November (Series II) or January through March (Series IV).

The City advertises opportunities for local nonprofits to participate in the banner program along with applicable standards, guidelines, and application which are posted on CoronadoArts.com and made available at City Hall. The program is publicized through the local papers, the City Manager’s Weekly Update, social media, and the City’s website. The deadline for nonprofits to apply was June 23, 2023, with a total of eight organizations submitting applications.

The Cultural Arts Commission reviewed the recommendation of the banner committee, established by the Cultural Arts Commission. The initial review of applications was done by a fivemember banner committee comprised of a representative from Coronado Main Street, the Coronado Chamber of Commerce, the Chair of the Cultural Arts Commission, the Cultural Arts Commission Visual Arts Commissioner, and a volunteer from the Public Art Program. This year the Chamber of Commerce applied for consideration. As a result, a former Cultural Arts Commissioner served in place of the Chamber of Commerce representative to ensure impartiality.

ANALYSIS:

At their July 20, 2023, Special Meeting the Commission unanimously supported the recommendation of the Orange Avenue Banner committee to approve banner designs submitted by three organizations for display from September 15 through November 24 series. The City of Coronado Page 156
recommendation is to award ten banners to each group. Coronado Island Film Festival (CIFF) will be hosting its eighth film festival this fall during the banner display period. Coronado SAFE Harbor is celebrating its 25th Anniversary serving Coronado residents and the Coronado Chamber of Commerce along with Discover Coronado has launched a new program to encourage residents and visitors to “Wonder all Around.”
A proposed installation map would place each banner group in a segment of the Orange Avenue Corridor with the CIFF banners closest to the Coronado Village Theatre, the John D. Spreckels Center, and the Coronado Library due to the proximity of the CIFF festival locations. The Chamber of Commerce/Discover Coronado and Coronado SAFE Harbor would alternate through the remaining available poles starting at First and Orange Avenue and ending at Avenida de las Arenas (Attachment 2).

FISCAL IMPACT:

There is no direct cost to the City for the banner program (production and installation costs) for this banner series. A Fiscal Year 2023-24 Discover Coronado grant of $20,000 pays for the City banner program. The nonprofits pay for the graphic design of the proposed banners and provide camera ready art for production.

ALTERNATIVE:

The City Council could choose not to approve this recommendation and provide different direction.

CALIFORNIA ENVIRONMENTAL QUALITY ACT:

The proposed action is exempt pursuant to Section 15061(b) (3) of the state CEQA Guidelines.

PUBLIC NOTICE:

No notice required.

ATTACHMENTS:

1. Recommended Banner Designs

2. Series II Proposed Installation Map
Submitted By: City Manager's Office / Kelly Purvis
City of Coronado Page 157
Recommended Orange Avenue Banner Designs
2023 Fall Series II
Attachment 1
City of Coronado Page 158
Pole 1 Design Pole 2 Design
Recommended Orange Avenue Banner Designs
2023 Fall Series II
Attachment 1
City of Coronado Page 159
Pole 1 Design Pole 2 Design
Recommended Orange Avenue Banner Designs
2023 Fall Series II
Attachment 1
City of Coronado Page 160
22 27
18 21
26 25
23 24
28 1st Street
2nd Street
3rd Street
4th Street
5th Street
6th Street
7th Street
8th Street
9th Street
10th Street
Orange Avenue Light Poles—39 poles total
Orange Avenue Light Poles with Banner
Hardware
30 poles/60 banners—Numbered
CIFF Banners
Coronado SAFE Harbor Banners
Coronado Chamber of Commerce/
Discover Coronado Banners
Orange Avenue
29 30
1 2
3 4
5 6
7 8
9 10
11 12
13 14
15 16
17 1920
1 - 30
City of Coronado
Orange Avenue Banner Program
Site Map—Nonprofit install
Fall 2023—Series II
Attachment 2
City of Coronado Page 161

CITY COUNCIL STAFF REPORT
August 15, 2023 5g
CONSIDER ENCROACHMENT PERMIT APPLICATION NUMBER E2307-024 FOR INSTALLATION OF PRIVATE IMPROVEMENTS NEAR 101 OCEAN BLVD AND 354

GLORIETTA BLVD IN THE PUBLIC RIGHT-OF-WAY, APPROVAL OF AN ENCROACHMENT

MAINTENANCE AND REMOVAL AGREEMENT COVERING SAID PRIVATE

IMPROVEMENTS, AND AUTHORIZATION FOR THE CITY MANAGER TO EXECUTE

RELATED PERMITTING APPLICATIONS AND AGREEMENTS WITH CALTRANS AS NEEDED
RECOMMENDATION:

Approve encroachment permit application E2307-024 by authorizing the City Engineer to execute the associated Encroachment Maintenance and Removal Agreement for the proposed private improvements in the public right-of-way near 101 Ocean Blvd and 354 Glorietta Blvd, and authorize the City Manager to execute related permitting applications and agreements with Caltrans as needed.

BACKGROUND:

The City of Coronado entered into an agreement with Flock Group, Inc. (“Flock”) to install, operate, and maintain, seven cameras throughout the City (Attachment 1). The agreement provides the Police Department access to the video data collected as well as data analysis services provided by Flock, such as license plate detection and search functions.

Two of the proposed camera locations included in the scope of services are within the public rightof-way while five are in the Caltrans right-of-way. The cameras and appurtenances will remain privately owned by Flock. An encroachment permit application was submitted to the Engineering Division on July 12, 2023, for the two locations within the public right-of-way located near 101 Ocean Blvd and 354 Glorietta Blvd.

ANALYSIS:

There are two camera locations proposed within the public right-of-way. The proposed camera equipment and solar panels will be mounted on 12-foot metal poles behind adjacent sidewalks with a minimum equipment height of nine and one-half feet to avoid conflicts with pedestrians.

Pole foundations have been appropriately designed by a licensed engineer in the State of California. The proposed camera locations and equipment design do not appear to present a hazard to the public or impact public infrastructure (Attachment 2).

Terms of both the executed agreement with Flock and the proposed Encroachment Maintenance and Removal Agreement include appropriate indemnification and insurance requirements, reserve the ability to revoke the permit, and describe that maintenance responsibilities are assigned to Flock.

Staff recommends that the City Council approve the request and authorize execution of the proposed Encroachment Maintenance and Removal Agreement. It is further recommended that the City Council authorize the City Manager to execute permitting applications and/or agreements City of Coronado Page 162
that may be required with Caltrans related to the cameras being proposed within their right-ofway.

FISCAL IMPACT:

The recommended approval of the Encroachment Maintenance and Removal Agreement has no fiscal impact.

ALTERNATIVE:

The City Council may opt to not install the cameras in the public right-of-way.

CALIFORNIA ENVIRONMENTAL QUALITY ACT:

This project is exempt from environmental review pursuant to CEQA section 15304, Minor Alterations in Land.

PUBLIC NOTICE:

Property owners and residents within 300 feet of the proposed improvement for the cameras to be installed in public right-of-way were notified of this item.

ATTACHMENTS:

1. Proposed Encroachment Maintenance and Removal Agreement Submitted By: Public Services and Engineering Department / Dave Eastlick and Jim Newton City of Coronado Page 163
1 ENCROACHMENT PERMIT NO. E2307-024

ENCROACHMENT MAINTENANCE AND REMOVAL AGREEMENT
An encroachment permit is hereby granted to the Permittee designated in Paragraph One, Attachment A, as the owner of the Benefited Property described in Paragraph Two, Attachment A, to encroach as detailed in the diagrams included as Exhibit A, as approved by the City Council of the City of Coronado on the date indicated in Paragraph Five, Attachment A. Attachment A and Exhibit A are hereby incorporated herein by this reference as though fully set forth at length. In consideration of the issuance of this encroachment permit, Permittee hereby covenants and agrees, for the benefit of the City of Coronado (“City”), as follows:

1. “Flock Group Inc. Services Agreement Order Form” (“Services Agreement”) is hereby incorporated herein by this reference as though fully set forth at length; for any conflicts between the terms of this Encroachment Maintenance and Removal Agreement and the Services Agreement the terms of the Services Agreement shall prevail.

2. Permittee shall use and occupy the City Property only in the manner and for the purposes described in paragraph four, Attachment A.

3. By accepting the benefits herein, Permittee acknowledges title to the City Property to be in the City and waives all right to contest that title.

4. The term of this encroachment permit is indefinite and may be revoked by the City or abandoned by Permittee at any time. The City shall mail written notice of revocation to Permittee, addressed to the Benefited Property which shall set forth the date upon which the benefits of the encroachment permit are to cease.

5. Permittee agrees to indemnify, defend (with counsel acceptable to City) and hold the City and its officials, employees, agents, representatives, and volunteers harmless from and against all claims, demands, costs (including attorney fees and expert costs), losses, damages, injuries, litigation, and liability arising out of or related to this encroachment permit or any use, construction, encroachment, maintenance, act, or omission by the Permittee or Permittee’s agents, employees, representatives, or contractors on City Property.

6. Upon abandonment or revocation, Permittee shall, unless otherwise directed by the City and at no cost to the City, return City property to its pre-permit condition within the time specified in the notice of revocation or prior to the date of abandonment.

7. If Permittee fails to restore the City property, the City shall have the right to enter upon the City Property and, after sending notice to the Permittee delivered at the Benefited Property, restore the City Property to its pre-permit condition, which includes, but is not limited to, the destruction and removal of any improvements. Permittee agrees to reimburse the City, within thirty (30) days of a request by City, for all costs (including Attachment 1
City of Coronado Page 164
2 attorney fees and staff time) incurred by the City to send notice and restore the City Property to its pre-permit condition.

8. If either party is required to incur costs to enforce the provisions of this covenant, the prevailing party shall be entitled to full reimbursement for all costs, including reasonable attorney’s fees.

9. Permittee waives the right to assert any claim or action against the City arising out of or resulting from the revocation of this permit or the removal of any improvement or any other action or omission by the City, its officers, agents, employees, representatives, or volunteers related to or arising out of this permit, except for willful misconduct.

10. Permittee recognizes and understands that this permit may create a possessory interest subject to property taxation and that the Permittee may be subject to the payment of property taxes levied on such interest.

11. As a condition precedent to Permittee’s right to go upon the City Property, this permit must first be signed by the Permittee and executed by the City.

12. Permittee shall obtain, and during the term of this permit, shall maintain a policy of general liability insurance from an insurance company authorized to do business in the State of California in an insurable amount of not less than one million ($2,000,000) per occurrence and two million dollars ($4,000,000) aggregate. The insurance policies shall remain in full force during the life of the permit, and shall not be canceled or not renewed without thirty (30) days prior written notice to the City from the insurance company. The City and its officials, employees, contractors, agents and volunteers shall be named as additional insureds. All insurance shall be primary and non-contributory. Costs of defense shall be outside the policy limits. The Permittee shall have its current general liability insurance policy on file with the City, including an Additional Insured Endorsement.

13. Permittee shall keep the sidewalks around this improvement safe, clear and unobstructed for pedestrian traffic.

14. Any design changes to the encroachment area require the prior written approval of the City Engineer.

15. Permittee shall comply with all applicable laws related to the construction, maintenance, or removal of the encroachment or any action or omission in connection with any rights or obligations under this permit. If the Benefitted Property or the encroachment has been designated as a historical resource under the City’s Historic Resource Code, any construction or removal of the encroachment shall comply with the Secretary of the Interior’s Standards for Treatment of Historical Properties and other applicable rules, regulations, and law, including the Historic Alteration Permit, if any, referenced in Paragraph Three of Attachment A.

Attachment 1
City of Coronado Page 165
3 APPROVED AS TO FORM AND CONTENT
By:

Jim Newton
City of Coronado
City Engineer
Date:

AGREED AND ACCEPTED:

By:

Derek Porcella
Owner/Authorized Representative Permittee
Date:

Attachment 1
City of Coronado Page 166
4 ATTACHMENT A TO COVENANT REGARDING
ENCROACHMENT PERMIT NO. E2307-024
PARAGRAPH ONE:

Permittee
Flock Group, Inc
1170 Howell Mill Rd, NW suite 210
Atlanta, GA, 30318
PARAGRAPH TWO:

Benefited Property
101 Ocean Blvd, 354 Glorietta Blvd
Coronado, CA. 92118
PARAGRAPH THREE:

Installation of two (2) license plate reading cameras, one (1) located at 101 Ocean Blvd and one (1) located at 354 Glorietta Blvd. Each camera is approx. 12’ off the face of the curb and approx. 10’ tall.

PARAGRAPH FOUR:

Purpose
The purpose of this permit is to allow the Permittee to install two (2) license plate reading cameras as shown in Exhibits A, and B, of the encroachment permit, within the public rightof-way adjacent to 101 Ocean Blvd and 354 Glorietta Blvd.

Attachment 1
City of Coronado Page 167
5 EXHIBIT A TO COVENANT REGARDING
ENCROACHMENT PERMIT NO. E2307-024
Includes the following six (6) pages
Attachment 1
City of Coronado Page 168
THIS DOCUMENT HAS BEEN DRAWN BASED OFF THE MOST RECENT AVAILABLE DATA & AERIAL IMAGERY. THIS INCLUDES RIGHT OF WAY, EXISTING UTILITIES, & PRIVATE PROPERTY LINES. IT REMAINS THE RESPONSIBILITY OF OTHERS TO VERIFY ALL DATA PRIOR AND EXISTING SURRONDING FACILITIES TO VERIFY & CONFLICTS ABOVE & BELOW GRADE. ALL CONSTRUCTION TO FOLLOW CITY OF CORONADO GENERAL GUIDELINES. DO NOT SCALE DRAWINGS. CALL 811 PRIOR TO DIGGING.

LICENSE PLATE READER CAMERA INSTALLATION
CASE NUMBER: 356447
PERMITTING JURISDICTION:

CITY OF CORONADO

STATE OF CALIFORNIA

CITY OF CORONADO

ON BEHALF OF

CORONADO POLICE DEPARTMENT
[THIS SPACE LEFT INTENTIONALLY BLANK FOR STAMP]

PERMITTING

CONTACT LIST

CORONADO POLICE DEPARTMENT
700 ORANGE AVE,

CORONADO, CALIFORNIA
92118

DEREK PORCELLA
[email protected]

PROJECT MANAGER

LINDSEY OELLERICH
[email protected]
SEE APPROVED PERMIT FOR LISTED INSPECTOR*

DRAWING INDEX
T.01 COVER SHEET & LOCATION MAPS
T.02 SYMBOLOGY & ABBREVIATIONS
GN.01 - GN.02 GENERAL NOTES
A.01 - A.02 PLAN DRAWINGS
SPEC.01 - SPEC.03 EQUIPMENT & FOUNDATION DETAILS
1170 HOWELL MILL ROAD SUITE 210
ATLANTA, GA 30318

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I HEARBY CERTIFY THIS DOCUMENT WAS PREPARED BY MYSELF OR UNDER

MY DIRECT SUPERVISION THAT I AM A DULY REGISTERED ENGINEER UNDER THE LAWS OF THE STATE OF CALIFORNIA.
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LICENSE PLATE READER CAMERA

INSTALLATION
CASE NUMBER: 356447
PERMITTING JURISDICTION:

CITY OF CORONADO

COVER SHEET & LOCATION MAPS
SHEET: REV:

T.01 0
#A.01
#A.02
N
Attachment 1
City of Coronado Page 169
THIS DOCUMENT HAS BEEN DRAWN BASED OFF THE MOST RECENT AVAILABLE DATA & AERIAL IMAGERY. THIS INCLUDES RIGHT OF WAY, EXISTING UTILITIES, & PRIVATE PROPERTY LINES. IT REMAINS THE RESPONSIBILITY OF OTHERS TO VERIFY ALL DATA PRIOR AND EXISTING SURRONDING FACILITIES TO VERIFY & CONFLICTS ABOVE & BELOW GRADE. ALL CONSTRUCTION TO FOLLOW CITY OF CORONADO GENERAL GUIDELINES. DO NOT SCALE DRAWINGS. CALL 811 PRIOR TO DIGGING.

CORONADO POLICE DEPARTMENT
700 ORANGE AVE,

CORONADO, CALIFORNIA
92118
1170 HOWELL MILL ROAD SUITE 210
ATLANTA, GA 30318
I HEARBY CERTIFY THIS DOCUMENT WAS PREPARED BY MYSELF OR UNDER MY DIRECT SUPERVISION THAT I AM A DULY REGISTERED ENGINEER UNDER THE LAWS OF THE STATE OF CALIFORNIA. LICENSE PLATE READER CAMERA

INSTALLATION
CASE NUMBER: 356447
PERMITTING JURISDICTION:

CITY OF CORONADO

COVER SHEET & LOCATION MAPS
SHEET:

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REV:
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Attachment 1
City of Coronado Page 170
THIS DOCUMENT HAS BEEN DRAWN BASED OFF THE MOST RECENT AVAILABLE DATA & AERIAL IMAGERY. THIS INCLUDES RIGHT OF WAY, EXISTING UTILITIES, & PRIVATE PROPERTY LINES. IT REMAINS THE RESPONSIBILITY OF OTHERS TO VERIFY ALL DATA PRIOR AND EXISTING SURRONDING FACILITIES TO VERIFY & CONFLICTS ABOVE & BELOW GRADE. ALL CONSTRUCTION TO FOLLOW CITY OF CORONADO GENERAL GUIDELINES. DO NOT SCALE DRAWINGS. CALL 811 PRIOR TO DIGGING. COVER SHEET & LOCATION MAPS SHEET: REV:

A.01 0
I HEARBY CERTIFY THIS DOCUMENT WAS PREPARED BY MYSELF OR UNDER MY DIRECT SUPERVISION THAT I AM A DULY REGISTERED ENGINEER UNDER THE LAWS OF THE STATE OF CALIFORNIA. LICENSE PLATE READER CAMERA

INSTALLATION
CASE NUMBER: 356447
PERMITTING JURISDICTION:

CITY OF CORONADO
PROPOSED FLOCK EQUIPMENT ON PROPOSED 12'-0" FLOCK POLE
007: GLORIETA BLVD @ 4TH - NB

32.692732951574214,-117.16826988476602
10'-0" FROM CURB FACE
*REFERENCE TYPICAL DETAIL ON SHEET SPEC.01
1 LOOKING NORTHEAST
10'-0"

GLORIETTA BLVD
1 A.01
1 1 - 5
SPEC. 01 SPEC. 02

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N

CORONADO POLICE DEPARTMENT
700 ORANGE AVE,

CORONADO, CALIFORNIA
92118
1170 HOWELL MILL ROAD SUITE 210
ATLANTA, GA 30318
[THIS SPACE LEFT INTENTIONALLY BLANK FOR STAMP]
Attachment 1
City of Coronado Page 171
THIS DOCUMENT HAS BEEN DRAWN BASED OFF THE MOST RECENT AVAILABLE DATA & AERIAL IMAGERY. THIS INCLUDES RIGHT OF WAY, EXISTING UTILITIES, & PRIVATE PROPERTY LINES. IT REMAINS THE RESPONSIBILITY OF OTHERS TO VERIFY ALL DATA PRIOR AND EXISTING SURRONDING FACILITIES TO VERIFY & CONFLICTS ABOVE & BELOW GRADE. ALL CONSTRUCTION TO FOLLOW CITY OF CORONADO GENERAL GUIDELINES. DO NOT SCALE DRAWINGS. CALL 811 PRIOR TO DIGGING.

PROPOSED FLOCK EQUIPMENT ON PROPOSED 12'-0" FLOCK POLE
009 OCEAN BLVD - EB

32.68789622176858,-117.19240660810082
12'-6" FROM CURB FACE
*REFERENCE TYPICAL DETAIL ON SHEET SPEC.01
1 LOOKING SOUTHEAST
12'-6"
[THIS SPACE LEFT INTENTIONALLY BLANK FOR STAMP]

OCEAN BLVD
1 A.02
1 1 - 5
SPEC. 01 SPEC. 02

CORONADO POLICE DEPARTMENT
700 ORANGE AVE,

CORONADO, CALIFORNIA
92118
1170 HOWELL MILL ROAD SUITE 210
ATLANTA, GA 30318

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LICENSE PLATE READER CAMERA

INSTALLATION
CASE NUMBER: 356447
PERMITTING JURISDICTION:

CITY OF CORONADO

N COVER SHEET & LOCATION MAPS
SHEET: REV:

A.02 0
Attachment 1
City of Coronado Page 172
THIS DOCUMENT HAS BEEN DRAWN BASED OFF THE MOST RECENT AVAILABLE DATA & AERIAL IMAGERY. THIS INCLUDES RIGHT OF WAY, EXISTING UTILITIES, & PRIVATE PROPERTY LINES. IT REMAINS THE RESPONSIBILITY OF OTHERS TO VERIFY ALL DATA PRIOR AND EXISTING SURRONDING FACILITIES TO VERIFY & CONFLICTS ABOVE & BELOW GRADE. ALL CONSTRUCTION TO FOLLOW CITY OF CORONADO GENERAL GUIDELINES. DO NOT SCALE DRAWINGS. CALL 811 PRIOR TO DIGGING. LICENSE PLATE READER CAMERA

INSTALLATION
CASE NUMBER: 356447
PERMITTING JURISDICTION:

CITY OF CORONADO

DESIGN NOTES

1. POLE AND FOUNDATIONS ARE DESIGNED IN ACCORDANCE WITH THE FOLLOWING CODES:

1.1. 2009/2012/2015/2018/2021 INTERNATIONAL BUILDING CODE

1.2. AASHTO LRFD SPECIFICATIONSFOR STRUCTURAL SUPPORT FOR HIGHWAY SIGNS, LUMIN, TRAFFIC SIGNALS, 2015 EDITION.

2. POLE ANALYSIS AND FOUNDATION DESIGN ARE BASED ON THE FOLLOWINGCRITERIA

2.1. DESIGN WIND SPEED (Vult)): (SEE SECTION 2.6)

2.2. RISK CATEGORY: II

2.3. EXPOSURE CATEGORY: C

2.4. TOPOGRAPHIC CATEGORY: 1

2.5. SEISMIC DESIGN CRITERIA:

2.5.4. SEISMIC DESIGN CATEGORY: B

2.6. STRUCTURE BASE REACTIONS ARE CALCULATED AS FOLLOWS:
3 4

BATTERY PACK INSTALLED
BEHIND SOLAR PANEL (MAX 2)
1 2
DESIGN WIND SPEED (MPH) MOMENT (K-FT) SHEAR (KIP) AXIAL (KIP) 115 2.70 0.280 0.160 125 3.20 0.330 0.160
135 (MAX) 3.70 0.380 0.160

2.7. SHOULD ANY OF THE SITE-SPECIFIC PARAMETERS BE HIGHER THAN WHAT IS NOTED ABOVE, THE EOR SHALL BE CONTACTED TO PROVIDE A REVISED DESIGN.

3. FOUNDATIONS ARE DESIGNED BY OTHERS, FLOCK SAFETY SHALL PROVIDE THE CONTRACTOR WITH INSTALLATION SPECIFICATIONS AND GUIDELINES. CONTRACTOR IS RESPONSIBLE FOR VERIFYING SOIL CONDITIONS PRIOR TO INSTALLATION.

GENERAL & CONSTRUCTION NOTES

1. CONTRACTOR SHALL CONTACT DESIGNATED AGENCY TO LOCATE ALL UNDERGROUND UTILITIES PRIOR TO CONSTRUCTION.

2. CONTRACTOR SHALL APPLY AND OBTAIN AN APPROVED TRAFFIC CONTROL PLAN IN ACCORDANCE WITH MUTCD AND LOCAL JURISDICTION STANDARDS.

3. CONTRACTOR SHALL RESTORE ALL DISTURBED AREAS TO ORIGINAL SITE CONDITION TO THE SATISFACTION OF STATE DEPARTMENT OF TRANSPORTATION AND LOCAL JURISDICTION.

4. ALL WORK SHALL CONFORM TO APPLICABLE ELECTRICAL CODES EXCEPT WHEN STATE DEPARTMENT OF TRANSPORTATION OR LOCAL JURISDICTION STANDARDS SUPERSEDE.

5. ALL CONSTRUCTION SHALL BE IN ACCORDANCE WITH SPECIFICATIONS DEFINED BY THE STATE DEPARTMENT OF TRANSPORTATION OR LOCAL JURISDICTION, UNLESS SPECIFICALLY STATED OR SHOWN OTHERWISE HEREIN.

ADA COMPLIANCE NOTES

1. ALL SIDEWALK CONSTRUCTION SHALL BE IN ACCORDANCE WITH ADA TITLE II, STATE DEPARTMENT OF TRANSPORTATION,

AND LOCAL JURISDICTION STANDARDS,

2. STATE DEPARTMENT OF TRANSPORTATION CURRENT EDITION STANDARDS SHALL BE USED FOR PEDESTRIAN CONTROL PLANS WHEN CLOSURE OF SIDEWALK IS REQUIRED FOR CONSTRUCTION.

3. MINIMUM CLEAR PEDESTRIAN ACCESS ROUTE (PAR) SHALL BE 48" WIDE.

4. NO OBSTRUCTION IS PERMITTED ALONG THE WIDTH OF THE SIDEWALK. UP TO AN ELEVATION OD 7'-0" ABOVE GRADE.

2.5STD ALUMINUM POLE
2 7
8 "Ø

FOUNDATION
(BY OTHERS, SEE DESIGN NOTES ITEM 3)
GRADE
9'-6" (MIN)

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POLE ELEVATION DETAIL
SCALE: N/A

COVER SHEET & LOCATION MAPS
SHEET:

SPEC.01
REV:
0 CORONADO POLICE DEPARTMENT
700 ORANGE AVE,

CORONADO, CALIFORNIA
92118
1170 HOWELL MILL ROAD SUITE 210
ATLANTA, GA 30318
1 POLE HEIGHT 12'-0" (MAX) 1'-6" (MIN)
[THIS SPACE LEFT INTENTIONALLY BLANK FOR STAMP]
ITEM NO. PART NUMBER DESCRIPTION TOTAL WEIGHT (LB) QTY. 1 701-0059 FLOCK SAFETY CAMERA 3.6 1 2 201-00087 MOUNTING CLAMP 2.0 1
3 205-00010 60W SOLAR KIT 17.0 1
4 701-00111 EXTERNAL BATTERY PACK 6.0 2 (MAX)

2.5.1. SOIL SITE CLASS: D (ASSUMED)

2.5.2. SPECTRAL RESPONSE, Ss: 1.000g (MAXIMUM)

2.5.3. SPECTRAL RESPONSE, S1: 0.400G (MAXIMUM)
Attachment 1
City of Coronado Page 173
THIS DOCUMENT HAS BEEN DRAWN BASED OFF THE MOST RECENT AVAILABLE DATA & AERIAL IMAGERY. THIS INCLUDES RIGHT OF WAY, EXISTING UTILITIES, & PRIVATE PROPERTY LINES. IT REMAINS THE RESPONSIBILITY OF OTHERS TO VERIFY ALL DATA PRIOR AND EXISTING SURRONDING FACILITIES TO VERIFY & CONFLICTS ABOVE & BELOW GRADE. ALL CONSTRUCTION TO FOLLOW CITY OF CORONADO GENERAL GUIDELINES. DO NOT SCALE DRAWINGS. CALL 811 PRIOR TO DIGGING. 16 7 9
10"
5 3
5" 5 15"

LENGTH VARIES PER FOUNDATION DEPTH

2.5STD ALUMINUM PIPE

PIPE DETAIL

BACK SIDE FRONT SIDE
[THIS SPACE LEFT INTENTIONALLY BLANK FOR STAMP]
5 7
16" 4 11 " NOT USED

EXTERNAL BATTERY PACK

CORONADO POLICE DEPARTMENT
700 ORANGE AVE,

CORONADO, CALIFORNIA
92118
1170 HOWELL MILL ROAD SUITE 210
ATLANTA, GA 30318

FRONT SIDE ISOMETRIC
1'-91
4"
FLOCK SAFETY "FALCON" CAMERA

NOT USED

I HEARBY CERTIFY THIS DOCUMENT WAS PREPARED BY MYSELF OR UNDER

MY DIRECT SUPERVISION THAT I AM A DULY REGISTERED ENGINEER UNDER THE LAWS OF THE STATE OF CALIFORNIA.

PIPE SLEEVE MOUNT FRONT SIDE ISOMETRIC
60 WATT SOLAR PANEL DETAIL (TOP MOUNTED)
3/8" HEX NOT USED
[THIS SPACE LEFT INTENTIONALLY BLANK FOR STAMP]
1 1/2" TO 3 1/2"
(38 MM TO 89 MM) 9/16"

MCMASTER-CARR QUICK-RELEASE CLAMP FOR FIRM HOSE AND TUBE, 201 STAINLESS STEEL WITH 410 STAINLESS STEEL SCREW
PART NUMBER: 5322K58

MOUNTING CLAMP

LICENSE PLATE READER CAMERA

INSTALLATION
CASE NUMBER: 356447
PERMITTING JURISDICTION:

CITY OF CORONADO

COVER SHEET & LOCATION MAPS
SHEET:

SPEC.02
REV:
0 4 8
3 7
2 6
1 5

MOUNTING HARDWARE TO BE

PROVIDED BY FLOCK SAFETY

MOUNTING HARDWARE TO BE

PROVIDED BY FLOCK SAFETY

MOUNTING HARDWARE TO BE

PROVIDED BY FLOCK SAFETY

MOUNTING HARDWARE TO BE

PROVIDED BY FLOCK SAFETY
MODEL 701-00111 SUPPLIED
BY FLOCK SAFETY 10 1516" 0.022" 10 1516" 1'-7
516" 21 1
2" 20" 22"

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CITY COUNCIL STAFF REPORT
August 15, 2023 5h
APPROPRIATE $12,363,196 FROM THE CDA LOAN FUND (160) AND $3,000,000 FROM THE WASTEWATER UTILITY FUND (510) FOR THE CONSTRUCTION OF THE PARKER PUMP

STATION REPLACEMENT PROJECT
RECOMMENDATION:

Appropriate $12,363,196 from the CDA Loan Fund (160) and $3,000,000 from the Wastewater Utility Fund (510) for the construction of the Parker Pump Station Replacement project.

BACKGROUND:

The Parker Pump Station Replacement project includes the construction of a new sanitary sewer and storm drain pump station at 800 Coronado Avenue (adjacent to the current pump station located at the intersection of Eighth Street and Coronado Avenue) with an above-ground control building. The existing pump station will be demolished to accommodate an emergency backup generator for the new pump station as well as a small, passive green space.

A construction contract was awarded on August 16, 2022, along with several other consultant contracts for various aspects of construction support services. A Limited Notice to Proceed was subsequently issued to allow the contractor to begin working on long lead submittals and material procurement prior to the start of onsite work. A groundbreaking ceremony was held on January 6, 2023. Construction has now progressed and the large excavation is nearly completed.

Construction of the new storm drain wet well is set to being with the largest underground vault structure in the project. When construction contracts were originally awarded the overall project budget was estimated to total $26,842,249; however, funding for the project was not fully appropriated. Funds must be formally appropriated by the City Council to be spent.

ANALYSIS:

The estimated total project construction budget at the time of award was $26,842,249 which included a prior appropriation of $11,479,053. This left a balance of $15,363,196 that was committed but not officially appropriated. Detailed below is a break out of the construction budget:

Construction Budget
Construction Contract 22,364,200
Construction Management Contract 1,423,772
Construction Support Contract 592,569
Geotechnical and Special Inspections Contract 118,188
Groundwater Monitoring and Reporting 107,520
Project Contingency (~10% of Construction Contract) 2,236,000 Total Construction Budget 26,842,249
Prior Appropriation: (11,479,053)
Amount Requiring Appropriation 15,363,196
City of Coronado Page 175
Between costs incurred thus far on the project and a projected drawdown schedule provided by the contractor, it is anticipated that project costs, including construction costs, construction support, geotechnical and inspection services, and groundwater monitoring and reporting services, will exceed the appropriated project funds in September 2023. It is therefore recommended that the remaining balance of the project budget be appropriated to the project per the Fiscal Impact section below.

FISCAL IMPACT:

On August 16, 2022, the City Council approved the commitment of the remaining project budget balance of $15,363,196 from the CDA Loan Fund (160) and directed staff to review potential funding sources and return a recommendation for future appropriation. Committing the fund acted as an earmark for the project’s contract balance but as the funds were not appropriated, they are ineligible for expenditure until formal appropriation occurs.

The CDA Loan Fund (160) estimated fund balance of $9,693,851 on June 30, 2023, excluded this committed balance of $15,363,196.

Staff reviewed potential funding sources and recommend the following appropriations:
• CDA Loan Fund (160): This fund was established from the City’s share of the proceeds from the 2018 Tax Allocation Refunding Bond (“TARB”). The fund was to be used to supplant other funds which would have otherwise been used as the funding source to pay for certain capital projects. In addition, the proceeds must be spent before the extinguishment of the TARB, which currently projects to be in 2027. The Parker Pump Station Replacement project is one of the eligible capital projects for the use of this fund.

As such, staff request $12,363,196 be appropriated from the previously committed balance of $15,363,196, and the remaining $3,000,000 be uncommitted and added back to the fund balance. With the restoration of $3,000,000, the CDA Loan Fund balance is estimated at $12,693,851.
• Wastewater Utility Fund (510): This fund is in the process of a rate-study update, conducted by a third-party consultant. Wastewater Utility Fund (510)’s estimated fund balance is $12,846,724 as of June 30, 2023. Staff requests $3,000,000 be appropriated for the Parker Pump Station Replacement project.
• EPA Grant: The Parker Pump Station Replacement project was named one of the EPA’s FY 2023 Community Grant recipients for $3,000,000. Staff is in the process of working with the regional EPA offices to prepare a grant package, and the timeline of the grant receipt is not known at this time. When the grant is eventually received, staff recommend reimbursing the $3,000,000 of the project’s budget appropriated from the Wastewater Utility Fund (510). This will enhance the fund’s ability to repay the prior $14.3 million of interfund loans ($4.3 million in FY22 and $9.0 million in FY23) transferred from the Major Facilities Replacement Fund (436) for the Parker Pump Station project. • Major Facilities Replacement Fund (436): As stated above, $4.3 million and $9.0 million were transferred as interfund loans in FY22 and FY23, respectively, for the Parker Pump Station Replacement project. As a result, the Major Facilities Replacement Fund (436) fund balance has decreased to $10,902,148 as of June 30, 2023. To ensure sufficient fund balance remains to meet the fund’s objective, no additional transfer or appropriation is being recommended.
• Other sources: External financing (i.e. loan, bond issuance) is not recommended at this time considering the current state of the interest rate environment and as more appropriate internal funding sources exist with available funding.

City of Coronado Page 176
ALTERNATIVE:

The City Council may elect to reject or amend the funding source and/or amounts of the requested appropriation.

CALIFORNIA ENVIRONMENTAL QUALITY ACT:

The Parker Pump Station Replacement project was found categorically exempt per California Environmental Quality Act (CEQA). The proposed appropriation of funds before the City Council is not a project as defined by CEQA.

PUBLIC NOTICE:

No notice required.

ATTACHMENTS:

None.

Submitted By: Public Services and Engineering Department / Katie Odiorne City of Coronado Page 177

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CITY COUNCIL STAFF REPORT
August 15, 2023 8a
PUBLIC HEARING: APPEAL OF THE HISTORIC RESOURCE COMMISSION DECISION THAT THE PROPERTY AT 335 ALAMEDA BOULEVARD MEETS THE CRITERIA TO BE

DESIGNATED AS A HISTORIC RESOURCE
RECOMMENDATION:

Grant the appeal and overturn the decision of the Historic Resource Commission that 335 Alameda Boulevard meets the criteria to be designated as a Historic Resource.

BACKGROUND:

Ordinance No. 1961 was adopted by the City Council on July 6, 2004, establishing a discretionary process to determine the historic significance of structures 75 years old or older in association with projects that include demolition or partial demolition. This discretionary process was amended with the adoption of Ordinance No. 2088 on December 18, 2018, and the Determination of Historic Significance review is regulated by Coronado Municipal Code Chapter 84.10.

On August 9, 2022, the property owner submitted a complete Determination of Historic Significance application for the property addressed as 335 Alameda Boulevard. At the meeting of October 19, 2022, the Historic Resource Commission held a public hearing on this item. Following the public hearing, a motion that the property meets the criteria to be designated as a Historic Resource was passed by a vote of 4-0-1, with Commissioner Bey absent (Attachment 2).

On October 28, 2022, Scott Moomjian, as representative for property owner Lisa Rigdon, submitted an appeal hearing form to the City Clerk’s Office, appealing the decision of the Historic Resource Commission, specifically the designation of the property under Criterions C and D (Attachment 5). The appeal was scheduled for a City Council hearing on March 7, 2023, however on February 21, 2023, the appellant submitted additional materials, including a historic photograph, that had not previously been provided to staff, the Commission, or the consultant who prepared the historic resource report (Attachment 6). Staff requested an analysis of the additional information from the consultant, which was sent to the appellant in May of 2023 and is included as Attachment 7. The appellant subsequently requested August 15, 2023, as the date for the appeal to be considered by City Council.

ANALYSIS:

The City Council has established specific criteria for determining whether a property is a historic resource. In order to be designated as a historic resource, the home must meet at least two of the designation criteria per CMC Section 84.10.130.

The Commission’s findings for the determination, the appeal assertion for each criterion, and the staff analysis of historic significance for the two Criterion that are under appeal are as follows:

Criterion C
Commission Finding - The Historic Resource Commission determined that the “dwelling on the property is an example of the Spanish Colonial Revival style, and exhibits many characterdefining features of the style, including an asymmetrical façade; an L-shape plan; simple City of Coronado Page 178
rectangular massing; two stories in height; an outdoor courtyard; low-pitched cross-gabled roof; minimal eaves with little to no overhang; a red Mission (half-cylinder) clay tile roof; painted white stucco exterior walls; walls that extend into gable without a break; fenestration irregularly placed and recessed; a wrought iron balcony; an elaborate chimney top; and decorative vents.” Appeal Assertion – In their appeal filed October 28, 2022 (attachment 5), the appellant asserts that the HRC erred in designating the property under Criterion C as an example of the Spanish Colonial style, exhibiting "many" character-defining features of the style, without substantial evidence, analysis, and/or evaluation, in violation of the Coronado Municipal Code and the Coronado Historic Designation Criteria Guidelines. The appellant also asserts that the Commission erred in designating the property under Criterion C as "substantial" alterations to the Property over the years preclude designation on this basis. Finally, the appellant asserts that the Commission erred in designating the property under Criterion C due to improper Commission discussion/deliberation regarding the effect of designation resulting in a diminution of Property value, and an inability to "sell" the Property at a future date. Additional information was submitted by the appellant on February 21, 2023 (Attachment 6). In this submittal, the appellant included photographs and a narrative in which they assert that the property has undergone “substantial" alterations, summarized as follows:
• At the corner of the southeast (rear) elevation and southwest (side) elevation, two secondfloor vinyl windows with wood shutters exist, where there were originally wood windows with no shutters.
• Along the property line at the Alameda Boulevard frontage, a solid stucco site wall has been installed.
• At the southeast (rear) elevation, a fountain, patio enclosure, and barbeque have been installed.
• On the northwest (front) elevation, which is noted as the west elevation in the appellant’s additional materials, a window visor has been removed from above the three arched windows at the second story, and original cut wood shutters have been removed from the first and second floor and replaced with louvered shutters, the original wood paneled front door has been replaced with a carved wood door, and the original mailbox adjacent to the front door has been removed.

The appellant asserts that these modifications contribute to the loss of feel, appearance, and character of the main elevation, as well as the loss of open space, setting, feeling, and Spanish Colonial Revival aesthetic of the property, adversely impacting integrity and precluding significance under Criterion C.

Staff Analysis – The City’s Historic Designation Criteria Guidelines state that in order to be designated under Criterion C, a resource should be unaltered or minimally altered from the historic condition. When staff is considering whether modifications to a structure are substantial for the purposes of evaluation under Criterion C, the nature, extent, and visibility of the modifications are examined within the context of the Secretary of the Interior’s Standards and the unique situation applicable to the property under review. Properties are evaluated individually, and modifications that are considered adverse in some cases may be considered minor in other cases. However, in most cases, modifications associated with maintenance and repair, such as re-roofing in kind, or replacement in kind of deteriorated architectural details are considered routine and do not adversely impact historic significance. Likewise, additions or modifications to the rear of a structure or that are not visible from the public right of way, and additions or modifications that are consistent with the Secretary of the Interior’s Standards are generally considered minimal.

City of Coronado Page 179
However, inappropriate changes to the front of a structure, additions that overwhelm the original structure, replacement of historic features with inappropriate replacement features, or numerous cumulative modifications that are not consistent with the Secretary of the Interior’s Standards are generally considered substantial and will negatively impact historic significance.

The consultant evaluated the building in advance of the HRC hearing and prepared a Historic Report recommending that the property meets Criterion C (Attachment 3). The consultant also reviewed the information submitted in February 2023 and prepared an addendum to the original Historic Report (Attachment 7), and recommends that the property is historically significant as an example of the Spanish Colonial Revival style, and exhibits many character-defining features of the style, including an asymmetrical façade; an L-shape plan; simple rectangular massing; two stories in height; an outdoor courtyard; low-pitched cross-gabled roof; minimal eaves with little to no overhang; a red Mission (half-cylinder) clay tile roof; painted white stucco exterior walls; walls that extend into gable without a break; fenestration irregularly placed and recessed; a wrought iron balcony; an elaborate chimney top; and decorative vents.

The consultant’s evaluation of the integrity of the property, the permit history, Sanborn maps, and the dwelling’s physical appearance, show the dwelling has seen some alterations from its construction date of 1926. Minor modifications include re-roofing in-kind, construction of a carport, and addition of a perimeter wall, all of which are routine and do not detract from the property’s architectural integrity or significance. The window replacements that took place at the rear (southeast) and interior facing side (northeast) elevations are not visible from the street right-ofway. Alterations visible from the street right-of-way such as removal of a stucco visor over the second-floor window, replacement or removal of the original shutters, and replacement of the front door are not, in the consultant’s opinion, substantial in nature. Replacement of the front door and shutters are reversible modifications.

In staff’s opinion, the replacement of second-floor windows on the side and rear elevation, installation of the patio enclosure and amenities, and construction of a property line stucco site wall are not substantial modifications that adversely impact the property such that it does not meet Criterion C. However, the modifications to the front façade are visible from Alameda Boulevard and contribute to cumulative changes that result in a dwelling that can no longer be considered “unaltered or minimally altered”. While it is true that the modifications to the front elevation can be reversed, the property owner cannot be compelled to reverse these changes, and the property must meet the designation criteria in its existing condition.

Staff recommends that if, after considering the information presented and received at the public hearing, the City Council agrees that the dwelling is substantially modified and does not meet Criterion C, then the appeal should be upheld and the designation overturned. However, if the City Council agrees that the record indicates that the modifications to the structure of the property are not substantial, then the property can be considered historically significant under Criterion C an example of the Spanish Colonial Revival style.

Criterion D
Commission Finding - The Historic Resource Commission determined that the “dwelling on the property is an example of the notable work of the builder Oscar W. Dorman, as it is an important and remarkable demonstration of Dorman’s understanding of the Spanish Colonial Revival style when compared with other works constructed by him; incorporates a combination of distinct character-defining features of the style; and continues to exemplify Dorman’s original work as it is minimally modified and retains architectural and material integrity from the time of construction.” City of Coronado Page 180
Appeal Assertion – In their appeal submitted on October 28, 2022, the appellant asserts that the HRC erred in designating the property under Criterion D as an "important or remarkable" example of the notable work of the builder, Oscar W. Dorman, without substantial evidence, analysis, and/or evaluation in violation of the Coronado Municipal Code and the Coronado Historic Designation Criteria Guidelines. The appellant also asserts that the Commission erred in designating the property under Criterion D due to improper Commission discussion/deliberation regarding the effect of designation resulting in a diminution of property value, and an inability to "sell" the property at a future date. The additional information submitted on February 21, 2023, includes information on the body of work of the builder, Oscar W. Dorman, and lists seven structures classified by the appellant as some variant of the Spanish Colonial Revival style containing similar character-defining features as the subject property. The appellant asserts that in comparison with the identified properties, 335 Alameda Boulevard does not appear to be notable.

Staff Analysis – The City’s Historic Designation Criteria Guidelines state that in order to meet Criterion D, a property must be an example of the notable work of a builder, designer, architect, artisan, or landscape professional, and evidence would be needed to support that determination.

The Coronado Municipal Code includes the following definition of Notable Work: notable work means an important or remarkable example from the body of work of a professional trained as a builder, designer, architect, artisan, or landscape professional.

The research and analysis by the consultant in the original Historic Report and the Addendum (Attachments 3, 7) conclude that the property is an example of the notable work of the builder, Oscar W. Dorman. The report notes that Dorman was a prolific builder in Coronado during the 1910s and 20s. The City’s Register of Designated Historic Resources identifies ten properties constructed by Oscar Dorman that have been designated as Historic Resources. Of these, nine are designated under Criterion D as examples of Oscar Dorman’s notable work, seven of which were constructed in variants of the Tudor style. Two of the nine properties designated under Criterion D, 757 Alameda Boulevard and 1024 Encino Row, were constructed in variants of the Spanish Revival style. The consultant notes that the subject dwelling displays different characterdefining features of the Spanish Colonial Revival style, and notes that because Dorman typically designed in the Tudor style, the subject property can be considered rare and remarkable among his works. The consultant’s opinion is that the property can be considered a notable representation of Dorman’s work and is eligible for listing under Criterion D.

The Coronado Designation Criteria Guidelines provide guidance on the designation of a professional’s notable works, stating all works by the professional are not presumed to be notable works, rather, notable works are a subset of a professional’s body of work. Considering the number of dwellings that have already been designated as examples of Oscar Dorman’s notable work and taking into account the cumulative modifications to 335 Alameda Boulevard, specifically the changes to the front façade, it is staff’s opinion that the subject property does not rise to the level of “important or remarkable” within Dorman’s large body of work as several details and features of the front façade are visibly and materially different from his original 1926 design.

If the City Council agrees that based upon the information provided in the application, the appeal, the consultant’s report and addendum, and presented at the public hearing, that the property is an example of the notable work of Oscar W. Dorman, then the property is historically significant under Criterion D. However, if the City Council agrees that the record indicates that the dwelling does not exemplify the notable work of Oscar Dorman, then the appeal should be upheld and the designation overturned.

City of Coronado Page 181
A property must meet two of the adopted designation criteria in order to be designated as a historic resource. Therefore, if the City Council finds that either Criterion C or D is met, but not both, the appeal must be upheld and the designation overturned.

FISCAL IMPACT:

No impacts have been identified.

ALTERNATIVE:

The City Council may uphold, modify, or overturn the designation of the property.

CALIFORNIA ENVIRONMENTAL QUALITY ACT:

Not Applicable.

PUBLIC NOTICE:

Notice of this public hearing was published in the Coronado Eagle & Journal on August 2, 2023, and notices were mailed to all property owners within a 300-foot radius of the subject property.

ATTACHMENTS:

1. City Council Resolution No. 2023-34

2. Historic Resource Commission Resolution 31-22

3. Historic Research Report

4. HRC Meeting Action Minutes dated October 19, 2022

5. Appeal dated October 28, 2022

6. Additional information submitted February 21, 2023

7. Addendum to Historic Research Report

8. Declaration of Publishing and Public Notice
Submitted By: Community Development Department / Tricia Olsen City of Coronado Page 182
Attachment 1
RESOLUTION NO. 2023-34

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF

CORONADO, CALIFORNIA UPHOLDING THE

DETERMINATION OF THE HISTORIC RESOURCE
COMMISSION THAT THE PROPERTY AT 335 ALAMEDA

BOULEVARD MEETS THE CRITERIA TO BE DESIGNATED AS

A CORONADO HISTORIC RESOURCE
WHEREAS, on August 9, 2022, the property owner submitted a complete Determination of Historic Significance for the property in accordance with Chapter 84.10 of the Coronado Municipal Code; and
WHEREAS, on October 19, 2022, the Historic Resource Commission of the City of Coronado held a public hearing on HR 2022-18 at which time all persons desiring to be heard were heard, and determined that the property addressed as 335 Alameda Boulevard is historically significant, and adopted resolution HR 31-22 formalizing their findings that the property meets the criteria to be designated as a Coronado Historic Resource in accordance with Section 84.10.030 of the Municipal Code:
a) No evidence was presented or discovered that indicates that the property exemplifies or reflects Special Elements of the City’s military, cultural, social, economic, political, aesthetic, or engineering history; and
b) No evidence was presented or discovered that indicates that the property is historically significant under Criterion B for its association with a person or event that is significant in local, state, or national history; and
c) The dwelling on the property is an example of the Spanish Colonial Revival style, and exhibits many character defining features of the style, including: an asymmetrical façade; an L-shape plan; simple rectangular massing; two stories in height; an outdoor courtyard; low-pitched cross gabled roof; minimal eaves with little to no overhang; a red Mission (half-cylinder) clay tile roof; painted white stucco exterior walls; walls that extend into gable without a break; fenestration irregularly placed and recessed; a wrought iron balcony; an elaborate chimney top; and decorative vents; and has not been substantially altered; and
d) The dwelling on the property is an example of the notable work of the builder Oscar W. Dorman, as it is an important and remarkable demonstration of Dorman’s understanding of the Spanish Colonial Revival style when compared with other works constructed by him; incorporates a combination of distinct character defining features of the style; and continues to exemplify Dorman’s original work as it is minimally modified and retains architectural and material integrity from the time of construction; and e) The property has not been listed or formally determined eligible for the California Register as set forth in Section 5024.1 of the California Public Resources Code.

WHEREAS, on October 28, 2022, the property owner submitted an appeal hearing form to the City Clerk’s office appealing the Historic Resource Commission’s decision that 335 Alameda Boulevard meets the criteria to be designated as a Historic Resource, and on City of Coronado Page 183
Attachment 1
February 21, 2023 submitted additional information including historic photographs of the property; and
WHEREAS, on August 15, 2023, the City Council of the City of Coronado conducted an appeal hearing in accordance with Chapter 1.12 of the Municipal Code to consider the appeal of the Historic Resource Commission’s decision that 335 Alameda Boulevard meets the criteria to be designated as a Historic Resource; and
WHEREAS, evidence was submitted and considered to include without limitation:

1. City Council staff report and attachments dated August 15, 2023;

2. Appeal dated October 28, 2022;

3. Oral and written testimony;

4. Additional written information, exhibits and photographs provided by appellant.

NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Coronado as follows:

Section 1. The foregoing recitals are true and correct.

Section 2. By a vote of _ in favor and _ opposed, the City Council of the City of Coronado hereby upholds decision of the Historic Resource Commission, and finds that the property as described in the City Council staff report dated August 15, 2023, shall not be designated as a Coronado Historic Resource because it does not meet two or more of the adopted designation criteria:
a) No evidence was presented or discovered that indicates that the property exemplifies or reflects Special Elements of the City’s military, cultural, social, economic, political, aesthetic, or engineering history; and
b) No evidence was presented or discovered that indicates that the property is historically significant under Criterion B for its association with a person or event that is significant in local, state, or national history; and
c) The dwelling on the property is not an unaltered or minimally altered example of the Spanish Colonial Revival style due to alterations to the front façade including removal of the stucco visor over the second-floor window, and replacement of the original shutters and front door that are not in-kind; and d) The dwelling on the property is not an example of the notable work of the builder Oscar W. Dorman, because the subject property does not rise to the level of “important or remarkable” within Dorman’s large body of work as several details and features of the front façade are visibly and materially different from his original 1926 design; and

NOW, THEREFORE, BE IT FURTHER RESOLVED that the City Council of the City of Coronado hereby overturns the decision of the Historic Resource Commission, and determines that the property does not meet the required criteria to be designated as a Coronado Historic Resource, with the following condition:

1. The Applicant shall defend, indemnify, and hold harmless the City, its agents, officers, and employees from any and all claims, actions, proceedings, damages, judgments, or costs, including attorney’s fees, against the City or its agents, officers, or employees, relating to the issuance of this permit including, but not City of Coronado Page 184
Attachment 1
limited to, any action to attack, set aside, void, challenge, or annul this development approval and any environmental document or decision. The City will promptly notify the Applicant of any claim, action, or proceeding. The City may elect to conduct its own defense, participate in its own defense, or obtain independent legal counsel in defense of any claim related to this indemnification.

In the event of such election, the Applicant shall pay all of the costs related thereto, including without limitation reasonable attorney’s fees and costs. In the event of a disagreement between the City and Applicant regarding litigation issues, the City shall have the authority to control the litigation and make litigation related decisions, including, but not limited to, settlement or other disposition of the matter. However, the Applicant shall not be required to pay or perform any settlement unless such settlement is approved by the Applicant.

NOTICE REGARDING JUDICIAL REVIEW: The City Council decision is final unless a petition for a writ of mandate is timely filed. The time within which judicial review of this decision must be sought is governed by the Code of Civil Procedure Section 1094.5, which has been made applicable in the City of Coronado by the Coronado Municipal Code, Section 1.12.080. Any petition or other papers seeking judicial review must be filed in the appropriate court not later than the ninetieth (90th) day following the date on which this decision becomes final. This decision is final upon the adoption of this resolution.

PASSED AND ADOPTED by the City Council of the City of Coronado, California, this fifteenth day of August, 2023, by the following vote, to wit:

AYES:

NAYS:

ABSTAIN:

ABSENT:

APPROVED:
____________________________________
RICHARD BAILEY, Mayor of the
City of Coronado, California
ATTEST:
__________________________________
KELSEA HOLIAN, City Clerk of the
City of Coronado, California
City of Coronado Page 185
RESOLUTION NO. HR 31-22

A RESOLUTION OF THE HISTORIC RESOURCE COMMISSION

OF THE CITY OF CORONADO DETERMINING THAT THE
PROPERTY ADDRESSED AS 335 ALAMEDA BOULEVARD

MEETS THE CRITERIA TO BE DESIGNATED AS A CORONADO
HISTORIC RESOURCE _______________________________________________________________ WHEREAS, on August, 2022, the property owner submitted a complete Determination of Historic Significance application for the property addressed as 33 Alameda Boulevard, in accordance with Chapter 84.10 of the Coronado Municipal Code; and WHEREAS, on October 19, 2022 the Historic Resource Commission of the City of Coronado held a public hearing on HR 2022-18 at which time all persons desiring to be heard were heard, and,
WHEREAS, evidence was submitted and considered to include without limitation:

1. Determination of Historic Significance Application HR 2022-18;

2. 3. Oral testimony;

4. Historic Resource Commission staff report dated October 19, 2022;

5. Additional information and photographs provided by the applicant; NOW, THEREFORE, BE IT RESOLVED that the Historic Resource Commission of the City of Coronado finds the property addressed as 335 Alameda Boulevard, including all structures on site, shall be designated as a Historic Resource because it meets two of the following criteria:
a) No evidence was presented or discovered that indicates that the property military, cultural, social, economic,
political, aesthetic, or engineering history; and
b) No evidence was presented or discovered that indicates that the property is historically significant under Criterion B for its association with a person or event that is significant in local, state, or national history; and
c) The dwelling on the property is an example of the Spanish Colonial Revival style, and exhibits many character defining features of the style, including: an asymmetrical façade; an L-shape plan; simple rectangular massing; two stories in height; an outdoor courtyard; low-pitched cross gabled roof; minimal eaves with little to no overhang; a red Mission (half-cylinder) clay tile roof; painted white stucco exterior walls; walls that extend into gable without a break; fenestration irregularly placed and recessed; a wrought iron balcony; an elaborate chimney top; and decorative vents; and d) The dwelling on the property is an example of the notable work of the builder Oscar understanding of the Spanish Colonial Revival style when compared with other works constructed by him; incorporates a combination of distinct character defining features of the style; and continues to exemplify as it is minimally modified and retains architectural and material integrity from the time of construction; and Attachment 2
City of Coronado Page 186
e) The property has not been listed or formally determined eligible for the California Register as set forth in Section 5024.1 of the California Public Resources Code.

NOW, THEREFORE, BE IT FURTHER RESOLVED that the Historic Resource Commission of the City of Coronado hereby determines the property addressed as 335 Alameda Boulevard meets the required criteria to be designated as a Coronado Historic Resource with all the benefits and restrictions of historic designation, as outlined in Chapter 84.10 and Chapter

84.20 of the Coronado Municipal Code, including compliance with the requirements of the California Environmental Quality Act with the following condition:

1. The Applicant shall defend, indemnify, and hold harmless the City, its agents, officers, and employees from any and all claims, actions, proceedings, damages, officers, or employees, relating to the issuance of this permit including, but not limited to, any action to attack, set aside, void, challenge, or annul this development approval and any environmental document or decision. The City will promptly notify the Applicant of any claim, action, or proceeding. The City may elect to conduct its own defense, participate in its own defense, or obtain independent legal counsel in defense of any claim related to this indemnification.

In the event of such election, the Applicant shall pay all of the costs related thereto, disagreement between the City and Applicant regarding litigation issues, the City shall have the authority to control the litigation and make litigation related decisions, including, but not limited to, settlement or other disposition of the matter.

However, the Applicant shall not be required to pay or perform any settlement unless such settlement is approved by the Applicant.

PASSED AND ADOPTED by the Historic Resource Commission of the City of Coronado, California, this 19th day of October, 2022, by the following vote, to wit:

AYES: Clements, Farley, Jamison, Pastor
NAYS:

ABSENT: Bey
DISQUALIFIED:
_____________________________
Carol Pastor, Chair
Attest: __________________________ Rich Grunow
Director of Community Development
Attachment 2
City of Coronado Page 187
Historical Resource Evaluation Report
335 Alameda Boulevard,
Coronado, California
SEPTEMBER 2022
Prepared for:

CITY OF CORONADO
1825 Strand Way
Coronado, California, 92118
Contact: Tricia Olsen, AICP, Historic Preservation Planner Prepared by:
605 Third Street
Encinitas, California 92024
Katie Ahmanson, MHC, Nicole Frank, MSHP, and Allison Lyons, MSHP Attachment 3
City of Coronado Page 188
Printed on 30% post-consumer recycled material.

Attachment 3
City of Coronado Page 189

11661-035 i SEPTEMBER 2022
Table of Contents
SECTION PAGE NO.

Executive Summary .......................................................................................................................................................... iii 1 Introduction .......................................................................................................................................................... 1

1.1 Project Location...................................................................................................................................... 1

1.2 Regulatory Setting .................................................................................................................................. 1 2 Background Research ......................................................................................................................................... 9

2.1 Building Development Research ........................................................................................................... 9 3 Historic Context................................................................................................................................................. 13

3.1 Historical Overview of Coronado......................................................................................................... 13

3.2 History of the Subject Property ........................................................................................................... 15

3.3 Architectural Style: Spanish Colonial Revival (1915-1940) ............................................................. 19

3.4 Builder of 335 Alameda Boulevard.................................................................................................... 20 4 Field Survey ....................................................................................................................................................... 23

4.1 Methods ............................................................................................................................................... 23

4.2 Results ................................................................................................................................................. 23 5 Significance Evaluation .................................................................................................................................... 25

5.1 335 Alameda Boulevard ..................................................................................................................... 25 6 Findings and Conclusions................................................................................................................................. 37 7 Bibliography....................................................................................................................................................... 39

FIGURES
Figure 1. Property Location Map....................................................................................................................................... 4 Figure 2. Detailed Property Location Map........................................................................................................................ 7 Figure 3. 1949 Sanborn map (Top) prior to the block’s development compared to the 1988 Sanborn map of 335 Alameda Boulevard (Bottom) with the subject property outlined in red (Sanborn 1949 and 1988)........................ 16 Figure 4. Coronado Eagle and Journal Volume XXXIV, Number 23, June 6, 1946. Page 10 Advertisements Column

3. ........................................................................................................................................................................... 17 Figure 5. Primary (northwest) elevation, view to northeast (IMG_0177).................................................................... 27 Figure 6. Primary (northwest) elevation view southeast (DSC03872)........................................................................ 27 Figure 7. Detail photograph of southeast elevation’s chimney, view to northeast (DSC03875) .............................. 28 Figure 8. Side (southwest) elevation and rear (southeast), view to northwest (DSC03821) .................................... 28 Figure 9. Side (southwest) elevation and rear (southeast), view to northwest (DSC03810) .................................... 29 Attachment 3
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Figure 10. Side (northeast) elevation, view to southeast (DSC03874) ...................................................................... 29 Figure 11. Carport primary (southeast) elevation, view to northwest (IMG_0204)......................................................... 30 Figure 12. Carport rear (northwest) elevation, view to southeast (DSC03832).............................................................. 30

APPENDICES
A Occupancy History Timeline
B DPR Form for 335 Alameda Boulevard
C Preparers’ Qualifications
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Executive Summary
Dudek was retained by the City of Coronado (City) to evaluate the property located at 335 Alameda Boulevard (APN:
536-191-05-00) (subject property) for historical significance under City designation criteria and integrity requirements. The evaluation involved researching and developing an occupancy timeline; supplemental research on occupants and building development research; survey of the property; a description of the property; and completion of a historical resource evaluation in consideration of City designation criteria and integrity requirements.

As a result of the evaluation, the subject property is recommended eligible for inclusion in the City Register under designation criteria C and D. The subject property retains integrity of location, design, setting, materials, workmanship, feeling, and association.

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1 Introduction
Dudek was retained by the City of Coronado (City) to complete a Historical Resource Evaluation Report for a singlefamily residential property located at 335 Alameda Boulevard (APN: 536-191-05-00) in Coronado, California. The property was built in 1926 (City Building Permit) and does not appear to have been previously evaluated for historical significance. In 1985, the subject property was included in the geographic area surveyed as part of an unadopted citywide survey. This survey identified and described the subject property, but did not provide a formal evaluation in consideration of City designation criteria. The current study includes a survey of the property; building development and archival research; development of an appropriate historic context for the property; and recordation and evaluation of the property for historical significance and integrity in consideration of the City’s eligibility requirements.

Dudek Architectural Historian Katie Ahmanson, MHC, completed the subject property’s significance evaluation, survey, and preparation of the historical resource evaluation report and State of California Department of Parks and Recreation Series 523 Forms (DPR forms). Dudek Architectural Historian Nicole Frank, MSHP assisted in the subject property’s survey and research. The historical resource evaluation report was reviewed for quality assurance/quality control by Senior Architectural Historian Allison Lyons, MSHP. All authors meet the Secretary of the Interior’s Professional Qualifications Standards (36 CFR Part 61) for architectural history. Preparers’ qualifications are located in Appendix C.

1.1 Project Location
The subject property is located at 335 Alameda Boulevard in the northwest section of the City of Coronado, which is located in the southwest portion of San Diego County (Figure 1). Regionally, the City is bordered by the City of San Diego to the north and east, National City and the City of Chula Vista to the east, the City of Imperial Beach to the south, and the Pacific Ocean to the west. Locally, the residence is situated on the southeast side of Alameda Boulevard, between Third Street and Fourth Street. The building is surrounded by single-family residential buildings to the east with North Island Naval Air Station to the west (Figure 2).

1.2 Regulatory Setting
Local
City of Coronado Historic Resource Code (Chapter 84.10)

4.10.010 Purpose and Intent
The City Council finds as a matter of public policy that the identification, designation, recognition, preservation, enhancement, perpetuation and use of improvements, buildings, structures, objects, monuments, sites, places and natural features within the City that reflect special elements of the City’s architectural, artistic, cultural, educational, economic, social, political, engineering, military history, or other heritage are required in the interest of the health, economic prosperity, cultural enrichment and general welfare of the people. The purpose of this chapter is to:

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A. Safeguard the heritage of the City and enhance its visual character by providing for the preservation of historic resources representing significant elements of its history; B. Encourage public knowledge, understanding and appreciation of the City’s past as reflected in such historic resources;
C. Foster civic and neighborhood pride in the beauty and noble accomplishments of its past; D. Preserve and enhance the City’s historical attractions to residents, tourists, and visitors and serve as a support and stimulus to business and industry;
E. Preserve diverse and harmonious architectural styles and design preferences reflecting phases of the City’s history;
F. Enhance property values and increase economic and financial benefits to the City and its residents and property owners through an active historic recognition and benefits program; G. Identify as early as possible and resolve conflicts between the preservation of cultural resources and alternative land uses; and
H. Enable owners and lessees of such resources to apply for all financing, tax, land use, and code application benefits permitted by law for such designated historic resources. (Ord. 2088 § 2 (Exh. A), 2018; Ord. 2029 § 1, 2011; Ord. 2018 § 4 (Att. C), 2010)

84.10.030 Historic Resource and Historic District Designation Criteria For the purposes of this chapter, a resource may be designated a Historic Resource by the Historic Resource Commission, and any area within the City may be designated a Historic District by the Historic Resource Commission, if it meets two or more of the criteria set forth in this section and, additionally, must be at least 75 years old or have achieved historic significance within the past 75 years:

A. It exemplifies or reflects special elements of the City’s military, cultural, social, economic, political, aesthetic, or engineering history;
B. It is identified with a person(s) or an event(s) significant in local, State or national history; C. It possesses distinctive characteristics of an architectural style, and has not been substantially altered; D. It is representative of the notable work of a builder, designer, architect, artisan or landscape professional; E. It has been listed on or formally determined eligible for the California Register, as set forth in Section 5024.1 of the California Public Resources Code (as amended from time to time); F. In the case of Historic Districts, at least 75 percent of the buildings within the proposed district (excluding accessory buildings) shall be contributing resources. (Ord. 2088 § 2 (Exh. A), 2018; Ord. 2029 § 1, 2011; Ord. 2018 § 4 (Att. C), 2010)

84.10.040 Historic Resource and Historic District Determination of Historic Significance Procedures A determination of historic significance application shall be filed with the Community Development Department in association with the nomination of a property as a historic resource; or in association with any project that includes demolition of original features visible from the street right-of-way of any structure that is 75 or more years old.

A. Application.

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1. A determination of historic significance application involving private property must include the consent of the property owner.

2. A determination of historic significance application for designation of a Historic District must include the consent of 75 percent of the owners of contributing resources within the boundaries of the district.

3. A determination of historic significance application shall be submitted to the Community Development Department on forms provided by the City of Coronado Community Development Department.

4. A determination of historic significance application fee shall be paid at the time of application submittal in accordance with the Community Development Department Fee Schedule.

5. Upon the determination that a determination of historic significance application is complete, the Community Development Department shall forward the application to an unbiased third-party historic consultant for preparation of a historic research report to be considered by the Historic Resource Commission at a noticed public hearing.

6. Upon receipt of the historic research report from the historic research consultant, the Community Development Department shall set the application for public hearing at the next available Historic Resource Commission meeting.

B. Historic Resource Commission Hearing.

1. The Community Development Department shall provide notice of the date, place, time and purpose of the hearing at least 10 days prior to the date of the public hearing by posting at City Hall, publication once in a newspaper of general, local circulation, and mailing notice through first class mail to the applicant and private owners of the subject property and all property owners within 300 feet of the subject property.

2. The applicant/property owner(s) or applicant/property owner(s) representative shall attend the public hearing.

3. The Historic Resource Commission shall review the application in reference to the definitions and designation criteria set forth in this chapter.

4. Not later than 21 days following the close of a public hearing on any determination of historic significance application, the Historic Resource Commission shall, by resolution, make a determination on historic significance of the property. The resolution shall also recite the reasons and facts for said determination.

5. The decision of the Commission shall become final 10 calendar days after the adoption of the resolution unless a notice of appeal to the City Council is filed with the City Clerk in accordance with Chapter 1.12 CMC.

6. If the property is designated as a historic resource by the Historic Resource Commission or by the City Council upon appeal, the City Clerk shall cause a notice of designation to be recorded in the Office of the County Recorder. (Ord. 2088 § 2 (Exh. A), 2018; Ord. 2029 § 1, 2011; Ord. 2025 § 20, 2011; Ord. 2018 § 4 (Att. C), 2010).

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75 282
75 5
Property Location
335 Alameda Blvd, Coronado
SOURCE: USGS 7.5-Minute Series Point Loma Quadrangle
Township 17S / Range 3W / Section 15
Date: 9/19/2022 - Last saved by: agreis - Path: Z:\Projects\j1166100\MAPDOC\Cultural\Figure1-ProjectLocation_335_AlamedaBlvd.mxd 02 1,000 ,000
Feet
FIGURE 1
Property Location
Chula Vista
Solana Beach
Encinitas
San Diego
Carlsbad
Oceanside
La Mesa El Cajon
Santee
Poway
San Marcos
Escondido
Vista
Imperial
Beach
Del Mar
Coronado
Riverside
County
Mexico
905
209
75 52
54 94
241
98 73
125
274
195
56 78
86 111
67 74
74 76 79
805
215
15 5
8 Property Site
0 250 500Meters
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282
J AVE
03RD ST

PRIVATE RD ALAMEDA BLVD
ALLEY
Detailed Property Location
335 Alameda Blvd, Coronado
SOURCE: SANGIS 2020, 2022
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Feet
FIGURE 2
01 5 0
Meters
Property Location
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2 Background Research
The following sections provide detailed background research conducted on the subject property in an effort to establish a thorough and accurate historic context for the significance evaluation, and to confirm the construction history. The City provided Dudek with the Unadopted SourcePoint Survey from the 1980s, a photograph of the subject property from 2005, two historic newspaper articles, a list of the known occupants of the property, and all available building and electrical permits for the subject property.

2.1 Building Development Research
City of Coronado Building Permits
In August 2022, the City provided copies of all available building permits for the subject property, 335 Alameda Boulevard, for new construction, demolition, alteration, and additions. These documents were essential in establishing a history of alterations to the property (see Section 5.1 Significance Evaluation, Identified Alterations).

Six building permits associated with the subject property were on file with the City. The permits are as follows:
• 1926: construct dwelling and garage (Permit #3002)
• 1927: sewer connection (Permit #1397)
• 1933: alter a dwelling – frame, interior and exterior lath and plaster, roofing (Permit #4487) • 1957: erect carport (Permit #13022)
• 1979: electrical (Permit #13034)
• 1980: construct block wall approximately 75’ x 6’ (Permit #22493) • 2012: replace FAU (Permit #MPE1210-009)
Coronado Historical Association
On September 7, 2022, Dudek Architectural Historians Nicole Frank and Katie Ahmanson visited the Coronado Historical Association (CHA)’s Research Center and were assisted by CHA Curator of Collections, Vickie Stone. While at the CHA, Ms. Frank and Ms. Ahmanson reviewed multiple resources, including historic images, and historic newspapers. The information gathered from these sources has been incorporated into the history of the subject property (Section 2.1).

Historic Aerial Photographs
The subject property was reviewed on historic aerial photographs via Nationwide Environmental Title Research LLC (NETR) from the years 1953, 1964, 1966, 1972, 1978, 1980, 1981, 1982, 1983, 1984, 1985, 1986, 1987, 1988, 1989, 1990, 1991, 1993, 1994, 1995, 1996, 1997, 1998, 1999, 2000, 2002, 2003, 2005, 2009, 2010, 2012, 2014, 2016, and 2019 and UC Santa Barbara Library Aerial Photography Information FrameFinder (UCSB) from the year 1941 (Table 1) (NETR 2022; UCSB 2022).

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Table 1. Historical Aerial Photograph Review of Subject Property Photograph Year Observations and Findings
1941 This is the earliest aerial photograph of the subject property. The property is developed with an irregular plan with a cross-gable roof along the southeast side of Alameda Boulevard. The city block between Third and Fourth Streets is partially developed with single-family residences. The subject property is surrounded by single-family residences to the south and east with a golf course to the north and west. 1953 There is an increase in development around the subject property, with single-family residences east of Alameda Boulevard and North Island Naval Air Station development to the west where the golf course was formerly located. The image is of too poor quality to identify alterations to the subject property.
1964 A carport has been constructed on the rear of the subject property. More commercial development on North Island Naval Air Station is visible southwest of the subject property.
1966, 1972, 1978 The subject property displays no noticeable changes. More development on North Island Naval Air Station is visible southwest of the subject property. 1980, 1981, 1982,
1983, 1984, 1985,
1986, 1987, 1988,
1989, 1990, 1991,
1993, 1994, 1995,
1996, 1997, 1998,
1999, 2000
No discernible changes to the subject property and surrounding area. 2002 The subject property displays no noticeable changes. More development on North Island Naval Air Station appears north of the subject property. 2003 No discernible changes to the subject property and surrounding area. 2005 The subject property displays no noticeable changes. The l area on the west side of Alameda Boulevard directly across from the subject property has been cleared for construction.
2009 The subject property displays no noticeable changes. Stockdale Boulevard and the area to the northwest of the subject property have been developed with parking lots. 2010, 2012, 2014,
2016, 2019
No discernible changes to the subject property and surrounding area.

Sanborn Fire Insurance Maps
The subject property was reviewed on City of San Diego and City of Coronado Sanborn Fire Insurance Maps for the years 1888, 1906, 1921, 1949, and 1988. The subject property is visible on two maps from the years 1949 and 1988 (Table 2).

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Table 2. Sanborn Fire Insurance Map Review of Subject Property Photograph Year Observations and Findings
1949 The 1949 Sanborn displays the subject property as a rectangular-shaped lot on the east side of Alameda Boulevard. The primary residence is labeled as a one-story “dwelling” with a non-combustible tile and composition roof and appears irregular in plan. On the northeast side of the property is a one-story garage with a composition roof. The surrounding neighborhood is partially developed with single-family residences (Figure 3).
1988 The 1988 map displays one change to the residence. An addition of a rectangular-in-plan, one-story addition with a non-combustible tile roof has been constructed on the southwest elevation. The neighborhood is now fully developed with single-family residences (Figure 3).

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3 Historic Context
The following historic context addresses relevant themes concerning the history of the subject property. It begins with a general overview of the development of the City of Coronado, which provides a brief discussion of the history of single-family housing development patterns within the City. The context then provides a discussion of the subject property’s development, including the history of owners and occupants, the property’s Spanish Colonial Revival architectural style, and the property’s builder, Oscar W. Dorman.

3.1 Historical Overview of Coronado
In 1602, the Spanish explorer Sebastian Vizcaíno passed the offshore islands and isthmus comprising modern-day Coronado on November 8, a holy day for commemorating four Christian soldiers known as “the Crowned Ones.” A priest on board the Spanish ship named the islands Las Islas de los Coronados in their honor. The land remained relatively untouched for the next 200 years, until May 15, 1846, when Coronado and its sister island, North Island, became the property of Don Pedro Carrillo. The Mexican Governor Pio Pico granted the land to Carrillo as a wedding gift on the occasion of his marriage to the daughter of Don Juan Bandini, a prominent leader of San Diego. Carrillo used the 4,185-acre land grant, spanning from the border with Rancho de la Nación on the south to the northern edge of North Island, for the next year to graze his cattle. In 1847, the land was sold for $1,000 to Bezar Simmons, an early American settler in Southern California, who utilized the islands for cattle grazing for the next 25 years (Peterson 1959; Crawford 2010; SDU 1938).

Ownership of the peninsula changed several times between the 1850s and 1885, until November 1885 when Elisha Babcock, Hampton Story, and Jacob Gruendike, along with two other minority partners, purchased the peninsula for $110,000. On April 7, 1886, the five business partners filed articles of incorporation for the Coronado Beach Company, putting up $100,000 in capital. The business partners chose the name Coronado, which was derived from the Spanish name for the islands and isthmus. The Coronado Beach Company formed subsidiary companies – including the Coronado Beach Water, Ferry, Railroad, Brick, & Transfer Companies – to service the island. The entrepreneurs began subdividing the land and selling off lots to recoup their money from the purchase of the island (Peterson 1959; Crawford 2010; SDU 1938; CHA 2022).

Elisha Babcock and Hampton Story realized early on the appeal that the island had in both its climate and landscape to attract tourists. The sale of residential lots in 1886 helped fund the building of the Hotel del Coronado, which was finished in 1888, only 11 months after its groundbreaking. The 1888 Sanborn Map shows very few residential buildings on the island, which were primarily concentrated in the northeast portion of the city, close to the ferry house (Sanborn 1888). The Coronado Water Company began to run pipes 3,000 feet under the San Diego Bay to ensure that fresh water would reach the island. A new street railway system and steam-powered ferry were in development at the same time to service both locals and tourists. Only one year after the Hotel del Coronado opened, John D. Spreckels purchased the Coronado Beach Company for $500,000, which included all of Coronado, North Island, the hotel, ferry, trolley, and water system, aside from already privately owned lots. On December 9, 1890, Coronado residents voted to incorporate and be led by a local Board of Trustees (Crawford 2010; CHA 2022).

Coronado continued to grow under the ownership of Spreckels and, after a period of slow development, became a playground for wealthy Americans. The 1906 Sanborn Map shows an increase in residential development in the southeast section of the peninsula, running from the ferry dock at the northern end to the Hotel del Coronado on Attachment 3
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the southern end (Sanborn 1906). The construction of the Hotel del Coronado encouraged people to build summer homes on the southern end of the city, closer to the beach. From 1900 until 1938, an upscale campground just south of the Hotel del Coronado named Tent City, which was comprised of several hundred tents and thatched roof cottages, became a popular attraction for both locals and visitors. Many families that spent their winters on the island during the early 1900s eventually moved permanently into homes on Coronado (Crawford 2010; CHA 2019).

By 1920 development had continued to increase and spread to the western side of the City, including the construction of the Coronado County Club. Subdivided plots of land began to have primarily single-family homes constructed on them, although there were still large amounts of open land available. The City’s Board of Trustees governed until 1926 when a city council was formed, and a mayor was appointed (Sanborn 1921; CHA 2022).

The presence of the military paycheck helped Coronado feel less of the effects of the Great Depression from 1929 to 1939. By the 1930s, Coronado had a population of 5,424 including service members and their families on North Island. The greatest impact financially was on landlords who rented out houses to tourists. A large portion of Coronado’s real estate was classified as homes available for vacation rental. Fewer families could afford to rent vacation homes during the Great Depression. The amount of “For Rent” signs was so plentiful that the Coronado Realty Board decided to remove all of them. There was also a downturn in the construction of new homes. In the spring of 1940, only eighteen new homes were constructed, representing a major halt in the momentum the construction industry had been experiencing since 1890. After the Depression, there was a period of expansion and development. The growth of single-family homes continued through the 1940s as development stretched further west from the city’s center (Enowitz 2015, Crawford 2010; CHA 2022; Carlin and Brandes 1998; Millen 1982).

North Island, used by guests of the Hotel del Coronado to hunt for jackrabbits, remained relatively uninhabited until 1911 when famed aviator Glenn Curtiss leased the land for three years from John Spreckels. During that time, Curtiss experimented with his newly developed seaplane; finding the island to be an ideal place for aviation, he opened a flight school that trained pilots. Also, during these three years, Curtiss convinced the United States Navy to establish their first aircraft squadron on North Island, resulting in it becoming the “Birthplace of Naval Aviation” (Crawford 2010). The Island became a joint Army and Navy base in 1917 after Congress passed a Condemnation Act to acquire 1,232 acres for five million dollars from John Spreckels. The Army’s Rockwell Field occupied one-half of North Island with the naval air station occupying the other half, sometimes creating conflict between the two branches. The City experienced rapid growth beginning in the early 1920s, which only increased with the establishment of the Army and Navy bases on North Island. Military families began to move to the peninsula permanently, becoming a large part of the total population and changing the overall city demographics. In 1935, President Franklin D. Roosevelt visited North Island and decided that the Army was to relocate. In the early 1940s, the decision was made to dredge a portion of San Diego Bay, known as the Spanish Bight, to create more acreage for the Navy. This reclaimed land was the eventual location of the Naval Amphibious Base, the only base of this type on the West Coast (Crawford 2010; Dellinger 2009; CHA 2022).

The City’s population before World War I was 6,932, but by 1945 the population rose to 25,382. A 1941 aerial photograph displays a large increase in development from the 1921 Sanborn Map, the landscape specifically to the west and east of Orange Avenue is dominated by residential development, the majority of which is set back from the street and small in scale (UCSB 2022). The infill of the Spanish Bight, in addition to creating more room for the Amphibious Base, also allowed for the construction of more buildings, easing the congestion on the peninsula’s limited amount of space (Crawford 2010; CHA 2022).

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Between 1953 and 1964, historic aerials show the development of the four and a half blocks west of Alameda Boulevard, which up until this point was the last block with residential development before entering open land or land owned by Naval Air Station (NAS) North Island. These streets running north to south, including Coronado, Balboa, Cabrillo, and Country Club Avenues, are dominated by single-family residential development (Crawford 2010; CHA 2022; NETR 2022). A long-term goal of the City was to construct a bridge between Coronado and downtown San Diego, which were connected only by ferry. To accomplish this massive undertaking, San Diego Bay was dredged to build the bridge supports deep enough into the ground for stability. Governor Ronald Reagan dedicated the new bridge on August 2, 1969; it measured a full two miles long and 200 feet tall to allow Navy ships to pass underneath it.

The opening of the San Diego-Coronado Bridge represented the next step in the island’s history. The easy access to the bridge granted to both tourists and San Diego locals created a demand for higher-density housing than that provided by the existing single-family houses. In 1971, the first towers on Coronado, the Coronado Shores Towers, were completed at 17-stories tall and built on 35 acres of beachfront land once owned by the Hotel del Coronado.

The ten Coronado Shores Towers buildings comprised one of the largest complexes constructed in California and led to Coronado residents voting in 1972 to set a 40-foot height limit within the City, from which the Coronado Shores Towers was exempt. Coronado residents were given the power to officially elect their own mayor in 1972.

Despite the continued popularity of Coronado, the population has stayed relatively the same since the 1940s.

Consistent with an urbanized community, Coronado has experienced relatively little housing growth since 1990.

This is due to the limited amount of space on the island and the lack of vacant land available for new housing construction. The 2010 census recorded a population of 24,697, compared to 25,382 in 1945. The Hotel del Coronado still plays a prominent role in the City’s identity, hosting more than two million visitors a year. Tourism continues to be the heart of Coronado’s economy, along with the still-large presence of the Navy (Zuniga 2008; Crawford 2010; CHA 2022).

3.2 History of the Subject Property
According to “Building Permit #3002” filed on October 7, 1926, the single-family residence at 335 Alameda Boulevard was constructed by O.W. Dorman (also known as Oscar W. Dorman) for Mrs. Ida Bell Hall. The residence is situated on the southeast side of Alameda Boulevard, between Third Street and Fourth Street on lot 29-30 of block 135 (Figure 3) (City of Coronado). The subject property has been owned and occupied by several families since its construction in 1926 and 2022.

Mrs. Ida Bell Hall initially owned the subject property. Hall was born in Lyons, Michigan in 1860 and married her husband, Spencer G. Millard, on June 17, 1885, in Ionia, Michigan (U.S. Marriage Records 1885). Millard was an attorney with the law firm Webster & Millard. The couple moved to Los Angeles in 1887 (SDUDB 1895; LAT 1895). their son, Spencer Jay Millard, was born the following year in Michigan, and in 1891 their daughter, Gertrude Millard, was born in Los Angeles (U.S. Find a Grave Index 1888 & 1891). Spencer G. Millard was elected LieutenantGovernor of California in 1895, but he passed away in Los Angeles in 1895 during his first year in office (LAT 1895).

Hall remained in Los Angeles, where she raised her two children (SDUDB 1895). It is unclear when she arrived in Coronado, but newspaper research reveals she was involved in the construction of three residences in Coronado, including the subject property at 335 Alameda Boulevard, as well as a home at 400 B Avenue and a dwelling and garage on lots 19 and 20 of block 120 north, constructed in 1926 (CEJ Nov. 2, 1926; CEJ Nov. 16, 1926). Each of the homes was constructed by the same contractor, O. W. Dorman. Census research indicates that Hall did not reside in any of these homes.

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Historic newspaper research records the first occupants of the subject property as Dr. and Mrs. William Dunlop Owens and their maid, Viola Jefferson, in 1928 (CEJ 1928; U.S. City Directories 1928). Owens was born in Washington D.C. in 1878 where he attended Georgetown Medical School before joining the Navy in 1898. After achieving the level of Commander, he served in World War I and, “established a system of medical practice on naval transports which was credited with reducing to a minimum the loss of life among army and navy personnel at sea” (SDU 1930). In 1922, Owens became an Executive Officer at the Naval Hospital in Balboa Park, however, he retired shortly after in 1925 because of his declining health. Owens retired to Coronado with his wife where they lived at 335 Alameda Boulevard until he died in 1930 (SDU 1930).

After the Owens, the subject property was occupied by Mrs. Cora Leighton Millard from 1931 to 1932 (U.S. City Directory 1931). Born Cora A. Leighton in Pepperell, Massachusetts in 1872, she was the only child of Charles Leighton and Addie A. Leighton. (US Birth Records 1872). Although historic newspaper research did not reveal much information about her early life, census research indicated that she lived in Massachusetts with her parents until she married Fred Morrill Haley in Cambridge, Massachusetts in 1892 (U.S. Marriage Records 1892). Haley was a mason and proprietor of a G.M. Worthing store in Boston. The couple lived in Lynn, Massachusetts, and had a daughter, Constance, in 1900. Haley passed away from heart failure in 1909 (U.S. Birth Record 1900; The Boston Globe 1909). Cora later married Hudson Alfred Millard in 1915 and moved to Westchester County, New York (U.S.

Marriage Records). Millard was a mining engineer who was drafted into World War I in 1917 as an engineer (WW I Draft Registration Card). Census information indicates that Mr. and Mrs. Millard lived in New York from 1915 to 1930 before moving to Coronado in 1931. The Coronado City Index reveals that Cora Millard (possibly widowed) moved to the subject property for one year with her “servant,” Sam H. Laws, and maid, Edith Sandstrom. She rented her house to Admiral and Mrs. Harry E. Yarnell in 1932 then George C. Gordon in 1933 before returning to the Figure 3. 1949 Sanborn map (Top) prior to the block’s development compared to the 1988 Sanborn map of 335 Alameda Boulevard (Bottom) with the subject property outlined in red (Sanborn 1949 and 1988) Attachment 3
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property in 1934. By 1935, Cora’s daughter, Constance, had ownership of the property and resided there with her husband, Commander David S. Crawford (City of Coronado).

Commander and Mrs. Crawford occupied the house from 1935 to 1936 (The City of Coronado). Commander Crawford was in the U.S. Navy and served in World War I and World War II (WW I Veterans Service; U.S. Veteran Compensation). The couple had married in 1925 and lived in Westchester, New York until they moved into the subject property with Cora Millard and their sons, Leighton and Glenn, as well as daughter Carole in 1934 (U.S.

Marriage Records 1925; Evening Tribune 1934). They stayed for a year before moving to Washington D.C. where Commander Crawford was relocated in 1936 (CEJ May 14, 1936).

The subject property was rented by Commander Cary W. Magruder from 1936 to 1938 while the Crawfords were away. Commander Magruder was a Naval Commander who resided at the property with his wife Charlotte and daughter Polly (City of Coronado). The Crawford family returned to the subject property in 1938, with an article in the Coronado Citizen reading, “Mrs. Cora Millard, her daughter and son-in-law, Lr. Comdr. and Mrs. David Crawford and the three Crawford children arrived in Coronado on Tuesday and reopened the home at 335 Alameda Boulevard” (CC 1938). The Crawfords remained at the subject property until 1940 when they moved to 1045 Loma Avenue, and the subject property was subsequently rented by multiple families (U.S. Federal Census 1940).

In 1940, the subject property was rented by Commander Spencer H. Warner, his wife Ruth Warner, and their children, Elise and Jackson (City of Coronado). Warner was a Flight Commander in the Navy who had previously rented homes in Coronado at 762 E Avenue in 1926 and 409 B Avenue in 1928 before moving to 335 Alameda Boulevard (CEJ Aug. 31, 1926; CEJ 1928). The Warners resided at the property for a year. The home was rented to Commander and Mrs. Leland D. Webb in 1941 (SDU 1941). Previously, the Webbs rented a home at 1114 G Avenue before Commander Webb was deployed to Pearl Harbor in 1935 (SDU 1934; U.S. Navy and Marine Corps Registries). The family returned to Coronado in 1941 and rented the subject property for a year before the Warners returned to the subject property in 1942 (CA U.S. Voter Registrations 1942).

From 1944 to 1945, Naval Commander William C. Fortune and his wife Elizabeth O. Fortune rented the subject property (U.S. City Directories 1944). However, research was unable to uncover much about their lives during the time they resided at the subject property.

Lieutenant Commander Lloyd E. Root to the subject property with his wife and daughter in 1945 (CEJ 1945). The Roots moved to Coronado from Washington D.C. where Lieutenant Commander Root was previously stationed. In Coronado, Root was an assistant Public Works Officer at the Naval Air Station. The family resided in the subject property for a year until the property was listed for sale in the Coronado Eagle and Journal in 1946 (Figure 4) (CEJ 1946).

Figure 4. Coronado Eagle and Journal Volume XXXIV, Number 23, June 6, 1946. Page 10 Advertisements Column 3.

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The subject property was next occupied by Mr. and Mrs. Walter D. Christensen in 1947 (CEJ 1947). Mr. Christensen was an electrician and had served in the Army Air Corps (Evening Tribune 1987). The couple rented the residence for less than a year before the property was purchased by Commander and Mrs. Earl Pope in 1947 (CEJ Oct. 30, 1947).

Commander Pope was in the Navy and had been on sea duty on the U.S.S. Pope in San Francisco before arriving in Coronado in 1947 (Evening Tribune 1939). Pope was the son of Admiral and Mrs. Ralph Pope of Coronado and remained in the Navy in Coronado before retiring in the mid-1950s (CEJ 1956). He lived in the subject property with his wife for twelve years before moving to 622 Glorietta Boulevard in 1959 (CEJ 1959).

Rodger C. Rigdon, his wife Mary Rigdon, and their children, Jeff Rigdon, Malcolm G., and Lisa D., purchased the subject property in 1961 (CEJ 1961). Mr. and Mrs. Rigdon were teachers in the Coronado School system. Rodger taught woodworking, physical education, varsity football, and junior varsity football while Mary taught English and Latin (CEJ 1960, 1974 & 1980). Their son, Jeff, was enrolled in school at Coronado and participated in swimming, basketball, and track (CEJ 1966, 1968, 1977). The family was heavily involved in the Coronado community with Jeff joining his parents as a teacher in the Coronado School system in 1982 (CEJ 1982). City Directory research indicated that the family resided at the subject property until 2002 (U.S. Phone and Address Directories). Since then, the subject property has remained in the family under the ownership of the Rodger C. and Mary C. Rigdon Trust (ParcelQuest).

Owner/Occupant Timeline
The following section presents a timeline of the owners and/or longer-term occupants of the subject property since the construction of the residence. Names with an asterisk next to them represent occupants who were also owners of the subject property (non-renters). Additional information and a complete list of renters and owner information can be found in Appendix A:
• 1926-1928: Mrs. Ida Bell Hall* (did not reside in property) • 1928-1930: Mrs. and Mr. William Dunlop Owens (Eliza), and Viola Jefferson • 1931-1932: Mrs. Cora Millard,* Sam H. Laws, and Edith Sandstrom • 1934-1940: Commander. & Mrs. David S. Crawford (Constance) and Mrs. Cora Millard* • 1940: Mr. & Mrs. Spencer H. Warner (Ruth), Elise and Jackson Warner • 1941: Commander and Mrs. Leland D. Webb
• 1942: Mr. & Mrs. Spencer H. Warner (Ruth)
• 1944 -1945: Naval Commander William C. Fortune and wife Elizabeth O. Fortune • 1945-1946: Lieutenant Commander Lloyd E. Root
• 1947: Mr. and Mrs. Walter D. Christensen
• 1947-1959: Comdr. & Mrs. Earl Pope and William Pope*
• 1960: Vacant
• 1961-2002: Roger C. & Mary C. Rigdon,* Jeff Rigdon, Malcolm G. Rigdon, and Lisa D. Rigdon Attachment 3
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3.3 Architectural Style: Spanish Colonial Revival (1915- 1940)
Prior to the 1920s, buildings with Spanish-influenced designs were based primarily on the early Spanish missions, which were commonly very simplistic. It was not until the Panama-California Exposition held in San Diego in 1915 that Spanish-inspired buildings began to increase their ornamentation, forms, and materials, using inspiration from European Spanish architecture. Architect Bertram Grosvenor Goodhue (1869-1924) was responsible for the architectural master plan of the 1915 Panama-California Exposition. He reintroduced Spanish-influenced architecture in San Diego and created the Spanish Colonial Revival architectural style. The Exposition buildings referenced a variety of architectural styles and forms from the formal Spanish Baroque Churrigueresque to building forms influenced by the vernacular architecture of the Spanish, Mexicans, and Native Americans throughout the Iberian Peninsula, California, the American Southwest, and Florida. From the mid-1910s into the 1940s, Spanishinfluenced architectural design featured prominently in domestic residential construction, thanks in part to its easy adaptability (McAlester 2018; IS Architecture 2017).

The Spanish Colonial Revival style uses decorative details borrowed from the history of Spanish architecture, including Moorish, Byzantine, Gothic, and Renaissance styles. Following the 1915 San Diego Panama-California Exposition, the style became dominant in San Diego and its outlying areas, including Coronado. The Spanish Colonial Revival style can also be referred to as the Spanish Eclectic style, which draws from the same influence, the 1915 San Diego Panama-California Exposition.

Identifying features of the Spanish Colonial Revival style in Coronado include:
• Asymmetrical façades
• Simple rectangular or L-shaped massing
• One or two stories in height
• Round, square, or polygonal towers
• Outdoors spaces take the form of courtyards with or without covered arcaded walkways • Low-pitched side or cross-gabled roof, occasionally hipped or flat roof section • Minimal eaves with little to no overhang
• Red clay tile roofs either Spanish (S-shaped) or Mission (half-cylinder) • Painted stucco exterior walls in natural colors typically white or tan, walls extend into gable without a break
• Fenestration irregularly placed and recessed
• Elaborately carved wood entry doors with rounded arches above both doors and windows • Wrought-iron balconies, window grilles, railings, and lanterns • Elaborate chimney tops
• Decorative vents
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3.4 Builder of 335 Alameda Boulevard
Oscar W. Dorman (1870-1928)
Oscar W. Dorman or O.W. Dorman was born in April 1873 in Connecticut. He moved to San Diego in the 1890s and was recorded living with his sister Grace at 2357 E Street in 1900 (U.S. Census 1900). His occupation at the time was listed as truckman. Dorman most frequently listed his occupation as a lumberyard salesman, but voter registration records also list him as a contractor or builder (U.S. Census 1910; U.S. Census 1920). During his lifetime, he lived at many locations across the City of San Diego, including 765 Kearney Avenue and 1875 Main Street, and in Coronado at 935 ½ Olive Street and 930 G Avenue. Dorman married his Logan Heights neighbor, Jennie Robertson, in 1907 (SDU 1907). He appears to have become active in real estate transactions in 1911 (SDU 1911). He purchased lots in the Reed & Hubbell’s addition area of San Diego and filed a building permit for a cottage on Main Street between 28th and 29th streets. His first sale in Coronado was of two lots in block 91 to Eva Proctor Park in 1919 (SDU 1919). Dorman was an active and prolific builder of single-family houses on Coronado’s South Island during the 1920s. The buildings were primarily in period revival styles popular during the time, including Spanish Colonial Revival, Tudor Revival, and English Cottage or Storybook styles. Dorman died on February 24, 1928, at his home located at 930 G Avenue (SDU 1928).

Other buildings attributed to Dorman in Coronado include:
• 937 ½ Olive Avenue (1920)
• 421 A Avenue (1923)
• 421 B Avenue (1923)
• 823 E Avenue (1923)
• 1024 Encino Row (1923), Designated Coronado Historic Resource • 956 G Avenue (1923)
• 448 B Avenue (1924)
• 936 E Avenue (1924)
• 921 G Avenue (1924)
• 967 G Avenue (1924)
• 940 G Avenue (1924)
• 1021 G Avenue (1924)
• 1009 J Avenue (1924)
• 544 Marina Avenue (1924)
• 943 Olive Avenue (1924)
• 1030 Olive Avenue (1924)
• 1030-1032 Olive Avenue (1924), Designated Coronado Historic Resource • 526 A Avenue (1925), Designated Coronado Historic Resource • 999 Adella Avenue (1925)
• 560 B Avenue (1925)
• 566 B Avenue (1925), Designated Coronado Historic Resource • 925 G Avenue (1925)
• 840 Glorietta Boulevard (1925)
• 940 Glorietta Boulevard (1925), Designated Coronado Historic Resource • 1115 Loma Avenue (1925), Designated Coronado Historic Resource Attachment 3
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• 578 Margarita Avenue (1925)
• 611 Tenth Street (1925)
• 911 Tenth Street (1925)
• 605 Tenth Street (1925), Designated Coronado Historic Resource • 639 A Avenue (1926)
• 1013 Adella Avenue (1926), Designated Coronado Historic Resource • 757 Alameda Boulevard (1926), Designated Coronado Historic Resource • 836 D Avenue (1926)
• 500 Palm Avenue (1926)
• 764 J Avenue (1927)
• 300 Ninth Street (1927)
• 545 Ocean Boulevard (1927)
• 826 San Luis Rey Avenue (1927)
• 812 Second Street (1927)
• 425 Tenth Street (1927)
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4 Field Survey

4.1 Methods
Dudek architectural historians Nicole Frank, MSHP, and Katie Ahmanson, MHC, conducted a survey of the property on September 7, 2022. The survey entailed documenting the building from the public right-of-way with photographs and noting character-defining features, spatial relationships, observed alterations, and examining any historic landscape features on the property. All field notes, photographs, and records related to the current study are on file at Dudek’s Encinitas, California, office.

4.2 Results
As a result of the survey and research of historic built environment resources, one residence 96 years of age was identified on the subject property, 335 Alameda Boulevard. Section 5 (Significance Evaluation) provides a detailed physical description of the property and the associated evaluation of historic significance under all applicable local designation criteria and integrity requirements.

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5 Significance Evaluation
The following provides a description and evaluation of the subject property at 335 Alameda Boulevard in consideration of City of Coronado designation criteria and integrity requirements. A DPR form recording the subject property is provided in Appendix B.

5.1 335 Alameda Boulevard
Property Description
The subject property at 335 Alameda Boulevard is located mid-block on the southeast side of Alameda Boulevard, between Third Street and Fourth Street on one parcel (APN: 536-191-05-00). The property contains one single-family residence constructed between 1926 and 1928, and a carport constructed in 1957 (Figures 5 and 12). The parcel is slightly angled off the cardinal directions and is enclosed by a stucco-clad wall surrounding the boundaries of the parcel. The primary (northwest) elevation of the residence is oriented toward Alameda Boulevard and is accessed by an iron fence at the sidewalk that leads to a terra cotta tile pathway to the primary entrance. The residence’s northeast and southwest side elevations extend nearly to the lot lines with adjacent residential properties that are developed with two-story single-family residences. The landscaping surrounding the property includes a lawn area along the primary (northwest) elevation, with sections of plantings and mature trees along the side (southwest) and rear (southeast) elevations. Along the rear (southeast) elevation are a brick and terra cotta tile patio with a terra cotta tile pathway to the detached garage on the northeast side of the rear boundary. The stucco perimeter wall that surrounds the property contains a rear entryway with an arched stucco doorway. The garage is accessed by the alley along the rear of the property. During the survey, the residence’s side (northeast and southwest) and rear (southeast) elevations as well as the garage’s rear (northwest) elevation were not visible from the public right-of-way. The survey of these elevations was completed on the property with the owner’s consent.

Residence (1926)
The residence is L-shaped in plan and two stories in height. The building is Spanish Colonial Revival in style and is clad in stucco with a cross-gable red-tile roof with open eaves and exposed rafters. Additionally, the roof features a belltower chimney located on the building’s southwest elevation (Figure 7). Most of the fenestration on the residence is wood-sash multi-light casement windows. The primary (northwest) elevation features a two-story frontgable volume and a single-story rectangular side-gable volume. Two grouped paired casement windows are featured on the first story, and a group of three arched casement windows with an iron Juliette balcony are centered on the second story beneath with a front gable. The single-story volume includes an entrance sheltered by an extension of the side gable roof with a wood single-panel main entry door accessed by terra cotta tile steps and a group of three casement windows flanked by wood shutters (Figures 5 and 6). A pierced stucco decorative vent is located to the side of the entrance.

A brick pathway leads from the primary (northwest) elevation to the side (southwest) elevation and rear patio. The terra cotta tile patio is located along the southwest elevation and is covered with a corrugated metal shed roof.

Although foliage obscures the fenestration on the second-story balcony, paired casement windows with wood shutters are visible on either side of the wood rail-enclosed balcony. The northernmost casement window is wood Attachment 3
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sash while the southernmost casement window is vinyl sash. Additionally, the first story includes three grouped casement windows. The first is a smaller wood-sash multi-light casement window with an articulated stucco window surround and decorative wood railing adjacent to two identical wood-sash multi-light casement windows (Figures 8 and 9).

The rear (southeast) elevation mirrors the single-story side-gable volume and two-story front-gable volume. The single-story volume includes a wood panel door set in the perimeter wall along the sideyard. Fenestration on the first floor of the rear elevation includes wood-sash multi-light paired casement window. A wood-frame fully glazed with divided-light door with an added screen door is accessed by terra cotta tile steps. Fenestration on the secondstory volume includes vinyl-sash multi-light sliding windows with wood shutters above wood-sash multi-light group casement windows with wood shutters (Figures 8 and 9).

The second story of the side (northeast) elevation features wood-sash multi-light casement windows, some with wood shutters. Likewise, fenestration on this elevation includes a variety of window types; wood-sash multi-light casement windows arranged in pairs and groups, a metal sash fully glazed protruding window box, and a protruding stucco window surround with casement windows (possibly altered) (Figure 10).

Carport (1957)
To the southeast of the residence is a detached, rectangular in plan, one-story garage with a flat roof with a raised parapet. The building’s exterior walls are clad in stucco (Figure 11). The garage is accessed from the alley behind the property. The primary (southeast) elevation features a wood-paneled garage door. The side (southwest and northeast) elevations do not include fenestration. A vertical wood-board arched door south of the garage leads to the backyard and rear (northwest) elevation of the building. The rear (northwest) elevation includes a wood door and a group of two wood-sash multi-light fixed windows (Figure 12).

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Figure 5. Primary (northwest) elevation, view to northeast (IMG_0177) Figure 6. Primary (northwest) elevation view southeast (DSC03872) Attachment 3
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Figure 7. Detail photograph of southeast elevation’s chimney, view to northeast (DSC03875) Figure 8. Side (southwest) elevation and rear (southeast), view to northwest (DSC03821) Attachment 3
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Figure 9. Side (southwest) elevation and rear (southeast), view to northwest (DSC03810) Figure 10. Side (northeast) elevation, view to southeast (DSC03874) Attachment 3
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Figure 11. Carport primary (southeast) elevation, view to northwest (IMG_0204) Figure 12. Carport rear (northwest) elevation, view to southeast (DSC03832) Attachment 3
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Identified Alterations
The following exterior alterations were identified through a review of property record research and/or during the survey conducted on September 7, 2022:
• 1926: construct dwelling and garage (Permit #3002)
• 1927: sewer connection (Permit #1397)
• 1933: alter a dwelling – frame, interior and exterior lath and plaster, roofing (Permit #4487) • 1957: erect carport (Permit #13022)
• 1979: electrical (Permit #13034)
• 1980: construct block wall approximately 75’ x 6’ (Permit #22493) • 2012: replace FAU (Permit #MPE1210-009)
• Date unknown: partial window replacement on secondary elevations (observed) Character-Defining Features reflecting Spanish Colonial Revival style • Asymmetrical façades
• Simple rectangular massing
• Two stories in height
• Outdoor courtyard
• Low-pitched side-gabled roof with a flat roof section • Minimal eaves with little to no overhang
• Red Mission (half-cylinder) clay tile roof
• Painted white stucco exterior walls
• Walls extend into gable without a break
• Fenestration irregularly placed and recessed
• Wrought-iron balcony
• Elaborate chimney tops
• Decorative vents
Local Statement of Significance
A. It exemplifies or reflects special elements of the City’s military, cultural, social, economic, political, aesthetic, or engineering history; Archival research did not find any associations with special elements of the City’s military, cultural, social, economic, political, aesthetic, or engineering history and the subject property. The subject property was completed between 1926 and 1928, during a time of increased development on Coronado. After the construction of the Hotel del Coronado in 1888, the island received an influx of visitors and development. Sanborn Maps from 1906 indicate an increase in residential development as people were encouraged to build summer homes on the southern end of the city. By 1920, development was beginning to spread to the western side of the city where subdivided plots of land were primarily constructed for single-family residences. The subject property simply reflects local history in general as a single-family residence constructed during a period of increased residential development.

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The subject property was constructed on the southeast side of Alameda Boulevard in the middle of the block.

According to the original building permit from October 7, 1926, O. W. Dorman (also known as Oscar W. Dorman) applied to construct a dwelling and garage on block 135 lots 29-30. Dorman lived and worked in San Diego and began building single-family houses in Coronado during the 1920s.

There is no indication that the construction of this property by Dorman marked a pivotal point in the history of Coronado. The subject property does not rise to the level of a “special element” within the history of Coronado.

Rather, its construction merely followed a steady pattern of residential development that continued through the 1920s. Additionally, the subject property is not known to be directly associated with events that have made a significant contribution to the history of Coronado. Therefore, the subject property is recommended not eligible for listing under City of Coronado Criterion A.

B. It is identified with a person(s) or an event(s) significant in local, State, or national history;
Persons: The subject property was constructed by O. W. Dorman (also known as Oscar W. Dorman) (1870-1928) in 1926 for Mrs. Ida Bell Hall. Historic newspaper research reveals she was involved in the construction of three residences in Coronado, including the subject property at 335 Alameda Boulevard as well as a home at 400 B Avenue and a dwelling and garage on lots 19 and 20 of block 120 north constructed in 1926. Each of the homes was constructed by the same contractor, O. W. Dorman, however, census research reveals that Hall did not reside in any of these homes. The subject property has been owned and occupied by several families between 1928 and 2022.

The first recorded residents were Dr. and Mrs. William Dunlop Owens and their maid, Viola Jefferson in 1928. Owens was an Executive Officer at the Naval Hospital in Balboa Park and retired to Coronado with his wife in 1925.

Together they lived at the subject property for two years before his death in 1930.

The Coronado City Index reveals that Mrs. Cora Millard was the next resident of the property. She moved to the subject property with her servant, Sam H. Laws, and maid, Edith Sandstrom. However, historic newspapers suggest that they rented their house shortly thereafter to Admiral and Mrs. Harry E. Yarnell in 1932. Then in 1933, it was rented by George C. Gordon, before Cora returned to the property in 1934. By 1935, Cora’s daughter, Constance, resided in the property with her husband, Commander David S. Crawford.

Commander and Mrs. Crawford occupied the house from 1935 to 1936. Commander Crawford was in the U.S.

Navy, served in World War I and World War II, and moved to the subject property with his wife and children in 1935.

They stayed for a year before moving to Washington D.C. where Commander Crawford was relocated in 1936.

From 1936 to 1938 the subject property was rented by Commander Cary W. Magruder. Commander Magruder was a Naval Commander who resided at the property with his wife Charlotte and daughter Polly. However, the Crawford family returned to the subject property in 1938. The Crawfords remained at the subject property until 1940 when they moved to 1045 Loma Avenue, and the subject property was subsequently rented by multiple families.

In 1940, the subject property was rented by Commander Spencer H. Warner and his wife Ruth Warner. Warner was a Flight Commander in the Navy who had previously rented homes in Coronado at 762 E Avenue in 1926 and 409 B Avenue in 1928 before moving to 335 Alameda Boulevard. The Warners resided at the property for a year before renting the home to Commander and Mrs. Leland D. Webb in 1941.

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Previously, the Webbs rented a home at 1114 G Avenue before Commander Webb was deployed to Pearl Harbor in 1935. The family returned to Coronado in 1941 and rented the subject property for a year before the Commander and Mrs. Warner returned to the subject property in 1942.

From 1944 to 1945, Naval Commander William C. Fortune and his wife Elizabeth O. Fortune rented the subject property. However, research was unable to uncover much about their lives while living at the residence. The couple lived in the residence for a year until Lieutenant Commander Lloyd E. Root moved in with his wife and daughter in 1945.

The Roots moved to Coronado from Washington D.C. where Lieutenant Commander Root was previously stationed.

In Coronado, Root was an assistant Public Works Officer at the Naval Air Station. The family resided in the subject property for a year until the property was listed for sale in the Coronado Eagle and Journal in 1946.

The subject property was next occupied by Mr. and Mrs. Walter D. Christensen in 1947. Mr. Christensen was an electrician and had served in the Army Air Corps. The couple rented the residence for less than a year before the property was purchased by Commander and Mrs. Earl Pope in 1947.

Commander Pope was in the Navy and had been on sea duty on the U.S.S. Pope in San Francisco before arriving in Coronado in 1947. Pope was the son of Admiral and Mrs. Ralph Pope of Coronado. He served in the Armed Forces in Coronado before retiring in the mid-1950s. He lived in the subject property with his wife for twelve years before moving to 622 Glorietta Boulevard in 1959.

In 1961, Rodger C. Rigdon and his wife Mary Rigdon purchased the subject property. Mr. and Mrs. Rigdon were teachers in the Coronado School system. Rodger taught woodworking, physical education, varsity football, and junior varsity football while Mary taught English and Latin. Their son, Jeff, was enrolled in school at Coronado and participated in swimming, basketball, and track. The family was heavily involved in the Coronado community with Jeff joining his parents as a teacher in the Coronado School system in 1982. City Directory research indicated that the family resided at the subject property until 2002. Currently, the subject property remains in the family under the ownership of the Rodger C. and Mary C. Rigdon Trust.

While the subject property has been associated with multiple residents throughout its history, research did not suggest that any of the occupants made a significant contribution to the history of the City of Coronado. Therefore, the subject property is recommended not eligible for listing under City of Coronado Criterion B.

Events: Archival research did not indicate that the subject property was associated with any event that may be significant within the context of local, State, or national history. The construction of this property merely followed a pattern of residential development as seen in the City during the 1920s. There is no indication that the construction of this specific residence marked a pivotal point in the history of Coronado.

C. It possesses distinctive characteristics of an architectural style, and has not been substantially altered;
For a historical resource to be designated under Criterion C, it should be “unaltered or minimally altered from its historic condition” and possess “distinctive characteristics of an architectural style” (City of Coronado 2018). The subject property has undergone minimal alterations, including alterations to the frame, interior and exterior lath and plaster and reroofing in 1927; erection of a carport in 1933; and construction of a 75 ft by 6 ft wall in 1980; and the replacement of some windows (observed; dates unknown) (City of Coronado). However, the carport and Attachment 3
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window replacements are not visible from the street-facing elevations and do not detract from the Spanish Colonial Revival style of the residence.

The residence reflects a high number of features of the Spanish Colonial Revival style, including an asymmetrical façade; an L-shape plan; simple rectangular massing; two stories in height; an outdoor courtyard; low-pitched crossgabled roof; minimal eaves with little to no overhang; a red Mission (half-cylinder) clay tile roof; painted white stucco exterior walls; walls that extend into gable without a break; fenestration irregularly placed and recessed; a wroughtiron balcony; an elaborate chimney top; and decorative vents. The subject property possesses distinctive characteristics to be considered a significant and representative example of the Spanish Colonial Revival style.

These characteristics remain intact.

The subject property meets the Coronado guidelines for a building to be either minimally altered or unaltered. The alterations that took place, including reroofing, construction of the carport, and addition of the perimeter wall, do not detract from the property’s distinctive characteristics of the Spanish Colonial Revival style. Although window replacements took place at the rear (southeast) and side (northeast) elevations, they are not visible from the public right-of-way, which allows the subject property to appear unaltered. The subject property retains elements of the Spanish Colonial Revival style and possesses several essential elements that affect the building’s ability to be considered a significant, representative example of the style. The subject property was constructed as a distinctive example of the Spanish Colonial Revival style, and with minimal alterations, the subject property still conveys the unique characteristics of the style. Therefore, the subject property is recommended eligible under City Criterion C.

D. It is representative of the notable work of a builder, designer, architect, artisan or landscape professional;
The residential property at 332 Alameda Boulevard is the notable work of a builder, designer, architect, artisan, or landscape professional. Archival research revealed that the subject property’s builder was Oscar W. Dorman (also known as O. W. Dorman). Dorman became a contractor/builder in 1911. Throughout the 1920s, he primarily built period revival single-family homes in Coronado with styles including Spanish Colonial Revival, Tudor Revival, and English Cottage or Storybook styles. Nine of the buildings attributed to him are designated Coronado Historic Resources, including: 1024 Encino Row (1923), 1030-1032 Olive Avenue (1924), 526 A Avenue (1925), 566 B Avenue (1925), 940 Glorietta Boulevard (1925), 1115 Loma Avenue (1925), 605 Tenth Street (1925), 1013 Adella Avenue (1926), and 757 Alameda Boulevard (1926). Most of the designated properties are examples of the Tudor Revival or English Cottage style. The residence at 1024 Encino Row (1923) is Spanish Revival Eclectic style and the property at 757 Alameda Boulevard (1926) is in the Spanish Colonial Revival style. The subject property is unique when compared to Dorman’s other Spanish- influenced buildings because of its distinctive use of a crossgable red-clay-tile roof, walls that extend into the gable without break, wrought-iron balcony, and belltower chimney.

The residence’s belltower chimney is a distinctive characteristic of the Spanish Colonial Revival Style and demonstrates Dorman’s understanding of the style and his ability to execute its character-defining features on a residential building. These elements in combination make the subject property a remarkable example within his body of work. Additionally, the property at 335 Alameda Boulevard has been minimally altered since its construction in 1926, and it continues to represent Dorman’s original work. Therefore, the property can be considered a notable representation of Dorman’s work and is eligible for listing under City Criterion D.

Attachment 3
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335 ALAMEDA BOULEVARD, CORONADO CALIFORNIA / HISTORICAL RESOURCE EVALUATION REPORT 11661-035 35 SEPTEMBER 2022 1
E. It has been listed on or formally determined eligible for the California Register, as set forth in Section 5024.1 of the California Public Resources Code (as amended from time to time);
The subject property has not previously been determined eligible for the California Register and therefore is recommended not eligible for listing under City Criterion E.

F. In the case of Historic Districts, at least 75 percent of the buildings within the proposed district (excluding accessory buildings) shall be contributing resources. (Ord. 2088 § 2 (Exh. A), 2018; Ord. 2029 § 1, 2011; Ord. 2018 § 4 (Att. C), 2010) The subject property has not been determined to be part of a historic district as part of this study; therefore, it is recommended not eligible for listing under City Criterion F.

Integrity Discussion
Integrity is the ability of a property to convey its significance. To be listed on the City of Coronado Register of Designated Historic Resources, a property must not only be shown to be significant under at least two of the City’s designation criteria, but it also must have integrity. Historic properties either retain integrity (that is, convey their significance) or they do not. Within the concept of integrity, the City Criteria recognize seven aspects or qualities that define integrity. The seven aspects of integrity are location, design, setting, materials, workmanship, feeling, and association. In order to retain historic integrity, “a property will always possess several, and usually most, of the aspects.” The subject property’s period of significance is its construction in 1926 (Andrus and Shrimpton 2002, City of Coronado 2018).

The residence at 335 Alameda Boulevard retains integrity of location. The location of the building never shifted nor was it relocated; it maintains the physical location where the residence was constructed in 1926.

The subject property retains integrity of design. Minimal alterations including reroofing, construction of the carport, perimeter wall, and window replacements at the rear (southeast) and side (northeast) elevations have not affected the building’s integrity of design. The subject property retains the essential elements of form, plan, structure, and style.

Alterations are compatible with the original design and do not detract from the conscious decisions made during the original design and planning process. Therefore, the property retains integrity of design.

The subject property has integrity of setting. Upon its completion in 1926, the surrounding neighborhood was partially developed with single-family residences. At the time of the subject property’s construction in 1926, it was one of seven single-family homes on its block. The subject property, as well as the other homes constructed at this time on this block, remain intact. The scale and massing of surrounding development have not been substantially altered and have not diminished overall integrity of setting. Therefore, the property has integrity of setting.

The subject property retains integrity of materials. Since its construction in 1926 few materials have been added or removed. Alterations have included reroofing in 1933; construction of a carport in 1957; construction of a 75 ft by 6 ft perimeter wall; and window replacements (observed; dates unknown). These changes have not diminished the property’s overall integrity of materials from its date of construction (1926). Multiple materials exist from the subject property’s original construction, including the exterior stucco siding, wood-sash windows, decorative wood vents, and a wrought-iron balcony.

Attachment 3
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335 ALAMEDA BOULEVARD, CORONADO CALIFORNIA / HISTORICAL RESOURCE EVALUATION REPORT 11661-035 36 SEPTEMBER 2022 1
The subject property retains integrity of workmanship. The physical evidence of the craftsmanship required to create the 1926 Spanish Colonial Revival-style residence has been retained with minimal alterations. The essential features, such as being two stories in height, irregular plan, asymmetrical massing, decorative features, roof forms, and materials remain. Though some of the original materials have been removed, the property still conveys a high degree of workmanship. Multiple materials reflecting the workmanship exist from the subject property’s construction including the exterior stucco siding, wood-sash windows, decorative wood vents, and a wrought-iron balcony.

The subject property retains integrity of feeling. With original materials, workmanship, and design remaining intact, the property conveys a sense of a particular period and style. The present physical features convey the property’s historic character as a significant Spanish Colonial Revival design completed in the 1920s. Additionally, minimal changes to the neighborhood over time have preserved its ability to convey the feeling of one residence in a lowscale, single-family home neighborhood. The property conveys its historic character. Therefore, the subject property retains integrity of feeling.

Finally, the subject property retains integrity of association. The Spanish Colonial Revival-style building was constructed in 1926 and was minimally altered since its date of construction. The subject property is an excellent example of its style and exhibits the character-defining features of the style and period. The property reflects this architectural style and retains its association.

In summary, the subject property at 335 Alameda Boulevard retains integrity of location, design, setting, materials, workmanship, feeling, and association. Therefore, the property maintains requisite integrity to warrant designation and inclusion on the Coronado Register.

Summary of Evaluation Findings
The subject property was evaluated in consideration of the City of Coronado designation criteria and integrity requirements. As a result of the evaluation, the property is recommended eligible for local designation under City of Coronado criteria C and D. The subject property retains a high level of integrity of location, design, setting, materials, workmanship, feeling, and association. As such, the subject property retains the requisite integrity for inclusion on the Coronado Register.

Attachment 3
City of Coronado Page 230

11661-035 37 SEPTEMBER 2022
6 Findings and Conclusions
The residential property constructed in 1926 and located at 335 Alameda Boulevard (APN: 536-191-05-00) in Coronado, California, was evaluated in consideration of City designation criteria and integrity requirements.

Following thorough research and analysis, the subject property was found to be significant under City Criteria C and D. The property is recommended eligible for inclusion in the Coronado Register due to its distinctive characteristics of Spanish Colonial Revival style and as a representation of the notable work of the builder, Oscar W. Dorman.

Attachment 3
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335 ALAMEDA BOULEVARD, CORONADO CALIFORNIA / HISTORICAL RESOURCE EVALUATION REPORT 11661-035 38 SEPTEMBER 2022 1

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Attachment 3
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11661-035 39 SEPTEMBER 2022
7 Bibliography
Andrus, Patrick W. and Rebecca H. Shrimpton. 2002. “How to Apply the National Register Criteria for Evaluation bulletin.” U.S. Department of the Interior, National Park Service. Accessed August 2021. https://www.nps.gov/nr/publications/bulletins/nrb15/December 5, 2018.

Beasley, T.D. 1886. “Official Map of Coronado Beach, South Island. San Diego, California.” Carlin, Katherine Eitzen and Ray Brandes. 1998. Coronado: The Enchanted Island. Coronado, California: The Coronado Historical Association.

California U.S. Voter Registrations. 1932, 1940, and 1942. Coronado, San Diego, County, CA.

Coronado Citizen (CC). 1941. “Local Man is Technical Advisor.” Coronado Citizen (Coronado, CA). March 27, 1941.

CC. 1941. “Comdr. Mrs. Webb Entertain for Houseguest.” Coronado Citizen (Coronado, CA). September 12, 1941.

Coronado Eagle and Journal (CEJ). 1923. “Building Permits for October Total $19,075.” Coronado Eagle and Journal (Coronado, CA).November 10, 1923.

CEJ. 1924. “City Building Permits for January $21,845.” Coronado Eagle and Journal (Coronado, CA). February 2, 1924.

CEJ. 1924. “Much Activity Shown in Home Building Here.” Coronado Eagle and Journal (Coronado, CA). November 4, 1924.

CEJ. 1925. “Permits for Seven New Houses Issued.” Coronado Eagle and Journal (Coronado, CA). June 2, 1925.

CEJ. 1925. “Permits Not Total More Than $280,000.” Coronado Eagle and Journal (Coronado, CA). June 30, 1925.

CEJ. 1925. “$62,350 In New Homes Here During July.” Coronado Eagle and Journal (Coronado, CA). August 11, 1925.

CEJ. 1925. Permits for 7 New Homes Issued in Oct.” Coronado Eagle and Journal (Coronado, CA). November 3, 1925.

CEJ. 1925. “Six Building Permits for Houses Issued.” Coronado Eagle and Journal (Coronado, CA). November 24, 1925.

CEJ. 1926. “Many Permits for Buildings Issued by City.” Coronado Eagle and Journal (Coronado, CA). July 27, 1926.

CEJ. 1926. “Activity Noted in New Arrivals Here.” Coronado Eagle and Journal (Coronado, CA). August 31, 1926.

CEJ. 1926. “Numerous Building Permits Taken Out.” Coronado Eagle and Journal (Coronado, CA). November 2, 1926.

CEJ. 1926. “Building Permits Issued Recently.” Coronado Eagle and Journal (Coronado, CA). November 16, 1926.

CEJ. 1926. “Building Permits Recently Issued.” Coronado Eagle and Journal (Coronado, CA). December 28, 1926.

Attachment 3
City of Coronado Page 233
335 ALAMEDA BOULEVARD, CORONADO CALIFORNIA / HISTORICAL RESOURCE EVALUATION REPORT 11661-035 40 SEPTEMBER 2022 1
CEJ. 1924. “Permits Issued for New Buildings.” Coronado Eagle and Journal (Coronado, CA). January 25, 1927.

CEJ. 1927. “Active Building Continues Here at Steady Pace.” Coronado Eagle and Journal (Coronado, CA). March 22, 1927.

CEY 1927. “Latest Building Permits Issued.” Coronado Eagle and Journal (Coronado, CA). November 29, 1927.

CEJ. 1928. “Movie Star to Paint Pictures.” Coronado Eagle and Journal (Coronado, CA). January 17, 1928.

CEJ. 1928. “Entertaining House Guests.” Coronado Eagle and Journal (Coronado, CA). June 12, 1928.

CEJ. 1932. Coronado Eagle and Journal (Coronado, CA). January 13, 1932.

CEJ. 1932. Coronado Eagle and Journal (Coronado, CA). May 4, 1932.

CEJ. 1936. “Personal Items.” Coronado Eagle and Journal (Coronado, CA). May 14, 1936.

CEJ. 1936. “Buffet Supper Sunday Night.” Coronado Eagle and Journal (Coronado, CA). May 31, 1936.

CEJ. 1936. “New Arrivals.” Coronado Eagle and Journal (Coronado, CA). August 13, 1936.

CC. 1938. “City Officials to See Playgrounds.” Coronado Citizen (Coronado, CA). Volume I, Number 34. June 23, 1938.

CEJ. 1945. Coronado Eagle and Journal (Coronado, CA). July 12, 1945.

CEJ. 1946. “For Sale.” Coronado Eagle and Journal (Coronado, CA). June 6, 1946.

CEJ. 1947. “Cocktail Party.” Coronado Eagle and Journal (Coronado, CA). April 3, 1947.

CEJ. 1947. “Popes Arrive.” Coronado Eagle and Journal (Coronado, CA). October 30, 1947.

CC. 1948. “Allen Real Estate.” Coronado Compass (Coronado, CA). Volume III. December 24, 1948.

CEJ. 1949. “Tenth Anniversary.” Coronado Eagle and Journal (Coronado, CA). February 24, 1949.

CEJ. 1949. “Home of the Week.” Coronado Eagle and Journal (Coronado, CA). June 23, 1949.

CEJ. 1950. “Home Fronts Prize Winners.” Coronado Eagle and Journal (Coronado, CA). April 13, 1950.

CEJ. 1953. Coronado Eagle and Journal (Coronado, CA). June 25, 1953.

CEJ. 1954. Coronado Eagle and Journal (Coronado, CA). July 22, 1954.

CEJ. 1956. “Mrs. Pope Cancel Party Plans.” Coronado Eagle and Journal (Coronado, CA). December 13, 1956.

CEJ. 1959. “New Home for Earl H. Popes.” Coronado Eagle and Journal (Coronado, CA). April 16, 1959.

CEJ. 1959. Coronado Eagle and Journal (Coronado, CA). July 23, 1959.

CEJ. 1960. “122 Teachers Set for School Opening.” Coronado Eagle and Journal (Coronado, CA). September 8, 1960.

CEJ. 1961. “Football Teachers Winning Tradition.” Coronado Eagle and Journal (Coronado, CA). December 7, 1961.

CEJ. 1966. “Receive Medals.” Coronado Eagle and Journal (Coronado, CA). September 15, 1966.

CEJ. 1966. “Girl Scout Activities.” Coronado Eagle and Journal (Coronado, CA). December 1, 1966.

Attachment 3
City of Coronado Page 234
335 ALAMEDA BOULEVARD, CORONADO CALIFORNIA / HISTORICAL RESOURCE EVALUATION REPORT 11661-035 41 SEPTEMBER 2022 1
CEJ. 1967. “Coronado G.S. to Celebrate 50th Year.” Coronado Eagle and Journal (Coronado, CA). March 2, 1967.

CEJ. 1968. “Winners Announced in Basketball Contest.” Coronado Eagle and Journal (Coronado, CA). February 22, 1968.

CEJ. 1974. “Miss Speller.” Coronado Eagle and Journal (Coronado, CA). May 9, 1974.

CEJ. 1977. “Sports.” Coronado Eagle and Journal (Coronado, CA). November 24, 1977.

CEJ. 1980. “26 Republican Women Get Gold Cards.” Coronado Eagle and Journal (Coronado, CA). December 25, 1980.

CEJ. 1982. “Jeff Rigdon Joins Staff as Coach.” Coronado Eagle and Journal (Coronado, CA). July 8, 1982.

City of Coronado. 2018. Historic Designation Criteria Guidelines. City of Coronado Historic Preservation, Community Development Department. Accepted October 4, 2011. Amended December 5, 2018.

City of Coronado. 2022. Permit file for 335 Alameda Boulevard. Received August 2022.

Coronado Historical Association. 2022. “A Timeline of Coronado History.” Accessed August 2022. https://coronadohistory.org/calendar/list//education/a-timeline-of-coronado-history/.

Crawford, Leslie Hubbard. 2010. Images of America: Coronado. Charleston, South Carolina: Arcadia Publishing.

Evening Tribune. 1987. “Obit for Walter D. Christensen.” Evening Tribune (San Diego, CA). May 8, 1987.

Evening Tribune. 1934. “Coronado Home is Scene of Pleasant Affair.” Evening Tribune (San Diego, CA) June 11, 1934. Page 10.

Evening Tribune. 1939. “Lieutenants.” Evening Tribune (San Diego, CA). December 28, 1939.

IS Architecture. 2017. “Style 101: Spanish Colonial Revival.” Accessed August 2022. http://isarchitecture.com/style-101-spanish-colonial-revival/.

Los Angeles Times (LAT). 1895. “Lieut.-Gov. Millard Dead.” Los Angeles Times (Los Angeles, CA). Oct. 25, 1895.

McAlester, Virginia. 2018. A Field Guide to American Houses. New York: Alfred A. Knopf.

Millen, Louis deRyk. 1982. A Pictorial History of Coronado. Coronado, California: Coronado Chamber of Commerce.

NETR (National Environmental Title Research, LLC). 2022. Historic aerial photographs: 1953, 1964, 1966, 1972, 1978, 1980, 1981, 1982, 1983, 1984, 1985, 1986, 1987, 1988, 1989, 1990, 1991, 1993, 1994, 1995, 1996, 1997, 1998, 1999, 2000, 2002, 2003, 2005, 2009, 2010, 2012, 2014, 2016, and 2019 https://www.historicaerials.com/viewer#. Accessed August 2022.

NPS (National Park Service). 1990. How to Apply the National Register Criteria for Evaluation. National Register Bulletin 15. Washington, D.C.: U.S. Department of the Interior.

Peterson, J. Harold. 1959. The Coronado Story. Coronado, California: Coronado Federal Savings and Loan Association.

Attachment 3
City of Coronado Page 235
335 ALAMEDA BOULEVARD, CORONADO CALIFORNIA / HISTORICAL RESOURCE EVALUATION REPORT 11661-035 42 SEPTEMBER 2022 1
SDU (San Diego Union). 1907. “News Article.” Geneologybank.com: San Diego Union (San Diego, CA). May 17, 1907. Pg. 7.

SDU. 1911. “Real Estate.” Geneologybank.com: San Diego Union (San Diego, CA). March 16, 1911. Pg. 3.

SDU. 1919. “Real Estate.” Geneologybank.com: San Diego Union (San Diego, CA). October 22, 1919. Pg. 17.

SDU. 1928. “Deaths.” Geneologybank.com: San Diego Union (San Diego, CA). February 24, 1928. Pg. 5.

Sanborn Fire Insurance Maps. 1888. “San Diego” Edition 1888. Accessed August 2022.

Sanborn Fire Insurance Maps. 1906. “San Diego” Edition 1906. Accessed August 2022.

Sanborn Fire Insurance Maps. 1921. “Coronado” Edition 1921-November-July 1949. Accessed August 2022.

Sanborn Fire Insurance Maps. 1949. “Coronado” Edition 1921-November-July 1949, Sheet 2. Accessed August 2022.

Sanborn Fire Insurance Maps. 1988. “Coronado.” Edition 1988, Sheet 2. Accessed August 2022.

San Diego Union and Daily Bee. 1895. “Millard is Dead.” San Diego Union and Daily Bee (San Diego, CA). Volume XL, Number 9809. October 25. 1895.

San Diego Union (SDU). 1930. “Naval Officer Dies in Coronado.” San Diego Union (San Diego, CA). February 15, 1930. Page 12.

SDU. 1934. “Society in the Service.” San Diego Union (San Diego, CA). October 21, 1934. Page 40.

SDU. 1941. San Diego Union (San Diego, CA). July 01, 1941. Page 53.

The Boston Globe. 1909. “Fred M. Haley Dead.” The Boston Globe (Boston, Massachusetts). November 8, 1909.

UCSB (University of California, Santa Barbara). 2022. Historical Aerial Photographs: 1941. Map & Imagery Laboratory (MIL) UCSB Library, Electronic Resource, http://mil.library.ucsb.edu/ap_indexes/ FrameFinder. Accessed August 2022.

U.S. Birth Records. 1872. “Cora Augusta.” U.S. Birth Records, 1840-1915. Pepperell Massachusetts. August 6, 1872.

U.S. Birth Records. 1900. “Constance Leighton Haley.” U.S. Birth Records, 1840-1915. Lynn, Massachusetts. May 30, 1900.

U.S. City Directories. 1930-2021. U.S., City Directories, San Diego, Coronado.

U.S. Death Index. 1958. “Cora Leighton Millard.” U.S. Death Index 1940-1997. San Diego, California. January 20, 1958.

U.S. Federal Census. 1900. “Oscar Dorman.” California, San Diego, Ward 7. Accessed October 2021.

Geneologybank.com.

Attachment 3
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335 ALAMEDA BOULEVARD, CORONADO CALIFORNIA / HISTORICAL RESOURCE EVALUATION REPORT 11661-035 43 SEPTEMBER 2022 1
U.S. Federal Census. 1910a. “Oscar Dorman.” California, San Diego, Ward 9 E.D. No. 164. Accessed October 2021. Geneologybank.com.

U.S. Federal Census. 1920a. “Oscar Dorman.” California, San Diego, E.D. No. 346. Accessed October 2021.

Geneologybank.com.

U.S. Find a Grave Index. 1888. “Spencer Jay Millard.” U.S. Find a Grave Index, 1600s-Current.

U.S. Find a Grave Index. 1891. “Gertrude Millard.” U.S. Find a Grave Index, 1600s-Current.

U.S. Marriage Records. 1885. “Spencer G. Millard.” U.S. Marriage Records, 1867-1952. Ionia, Michigan.

U.S. Marriage Records. 1892. “Cora A. Leighton.” U.S. Marriage Records, 1840-1915. Cambridge, Massachusetts.

December 22, 1892.

U.S. Marriage Records. 1915. “Hudson A. Millard.” U.S. Marriage Records, 1866-1937. Manhattan, New York.

January 10, 1915.

U.S. Navy and Marine Corps Registries. “Leland D. Webb.” U.S. Navy and Marine Corps Registries, 1814-1992.

U.S. Veteran Compensation Application Files. 1950. “ David Stolz Crawford.” U.S. Veteran Compensation Application Files, WWII, 1950-1966.

U.S. Voter Registers. 1890. “Spencer G. Millard.” U.S. Voter Registers, 1866-1898. Los Angeles, CA.

U.S. World War I Veterans Service and Compensation Files. 1917-1919 & 1934-1948. Muncy, Lycoming, Pennsylvania.

Zuniga, Janine. 2008. “Castles in the Sand.” Sign on San Diego, San Diego Union-Tribune (San Diego, CA).

Accessed May 27, 2021.

World War I Draft Registration Card. “Hudson Alfred Millard.” World War I Draft Registration Cards, 1917-1918.

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Attachment 3
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Appendix A
Occupancy History Timeline
Attachment 3
City of Coronado Page 239

APPENDIX A / OCCUPANCY HISTORY TIMELINE
11661-035 A-1 SEPTEMBER 2022
335 Alameda Boulevard Occupancy History Timeline
Date Occupant Source Relevant Notes
1926 none
1928-1930 William Dunlop Owens
Eliza Owens
Viola Jefferson
Etta Brummet
Florence Skelton
US City Directory
Coronado Eagle Journal, June
12, 1928
Physician at 1012 Isabella
Ave “entertaining
houseguests”
Maid (1928)
Maid (1929)
1931-1932 Mrs. Cora Millard
Edith Sandstrom
Sam H Laws
US City Directory
Coronado Eagle & Journal,
January 13, 1932
“…locating in the Crown City
in the last six business
days…Cora L. Millard, 335
Alameda:”
1932 Admiral and Mrs. Harry E.

Yarnell
Coronado Eagle & Journal, May
4, 1932
“…in their new residence at
335 Alameda Boulevard
after May 10.”
1933 George C Gordon (Cecelia) US City Directory
1933 Clara Smith US City Directory Maid
1934 Mrs. Cora L. Millard US City Directory
California US Voter Registrations
housewife
1935-1936 David L Crawford (Constance)
Mrs. D. S. Crawford
US City Directory
Coronado Eagle & Journal, May
21, 1936
USN
“Buffet Supper Sunday
Night”
1936-1937 Comdr. Cary W Magruder
Mrs. Charlotte Magruder
Polly Magruder
Coronado Eagle & Journal,
August 13, 1936
US City Directory
“New Arrivals”
USN
1940-1941 Spencer H. Warner
Mrs. Ruth Warner
Elsie (wid Wm) Jackson
US City Directory
California US Voter Registrations
US City Directory
Coronado Citizen, March 27,
1941
Naval Officer, USN
Housewife
1941 Comdr. And Mrs. Leland D.

Webb
Coronado Citizen, September
12, 1941
“Comdr. Mrs. Webb entertain
for houseguest”
1942 Spencer H. Warner
Mrs. Ruth Warner
California US Voter Registrations Naval Officer
Housewife
1944-1945 Wm C Fortune (Eliz O) US City Directory USN
1945 Lieut. Comdr. Lloyd E Root
Mrs. R. E. Root
Dorothy Root
Coronado Eagle & Journal, July
12, 1945
“…established at the home
they have purchased at 335
Alameda Blvd.”
1946 Coronado Eagle & Journal, June
6, 1946
For Sale
1947-1948 Mary J Christensen
Walter D Christensen
(Dorothy P)
US City Directory clerk NAS
electrician
clerk
Attachment 3
City of Coronado Page 240

APPENDIX A / OCCUPANCY HISTORY TIMELINE
11661-035 A-2 SEPTEMBER 2022
335 Alameda Boulevard Occupancy History Timeline
Date Occupant Source Relevant Notes
Mrs. Betty J Pendleton
1949-1959 Comdr. and Mrs. Earl Pope
William Pope
Coronado Eagle & Journal,
February 24, 1949
Coronado Eagle & Journal, July
23, 1959
clerk NAS
electrician
clerk
1961-2022 Mr. Rodger C. Rigdon
Mrs. Mary Rigdon
Jeff Rigdon
Lisa D. Rigdon
Malcom G. Rigdon
Coronado Eagle & Journal,
December 7, 1961
U.S., Phone and Address
Directories, 1993-2002
“Football Teachers Winning
Tradition”
Attachment 3
City of Coronado Page 241

Appendix B
DPR Form for 335 Alameda Boulevard
Attachment 3
City of Coronado Page 242

P1. Other Identifier:

DPR 523A (9/ 2013) *Required inform ation
State of California - The Resources Agency Prim ary #
DEPARTMENT OF PARKS AND RECREATION HRI #
PRIMARY RECORD Trinomial
NRHP Status Code 5S
Other Listings
Review Code Reviewer Date
*P2. Location: ☐ Not for Publication ☒ Unrestricted
*a. County San Diego and (P2c, P2e, and P2b or P2d. Attach a Location Map as necessary.) *b. USGS 7.5' Quad Point Loma Quadrangle Date 1996(2001 ed.)T 17S; R 3W; of of Sec 15; San Bernardino B.M.
c. Address 335 Alameda Boulevard City Coronado Zip 92118 d. UTM: (Give m ore than one for large and/or linear resources) Zone , m E/ mN e. Other Locational Data: (e.g., parcel #, directions to resource, elevation, decim al degrees, etc., as appropriate) APN: 536-191-05-00 *P3a. Description: (Describe resource and its m ajor elem ents. Include design, m aterials, condition, alterations, size, setting, and boundaries)
The subject property at 335 Alameda Boulevard is located mid-block on the southeast side of Alameda Boulevard, between Third Street and Fourth Street on one parcel (APN: 536-191-05-00). The property contains one single-family residence constructed between 1926 and 1928, and a carport constructed in 1957 (Figures 1 and 7). The parcel is slightly angled off the cardinal directions and is enclosed by a stucco-clad wall surrounding the boundaries of the parcel. The primary (northwest) elevation of the residence is oriented toward Alameda Boulevard and is accessed by an iron fence at the sidewalk that leads to a terra cotta tile pathway to the primary entrance.

See continuation sheet page 4
*P3b. Resource Attributes: (List attributes and codes) HP2. Single-family property *P4. Resources Present: ☒Building ☐Structure ☐Object ☐Site ☐District ☐Elem ent of District ☐Other (Isolates, etc.) P5a. Photograph or Drawing (Photograph required for buildings, structures, and objects.) P5b. Description of Photo: (view, date, accession #): View facing southeast, 09/07/22,
DSC03872
*P6. Date Constructed/ Age
and Source: ☒ Historic
☐Prehistoric ☐ Both
*P7. Ow ner and Address:

Rigdon Rodger C & Mary C TRS
335 Alameda Boulevard
Coronado, CA 92118
*P8. Recorded by: (Nam e,
affiliation, and address) [nam e, last
nam e],
Katie Ahmanson, Dudek
38 N. Marengo Avenue
Pasadena, CA 91101
*P9. Date Recorded:
09/20/22
*P10. Survey Type: (Describe)
Intensive
*P11. Report Citation: (Cite survey
report and other sources, or enter
"none.")
Dudek. 2022. Historical
Resource Evaluation Report 335
Alameda Coronado, California. Prepared September 2022 for the City of Coronado. *Attachm ents: ☐NONE ☒Location Map ☒Continuation Sheet ☒Building, Structure, and Object Record ☐Archaeological Record ☐District Record ☐Linear Feature Record ☐Milling Station Record ☐Rock Art Record☐Artifact Record ☐Photograph Record ☐ Other (List):

Attachment 3
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*Resource Nam e or # (Assigned by recorder) 335 Alameda Boulevard *NRHP Status Code 5S

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BUILDING, STRUCTURE, AND OBJ ECT RECORD
(This space reserved for official com m ents.)
(Sketch Map with north arrow required.)
B1. Historic Nam e: 335 Alameda Boulevard
B2. Com m on Nam e: 335 Alameda Boulevard
B3. Original Use: Single-family residence B4. Present Use: Single-family residence *B5. Architectural Style: Spanish Colonial Revival style *B6. Construction History: (Construction date, alterations, and date of alterations) See continuation sheet page 5
*B7. Moved? ☒No ☐Yes ☐Unknow n Date: Original Location:
*B8. Related Features:

Detached one-story carport southeast of the residence.

B9a. Architect: b. Builder: Oscar W. Dorman
*B10. Significance: Them e Residential Architecture Area Coronado Period of Significance 1926 Property Type Single-family residence Applicable Criteria C & D (Discuss im portance in term s of historical or architectural context as defined by them e, period, and geographic scope. Also address integrity.)
The subject property was evaluated in consideration of the City of Coronado designation criteria and integrity requirements. As a result of the evaluation, the property is recommended eligible for local designation under City of Coronado criteria C and D. The subject property retains a high level of integrity of location, design, setting, materials, workmanship, feeling, and association.

As such, the subject property retains the requisite integrity for inclusion on the Coronado Register. See continuation sheet page 12
B11. Additional Resource Attributes: (List attributes and codes) *B12. References:

See continuation sheet page 17
B13. Rem arks:
*B14. Evaluator: Katie Ahmanson, MHC
*Date of Evaluation: 9/23/2022
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*Map Name: Point Loma Quadrangle *Scale: 1:24000 *Date of m ap: 1996 (2001 ed.) _____ DPR 523J (9/ 2013) *Required inform ation
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LOCATION MAP Trinom ial
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*P3a. Description (continued from page 1):

The residence’s northeast and southwest side elevations extend nearly to the lot lines with adjacent residential properties that are developed with two-story single-family residences.

The landscaping surrounding the property includes a lawn area along the primary (northwest) elevation, with sections of plantings and mature trees along the side (southwest) and rear (southeast) elevations. Along the rear (southeast) elevation are a brick and terra cotta tile patio with a terra cotta tile pathway to the detached garage on the northeast side of the rear boundary. The stucco perimeter wall that surrounds the property contains a rear entryway with an arched stucco doorway. The garage is accessed by the alley along the rear of the property.

During the survey, the residence’s side (northeast and southwest) and rear (southeast) elevations as well as the garage’s rear (northwest) elevation were not visible from the public right-of-way. The survey of these elevations was completed on the property with the owner’s consent.

Residence (1926)
The residence is L-shaped in plan and two stories in height. The building is Spanish Colonial Revival in style and is clad in stucco with a cross-gable red-tile roof with open eaves and exposed rafters. Additionally, the roof features a belltower chimney located on the building’s southwest elevation (Figure 3). Most of the fenestration on the residence is wood-sash multilight casement windows. The primary (northwest) elevation features a two-story front-gable volume and a single-story rectangular side-gable volume. Two grouped paired casement windows are featured on the first story, and a group of three arched casement windows with an iron Juliette balcony are centered on the second story beneath with a front gable. The single-story volume includes an entrance sheltered by an extension of the side gable roof with a wood single-panel main entry door accessed by terra cotta tile steps and a group of three casement windows flanked by wood shutters (Figures 1 and 2). A pierced stucco decorative vent is located to the side of the entrance.

A brick pathway leads from the primary (northwest) elevation to the side (southwest) elevation and rear patio. The terra cotta tile patio is located along the southwest elevation and is covered with a corrugated metal shed roof. Although foliage obscures the fenestration on the second-story balcony, paired casement windows with wood shutters are visible on either side of the wood rail-enclosed balcony. The northernmost casement window is wood sash while the southernmost casement window is vinyl sash. Additionally, the first story includes three grouped casement windows. The first is a smaller wood-sash multi-light casement window with an articulated stucco window surround and decorative wood railing adjacent to two identical woodsash multi-light casement windows (Figures 4 and 5).

The rear (southeast) elevation mirrors the single-story side-gable volume and two-story frontgable volume. The single-story volume includes a wood panel door set in the perimeter wall along the side yard. Fenestration on the first floor of the rear elevation includes wood-sash multi-light paired casement window. A wood-frame fully glazed with divided-light door with an added screen door is accessed by terra cotta tile steps. Fenestration on the second-story volume includes vinyl-sash multi-light sliding windows with wood shutters above wood-sash multi-light group casement windows with wood shutters (Figures 4 and 5).

The second story of the side (northeast) elevation features wood-sash multi-light casement windows, some with wood shutters. Likewise, fenestration on this elevation includes a variety of window types; wood-sash multi-light casement windows arranged in pairs and groups, a metal sash fully glazed protruding window box, and a protruding stucco window surround with casement windows (possibly altered) (Figure 6).

Carport (1957)
To the southeast of the residence is a detached, rectangular in plan, one-story garage with a Attachment 3
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Property Nam e: 335 Alameda Boulevard ____________________________________________________

flat roof with a raised parapet. The building’s exterior walls are clad in stucco (Figure 7).

The garage is accessed from the alley behind the property. The primary (southeast) elevation features a wood-paneled garage door. The side (southwest and northeast) elevations do not include fenestration. A vertical wood-board arched door south of the garage leads to the backyard and rear (northwest) elevation of the building. The rear (northwest) elevation includes a wood door and a group of two wood-sash multi-light fixed windows (Figure 8). *B6. Construction History (continued from page 1):

The following exterior alterations were identified through a review of property record research and/or during the survey conducted on September 7, 2022:
• 1926: construct dwelling and garage (Permit #3002)
• 1927: sewer connection (Permit #1397)
• 1933: alter a dwelling – frame, interior and exterior lath and plaster, roofing (Permit #4487)
• 1957: erect carport (Permit #13022)
• 1979: electrical (Permit #13034)
• 1980: construct block wall approximately 75’ x 6’ (Permit #22493) • 2012: replace FAU (Permit #MPE1210-009)
• Date unknown: partial window replacement on secondary elevations (observed) *B10. Significance (continued from page 2):

Historical Overview of Coronado
In 1602, the Spanish explorer Sebastian Vizcaíno passed the offshore islands and isthmus comprising modern-day Coronado on November 8, a holy day for commemorating four Christian soldiers known as “the Crowned Ones.” A priest on board the Spanish ship named the islands Las Islas de los Coronados in their honor. The land remained relatively untouched for the next 200 years, until May 15, 1846, when Coronado and its sister island, North Island, became the property of Don Pedro Carrillo. The Mexican Governor Pio Pico granted the land to Carrillo as a wedding gift on the occasion of his marriage to the daughter of Don Juan Bandini, a prominent leader of San Diego. Carrillo used the 4,185-acre land grant, spanning from the border with Rancho de la Nación on the south to the northern edge of North Island, for the next year to graze his cattle. In 1847, the land was sold for $1,000 to Bezar Simmons, an early American settler in Southern California, who utilized the islands for cattle grazing for the next 25 years (Peterson 1959; Crawford 2010; SDU 1938).

Ownership of the peninsula changed several times between the 1850s and 1885, until November 1885 when Elisha Babcock, Hampton Story, and Jacob Gruendike, along with two other minority partners, purchased the peninsula for $110,000. On April 7, 1886, the five business partners filed articles of incorporation for the Coronado Beach Company, putting up $100,000 in capital. The business partners chose the name Coronado, which was derived from the Spanish name for the islands and isthmus. The Coronado Beach Company formed subsidiary companies – including the Coronado Beach Water, Ferry, Railroad, Brick, & Transfer Companies – to service the island. The entrepreneurs began subdividing the land and selling off lots to recoup their money from the purchase of the island (Peterson 1959; Crawford 2010; SDU 1938; CHA 2022).

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Elisha Babcock and Hampton Story realized early on the appeal that the island had in both its climate and landscape to attract tourists. The sale of residential lots in 1886 helped fund the building of the Hotel del Coronado, which was finished in 1888, only 11 months after its groundbreaking. The 1888 Sanborn Map shows very few residential buildings on the island, which were primarily concentrated in the northeast portion of the city, close to the ferry house (Sanborn 1888). The Coronado Water Company began to run pipes 3,000 feet under the San Diego Bay to ensure that fresh water would reach the island. A new street railway system and steam-powered ferry were in development at the same time to service both locals and tourists. Only one year after the Hotel del Coronado opened, John D. Spreckels purchased the Coronado Beach Company for $500,000, which included all of Coronado, North Island, the hotel, ferry, trolley, and water system, aside from already privately owned lots. On December 9, 1890, Coronado residents voted to incorporate and be led by a local Board of Trustees (Crawford 2010; CHA 2022).

Coronado continued to grow under the ownership of Spreckels and, after a period of slow development, became a playground for wealthy Americans. The 1906 Sanborn Map shows an increase in residential development in the southeast section of the peninsula, running from the ferry dock at the northern end to the Hotel del Coronado on the southern end (Sanborn 1906). The construction of the Hotel del Coronado encouraged people to build summer homes on the southern end of the city, closer to the beach. From 1900 until 1938, an upscale campground just south of the Hotel del Coronado named Tent City, which was comprised of several hundred tents and thatched roof cottages, became a popular attraction for both locals and visitors. Many families that spent their winters on the island during the early 1900s eventually moved permanently into homes on Coronado (Crawford 2010; CHA 2019). By 1920 development had continued to increase and spread to the western side of the City, including the construction of the Coronado County Club. Subdivided plots of land began to have primarily single-family homes constructed on them, although there were still large amounts of open land available. The City’s Board of Trustees governed until 1926 when a city council was formed, and a mayor was appointed (Sanborn 1921; CHA 2022).

The presence of the military paycheck helped Coronado feel less of the effects of the Great Depression from 1929 to 1939. By the 1930s, Coronado had a population of 5,424 including service members and their families on North Island. The greatest impact financially was on landlords who rented out houses to tourists. A large portion of Coronado’s real estate was classified as homes available for vacation rental. Fewer families could afford to rent vacation homes during the Great Depression. The amount of “For Rent” signs was so plentiful that the Coronado Realty Board decided to remove all of them. There was also a downturn in the construction of new homes. In the spring of 1940, only eighteen new homes were constructed, representing a major halt in the momentum the construction industry had been experiencing since 1890. After the Depression, there was a period of expansion and development. The growth of single-family homes continued through the 1940s as development stretched further west from the city’s center (Enowitz 2015, Crawford 2010; CHA 2022; Carlin and Brandes 1998; Millen 1982).

North Island, used by guests of the Hotel del Coronado to hunt for jackrabbits, remained relatively uninhabited until 1911 when famed aviator Glenn Curtiss leased the land for three years from John Spreckels. During that time, Curtiss experimented with his newly developed seaplane; finding the Attachment 3
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island to be an ideal place for aviation, he opened a flight school that trained pilots. Also, during these three years, Curtiss convinced the United States Navy to establish their first aircraft squadron on North Island, resulting in it becoming the “Birthplace of Naval Aviation” (Crawford 2010). The Island became a joint Army and Navy base in 1917 after Congress passed a Condemnation Act to acquire 1,232 acres for five million dollars from John Spreckels. The Army’s Rockwell Field occupied one-half of North Island with the naval air station occupying the other half, sometimes creating conflict between the two branches. The City experienced rapid growth beginning in the early 1920s, which only increased with the establishment of the Army and Navy bases on North Island. Military families began to move to the peninsula permanently, becoming a large part of the total population and changing the overall city demographics. In 1935, President Franklin D. Roosevelt visited North Island and decided that the Army was to relocate. In the early 1940s, the decision was made to dredge a portion of San Diego Bay, known as the Spanish Bight, to create more acreage for the Navy. This reclaimed land was the eventual location of the Naval Amphibious Base, the only base of this type on the West Coast (Crawford 2010; Dellinger 2009; CHA 2022).

The City’s population before World War I was 6,932, but by 1945 the population rose to 25,382. A 1941 aerial photograph displays a large increase in development from the 1921 Sanborn Map, the landscape specifically to the west and east of Orange Avenue is dominated by residential development, the majority of which is set back from the street and small in scale (UCSB 2022). The infill of the Spanish Bight, in addition to creating more room for the Amphibious Base, also allowed for the construction of more buildings, easing the congestion on the peninsula’s limited amount of space (Crawford 2010; CHA 2022).

Between 1953 and 1964, historic aerials show the development of the four and a half blocks west of Alameda Boulevard, which up until this point was the last block with residential development before entering open land or land owned by Naval Air Station (NAS) North Island. These streets running north to south, including Coronado, Balboa, Cabrillo, and Country Club Avenues, are dominated by single-family residential development (Crawford 2010; CHA 2022; NETR 2022). A longterm goal of the City was to construct a bridge between Coronado and downtown San Diego, which were connected only by ferry. To accomplish this massive undertaking, San Diego Bay was dredged to build the bridge supports deep enough into the ground for stability. Governor Ronald Reagan dedicated the new bridge on August 2, 1969; it measured a full two miles long and 200 feet tall to allow Navy ships to pass underneath it.

The opening of the San Diego-Coronado Bridge represented the next step in the island’s history.

The easy access to the bridge granted to both tourists and San Diego locals created a demand for higher-density housing than that provided by the existing single-family houses. In 1971, the first towers on Coronado, the Coronado Shores Towers, were completed at 17-stories tall and built on 35 acres of beachfront land once owned by the Hotel del Coronado. The ten Coronado Shores Towers buildings comprised one of the largest complexes constructed in California and led to Coronado residents voting in 1972 to set a 40-foot height limit within the City, from which the Coronado Shores Towers was exempt. Coronado residents were given the power to officially elect their own mayor in 1972. Despite the continued popularity of Coronado, the population has stayed relatively Attachment 3
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the same since the 1940s. Consistent with an urbanized community, Coronado has experienced relatively little housing growth since 1990. This is due to the limited amount of space on the island and the lack of vacant land available for new housing construction. The 2010 census recorded a population of 24,697, compared to 25,382 in 1945. The Hotel del Coronado still plays a prominent role in the City’s identity, hosting more than two million visitors a year. Tourism continues to be the heart of Coronado’s economy, along with the still-large presence of the Navy (Zuniga 2008; Crawford 2010; CHA 2022).

History of the Subject Property
According to “Building Permit #3002” filed on October 7, 1926, the single-family residence at 335 Alameda Boulevard was constructed by O.W. Dorman (also known as Oscar W. Dorman) for Mrs. Ida Bell Hall. The residence is situated on the southeast side of Alameda Boulevard, between Third Street and Fourth Street on lot 29-30 of block 135 (Figure 9) (City of Coronado). The subject property has been owned and occupied by several families since its construction in 1926 and 2022.

Mrs. Ida Bell Hall initially owned the subject property. Hall was born in Lyons, Michigan in 1860 and married her husband, Spencer G. Millard, on June 17, 1885, in Ionia, Michigan (U.S. Marriage Records 1885). Millard was an attorney with the law firm Webster & Millard. The couple moved to Los Angeles in 1887 (SDUDB 1895; LAT 1895). their son, Spencer Jay Millard, was born the following year in Michigan, and in 1891 their daughter, Gertrude Millard, was born in Los Angeles (U.S. Find a Grave Index 1888 & 1891). Spencer G. Millard was elected Lieutenant-Governor of California in 1895, but he passed away in Los Angeles in 1895 during his first year in office (LAT 1895). Hall remained in Los Angeles, where she raised her two children (SDUDB 1895). It is unclear when she arrived in Coronado, but newspaper research reveals she was involved in the construction of three residences in Coronado, including the subject property at 335 Alameda Boulevard, as well as a home at 400 B Avenue and a dwelling and garage on lots 19 and 20 of block 120 north, constructed in 1926 (CEJ Nov. 2, 1926; CEJ Nov. 16, 1926). Each of the homes was constructed by the same contractor, O. W. Dorman. Census research indicates that Hall did not reside in any of these homes.

Historic newspaper research records the first occupants of the subject property as Dr. and Mrs.

William Dunlop Owens and their maid, Viola Jefferson, in 1928 (CEJ 1928; U.S. City Directories 1928). Owens was born in Washington D.C. in 1878 where he attended Georgetown Medical School before joining the Navy in 1898. After achieving the level of Commander, he served in World War I and, “established a system of medical practice on naval transports which was credited with reducing to a minimum the loss of life among army and navy personnel at sea” (SDU 1930). In 1922, Owens became an Executive Officer at the Naval Hospital in Balboa Park, however, he retired shortly after in 1925 because of his declining health. Owens retired to Coronado with his wife where they lived at 335 Alameda Boulevard until he died in 1930 (SDU 1930).

After the Owens, the subject property was occupied by Mrs. Cora Leighton Millard from 1931 to 1932 (U.S. City Directory 1931). Born Cora A. Leighton in Pepperell, Massachusetts in 1872, she was the only child of Charles Leighton and Addie A. Leighton. (US Birth Records 1872). Although historic Attachment 3
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newspaper research did not reveal much information about her early life, census research indicated that she lived in Massachusetts with her parents until she married Fred Morrill Haley in Cambridge, Massachusetts in 1892 (U.S. Marriage Records 1892). Haley was a mason and proprietor of a G.M.

Worthing store in Boston. The couple lived in Lynn, Massachusetts, and had a daughter, Constance, in 1900. Haley passed away from heart failure in 1909 (U.S. Birth Record 1900; The Boston Globe 1909). Cora later married Hudson Alfred Millard in 1915 and moved to Westchester County, New York (U.S. Marriage Records). Millard was a mining engineer who was drafted into World War I in 1917 as an engineer (WW I Draft Registration Card). Census information indicates that Mr. and Mrs.

Millard lived in New York from 1915 to 1930 before moving to Coronado in 1931. The Coronado City Index reveals that Cora Millard (possibly widowed) moved to the subject property for one year with her “servant,” Sam H. Laws, and maid, Edith Sandstrom. She rented her house to Admiral and Mrs.

Harry E. Yarnell in 1932 then George C. Gordon in 1933 before returning to the property in 1934.

By 1935, Cora’s daughter, Constance, had ownership of the property and resided there with her husband, Commander David S. Crawford (City of Coronado).

Commander and Mrs. Crawford occupied the house from 1935 to 1936 (The City of Coronado). Commander Crawford was in the U.S. Navy and served in World War I and World War II (WW I Veterans Service; U.S. Veteran Compensation). The couple had married in 1925 and lived in Westchester, New York until they moved into the subject property with Cora Millard and their sons, Leighton and Glenn, as well as daughter Carole in 1934 (U.S. Marriage Records 1925; Evening Tribune 1934). They stayed for a year before moving to Washington D.C. where Commander Crawford was relocated in 1936 (CEJ May 14, 1936).

The subject property was rented by Commander Cary W. Magruder from 1936 to 1938 while the Crawfords were away. Commander Magruder was a Naval Commander who resided at the property with his wife Charlotte and daughter Polly (City of Coronado). The Crawford family returned to the subject property in 1938, with an article in the Coronado Citizen reading, “Mrs. Cora Millard, her daughter and son-in-law, Lr. Comdr. and Mrs. David Crawford and the three Crawford children arrived in Coronado on Tuesday and reopened the home at 335 Alameda Boulevard” (CC 1938). The Crawfords remained at the subject property until 1940 when they moved to 1045 Loma Avenue, and the subject property was subsequently rented by multiple families (U.S. Federal Census 1940).

In 1940, the subject property was rented by Commander Spencer H. Warner, his wife Ruth Warner, and their children, Elise and Jackson (City of Coronado). Warner was a Flight Commander in the Navy who had previously rented homes in Coronado at 762 E Avenue in 1926 and 409 B Avenue in 1928 before moving to 335 Alameda Boulevard (CEJ Aug. 31, 1926; CEJ 1928). The Warners resided at the property for a year. The home was rented to Commander and Mrs. Leland D. Webb in 1941 (SDU 1941). Previously, the Webbs rented a home at 1114 G Avenue before Commander Webb was deployed to Pearl Harbor in 1935 (SDU 1934; U.S. Navy and Marine Corps Registries). The family returned to Coronado in 1941 and rented the subject property for a year before the Warners returned to the subject property in 1942 (CA U.S. Voter Registrations 1942).

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From 1944 to 1945, Naval Commander William C. Fortune and his wife Elizabeth O. Fortune rented the subject property (U.S. City Directories 1944). However, research was unable to uncover much about their lives during the time they resided at the subject property.

Lieutenant Commander Lloyd E. Root to the subject property with his wife and daughter in 1945 (CEJ 1945). The Roots moved to Coronado from Washington D.C. where Lieutenant Commander Root was previously stationed. In Coronado, Root was an assistant Public Works Officer at the Naval Air Station. The family resided in the subject property for a year until the property was listed for sale in the Coronado Eagle and Journal in 1946 (Figure 10) (CEJ 1946).

The subject property was next occupied by Mr. and Mrs. Walter D. Christensen in 1947 (CEJ 1947).

Mr. Christensen was an electrician and had served in the Army Air Corps (Evening Tribune 1987).

The couple rented the residence for less than a year before the property was purchased by Commander and Mrs. Earl Pope in 1947 (CEJ Oct. 30, 1947).

Commander Pope was in the Navy and had been on sea duty on the U.S.S. Pope in San Francisco before arriving in Coronado in 1947 (Evening Tribune 1939). Pope was the son of Admiral and Mrs. Ralph Pope of Coronado and remained in the Navy in Coronado before retiring in the mid-1950s (CEJ 1956).

He lived in the subject property with his wife for twelve years before moving to 622 Glorietta Boulevard in 1959 (CEJ 1959).

Rodger C. Rigdon, his wife Mary Rigdon, and their children, Jeff Rigdon, Malcolm G., and Lisa D., purchased the subject property in 1961 (CEJ 1961). Mr. and Mrs. Rigdon were teachers in the Coronado School system. Rodger taught woodworking, physical education, varsity football, and junior varsity football while Mary taught English and Latin (CEJ 1960, 1974 & 1980). Their son, Jeff, was enrolled in school at Coronado and participated in swimming, basketball, and track (CEJ 1966, 1968, 1977). The family was heavily involved in the Coronado community with Jeff joining his parents as a teacher in the Coronado School system in 1982 (CEJ 1982). City Directory research indicated that the family resided at the subject property until 2002 (U.S. Phone and Address Directories). Since then, the subject property has remained in the family under the ownership of the Rodger C. and Mary C. Rigdon Trust (ParcelQuest).

Owner/Occupant Timeline
The following section presents a timeline of the owners and/or longer-term occupants of the subject property since the construction of the residence. Names with an asterisk next to them represent occupants who were also owners of the subject property (non-renters) (a complete owner/occupant history is provided in Appendix A of the report):
• 1926-1928: Mrs. Ida Bell Hall* (did not reside in property) • 1928-1930: Mrs. and Mr. William Dunlop Owens (Eliza), and Viola Jefferson • 1931-1932: Mrs. Cora Millard,* Sam H. Laws, and Edith Sandstrom • 1934-1940: Commander. & Mrs. David S. Crawford (Constance) and Mrs. Cora Millard* • 1940: Mr. & Mrs. Spencer H. Warner (Ruth), Elise and Jackson Warner Attachment 3
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• 1941: Commander and Mrs. Leland D. Webb
• 1942: Mr. & Mrs. Spencer H. Warner (Ruth)
• 1944 -1945: Naval Commander William C. Fortune and wife Elizabeth O. Fortune • 1945-1946: Lieutenant Commander Lloyd E. Root
• 1947: Mr. and Mrs. Walter D. Christensen
• 1947-1959: Comdr. & Mrs. Earl Pope and William Pope*
• 1960: Vacant
• 1961-2002: Roger C. & Mary C. Rigdon,* Jeff Rigdon, Malcolm G. Rigdon, and Lisa D. Rigdon Architectural Style: Spanish Colonial Revival (1915-1940) Prior to the 1920s, buildings with Spanish-influenced designs were based primarily on the early Spanish missions, which were commonly very simplistic. It was not until the Panama-California Exposition held in San Diego in 1915 that Spanish-inspired buildings began to increase their ornamentation, forms, and materials, using inspiration from European Spanish architecture.

Architect Bertram Grosvenor Goodhue (1869-1924) was responsible for the architectural master plan of the 1915 Panama-California Exposition. He reintroduced Spanish-influenced architecture in San Diego and created the Spanish Colonial Revival architectural style. The Exposition buildings referenced a variety of architectural styles and forms from the formal Spanish Baroque Churrigueresque to building forms influenced by the vernacular architecture of the Spanish, Mexicans, and Native Americans throughout the Iberian Peninsula, California, the American Southwest, and Florida. From the mid-1910s into the 1940s, Spanish-influenced architectural design featured prominently in domestic residential construction, thanks in part to its easy adaptability (McAlester 2018; IS Architecture 2017).

The Spanish Colonial Revival style uses decorative details borrowed from the history of Spanish architecture, including Moorish, Byzantine, Gothic, and Renaissance styles. Following the 1915 San Diego Panama-California Exposition, the style became dominant in San Diego and its outlying areas, including Coronado. The Spanish Colonial Revival style can also be referred to as the Spanish Eclectic style, which draws from the same influence, the 1915 San Diego Panama-California Exposition.

Identifying features of the Spanish Colonial Revival style in Coronado include:
• Asymmetrical façades
• Simple rectangular or L-shaped massing
• One or two stories in height
• Round, square, or polygonal towers
• Outdoors spaces take the form of courtyards with or without covered arcaded walkways • Low-pitched side or cross-gabled roof, occasionally hipped or flat roof section • Minimal eaves with little to no overhang
• Red clay tile roofs either Spanish (S-shaped) or Mission (half-cylinder) Attachment 3
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• Painted stucco exterior walls in natural colors typically white or tan, walls extend into gable without a break
• Fenestration irregularly placed and recessed
• Elaborately carved wood entry doors with rounded arches above both doors and windows • Wrought-iron balconies, window grilles, railings, and lanterns • Elaborate chimney tops
• Decorative vents
Builder of 335 Alameda Boulevard
Oscar W. Dorman (1870-1928)
Oscar W. Dorman or O.W. Dorman was born in April 1873 in Connecticut. He moved to San Diego in the 1890s and was recorded living with his sister Grace at 2357 E Street in 1900 (U.S. Census 1900).

His occupation at the time was listed as truckman. Dorman most frequently listed his occupation as a lumberyard salesman, but voter registration records also list him as a contractor or builder (U.S. Census 1910; U.S. Census 1920). During his lifetime, he lived at many locations across the City of San Diego, including 765 Kearney Avenue and 1875 Main Street, and in Coronado at 935 ½ Olive Street and 930 G Avenue. Dorman married his Logan Heights neighbor, Jennie Robertson, in 1907 (SDU 1907). He appears to have become active in real estate transactions in 1911 (SDU 1911).

He purchased lots in the Reed & Hubbell’s addition area of San Diego and filed a building permit for a cottage on Main Street between 28th and 29th streets. His first sale in Coronado was of two lots in block 91 to Eva Proctor Park in 1919 (SDU 1919). Dorman was an active and prolific builder of single-family houses on Coronado’s South Island during the 1920s. The buildings were primarily in period revival styles popular during the time, including Spanish Colonial Revival, Tudor Revival, and English Cottage or Storybook styles. Dorman died on February 24, 1928, at his home located at 930 G Avenue (SDU 1928).

Other buildings attributed to Dorman in Coronado include:
• 937 ½ Olive Avenue (1920)
• 421 A Avenue (1923)
• 421 B Avenue (1923)
• 823 E Avenue (1923)
• 1024 Encino Row (1923), Designated Coronado Historic Resource • 956 G Avenue (1923)
• 448 B Avenue (1924)
• 936 E Avenue (1924)
• 921 G Avenue (1924)
• 967 G Avenue (1924)
• 940 G Avenue (1924)
• 1021 G Avenue (1924)
• 1009 J Avenue (1924)
• 544 Marina Avenue (1924)
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• 943 Olive Avenue (1924)
• 1030 Olive Avenue (1924)
• 1030-1032 Olive Avenue (1924), Designated Coronado Historic Resource • 526 A Avenue (1925), Designated Coronado Historic Resource • 999 Adella Avenue (1925)
• 560 B Avenue (1925)
• 566 B Avenue (1925), Designated Coronado Historic Resource • 925 G Avenue (1925)
• 840 Glorietta Boulevard (1925)
• 940 Glorietta Boulevard (1925), Designated Coronado Historic Resource • 1115 Loma Avenue (1925), Designated Coronado Historic Resource • 578 Margarita Avenue (1925)
• 611 Tenth Street (1925)
• 911 Tenth Street (1925)
• 605 Tenth Street (1925), Designated Coronado Historic Resource • 639 A Avenue (1926)
• 1013 Adella Avenue (1926), Designated Coronado Historic Resource • 757 Alameda Boulevard (1926), Designated Coronado Historic Resource • 836 D Avenue (1926)
• 500 Palm Avenue (1926)
• 764 J Avenue (1927)
• 300 Ninth Street (1927)
• 545 Ocean Boulevard (1927)
• 826 San Luis Rey Avenue (1927)
• 812 Second Street (1927)
• 425 Tenth Street (1927)
Local Statement of Significance
A. It exemplifies or reflects special elements of the City’s military, cultural, social, economic, political, aesthetic, or engineering history; B.

Archival research did not find any associations with special elements of the City’s military, cultural, social, economic, political, aesthetic, or engineering history and the subject property.

The subject property was completed between 1926 and 1928, during a time of increased development on Coronado. After the construction of the Hotel del Coronado in 1888, the island received an influx of visitors and development. Sanborn Maps from 1906 indicate an increase in residential development as people were encouraged to build summer homes on the southern end of the city. By 1920, development was beginning to spread to the western side of the city where subdivided plots of land were primarily constructed for single-family residences. The subject property simply reflects local history in general as a single-family residence constructed during a period of increased residential development.

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The subject property was constructed on the southeast side of Alameda Boulevard in the middle of the block. According to the original building permit from October 7, 1926, O. W. Dorman (also known as Oscar W. Dorman) applied to construct a dwelling and garage on block 135 lots 29-30.

Dorman lived and worked in San Diego and began building single-family houses in Coronado during the 1920s.

There is no indication that the construction of this property by Dorman marked a pivotal point in the history of Coronado. The subject property does not rise to the level of a “special element” within the history of Coronado. Rather, its construction merely followed a steady pattern of residential development that continued through the 1920s. Additionally, the subject property is not known to be directly associated with events that have made a significant contribution to the history of Coronado. Therefore, the subject property is recommended not eligible for listing under City of Coronado Criterion A.

B. It is identified with a person(s) or an event(s) significant in local, State, or national history;
Persons: The subject property was constructed by O. W. Dorman (also known as Oscar W. Dorman) (1870-1928) in 1926 for Mrs. Ida Bell Hall. Historic newspaper research reveals she was involved in the construction of three residences in Coronado, including the subject property at 335 Alameda Boulevard as well as a home at 400 B Avenue and a dwelling and garage on lots 19 and 20 of block 120 north constructed in 1926. Each of the homes was constructed by the same contractor, O. W. Dorman, however, census research reveals that Hall did not reside in any of these homes. The subject property has been owned and occupied by several families between 1928 and 2022.

The first recorded residents were Dr. and Mrs. William Dunlop Owens and their maid, Viola Jefferson in 1928. Owens was an Executive Officer at the Naval Hospital in Balboa Park and retired to Coronado with his wife in 1925. Together they lived at the subject property for two years before his death in 1930.

The Coronado City Index reveals that Mrs. Cora Millard was the next resident of the property.

She moved to the subject property with her servant, Sam H. Laws, and maid, Edith Sandstrom.

However, historic newspapers suggest that they rented their house shortly thereafter to Admiral and Mrs. Harry E. Yarnell in 1932. Then in 1933, it was rented by George C. Gordon, before Cora returned to the property in 1934. By 1935, Cora’s daughter, Constance, resided in the property with her husband, Commander David S. Crawford.

Commander and Mrs. Crawford occupied the house from 1935 to 1936. Commander Crawford was in the U.S. Navy, served in World War I and World War II, and moved to the subject property with his wife and children in 1935. They stayed for a year before moving to Washington D.C. where Commander Crawford was relocated in 1936.

From 1936 to 1938 the subject property was rented by Commander Cary W. Magruder. Commander Magruder was a Naval Commander who resided at the property with his wife Charlotte and daughter Attachment 3
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Polly. However, the Crawford family returned to the subject property in 1938. The Crawfords remained at the subject property until 1940 when they moved to 1045 Loma Avenue, and the subject property was subsequently rented by multiple families.

In 1940, the subject property was rented by Commander Spencer H. Warner and his wife Ruth Warner. Warner was a Flight Commander in the Navy who had previously rented homes in Coronado at 762 E Avenue in 1926 and 409 B Avenue in 1928 before moving to 335 Alameda Boulevard. The Warners resided at the property for a year before renting the home to Commander and Mrs. Leland D. Webb in 1941.

Previously, the Webbs rented a home at 1114 G Avenue before Commander Webb was deployed to Pearl Harbor in 1935. The family returned to Coronado in 1941 and rented the subject property for a year before the Commander and Mrs. Warner returned to the subject property in 1942.

From 1944 to 1945, Naval Commander William C. Fortune and his wife Elizabeth O. Fortune rented the subject property. However, research was unable to uncover much about their lives while living at the residence. The couple lived in the residence for a year until Lieutenant Commander Lloyd E. Root moved in with his wife and daughter in 1945.

The Roots moved to Coronado from Washington D.C. where Lieutenant Commander Root was previously stationed. In Coronado, Root was an assistant Public Works Officer at the Naval Air Station. The family resided in the subject property for a year until the property was listed for sale in the Coronado Eagle and Journal in 1946.

The subject property was next occupied by Mr. and Mrs. Walter D. Christensen in 1947. Mr.

Christensen was an electrician and had served in the Army Air Corps. The couple rented the residence for less than a year before the property was purchased by Commander and Mrs. Earl Pope in 1947.

Commander Pope was in the Navy and had been on sea duty on the U.S.S. Pope in San Francisco before arriving in Coronado in 1947. Pope was the son of Admiral and Mrs. Ralph Pope of Coronado. He served in the Armed Forces in Coronado before retiring in the mid-1950s. He lived in the subject property with his wife for twelve years before moving to 622 Glorietta Boulevard in 1959.

In 1961, Rodger C. Rigdon and his wife Mary Rigdon purchased the subject property. Mr. and Mrs.

Rigdon were teachers in the Coronado School system. Rodger taught woodworking, physical education, varsity football, and junior varsity football while Mary taught English and Latin.

Their son, Jeff, was enrolled in school at Coronado and participated in swimming, basketball, and track. The family was heavily involved in the Coronado community with Jeff joining his parents as a teacher in the Coronado School system in 1982. City Directory research indicated that the family resided at the subject property until 2002. Currently, the subject property remains in the family under the ownership of the Rodger C. and Mary C. Rigdon Trust.

While the subject property has been associated with multiple residents throughout its history, research did not suggest that any of the occupants made a significant contribution to the Attachment 3
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history of the City of Coronado. Therefore, the subject property is recommended not eligible for listing under City of Coronado Criterion B.

Events: Archival research did not indicate that the subject property was associated with any event that may be significant within the context of local, State, or national history. The construction of this property merely followed a pattern of residential development as seen in the City during the 1920s. There is no indication that the construction of this specific residence marked a pivotal point in the history of Coronado.

C. It possesses distinctive characteristics of an architectural style, and has not been substantially altered;
For a historical resource to be designated under Criterion C, it should be “unaltered or minimally altered from its historic condition” and possess “distinctive characteristics of an architectural style” (City of Coronado 2018). The subject property has undergone minimal alterations, including alterations to the frame, interior and exterior lath and plaster and reroofing in 1927; erection of a carport in 1933; and construction of a 75 ft by 6 ft wall in 1980; and the replacement of some windows (observed; dates unknown) (City of Coronado). However, the carport and window replacements are not visible from the street-facing elevations and do not detract from the Spanish Colonial Revival style of the residence.

The residence reflects a high number of features of the Spanish Colonial Revival style, including an asymmetrical façade; an L-shape plan; simple rectangular massing; two stories in height; an outdoor courtyard; low-pitched cross-gabled roof; minimal eaves with little to no overhang; a red Mission (half-cylinder) clay tile roof; painted white stucco exterior walls; walls that extend into gable without a break; fenestration irregularly placed and recessed; a wrought-iron balcony; an elaborate chimney top; and decorative vents. The subject property possesses distinctive characteristics to be considered a significant and representative example of the Spanish Colonial Revival style. These characteristics remain intact.

The subject property meets the Coronado guidelines for a building to be either minimally altered or unaltered. The alterations that took place, including reroofing, construction of the carport, and addition of the perimeter wall, do not detract from the property’s distinctive characteristics of the Spanish Colonial Revival style. Although window replacements took place at the rear (southeast) and side (northeast) elevations, they are not visible from the public right-of-way, which allows the subject property to appear unaltered. The subject property retains elements of the Spanish Colonial Revival style and possesses several essential elements that affect the building’s ability to be considered a significant, representative example of the style. The subject property was constructed as a distinctive example of the Spanish Colonial Revival style, and with minimal alterations, the subject property still conveys the unique characteristics of the style. Therefore, the subject property is recommended eligible under City Criterion C.

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D. It is representative of the notable work of a builder, designer, architect, artisan or landscape professional;
The residential property at 332 Alameda Boulevard is the notable work of a builder, designer, architect, artisan, or landscape professional. Archival research revealed that the subject property’s builder was Oscar W. Dorman (also known as O. W. Dorman). Dorman became a contractor/builder in 1911. Throughout the 1920s, he primarily built period revival singlefamily homes in Coronado with styles including Spanish Colonial Revival, Tudor Revival, and English Cottage or Storybook styles. Nine of the buildings attributed to him are designated Coronado Historic Resources, including: 1024 Encino Row (1923), 1030-1032 Olive Avenue (1924), 526 A Avenue (1925), 566 B Avenue (1925), 940 Glorietta Boulevard (1925), 1115 Loma Avenue (1925), 605 Tenth Street (1925), 1013 Adella Avenue (1926), and 757 Alameda Boulevard (1926).

Most of the designated properties are examples of the Tudor Revival or English Cottage style.

The residence at 1024 Encino Row (1923) is Spanish Revival Eclectic style and the property at 757 Alameda Boulevard (1926) is in the Spanish Colonial Revival style. The subject property is unique when compared to Dorman’s other Spanish- influenced buildings because of its distinctive use of a cross-gable red-clay-tile roof, walls that extend into the gable without break, wrought-iron balcony, and belltower chimney. The residence’s belltower chimney is a distinctive characteristic of the Spanish Colonial Revival Style and demonstrates Dorman’s understanding of the style and his ability to execute its character-defining features on a residential building.

These elements in combination make the subject property a remarkable example within his body of work. Additionally, the property at 335 Alameda Boulevard has been minimally altered since its construction in 1926, and it continues to represent Dorman’s original work. Therefore, the property can be considered a notable representation of Dorman’s work and is eligible for listing under City Criterion D.

E. It has been listed on or formally determined eligible for the California Register, as set forth in Section 5024.1 of the California Public Resources Code (as amended from time to time); The subject property has not previously been determined eligible for the California Register and therefore is recommended not eligible for listing under City Criterion E.

F. In the case of Historic Districts, at least 75 percent of the buildings within the proposed district (excluding accessory buildings) shall be contributing resources. (Ord. 2088 § 2 (Exh. A), 2018; Ord. 2029 § 1, 2011; Ord. 2018 § 4 (Att. C), 2010) The subject property has not been determined to be part of a historic district as part of this study; therefore, it is recommended not eligible for listing under City Criterion F.

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Integrity Discussion
Integrity is the ability of a property to convey its significance. To be listed on the City of Coronado Register of Designated Historic Resources, a property must not only be shown to be significant under at least two of the City’s designation criteria, but it also must have integrity.

Historic properties either retain integrity (that is, convey their significance) or they do not.

Within the concept of integrity, the City Criteria recognize seven aspects or qualities that define integrity. The seven aspects of integrity are location, design, setting, materials, workmanship, feeling, and association. In order to retain historic integrity, “a property will always possess several, and usually most, of the aspects.” The subject property’s period of significance is its construction in 1926 (Andrus and Shrimpton 2002, City of Coronado 2018).

The residence at 335 Alameda Boulevard retains integrity of location. The location of the building never shifted nor was it relocated; it maintains the physical location where the residence was constructed in 1926.

The subject property retains integrity of design. Minimal alterations including reroofing, construction of the carport, perimeter wall, and window replacements at the rear (southeast) and side (northeast) elevations have not affected the building’s integrity of design. The subject property retains the essential elements of form, plan, structure, and style. Alterations are compatible with the original design and do not detract from the conscious decisions made during the original design and planning process. Therefore, the property retains integrity of design.

The subject property has integrity of setting. Upon its completion in 1926, the surrounding neighborhood was partially developed with single-family residences. At the time of the subject property’s construction in 1926, it was one of seven single-family homes on its block. The subject property, as well as the other homes constructed at this time on this block, remain intact. The scale and massing of surrounding development have not been substantially altered and have not diminished overall integrity of setting. Therefore, the property has integrity of setting.

The subject property retains integrity of materials. Since its construction in 1926 few materials have been added or removed. Alterations have included reroofing in 1933; construction of a carport in 1957; construction of a 75 ft by 6 ft perimeter wall; and window replacements (observed; dates unknown). These changes have not diminished the property’s overall integrity of materials from its date of construction (1926). Multiple materials exist from the subject property’s original construction, including the exterior stucco siding, wood-sash windows, decorative wood vents, and a wrought-iron balcony.

The subject property retains integrity of workmanship. The physical evidence of the craftsmanship required to create the 1926 Spanish Colonial Revival-style residence has been retained with minimal alterations. The essential features, such as being two stories in height, irregular plan, asymmetrical massing, decorative features, roof forms, and materials remain. Though some of the original materials have been removed, the property still conveys a high degree of workmanship.

Multiple materials reflecting the workmanship exist from the subject property’s construction Attachment 3
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including the exterior stucco siding, wood-sash windows, decorative wood vents, and a wroughtiron balcony.

The subject property retains integrity of feeling. With original materials, workmanship, and design remaining intact, the property conveys a sense of a particular period and style. The present physical features convey the property’s historic character as a significant Spanish Colonial Revival design completed in the 1920s. Additionally, minimal changes to the neighborhood over time have preserved its ability to convey the feeling of one residence in a low-scale, single-family home neighborhood. The property conveys its historic character. Therefore, the subject property retains integrity of feeling.

Finally, the subject property retains integrity of association. The Spanish Colonial Revival-style building was constructed in 1926 and was minimally altered since its date of construction. The subject property is an excellent example of its style and exhibits the character-defining features of the style and period. The property reflects this architectural style and retains its association.

In summary, the subject property at 335 Alameda Boulevard retains integrity of location, design, setting, materials, workmanship, feeling, and association. Therefore, the property maintains requisite integrity to warrant designation and inclusion on the Coronado Register.

Summary of Evaluation Findings
The subject property was evaluated in consideration of the City of Coronado designation criteria and integrity requirements. As a result of the evaluation, the property is recommended eligible for local designation under City of Coronado criteria C and D. The subject property retains a high level of integrity of location, design, setting, materials, workmanship, feeling, and association.

As such, the subject property retains the requisite integrity for inclusion on the Coronado Register.
*B12. References (continued from page 2):

Andrus, Patrick W. and Rebecca H. Shrimpton. 2002. “How to Apply the National Register Criteria for Evaluation bulletin.” U.S. Department of the Interior, National Park Service.

Accessed August 2021. https://www.nps.gov/nr/publications/bulletins/nrb15/December 5, 2018.

Beasley, T.D. 1886. “Official Map of Coronado Beach, South Island. San Diego, California.” Carlin, Katherine Eitzen and Ray Brandes. 1998. Coronado: The Enchanted Island. Coronado, California: The Coronado Historical Association.

California U.S. Voter Registrations. 1932, 1940, and 1942. Coronado, San Diego, County, CA.

Coronado Citizen (CC). 1941. “Local Man is Technical Advisor.” Coronado Citizen (Coronado, CA).

March 27, 1941.

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CC. 1941. “Comdr. Mrs. Webb Entertain for Houseguest.” Coronado Citizen (Coronado, CA).

September 12, 1941.

Coronado Eagle and Journal (CEJ). 1923. “Building Permits for October Total $19,075.” Coronado Eagle and Journal (Coronado, CA).November 10, 1923.

CEJ. 1924. “City Building Permits for January $21,845.” Coronado Eagle and Journal (Coronado, CA). February 2, 1924.

CEJ. 1924. “Much Activity Shown in Home Building Here.” Coronado Eagle and Journal (Coronado, CA). November 4, 1924.

CEJ. 1925. “Permits for Seven New Houses Issued.” Coronado Eagle and Journal (Coronado, CA).

June 2, 1925.

CEJ. 1925. “Permits Not Total More Than $280,000.” Coronado Eagle and Journal (Coronado, CA).

June 30, 1925.

CEJ. 1925. “$62,350 In New Homes Here During July.” Coronado Eagle and Journal (Coronado, CA).

August 11, 1925.

CEJ. 1925. Permits for 7 New Homes Issued in Oct.” Coronado Eagle and Journal (Coronado, CA).

November 3, 1925.

CEJ. 1925. “Six Building Permits for Houses Issued.” Coronado Eagle and Journal (Coronado, CA).

November 24, 1925.

CEJ. 1926. “Many Permits for Buildings Issued by City.” Coronado Eagle and Journal (Coronado, CA). July 27, 1926.

CEJ. 1926. “Activity Noted in New Arrivals Here.” Coronado Eagle and Journal (Coronado, CA).

August 31, 1926.

CEJ. 1926. “Numerous Building Permits Taken Out.” Coronado Eagle and Journal (Coronado, CA).

November 2, 1926.

CEJ. 1926. “Building Permits Issued Recently.” Coronado Eagle and Journal (Coronado, CA).

November 16, 1926.

CEJ. 1926. “Building Permits Recently Issued.” Coronado Eagle and Journal (Coronado, CA).

December 28, 1926.

CEJ. 1924. “Permits Issued for New Buildings.” Coronado Eagle and Journal (Coronado, CA).

January 25, 1927.

CEJ. 1927. “Active Building Continues Here at Steady Pace.” Coronado Eagle and Journal (Coronado, CA). March 22, 1927.

CEY 1927. “Latest Building Permits Issued.” Coronado Eagle and Journal (Coronado, CA). November 29, 1927.

CEJ. 1928. “Movie Star to Paint Pictures.” Coronado Eagle and Journal (Coronado, CA). January 17, 1928.

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CEJ. 1928. “Entertaining House Guests.” Coronado Eagle and Journal (Coronado, CA). June 12, 1928.

CEJ. 1932. Coronado Eagle and Journal (Coronado, CA). January 13, 1932.

CEJ. 1932. Coronado Eagle and Journal (Coronado, CA). May 4, 1932.

CEJ. 1936. “Personal Items.” Coronado Eagle and Journal (Coronado, CA). May 14, 1936.

CEJ. 1936. “Buffet Supper Sunday Night.” Coronado Eagle and Journal (Coronado, CA). May 31, 1936.

CEJ. 1936. “New Arrivals.” Coronado Eagle and Journal (Coronado, CA). August 13, 1936.

CC. 1938. “City Officials to See Playgrounds.” Coronado Citizen (Coronado, CA). Volume I, Number

34. June 23, 1938.

CEJ. 1945. Coronado Eagle and Journal (Coronado, CA). July 12, 1945.

CEJ. 1946. “For Sale.” Coronado Eagle and Journal (Coronado, CA). June 6, 1946.

CEJ. 1947. “Cocktail Party.” Coronado Eagle and Journal (Coronado, CA). April 3, 1947.

CEJ. 1947. “Popes Arrive.” Coronado Eagle and Journal (Coronado, CA). October 30, 1947.

CC. 1948. “Allen Real Estate.” Coronado Compass (Coronado, CA). Volume III. December 24, 1948.

CEJ. 1949. “Tenth Anniversary.” Coronado Eagle and Journal (Coronado, CA). February 24, 1949.

CEJ. 1949. “Home of the Week.” Coronado Eagle and Journal (Coronado, CA). June 23, 1949.

CEJ. 1950. “Home Fronts Prize Winners.” Coronado Eagle and Journal (Coronado, CA). April 13, 1950.

CEJ. 1953. Coronado Eagle and Journal (Coronado, CA). June 25, 1953.

CEJ. 1954. Coronado Eagle and Journal (Coronado, CA). July 22, 1954.

CEJ. 1956. “Mrs. Pope Cancel Party Plans.” Coronado Eagle and Journal (Coronado, CA). December 13, 1956.

CEJ. 1959. “New Home for Earl H. Popes.” Coronado Eagle and Journal (Coronado, CA). April 16, 1959.

CEJ. 1959. Coronado Eagle and Journal (Coronado, CA). July 23, 1959.

CEJ. 1960. “122 Teachers Set for School Opening.” Coronado Eagle and Journal (Coronado, CA).

September 8, 1960.

CEJ. 1961. “Football Teachers Winning Tradition.” Coronado Eagle and Journal (Coronado, CA).

December 7, 1961.

CEJ. 1966. “Receive Medals.” Coronado Eagle and Journal (Coronado, CA). September 15, 1966.

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CEJ. 1966. “Girl Scout Activities.” Coronado Eagle and Journal (Coronado, CA). December 1, 1966.

CEJ. 1967. “Coronado G.S. to Celebrate 50th Year.” Coronado Eagle and Journal (Coronado, CA).

March 2, 1967.

CEJ. 1968. “Winners Announced in Basketball Contest.” Coronado Eagle and Journal (Coronado, CA).

February 22, 1968.

CEJ. 1974. “Miss Speller.” Coronado Eagle and Journal (Coronado, CA). May 9, 1974.

CEJ. 1977. “Sports.” Coronado Eagle and Journal (Coronado, CA). November 24, 1977.

CEJ. 1980. “26 Republican Women Get Gold Cards.” Coronado Eagle and Journal (Coronado, CA).

December 25, 1980.

CEJ. 1982. “Jeff Rigdon Joins Staff as Coach.” Coronado Eagle and Journal (Coronado, CA). July 8, 1982.

City of Coronado. 2018. Historic Designation Criteria Guidelines. City of Coronado Historic Preservation,
Community Development Department. Accepted October 4, 2011. Amended December 5, 2018.

City of Coronado. 2022. Permit file for 335 Alameda Boulevard. Received August 2022.

Coronado Historical Association. 2022. “A Timeline of Coronado History.” Accessed August 2022. https://coronadohistory.org/calendar/list//education/a-timeline-of-coronado-history/.

Crawford, Leslie Hubbard. 2010. Images of America: Coronado. Charleston, South Carolina: Arcadia Publishing.

Evening Tribune. 1987. “Obit for Walter D. Christensen.” Evening Tribune (San Diego, CA). May 8, 1987.

Evening Tribune. 1934. “Coronado Home is Scene of Pleasant Affair.” Evening Tribune (San Diego, CA) June 11, 1934. Page 10.

Evening Tribune. 1939. “Lieutenants.” Evening Tribune (San Diego, CA). December 28, 1939.

IS Architecture. 2017. “Style 101: Spanish Colonial Revival.” Accessed August 2022. http://isarchitecture.com/style-101-spanish-colonial-revival/.

McAlester, Virginia. 2018. A Field Guide to American Houses. New York: Alfred A. Knopf.

Millen, Louis deRyk. 1982. A Pictorial History of Coronado. Coronado, California: Coronado Chamber of Commerce.

NETR (National Environmental Title Research, LLC). 2022. Historic aerial photographs: 1953, 1964, 1966, 1972, 1978, 1980, 1981, 1982, 1983, 1984, 1985, 1986, 1987, 1988, 1989, 1990, Attachment 3
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1991, 1993, 1994, 1995, 1996, 1997, 1998, 1999, 2000, 2002, 2003, 2005, 2009, 2010, 2012, 2014, 2016, and 2019 https://www.historicaerials.com/viewer#. Accessed August 2022.

NPS (National Park Service). 1990. How to Apply the National Register Criteria for Evaluation.

National Register Bulletin 15. Washington, D.C.: U.S. Department of the Interior.

Peterson, J. Harold. 1959. The Coronado Story. Coronado, California: Coronado Federal Savings and Loan Association.

SDU (San Diego Union). 1907. “News Article.” Geneologybank.com: San Diego Union (San Diego, CA).

May 17, 1907. Pg. 7.

SDU. 1911. “Real Estate.” Geneologybank.com: San Diego Union (San Diego, CA). March 16, 1911.

Pg. 3.

SDU. 1919. “Real Estate.” Geneologybank.com: San Diego Union (San Diego, CA). October 22, 1919.

Pg. 17.

SDU. 1928. “Deaths.” Geneologybank.com: San Diego Union (San Diego, CA). February 24, 1928. Pg.

5. Sanborn Fire Insurance Maps. 1888. “San Diego” Edition 1888. Accessed August 2022.

Sanborn Fire Insurance Maps. 1906. “San Diego” Edition 1906. Accessed August 2022.

Sanborn Fire Insurance Maps. 1921. “Coronado” Edition 1921-November-July 1949. Accessed August 2022.

Sanborn Fire Insurance Maps. 1949. “Coronado” Edition 1921-November-July 1949, Sheet 2. Accessed August 2022.

Sanborn Fire Insurance Maps. 1988. “Coronado.” Edition 1988, Sheet 2. Accessed August 2022.

San Diego Union and Daily Bee. 1895. “Millard is Dead.” San Diego Union and Daily Bee (San Diego, CA). Volume XL, Number 9809. October 25. 1895.

San Diego Union (SDU). 1930. “Naval Officer Dies in Coronaddo.” San Diego Union (San Diego, CA).

February 15, 1930. Page 12.

SDU. 1934. “Society in the Service.” San Diego Union (San Diego, CA). October 21, 1934. Page 40.

SDU. 1941. San Diego Union (San Diego, CA). July 01, 1941. Page 53.

The Boston Globe. 1909. “Fred M. Haley Dead.” The Boston Globe (Boston, Massachusetts). November 8, 1909. Page 2.

UCSB (University of California, Santa Barbara). 2022. Historical Aerial Photographs: 1941. Map & Imagery Laboratory (MIL) UCSB Library, Electronic Resource, Attachment 3
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http://mil.library.ucsb.edu/ap_indexes/
FrameFinder. Accessed August 2022.

U.S. Birth Records. 1872. “Cora Augusta.” U.S. Birth Records, 1840-1915. Pepperell Massachusetts. August 6, 1872.

U.S. Birth Records. 1900. “Constance Leighton Haley.” U.S. Birth Records, 1840-1915. Lynn, Massachusetts. May 30, 1900.

U.S. City Directories. 1930-2021. U.S., City Directories, San Diego, Coronado.

U.S. Death Index. 1958. “Cora Leighton Millard.” U.S. Death Index 1940-1997. San Diego, California. January 20, 1958.

U.S. Federal Census. 1900. “Oscar Dorman.” California, San Diego, Ward 7. Accessed October 2021.

Geneologybank.com.

U.S. Federal Census. 1910a. “Oscar Dorman.” California, San Diego, Ward 9 E.D. No. 164. Accessed October 2021. Geneologybank.com.

U.S. Federal Census. 1920a. “Oscar Dorman.” California, San Diego, E.D. No. 346. Accessed October 2021. Geneologybank.com.

U.S. Find a Grave Index. 1888. “Spencer Jay Millard.” U.S. Find a Grave Index, 1600s-Current.

U.S. Find a Grave Index. 1891. “Gertrude Millard.” U.S. Find a Grave Index, 1600s-Current.

U.S. Marriage Records. 1885. “Spencer G. Millard.” U.S. Marriage Records, 1867-1952. Ionia, Michigan.

U.S. Marriage Records. 1892. “Cora A. Leighton.” U.S. Marriage Records, 1840-1915. Cambridge, Massachusetts. December 22, 1892.

U.S. Marriage Records. 1915. “Hudson A. Millard.” U.S. Marriage Records, 1866-1937. Manhattan, New York. January 10, 1915.

U.S. Navy and Marine Corps Registries. “Leland D. Webb.” U.S. Navy and Marine Corps Registries, 1814-1992.

U.S. Veteran Compensation Application Files. 1950. “ David Stolz Crawford.” U.S. Veteran Compensation Application Files, WWII, 1950-1966.

U.S. Voter Registers. 1890. “Spencer G. Millard.” U.S. Voter Registers, 1866-1898. Los Angeles, CA.

U.S. World War I Veterans Service and Compensation Files. 1917-1919 & 1934-1948. Muncy, Lycoming, Pennsylvania.

Zuniga, Janine. 2008. “Castles in the Sand.” Sign on San Diego Union-Tribune (San Diego, CA).

Accessed May 27, 2021.

Attachment 3
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DPR 523L (9/ 2013) *Required inform ation
State of California - The Resources Agency Prim ary#
DEPARTMENT OF PARKS AND RECREATION HRI #
Trinom ial

CONTINUATION SHEET
Property Nam e: 335 Alameda Boulevard ____________________________________________________

World War I Draft Registration Card. “Hudson Alfred Millard.” World War I Draft Registration Card 1917-1918.

Figure 1. Primary (northwest) elevation, view to northeast (IMG_0177) Figure 2. Primary (northwest) elevation view southeast (DSC03872) Attachment 3
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DPR 523L (9/ 2013) *Required inform ation
State of California - The Resources Agency Prim ary#
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CONTINUATION SHEET
Property Nam e: 335 Alameda Boulevard ____________________________________________________

Figure 3. Detail photograph of southeast elevation’s chimney, view to northeast (DSC03875) Attachment 3
City of Coronado Page 268
DPR 523L (9/ 2013) *Required inform ation
State of California - The Resources Agency Prim ary#
DEPARTMENT OF PARKS AND RECREATION HRI #
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CONTINUATION SHEET
Property Nam e: 335 Alameda Boulevard ____________________________________________________

Figure 4. Side (southwest) elevation and rear (southeast), view to northwest (DSC03821) Figure 5. Side (southwest) elevation and rear (southeast), view to northwest (DSC03810) Attachment 3
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DPR 523L (9/ 2013) *Required inform ation
State of California - The Resources Agency Prim ary#
DEPARTMENT OF PARKS AND RECREATION HRI #
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CONTINUATION SHEET
Property Nam e: 335 Alameda Boulevard ____________________________________________________

Figure 6. Side (northeast) elevation, view to southeast (DSC03874) Figure 7. Carport primary (southeast) elevation, view to northwest (IMG_0204) Attachment 3
City of Coronado Page 270
DPR 523L (9/ 2013) *Required inform ation
State of California - The Resources Agency Prim ary#
DEPARTMENT OF PARKS AND RECREATION HRI #
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CONTINUATION SHEET
Property Nam e: 335 Alameda Boulevard ____________________________________________________

Figure 8. Carport rear (northwest) elevation, view to southeast (DSC03832) Attachment 3
City of Coronado Page 271
DPR 523L (9/ 2013) *Required inform ation
State of California - The Resources Agency Prim ary#
DEPARTMENT OF PARKS AND RECREATION HRI #
Trinom ial

CONTINUATION SHEET
Property Nam e: 335 Alameda Boulevard ____________________________________________________

Figure 9. 1949 Sanborn map (Top) prior to the block’s development compared to the 1988 Sanborn map of 335 Alameda Boulevard (Bottom) with the subject property outlined in red (Sanborn 1949 and 1988)
Figure 10. Coronado Eagle and Journal Volume XXXIV, Number 23, June 6, 1946. Page 10 Advertisements Column 3.

Attachment 3
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Appendix C
Preparers’ Qualifications
Attachment 3
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1 Katie Ahmanson, MA

ARCHITECTURAL HISTORIAN
Katie Ahmanson (KAY-tee AH-mun-son; she/her) is an architectural historian with two years’ experience in the field of architectural history and heritage conservation. She has experience with Historic Cultural Monument and National Register of Historic Places (NRHP) nominations, historic context statements, building descriptions, and California Department of Parks and Recreation (DPR) 523 forms. Ms. Ahmanson has familiarity with environmental compliance documentation in support of projects that fall under the California Environmental Quality Act (CEQA)/National Environmental Policy Act (NEPA), and Sections 106 and 110 of the National Historic Preservation Act.

Project Experience
Gaujome Crest Built Environment Inventory and Evaluation Report, Oceanside, San Diego County, California. Dudek was retained by Ricon Homes to prepare a Built Environment Inventory and Evaluation Report for the proposed Gaujome Crest Project in the City of Oceanside. The goal of the project is to identify and evaluate historic age built environment resources located within the Project site that may be subjected to direct or indirect impacts from the proposed Project. As an architectural historian, Ms. Ahmanson co-authored the Report, wrote building descriptions and significance evaluations, and completed archival research for the project. (2022) Los Angeles County Florence-Firestone Community Plan Area Historic Resources Survey, Los Angeles County, California. Dudek was retained by the County of Los Angeles Department of Regional Planning to prepare a Historic Context Statement and conduct a Historic Resources Survey for the Community Plan Area of FlorenceFirestone. The goal of the project is to document the development history of the community from the rancho period to the present, identify important themes, events, patterns of development, and describes the different property types, styles, builders, and architects associated with these important periods and themes. The document will also provide registration requirements and recommendations for future study/action by the County of Los Angeles to facilitate and streamline the historic preservation program. As an architectural historian, Ms.

Ahmanson completed field work and contributed to a Historic Resources Survey report. (2022) Oak Knoll Road, Poway, San Diego County, California. Dudek was retained to complete a historical resources evaluation for a residential development project in the City of Poway. The Project proposes the development of the

10.72-acre property into a residential development within an existing residential neighborhood. As an architectural historian, Ms. Ahmanson
Relevant Previous Experience
Preservation Intern, Hollywood Heritage, Hollywood, California. As an intern, managed general office administrative work, maintained and regularly updated the Preservation Sub-Committee to-do and watch lists, set the weekly Admin meeting and monthly Preservation Committee meeting and agendas, and recorded the meeting minutes. Additionally, organized developer and resident meetings, monitored and tracked relevant public hearings Education
University of Southern
California School of
Architecture
MA, Heritage
Conservation, 2022
Claremont McKenna
College
BA, Art History, 2019
Attachment 3
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2 and schedules for Hollywood Heritage issues, and attended public hearings and meetings on behalf of Hollywood Heritage. Assisted residents and concerned parties seeking to designate historic resources and helped prepare nominations for city, state and national designations, such as the Historic Cultural Monument nomination for the Home Savings and Loans on 1500 Vine St. in Hollywood, which passed as a designated monument June 2, 2022. (2021–2022)
Architecture Research Assistant, SPF: Architects, Culver City, California. As a research assistant, researched and collected information about projects and wrote for the company website. In addition, organized content about past and ongoing projects, digitally archived old plans and documents, organized contact lists, and composed press releases for new projects and firm announcements. Aided in making architecture models and model accessories. (2019–2020)
Intern, Frederick Fisher and Partners, Los Angeles, California. As the office intern, archived old plans and documents and scanned documents and digitally archived published materials. In addition, worked with the marketing team to organize contact lists and research competing firms. Also assisted the front desk with answering the phone, welcoming guests, and office cleanup and organization. (2018) Attachment 3
City of Coronado Page 275
1 Nicole Frank, MSHP

ARCHITECTURAL HISTORIAN
Nicole Frank (nih-COHL FRAYNK; she/her) is an architectural historian with 5 years’ experience in the historic preservation field. Ms. Frank’s professional experience encompasses a variety of projects for local agencies, private developers, and homeowners in both highly urbanized and rural areas. Projects have included reconnaissance-level surveys, preparation of resource-appropriate and citywide historic contexts, and historical significance evaluations in consideration of the National Register of Historic Places (NRHP), California Register of Historic Resources (CRHR), and local designation criteria. Ms. Frank has experience conducting historic research, writing landmark designations, performing conditions assessments, and working hands-on in building restoration projects throughout the United States. Ms. Frank also has governmental experience with the City of San Francisco’s Planning Department and the City of Chicago’s Landmark Designations Department. She meets the Secretary of the Interior’s Professional Qualification Standards for Architectural History.

Project Experience
Development
5146–5148 and 5150 Dehesa Road Project, Kevin R. Carlin, San Diego County, California. The property owner, Kevin R. Carlin, is proposing a Tentative Parcel Map to subdivide an existing 5.87-acre parcel into four parcels and one remaining undeveloped parcel, known as the 5146–5148 and 5150 Dehesa Road Project. Dudek completed a historical resources technical report (HRTR) to identify all historical resources (if any) within the project area to determine whether the proposed project would result in a significant impact to historical resources under the California Environmental Quality Act (CEQA). To complete the evaluation of significance, Dudek conducted archival and building development research and developed an appropriate historic context for the evaluation of the project area. All buildings and structures over 45 years old were recorded and evaluated for historical significance. The subject property is recommended not eligible for inclusion in the NRHP, CRHR, and San Diego County Local Register of Historical Resources under all designation criteria due to a lack of historical or architectural significance and lack of integrity. Acting as architectural historian, co-authored the technical report and conducted a pedestrian survey of the site. (2021–Present)
Downtown Buena Park Project, Merlone Geier, Buena Park, California. Dudek prepared an HRTR for a project that proposes the redevelopment of a former Sears building, parking lot, and Sears Automobile Service Station at the Buena Park Downtown Mall, located at 8150 La Palma Avenue in the City of Buena Park. The redevelopment plans include 1,381 residential units, 41,500 square feet of amenity and lobby space, and 2,551 residential parking spaces over 28-acres. The report included an intensive-level survey of the Buena Park Downtown Mall by a qualified architectural historian for historical significance and integrity in consideration of NRHP and CRHR designation criteria; building development and archival research; development of an appropriate historic context for the Buena Park Downtown Mall; and recordation and evaluation of the Sears building, a built environment Education
The School of the Art
Institute of Chicago
MS, Historic Preservation,
2018
The College of Charleston
BA, Historic Preservation
and Art History, 2016
Professional Affiliations
Encinitas Preservation
Association, President
California Preservation
Foundation
Association for
Preservation Technology
(APT)
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2 resource over 45 years old. The Buena Park Downtown Mall does not appear eligible under any NRHP or CRHR designation criteria due to a lack of significant historical associations, architectural merit, and compromised integrity. Acting as architectural historian, co-authored the technical report and conducted a pedestrian survey of the site. (2021–Present)
6th and Victoria Avenue Warehouse Project, Confidential Client, Highland, California. Dudek completed a Historic Resource Evaluation Report (HRER) for a project that proposes to construct a single 307,455-square-foot industrial/warehouse building (inclusive of 10,000 square feet of office/mezzanine). Associated improvements include loading docks, truck and vehicle parking, and landscape areas. The report included an evaluation of three buildings more than 45 years old. Each property was recorded on State of California Department of Parks and Recreation Series 523 Forms (DPR Forms) and was evaluated in consideration of NRHP and CRHR designation criteria and integrity requirements. As architectural historian, authored a historical resources inventory and evaluation report. (2021–Present)
Forest Resiliency Program Project SPI Keystone, Golden State Finance Authority, Tuolumne County, California. Dudek completed a historical resources inventory and evaluation report for a project that proposes to redevelop a site in La Grange and Jamestown in Tuolumne County to facilitate the transport of forest material (e.g., trees with no lumber value and underbrush) by truck, turn it into wood fuel pellets, and then ship the pellets from the site using the existing railroad line. Completed this report to be consistent with Section 106 of the National Historic Preservation Act (NHPA) (36 Code of Federal Regulations 800), CEQA Section 15064.5, Public Resources Code 5024, and applicable local regulations. This report included (1) a California Historical Resources Information System records search conducted at the Central California Information Center for the area of potential effect (APE) plus a 1-mile buffer; (2) a pedestrian surface reconnaissance of the APE for archaeological and built environment resources; and (3) a historical significance evaluation of Property 1 Assessor’s Parcel Numbers (APNs) (063-190-056, 063-350- 004, 063-350-005, and 063-190-051) and Property 2 (Sierra Railroad–Mainline, Keystone Segment) located within the APE. As architectural historian, authored a historical resources inventory and evaluation report. (2021) Senior Residences at Hillcrest Project, DFA Development, San Diego, California. Dudek prepared a Historic Properties Inventory Report for the project, which proposes to develop a 68-unit, affordable senior housing community located in the Hillcrest neighborhood of San Diego. The project site is partially developed with existing buildings for preschool services associated with the adjacent University Christian Church and a parking lot. The project is proposing to receive U.S. Department of Housing and Urban Development project vouchers issued to the San Diego Housing Commission and is therefore required to undergo a National Environmental Policy Act (NEPA) analysis for receiving federal funding. Acting as architectural historian, co-authored the technical report and conducted a pedestrian survey of the site. (2020–2021)
Sycuan Fee to Trust Project, Sycuan Band of the Kumeyaay Nation Reservation, Unincorporated San Diego County, California. Dudek completed a Historic Properties Inventory and Evaluation Report for the proposed project, located within the vicinity of El Cajon, California, in unincorporated San Diego County. The project proposes a feeto-trust transfer of five parcels that cumulatively total approximately 40 acres. The transfer of land from the Sycuan Band to the Bureau of Indian Affairs (the federal lead agency) would include several parcels. Dudek’s report included development of a project APE map; the relevant results of a California Historical Resources Information System records search and background research; a pedestrian survey of the APE for built environment resources; and a historical significance evaluation of all properties more than 50 years of age within the APE, in consideration of potential adverse effects to historic properties under Section 106 of the NHPA. The evaluation found that Properties 1, 2, 4, and 5 were not eligible for the NRHP at the individual level or as part of a larger historic district. As a result, no historic properties were identified within the APE, and Dudek recommended a finding of No Historic Properties Affected. As architectural historian, conducted background research and a pedestrian survey. (2021)
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3 Ranch at River Bend Project, Save Gregory Canyon Hills LLC, Community of Pala, California. Dudek completed an HRTR in support of the proposed project, which includes the development of a new, mixed-use community. Acting as architectural historian, co-authored the technical report and conducted a pedestrian survey of the site. (2020) Enclave at Ivanhoe Ranch Project, Vance & Associates, Rancho San Diego, California. Dudek completed an HRTR in support of the proposed residential development project. The project site totals approximately 121.9 acres in Rancho San Diego. Included in the project site is a historic-era complex of horse ranch buildings and accompanying residences, located at 3256, 3261, 3263, 3267, and 3269 Ivanhoe Ranch Road (APNs 518-030-41, 518-030-43, 518-030-44, and 518-030-45), which were evaluated for historical significance. This study was conducted in accordance with Section 15064.5(a)(2)-(3) of CEQA guidelines, and the project site was evaluated in consideration of NRHP, CRHR, and County of San Diego Historic Preservation Ordinance and resource protection ordinance requirements. Acting as architectural historian, co-authored the technical report and conducted a pedestrian survey of the site. (2020) Shawnee/CG7600 Master Plan Redevelopment Project, Palmer Mission Gorge Properties, LP, San Diego, California. Dudek conducted a Potential Historical Resource Review (in accordance with Information Bulletin 580) for four properties more than 45 years old within the City of San Diego. Acting as architectural historian, conducted a photographic survey of the four properties within the project site. Updated three 2011 DPR Forms and created a new DPR Form for a previously unrecorded property within the project site. (2020) 740–790 East Green Street Mixed-Use Project, City of Pasadena, California. Dudek completed a Cultural Resources Technical Report (CRTR) for five commercial buildings located in the City of Pasadena (Assessor’s Identification Nos. 5734-025-014, 024, 026, 029, 027). The study included a pedestrian survey of the proposed project area, building development and archival research, development of an appropriate historic context for the property, and recordation and evaluation of the property for historical significance and integrity in consideration of NRHP, CRHR, and local eligibility requirements. Acting as architectural historian, updated the Pasadena historic context, conducted archival research, and wrote significance evaluations for the five buildings that are more than 45 years old. (2019)
8850 Sunset Boulevard Project, City of West Hollywood, California. Dudek completed a CRTR for the proposed project, which consisted of the demolition of existing buildings and the construction and operation of a new mixeduse hotel and residential building on a property along the south side of Sunset Boulevard, extending the full city block between Larrabee Street and San Vicente Boulevard. Acting as architectural historian, assisted in the completion of the technical report as the primary writer. (2019) Palmetto Avenue Warehouse Project, Patriot Development Partners, Rialto, California. Dudek conducted a Cultural Resources Report in support of the proposed project, which proposed to demolish buildings on six parcels in the City of Rialto and construct an industrial/warehouse building on an approximately 4.24-acre property located at the northeast corner of Palmetto Avenue and Baseline Road. Acted as evaluator for three of the six properties, which were at least 45 years old. (2019)
14545 Lanark Street Project, Clifford Beers Housing Inc., Los Angeles, California. Dudek completed an HRER for a property located at 14545 Lanark Street in the Panorama City neighborhood of Los Angeles (APN 2210-011-900).

Acting as architectural historian, authored the HRER for the subject property, a Public Social Services Department building constructed in 1967. (2019)
Confidential Solar Energy Project, Confidential Client, California. Dudek completed an HRTR for a confidential solar project. Acting as architectural historian, authored the report evaluating a complex of 20 buildings for historical significance. (2019)
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4 1605 Industrial Avenue Warehouse Project., City of San José, California. Acting as architectural historian, coauthored the CRTR for the project, which included the construction of an approximately 186,000-square-foot industrial warehouse building on an approximately 10.96-gross-acre property located in the northern part of the City of San José.

Preparation of the historical context statement involved archival research, building descriptions, historic context development, and historical significance evaluations. (2018) Jefferson La Mesa Project, JPI, La Mesa, California. The project proposed to demolish three industrial automotive buildings to redevelop the property. Served as architectural historian and co-author of the HRER for the project.

Contributed archival research and historical context development for the three automotive buildings. (2018) Education
Riverside City College Life Science/Physical Science Reconstruction Project, Riverside Community College District, Riverside, California. Dudek completed a CRTR for the project that proposes to modernize the currently vacant Life Science and Physical Science connected buildings on the Riverside City College campus to allow for growth in the Business and Information Systems programs. Acting as architectural historian, conducted research on the buildings associated with the project. (2021)
Richland Elementary School Reconstruction Project, San Marcos United School District, San Marcos, California.

Dudek completed a CRTR for the project located at 910 Borden Road. The proposed project involves the demolition of the existing Richland Elementary School, which includes seven permanent buildings and 24 portable classrooms, and the reconstruction of the school, including the redevelopment of play fields and playgrounds. Acting as architectural historian, conducted a field visit, researched the school district and elementary school, and co-authored the technical report. (2021) University of California San Diego, Future College Living and Learning Neighborhood, University of California San Diego Campus Planning Office, San Diego, California. Dudek was retained by the University of California (UC) San Diego Campus Planning Office to conduct a visual analysis for the proposed project, which would consist of five housing buildings providing an additional 2,000 beds to serve the student population of the UC San Diego campus. As architectural historian, conducted a field visit to gain a better understanding of the visual environment of the project site and surrounding area. (2020)
San Francisco State University Master Plan Update Environmental Impact Report, San Francisco State University Capital Planning, Design, and Construction, San Francisco, California. Dudek conducted a historic built environment study for the proposed project. Only buildings more than 45 years of age and proposed for renovation or demolition were included in this historic built environment study. Acting as architectural historian, participated in a survey of the San Francisco State University (SFSU) Psychology and Ethnic Studies Building and conducted archival research to prepare appropriate historic context for San Francisco, SFSU, and the Psychology and Ethnic Studies Building. Conducted research on 18 buildings located on the SFSU campus and wrote historic contexts, descriptions, and lists of alterations for each. (2019) Keats Building and Amphitheater, California State University Fresno, Fresno, California. As architectural historian, authored the description of the amphitheater and Keats Building on the California State University (CSU) Fresno campus for the CRTR. Also prepared DPR Forms for the two buildings. (2018) College Park Demolition Project, CSU Chico, Chico, California. Dudek was retained by CSU Chico to complete a cultural resources study for a project that proposes demolition of 10 single-family residences near the CSU Chico campus. As architectural historian, co-authored a cultural resources report for CSU Chico, writing ten building feature descriptions. (2018)
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5 Energy
Battery Storage Project, Confidential Client, San Diego, California. Dudek prepared an HRER for a project that proposes to develop a battery energy storage system located in San Diego. All buildings and structures more than 45 years old identified within the project area were recorded and evaluated for historical significance. The significance evaluation involved conducting archival research and building development research for the project area and completing an appropriate historic context. Acting as architectural historian, conducted pedestrian surveys to evaluate the presence of historic built environmental resources and authored the HRER. (2021) Battery Energy Storage Project, Confidential Client, Grand Terrace, California. Dudek prepared an HRER for a project that proposes to develop a battery energy storage system in the City of Grand Terrace. This report included development of a built environment study area map, a pedestrian survey of the proposed project study area for built environment resources, and a historical significance evaluation of a steam plant in consideration of state designation criteria and integrity requirements. The significance evaluation found that the steam plant is not eligible under any designation criteria due to a lack of architectural merit and a lack of the requisite integrity necessary to convey significant historical associations. As such, the steam plant is not considered a historical resource under CEQA. Acting as architectural historian, conducted pedestrian surveys and authored the HRER. (2021)
Confidential Solar Project, San Diego County, California. Serving as architectural historian, co-authored the HRTR for the project, which proposed the development of a solar energy facility and energy storage system. The project site totals approximately 1,356 acres and is in unincorporated southeastern San Diego County. The HRTR involved a pedestrian survey for the presence of historic built environment resources. All buildings and structures more than 45 years old were recorded and evaluated for historical significance. The significance evaluation included conducting archival research and building development research for a dairy and creamery complex located on the project site and completing a historic context. The complex of dairy buildings was evaluated for historical significance and is not eligible for inclusion in the NRHP, CRHR, or the County Register due to a lack of significant historical associations. (2020) Healthcare
St. Joseph’s Hospital Master Plan Project, Devenney Group Ltd., Stockton, California. Dudek prepared a historical resources inventory and evaluation report in support of the project. The proposed project site included five properties in the City of Stockton: (1) 1638 North California Street (APN 127-190-32), (2) 1800 North California Street and 542 McCloud Avenue (APN 127-180-44), (3) 534 East Maple Street (APN 127-190-30), (4) 425 East Harding Way (APN 127-150-39), and (5) 445 East Harding Way (APN 127-150-51). Served as architectural historian and co-author of the historical resources inventory and evaluation report, conducting research on properties 2–4 of the historic-age built environmental resource properties, primarily located within the St.

Joseph’s Medical Center Complex or on parcels adjacent to the complex that may be acquired. (2020) Municipal
Mission Bay Park Improvements Project, City of San Diego, California. Dudek reviewed the City’s proposed seawall and bulkhead designs for conformance with the Secretary of the Interior’s Standards for the Treatment of Historic Properties, specifically the Standards for Rehabilitation. This review included advising the design team on how to remain in conformance with the standards by way of informal design review/check-ins throughout the design review process. Acting as architectural historian, conducted a pedestrian survey, and co-authored the Mission Beach Seawall Evaluation Memorandum. (2021–Present)
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6 Pier View Way Bridge and Lifeguard Headquarters Restoration/Replacement Project, Confidential Client, Oceanside, California. Dudek is preparing a CRTR for a project that proposes to restore or replace the concrete portion of the Pier View Way Bridge and the Lifeguard Headquarters in the City of Oceanside. This report includes a pedestrian survey for historic built environment resources, development research, archival research to develop the appropriate historic context, and a historical significance evaluation. The report discusses the proposed project description, regulatory framework, all sources consulted, research and field methodology, setting, and findings. In addition, the report discusses the proposed project’s potential to impact historical resources under CEQA and will provide recommendations as appropriate. Acting as architectural historian, conducted pedestrian surveys and co-authored the technical report. (2021–Present) Mira Mesa Community Plan Area Historic Context Statement and Focused Reconnaissance Survey, City of San Diego, California. Dudek prepared a historic context statement identifying the historical themes and associated property types important to the development of Mira Mesa, accompanied by a reconnaissance-level survey report focused on the master-planned residential communities within the Mira Mesa Community Plan Area (CPA). This study was completed as part of the comprehensive update to the Mira Mesa CPA and Programmatic Environmental Impact Report. While the historic context statement addressed all development themes and property types within the community, the scope of the survey was limited to residential housing within the CPA constructed between 1969 and 1990. Acting as architectural historian, co-authored and completed the historic context statement, the survey document, and all associated archival research efforts. (2020–Present) University CPA Historic Context Statement and Focused Reconnaissance Survey, City of San Diego, California.

Dudek prepared a historic context statement identifying the historical themes and associated property types important to the development of the University CPA, accompanied by a reconnaissance-level survey report focused on the master-planned residential communities within the University CPA. This study was completed as part of the comprehensive update to the University CPA and Programmatic Environmental Impact Report. While the historic context statement addressed all development themes and property types within the community, the scope of the survey was limited to residential housing within the CPA constructed between the 1960s and 1990s.

Acting as architectural historian, co-authored and completed the historic context statement, the survey document, and all associated archival research efforts. (2020–Present) City of Coronado Historic Context Statement and Historic Resources Inventory, City of Coronado, California. Dudek is currently in the process of preparing a historic context statement and historic resources inventory survey for all properties at least 50 years old within City of Coronado limits. Following current professional methodology standards and procedures developed by the California Office of Historic Preservation and the National Park Service, Dudek developed a detailed historic context statement for the City that identifies and discusses the important themes, patterns of development, property types, and architectural styles prevalent throughout the City.

Dudek also conducted a reconnaissance-level survey of all properties within City limits that are at least 50 years old to identify individual properties and groupings of properties (i.e., historic districts) with potential for historical significance under City Criterion C (properties that possess distinctive characteristics of an architectural style; are valuable for the study of a type, period, or method of construction; and have not been substantially altered). This document also developed registration requirements for resource evaluation that are specific to Coronado, in consideration of both historical significance and integrity requirements. Acting as architectural historian, authored the historic context statement and conducted reconnaissance-level surveys of properties within City limits. (2019– Present)
As-Needed Historic Research Consulting Services, City of Coronado, California. Dudek provides as-needed historic consulting services for various projects. Each evaluation involves the creation of an occupancy timeline, supplemental research on occupants, building development research (including architects, builders, and property), a Attachment 3
City of Coronado Page 281
7 pedestrian survey of the project area, creation of a description of the surveyed resource, and completion of a historical significance evaluation report in consideration of designation criteria and integrity requirements. Acting as project manager and architectural historian, authored HRERs for the following properties: 936 J Avenue, 310 2nd Street, 718 B Avenue, 1027-1029 Orange Avenue, 735 Margarita Avenue, 519 Ocean Boulevard, 1901 Monterey Avenue, 269 Palm Avenue, 1113 Adella Avenue, 1519 4th Street, 745 A Avenue, 451–55 Alameda Boulevard, 503 10th Street, 121 G Avenue, 1152 Glorietta Boulevard, 711 Tolita Avenue, 951 G Avenue, 817 A Avenue, 625 B Avenue, 260 D Avenue, 761 I Avenue, 816 1st Street, 820 A Avenue, and 953-57 G Avenue. (2019–Present) Gilroy Citywide Historic Resources Inventory, City of Gilroy, California. Dudek is currently bringing to completion a citywide historic context statement and historic resources inventory update of the City of Gilroy’s outdated 1986 historic resources inventory. Dudek hosted a public kickoff meeting/outreach session that was well-received by the community, successfully completed a reconnaissance-level survey of more than 3,000 properties on time and within budget, and completed a draft citywide historic context statement. Dudek is also preparing a Public Guide to Preservation that provides an overview of the City’s existing policies, what it means to live in a designated property/a district contributor, answers to commonly asked questions concerning restrictions on alterations, and clarification of common misconceptions about property owner requirements. Acting as surveyor, utilized Dudek’s architectural survey application to record the features, alterations, and photographs of historic-era buildings throughout the City. Additionally, assisted in the data management and cleanup of the majority of the DPR Forms produced for each of the surveyed buildings. This process included assigning status codes, editing descriptions, choosing an accurate photograph, and adding proper narrative significance. (2020) 955 Hancock Avenue, City of West Hollywood, California. Dudek completed a City-compliant Historical Resource Assessment for a single-family residential property located at 955 Hancock Avenue in West Hollywood. The property was built in 1910 and did not appear to have been previously evaluated for historical significance. This study included a pedestrian survey of the property by a qualified architectural historian, building development and archival research, development of an appropriate historic context for the property, and recordation and evaluation of the property for historical significance and integrity in consideration of NRHP, CRHR, and City of West Hollywood Register eligibility requirements. Acting as architectural historian, assisted in the completion of the assessment as the primary writer. (2018)
Transportation
Keller Road/Interstate 215 Interchange Project, California Department of Transportation, Murrieta and Menifee, California. The project proposed to construct a new, full interchange and auxiliary lanes at Interstate 215 and Keller Road in Riverside County. Acted as architectural historian for the project, co-authoring the HRER.

Preparation of the report included a site visit, archival research, historic context development of Murrieta and Menifee, building feature descriptions of six historic-era resources, and historical significance evaluations. (2018) Attachment 3
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8 Water/Wastewater
Southern First Aqueduct Structures Rehabilitation Project, San Diego County Water Authority, San Diego, California. Dudek conducted a Phase I Cultural Resources Inventory (including both archaeological and built environment) for the Southern First Aqueduct Rehabilitation Project, located along a 21-mile stretch of the First San Diego Aqueduct, east of Interstate 15 from the City of Escondido in the north to the Goodan Ranch/Sycamore Canyon County Preserve west of San Vicente Reservoir. As part of this effort, the San Diego Water Authority will be applying for a Letter of Permission under its Programmatic Master Plan Permit with the U.S. Army Corps of Engineers (ACOE), pursuant to Section 404 of the Clean Water Act. ACOE is the federal lead agency responsible for overseeing compliance with Section 106 of the NHPA, as this project is exempt from review under CEQA. Acting as architectural historian, co-authored the Phase I Cultural Resources Inventory Report and authored the analysis of potential adverse effects. (2021)
Historic Context Statement for Reservoirs, City of San Diego Public Utilities Department, San Diego, California.

Dudek completed a survey and historic context statement for the City’s surface water storage system, including 10 dam complexes and the Dulzura Conduit. Dudek also prepared detailed impacts assessments for proposed modification to dams, as required by the Department of Safety of Dams. The project involves evaluation of 10 dam complexes and conduit for historical significance in consideration of NRHP, CRHR, and City designation criteria and integrity requirements. The evaluation required extensive archival research and a pedestrian survey.

Acting as architectural historian, evaluated five resources, including the Dulzura Conduit, Upper Otay Dam, Murray Dam, Sutherland Dam, and Miramar Dam. (2020)
Historical Resources Impacts Assessment for Maintenance on the Morena Dam Spillway, City of San Diego, California. Acted as the primary author for an impacts assessment of proposed project activities, including maintenance to the Morena Dam, which is considered a historical resource under CEQA and a historic property under Section 106 of the NHPA. (2019)
Specialized Training
 ENVR-40009: Advanced CEQA, UC San Diego Extension, Winter 2022.  ENVR-40010: CEQA in Practice, UC San Diego Extension, Spring 2021.  ENVR-40008: Writing Effective CEQA Documents, UC San Diego Extension, Winter 2021.  BUSA40739: CEQA, UC San Diego Extension, Summer 2019.

Publications
Frank, N. 2018. “Mid-Century Glass Block: The Colored Patterned and Textured Era.” Master’s Thesis; The School of the Art Institute of Chicago.

Presentations
Frank, N. 2018. “Mid-Century Glass Block: The Colored Patterned and Textured Era.” Presented at the Association for Preservation Technology Annual Conference, Buffalo, New York, 2018.

Frank, N. 2018. “Mid-Century Glass Block: The Colored Patterned and Textured Era.” Presented at the Association for Preservation Technology Western Great Lakes Chapter and DOCOMOMO US/ Chicago 2018 Symposium: Preservation Challenges of Modernist Structures, Chicago, Illinois, 2018.

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1 Allison Lyons, MSHP

SENIOR ARCHITECTURAL HISTORIAN
Allison Lyons (AL-ih-suhn LYE-ons; she/her) is an architectural historian with 12 years’ experience throughout the western United States in all elements of cultural resources management. Her expertise includes the preparation of environmental compliance documents in accordance with the California Environmental Quality Act (CEQA) and Section 106 of the National Historic Preservation Act, focusing on the evaluation of historical resources and analysis of project impacts. As a historic preservation consultant, she has been involved in the preparation of numerous large-scale historic resources surveys, Historic American Buildings Survey/Historic American Engineering Record recordation, Federal Rehabilitation Tax Credit and Mills Act Historic Property Contract applications, local landmark nominations, and evaluations of eligibility for a wide variety of projects and property types throughout California. She is highly experienced in writing National Register of Historic Places (NRHP) nominations and historic context statements for local governments.

Ms. Lyons meets the Secretary of the Interior’s Professional Qualifications Standards for history and architectural history pursuant to Title 36, Part 61, of the Code of Federal Regulations, Appendix A.

Selected Experience
City of Coronado Historic Context Statement and Historic Resources Inventory, City of Coronado, California. Dudek is currently in the process of preparing a historic context statement and historic resources inventory survey for all properties at least 50 years old within City of Coronado limits. Following current professional methodology standards and procedures developed by the California Office of Historic Preservation and the National Park Service, Dudek developed a detailed historic context statement for the City that identifies and discusses the important themes, patterns of development, property types, and architectural styles prevalent throughout the City.

Dudek also conducted a reconnaissance-level survey of all properties within City limits that are at least 50 years old to identify individual properties and groupings of properties (i.e., historic districts) with potential for historical significance under City Criterion C (properties that possess distinctive characteristics of an architectural style; are valuable for the study of a type, period, or method of construction; and have not been substantially altered). This document also developed registration requirements for resource evaluation that are specific to Coronado, in consideration of both historical significance and integrity requirements. Acting as senior architectural historian, reviewed and authored sections of the historic context statement. (2019–Present) As-Needed Historic Research Consultant On Call Services, Coronado, California. Dudek is currently working with the City of Coronado Community Development Department to provide historic preservation services on an asneeded basis. Services scoped under the current contract include historic resources surveys; archival research; preparation of evaluation reports in consideration of National Register of Historic Places, California Register of Historical Resources, and City of Coronado designation criteria; attendance at Historic Resource Commission and City Council hearings; and review of projects for conformance with the Secretary of the Interior’s Standards for Rehabilitation. Since January 2019, Dudek has completed 20 work orders for the city. Ms. Lyons serves as a Education
Columbia University,
MS, Historic Preservation,
2010
Scripps College,
BA, European Studies,
2006
Attachment 3
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2 senior architectural historian for the historical resource evaluation task orders and is responsible for quality assurance/quality control of specific deliverables. (2021–Present) Los Angeles Department of Water and Power Century Trunk Line, Los Angeles Department of Water and Power, City of Los Angeles, California. Dudek was retained by Los Angeles Department of Water and Power to prepare an Avoidance and Protection Plan for Air Raid Siren No. 150. The resource is eligible for the NRHP and California Register of Historical Resources and as a City of Los Angeles Historic-Cultural Monument under Criteria A/1/1 and C/3/3 for its association with World War II and Cold War military infrastructure, and is a historical resource under CEQA. Ms. Lyons is serving as a senior architectural historian, providing quality assurance/quality control for the Post-Construction Monitoring Report. (2021–Present)
8730 Sunset Boulevard Billboard Project Historical Resource Assessment Report, City of West Hollywood, California. The 8730 Sunset Boulevard Billboard Project consists of installation and operation of a new billboard and associated façade improvements at the existing “Sunset Towers” building. The Sunset Towers building at 8730 Sunset Boulevard was constructed in the 1950s and 1960s over the course of two phases. A smaller building was constructed on the northern portion of the parcel between 1957 and 1959. Dudek was retained by the City of West Hollywood to complete this Historic Resource Assessment, an intensive-level evaluation, as part of the environmental review of the proposed project in compliance with CEQA. This study included an intensive survey of the exterior of the Sunset Towers building by a qualified architectural historian; building development and archival research; development of an appropriate historic context; and evaluation of the Sunset Towers building for historical significance and integrity in consideration of NRHP, CRHR, and City of West Hollywood Cultural Heritage Preservation Ordinance designation criteria. Ms. Lyons served as a senior architectural historian and main author of the Historic Resource Assessment of the Sunset Towers building. (2021) 676 Moss Street Redevelopment Site Historical Resource Evaluation and Impacts Analysis (for CEQA), Chula Vista, California. Ms. Lyons completed a historical resource evaluation and impacts analysis for a redevelopment site of industrial buildings in Chula Vista. She also identified the potential for the project to cause indirect and/or cumulative impacts to adjacent historical resources. (2020) North Beach Historic District National Register of Historic Places Nomination and Plaque Program, San Clemente, California. Founded in 1925, San Clemente was one of the first new master-planned towns in California. The North Beach Historic District occupies a prominent location as the historic northern tip of the City of San Clemente along North El Camino Real. The North Beach Historic District was listed on the National Register of Historic Places at the local level of significance under Criterion A in the areas of Community Planning and Development and Entertainment/Recreation. The district features five historic contributing resources designed in the Spanish Colonial Revival style with a period of significance between 1927-1946. Ms. Lyons served as project manager for the National Register of Historic Places nomination of the district and a concurrent, Certified Local Government (CLG) grant-funded project with the City of San Clemente to create content and designs for signage across the district and informational postcards featuring historic images. (2020) Athens Park Aquatics Facility Renovation Project Historical Resource Treatment Plan and Impacts Analysis (Secretary of the Interior’s Standards Compliance Review), Los Angeles, California. The County of Los Angeles proposed a rehabilitation project at the Aquatics Facility at Athens Park, a park determined eligible for listing in the National Register of Historic Places. Ms. Lyons worked with the architect for the project on two phases of work.

In advance of the development of project plans, Ms. Lyons prepared a Preservation Plan for the Aquatics Facility to establish the opportunities and constraints for the rehabilitation. After project plans were prepared, Ms. Lyons reviewed the project plans for compliance with the Secretary of the Interior’s Standards for Rehabilitation and made recommendations for modifications to ensure the project plans complied with the Standards. (2020–2021) Attachment 3
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3 Long Beach Airport Section 106 Review, Historic Property Evaluation Report, Long Beach, California. The Long Beach Airport Terminal Area Improvement Project is a multi-phase project that includes the construction of buildings and structures surrounding the existing passenger Terminal Building. The project includes the rehabilitation of the Terminal Building in compliance with the Secretary’s Standards for the Treatment of Historic Properties. Ms. Lyons prepared a Historic Property Evaluation Report for Long Beach Airport Terminal Building, seeking State Historic Preservation Officer concurrence on the Area of Potential Effects (APE) for airport and assessment of impacts for the rehabilitation of the historic Terminal Building. Additional work in subsequent phases of the project included additional assessment of impacts for the Quick-Turnaround rental car lot. (2018–2020) SurveyLA, Los Angeles Citywide Historic Context Statement, Los Angeles, California. Los Angeles’s citywide historic context statement provides the framework for identifying and evaluating the City’s historic resources. The document, created as part of SurveyLA, identifies important themes in the City’s history and development. In addition to work on the fieldwork surveys, Ms. Lyons conducted research and authored several themes within the context. She was the lead author for two themes addressing architectural styles and all sub-themes: “Period Revival, 1919-1950” and “Late 19th and Early 20th Century Residential Architecture, 1865-1950.” She also contributed to themes developed for two ethnic and cultural communities in Los Angeles. For the “AfricanAmericans in Los Angeles” theme she wrote sub-themes on “Health and Medicine” and “Social Clubs.” For the theme addressing “Jews in Los Angeles,” she wrote sub-themes on “Religion and Spirituality,” “Social Clubs,” and the “Entertainment Industry.” Ms. Lyons also peer-reviewed “American Colonial Revival, 1895-1960.” During Group 1 surveys she identified and named a sub-theme “Asian Eclectic, 1920-1980,” which was later developed for the “Exotic Revival, 1900-1980” theme. (2015–2019)
Angel’s Landing Redevelopment Site Historical Resource Evaluation and Impacts Analysis (for CEQA), Los Angeles, California. Ms. Lyons worked with attorneys for the development team behind Angel’s Landing, a proposed 64- story skyscraper and a 42-story high-rise located between Bunker Hill and the Historic Core of downtown Los Angeles. Ms. Lyons prepared a historic resource evaluation and impacts analysis for the vacant project site.

The evaluation involved the identification of historical resources in the vicinity and assessment of impacts on numerous adjacent historical resources and historic districts listed on the NRHP, including Angel’s Flight funicular railway and the Broadway Theater and Commercial District. (2018–2020) Artisan, 1520 Ivar Avenue Redevelopment Site Historical Resource Evaluation and Impacts Analysis (for CEQA), Los Angeles, California. The Artisan project involved the construction of a 25-story residential and commercial tower in the center of Hollywood. The project site was mostly a vacant surface parking lot. Ms. Lyons verified that the project site did not contain historic resources and would not have a significant impact on adjacent properties identified as historic resources. Ms. Lyons prepared a Historic Resource Evaluation Report and analysis of project impacts using the Secretary of the Interior’s Standards. She also participated in public outreach with Hollywood Heritage. (2018–2021)
Vista Irrigation District Reservoirs E2 and F Historical Resource Evaluation Historical Resource Evaluation Report, Vista, California. Ms. Lyons evaluated components of a historic irrigation district in northern San Diego County.

Two concrete reservoirs dating to the early twentieth century were recorded and evaluated for historical significance. The significance evaluation included conducting fieldwork and archival research for the reservoirs and completion of a historic context. The reservoirs were evaluated for historical significance and determined not eligible for inclusion in the National Register of Historic Places, California Register of Historic Resources, or the County Register. (2015)
James K. Van de Kamp (La Loma Road) Bridge Rehabilitation Historic American Engineering Record (HAER)-like documentation, Pasadena, California. Ms. Lyons prepared a Historic American Engineering Record (HAER) report Attachment 3
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4 for the historic La Loma Road bridge in the Arroyo Parks and Recreation National Register Historic District. The report was completed as mitigation in compliance with Section 106. Ms. Lyons’ contributions included the preparation of a written historical and descriptive data report as well as coordinating the photographic documentation. Since renamed the John K. Van de Kamp Bridge, the project received a Preservation Design Award from the California Preservation Foundation and a Historic Preservation Awards from the City of Pasadena’s Historic Preservation Commission. (2015)
Sunkist Building Historical Resource Treatment Plan and Impacts Analysis (Secretary of the Interior’s Standards Compliance Review), Los Angeles, California. The Sunkist Building was designed by the master architecture firm A.C. Martin and Associates in 1970. The distinctive brutalist building is shaped like an inverted pyramid and surrounded by expansive surface parking lots. As part of a proposed residential development for the parking lots, Ms. Lyons completed a historic resource evaluation of the Sunkist Building and analyzed the impacts of new buildings proposed as part of the site redevelopment plan. Ms. Lyons participated in substantial design collaboration with the development team. (2013–2015)
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HISTORIC RESOURCE COMMISSION

MEETING MINUTES
Regular Meeting October 19, 2022
The regular meeting of the Coronado Historic Resource Commission was called to order at 3:00 p.m., Wednesday, October 19, 2022, at the Coronado City Hall Council Chambers, 1825 Strand Way, Coronado, California, by Chair Pastor.

All communications received from the public for this meeting are available on the City’s website at www.coronado.ca.us and are part of the permanent record for this meeting.

MEMBERS PRESENT: Clements, Farley, Jamison, Pastor.

MEMBERS ABSENT: Bey.

STAFF PRESENT: Tricia Olsen, Associate Planner
Kristen Steinke, Assistant City Attorney
MaeColleen Balcobero, Administrative Secretary
Angelica Gonzalez, Administrative Secretary

APPROVAL OF THE MINUTES
Motion from Commissioner Clements to approve the minutes for the regular meeting on September 21, 2022.

Second by Vice Chair Jamison.

AYES: Clements, Farley, Jamison, Pastor.

NAYS: None.

ABSENT: Bey.

ABSTAIN: None.

DISQUALIFIED: None.

The motion passed 4-0-1. The vote was announced.

PUBLIC ORAL COMMUNICATIONS
Oral Communications were held.

Susan Keith provided comment.

End Public Comment -
DIRECTOR’S REPORT
Associate Planner Tricia Olsen did not have a Director’s Report.

PUBLIC HEARING
HR 2022-15 820 G Avenue: Ratification of the Historic Resource Commission Decision Regarding a Request for a Determination of Historic Significance Review for the Property Addressed as 820 G Avenue.

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Meeting Minutes – October 19, 2022
Chair Pastor requested ex-parte communications and disclosures. Commissioner Clements disclosed that she owns property between 500 and 1,000 feet of the subject property. She noted that she had conducted the analysis set out in FPPC regulation 18702.2 and determined the project would not have a material impact on her property. As such, she did not believe she had a conflict of interest and stated that she would participate in the item.

Associate Planner Tricia Olsen provided the staff report.

The applicant, Donna Frese, was available for questions of the Commission.

PUBLIC ORAL COMMUNICATIONS
Oral Communications were held. No online public comments were submitted and no members of the public spoke.

COMMISSION DISCUSSION
Commission discussion was held.

COMMISSION ACTION
Motion by Vice Chair Jamison to ratify the decision made on September 21, 2022 determining that the property does not meet two or more of the adopted designation criteria and is not eligible for designation as a Historic Resource.

Second by Commissioner Farley.

AYES: Clements, Farley, Jamison, Pastor.

NAYS: None.

ABSENT: Bey.

ABSTAIN: None.

DISQUALIFIED: None.

The motion passed 4-0-1. The vote was announced and appeal period noted.

PUBLIC HEARING
HAP 2022-09 1024 Encino Row: Ratification of the Historic Resource Commission Decision Regarding a Request for a Historic Alteration Permit for the Property Addressed as 1024 Encino Row.

Chair Pastor requested ex-parte communications and disclosures. No ex-parte communications or disclosures were reported.

Associate Planner Tricia Olsen provided the staff report.

The applicant, Brittany Teeter, was available for questions of the Commission.

PUBLIC ORAL COMMUNICATIONS
Oral Communications were held.

Christine Stokes provided public comment in support of the project.

End of Public Comment -
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Historic Resource Commission
Meeting Minutes – October 19, 2022

COMMISSION DISCUSSION
Commission discussion was held.

COMMISSION ACTION
Motion by Commissioner Farley to ratify the decision made on September 21, 2022 for the approval of the Historic Alteration Permit, with conditions, and including approval of exceptions to parking standards, as presented by staff for the property addressed as 1024 Encino Row.

Second by Commissioner Clements.

AYES: Clements, Farley, Jamison, Pastor.

NAYS: None.

ABSENT: Bey.

ABSTAIN: None.

DISQUALIFIED: None.

The motion passed 4-0-1. The vote was announced and appeal period noted.

PUBLIC HEARING
HR 2022-11 1500 Orange Avenue: Consideration of a Request for a Historic Alteration Permit at 1500 Orange Avenue, Windsor Cottage Member’s Club.

Chair Pastor requested ex-parte communications and disclosures. Commissioner Farley disclosed she is employed by the Hotel del Coronado and would be recusing herself from participating in the item. She left the dais at 3:11 p.m.

Associate Planner Tricia Olsen provided the staff report.

The applicant, Mike Haslett ( add the people who were on the zoom call), was available for questions from the Commission.

PUBLIC ORAL COMMUNICATIONS
Oral Communications were held.

Emily Talbert provided public comment in opposition of the project.

Caroline Murray provided public comment in opposition of the project.

Susan Keith provided public comment in opposition of the project.

Christine Stokes of the Coronado Historical Association provided public comment and online public comment in opposition of the project.

End of Public Comment -

COMMISSION DISCUSSION
Commission discussion was held.

COMMISSION ACTION
Motion by Vice Chair Jamison to ratify the decision made on September 21, 2022 to approve the Historic Alteration Permit for Windsor Cottage Members Club, at 1500 Orange Avenue, as presented by staff, and with the following condition:
1) original materials still present on the cottage shall be retained and restored Second by Commissioner Clements.

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Meeting Minutes – October 19, 2022
AYES: Clements, Jamison, Pastor.

NAYS: None.

ABSENT: Bey.

ABSTAIN: None.

DISQUALIFIED: Farley.

The motion passed 3-0-2. The vote was announced and appeal period noted.

PUBLIC HEARING
HRPA 2022-07 710 J Avenue: Ratification of the Decision of the Historic Resource Commission Regarding a Request for a Historic Preservation Mills Act Agreement for 710 J Avenue.

Chair Pastor requested ex-parte communications and disclosures. Commissioner Clements owns property within 500 feet that is the subject of the decisions and recused herself from participation.

She left the dias at 3:21 p.m. No other disclosures or ex-parte communications were reported.

Associate Planner Tricia Olsen provided the staff report.

The applicant, Melissa Cook, was available for questions of the Commission.

PUBLIC ORAL COMMUNICATIONS
Oral Communications were held. No online public comments were submitted and no members of the public spoke.

COMMISSION DISCUSSION
Commission discussion was held.

COMMISSION ACTION
Motion by Commissioner Farley to ratify the decision made on September 21, 2022 to recommend that the City Council approve a Mills Act Agreement for the property, as presented by staff, along with the List of Improvements and Exclusions recommended by staff for the property addressed as 710 J Avenue.

Second by Vice Chair Jamison.

AYES: Farley, Jamison, Pastor.

NAYS: None.

ABSENT: Bey.

ABSTAIN: None.

DISQUALIFIED: Clements.

The motion passed 3-0-2. The vote was announced and appeal period noted.

Commissioner Clements returned to the dias at 3:23 p.m.

PUBLIC HEARING
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Meeting Minutes – October 19, 2022
HR 2022-09 741-45 Orange Avenue: Request for a Determination of Historic Significance Review for the Property Addressed as 741-45 Orange Avenue.

Chair Pastor requested ex-parte communications and disclosures. No ex-parte communications or disclosures were reported.

Associate Planner Tricia Olsen provided the staff report.

The applicant’ s representative, Scott Moomjian, made a presentation and was available for questions of the Commission.

PUBLIC ORAL COMMUNICATIONS
Oral Communications were held.

Shannon Herlihy provided public comment in opposition of designation.

Gary Quackenbush provided public comment in opposition of designation.

Christine Stokes provided public comment supporting designation of the property.

Evan Piritz provided public comment in opposition of designation.

Greg Roberts provided public comment in opposition of designation.

Steve Nurding provided public comment in opposition of designation.

End of Public Comment –
Chair Pastor invited the applicant’s representative back to the podium to provide additional comments.

The applicant’s representative, Scott Moomjian, provided additional presentation to the commission and was available for questions.

COMMISSION DISCUSSION
Commission discussion was held.

COMMISSION ACTION
Motion by Vice Chair Jamison to adopt the resolution, as presented by staff, that 741-45 Orange Avenue meets Criterions A and C and shall be designated as a Historic Resource.

Second by Commissioner Farley.

AYES: Farley, Jamison, Pastor.

NAYS: Clements.

ABSENT: Bey.

ABSTAIN: None.

DISQUALIFIED: None.

The motion passed 3-1-1. The vote was announced and appeal period noted.

PUBLIC HEARING
HR 2022-18 335 Alameda Boulevard: Request for a Determination of a Historic Significance Review for the Property Addressed as 335 Alameda Boulevard.

Chair Pastor requested ex-parte communications and disclosures. Commissioner Farley reported ex-parte communication with a member of the public asking questions about the process.

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Meeting Minutes – October 19, 2022
Associate Planner Tricia Olsen provided the staff report.

The applicant, Lisa Rigdon, was available for questions of the Commission.

PUBLIC ORAL COMMUNICATIONS
Oral Communications were held.

Christine Stokes provided online public comment in support of the designation.

COMMISSION DISCUSSION
Commission discussion was held.

COMMISSION ACTION
Motion by Commissioner Clements to adopt the resolution, as presented by staff, that 335 Alameda Boulevard meets Criterions C and D and shall be designated as a Historic Resource.

Second by Commissioner Farley.

AYES: Clements, Farley, Jamison, Pastor.

NAYS: None.

ABSENT: Bey.

ABSTAIN: None.

DISQUALIFIED: None.

The motion passed 4-0-1. The vote was announced and appeal period noted.

ADJOURNMENT
There being no further business, the meeting was adjourned at 4:17 p.m.

Tricia Olsen, Associate Planner
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1 Scott A. Moomjian
Attorney at Law
5173 Waring Road, #145
San Diego, California 92120
______________________________________________________________________________ February 20, 2023 Mayor Richard Bailey &
Coronado City Council Members
1825 Strand Way
Coronado, CA 92118
Re: Appeal Of The October 19, 2022 Coronado Historic Resource Commission (HRC) Designation For 335 Alameda Boulevard, Coronado, California 92118 Parcel Number 536-191-05-00.

Dear Mayor Bailey & Council Members:

I represent Ms. Lisa Rigdon, Appellant, and the Rodger C. Rigdon & Mary C. Rigdon Trust ( Rigdon Trust , the owner of the above- ) with respect to the appeal of the historic designation. The Property has been owned by the Rigdon family for almost sixty-four (64) years, and is defined as Lots 29-30, Block 135, within the Coronado Beach South Island subdivision, according to Map thereof No. 376, Number 536-191-05-00.

The Property largely consists of (1) a one and two-story, Spanish Colonial Revival style single-family residence built in 1926, and (2) a carport built in 1957. The residence was originally built by contractor Oscar W. Dorman for Mrs. Ida Bell Hall. Mrs. Hall never resided in the structure, and had at least two additional homes built for her by Dorman in 1926.1In July 1959, the property was acquired by Rodger C. Rigdon and his wife, Mary (both teachers in the Coronado school system).2
1 Because accurate and detailed ownership information, including documents and dates, were not provided in the Historical Resource Evaluation Report prepared by Dudek (September 2022), it is not known whether this home was built as a mere real estate investment by Mrs. Hall. A failure to analyze the three homes which Mrs. Hall had Dorman build in 1926 is problematic and of concern, particularly in relation to a determination of significance under Criterion D (Notable Work of a Master). 2 Dudek inaccurately states that the Rigdons acquired the property in 1961. See Historical Resource Evaluation Report, p.18.

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2 On October 19, 2022, the Property was designated as a historic resource by the Coronado Historic Resource Commission (HRC) without the consent and against the wishes of the Rigdon Trust. Pursuant to Coronado Municipal Code (CMC) §84.10.040(B)(5) and §1.12.020, the appeal of the historic designation was filed with the City Clerk in a timely manner by this office on October 28, 2022 and is hereby incorporated by reference (See Exhibit 1).3 On behalf of Ms. Lisa Rigdon and the Rigdon Trust, pursuant to CMC §1.12.040, please allow the material herein submitted to constitute additional documentation included as part of our appeal of the HRC designation.

BACKGROUND
On October 19, 2022, the Property was considered for historical designation by the HRC.

At the hearing, much of the extremely limited Commission discussion focused upon the effect a potential historic designation could have upon the value and/or sale of the Property. Ultimately, the Commission voted 4-0 to designate the Property under Criterion C and D finding that:
(1) Under Criterion C (Architecture), The dwelling on the property is an example of the Spanish Colonial Revival style, and exhibits many character defining features of the style, including: an asymmetrical façade; an L-shape plan; simple rectangular massing; two stories in height; an outdoor courtyard; lowpitched cross gabled roof; minimal eaves with little to no overhang; a red Mission (half-cylinder) clay tile roof; painted white stucco exterior walls; walls that extend into gable without a break; fenestration irregularly placed and recessed; a wrought iron balcony; an elaborate chimney top; and decorative vents ; and (2) Under Criterion D (Notable Work of a Professional), The dwelling on the property is an example of the notable work of the builder Oscar W. Dorman, as it Spanish Colonial Revival style when compared with other works constructed by him; incorporates a combination of distinct character defining features of the modified and retains architectural and material integrity from the time of construction. 4
I. THE HRC ERRED IN DESIGNATING THE PROPERTY UNDER CRITERION C (1) New information, including but not limited to, historic photographs, property owner testimony, and additional documentation, establish the existence of 3 Note that Exhibit 1 contains the Coronado City Clerk letter, dated December 1, 2022, acknowledging timely receipt of the appeal; the Appeal Hearing Form and supporting documentation; and the HRC Transcript from October 19, 2022. 4 City of Coronado, HRC Staff Report, HR 2022-18, Attachment 1, Resolution, pp.343-344.

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3 to the Property, such that it is not eligible for designation under Historic Resource Designation Criteria C (Architecture) pursuant to Coronado Municipal Code §84.10.030(C).

Coronado Municipal Code §84.10.030(C) states that a resource may be designated by the HRC under Criterion C if it possesses distinctive characteristics of an architectural style, and has not been substantially altered. Italics added. The Guidelines indicate that a property eligible for designation must be unaltered or minimally altered from its historic condition and that alterations can be examined by the level of retention of original design, workmanship, and materials, and whether modifications made to a resource are visible from the street right-of-way for Treatment of Historic
Properties. 5
At the time of designation, the Dudek Report indicated that the Property had undergone minimal alterations, including alterations to the frame, interior and exterior lath and plaster and reroofing in 1927; erection of a carport in 1933; and construction of a 75 ft by 6 ft wall in 1980; and the replacement of some windows (observed; dates unknown). 6 Further, according to the report, the carport and window replacements are not visible from the street-facing elevations and do not detract from the Spanish Colonial Revival style of the residence. 7 New information, comprised of historic photographs, presented as part of this Appeal demonstrates that, in addition to the modifications and alterations made to the Property which were identified in the Dudek Report and considered by the HRC, the residence underwent further changes over the course of its existence. Coupled with the earlier known changes, these additional modifications have resulted in substantial alterations to the structure such that its original design (form, plan, space, structure, and style), feeling, materials, and workmanship have been compromised. As a result, the Property no longer possesses a sufficient degree of original integrity, thus precluding the structure from eligibility under Criterion C (Architecture).

Historic photographs obtained from the Rigdon family collectively establish that the overall, original Spanish Colonial Revival style, feeling, setting, and appearance of the Property has been adversely affected. Most, if not all modifications and alterations, can be viewed from the public right-of-way, including those views from Alameda Boulevard (in front) and the rear alley. Such modifications include:

The removal of original wood casement windows along the southeast elevation and replacement with vinyl varieties displaying different pane-patterns. Further, wood shutters were added adjacent to these windows (See Exhibit 2, Historic Photograph #1 (1959) and Comparative Photograph #2). It is believed that this work occurred c.1993.

The loss of open space, setting, feeling, and Spanish Colonial Revival aesthetic caused 5 Coronado Historic Designation Criteria Guidelines, pp.13-14. 6 Dudek, Historical Resource Evaluation Report, p.33. 7 Dudek, pp.33-34.

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4 by the installation of the large (approximately 450 square feet) solid stucco wall built in 1980. (See Exhibit 2, Historic Photographs #2-4 (1963, 1964 & Post-1980)).

The installation of a fountain, patio enclosure, and built-in barbeque along the southeast elevation, thus further contributing to the loss of open space, setting, feeling, and Spanish Colonial Revival aesthetic. (See Exhibit 2, Historic Photograph #5, Date Unknown).

West elevation changes include the removal of a window visor and the introduction of wood shutters along the second story; the removal of cut-wood shutters; the removal of the original wood-paneled front door and replacement with a carved wood door; the introduction of wood shutters; and the removal/in-fill of the original built-in mailbox. All of these changes have altered the feeling, appearance, and character of the residence along the main elevation. (See Exhibit 2, Historic Photograph #6 (c.1940s?) and Comparative Photograph #1).

The above new information establishes that alterations to the Property over the years are not minimal, but rather substantial, and are not consistent with the Secretary of the Interior s Standards. Further, they are largely all visible from the public right-of-way. Therefore, all previously and presently identified modifications, taken in their entirety, have adversely affected original integrity, and therefore, preclude designation of the Property under HRC Criterion C (Architecture).

II. THE HRC ERRED IN DESIGNATING THE PROPERTY UNDER CRITERION D (1) The HRC erred in designating the Property under Historic Resource Designation Criterion D (Notable Work of a Professional), as an t or remarkable the notable work of builder, Oscar W. Dorman, without substantial evidence, analysis, and/or evaluation in violation of Coronado Municipal Code §84.10.020(D), §84.10.040(B)(3), and Coronado Historic Designation Criteria Guidelines.

According to the HRC Guidelines, eligibili
property represents the notable work of a builder. Once a property is associated with the it must be demonstrated in the nomination that the resource is representative of the resource under study. For example, a notable work may be a resource that expresses a particular 8 In the present case, it is known that the Property was built by contractor Oscar W.

Dorman in 1926. Biographical information on Dorman and his body of work was presented to the HRC at the time of hearing, and nine (9) designated examples of his work were cited. These include those properties located at 1024 Encino Row (1923), 1030-1032 Olive Avenue (1924), 8 HRC Guidelines, pp.15-16.

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5 526 A Avenue (1925), 566 B Avenue (1925), 940 Glorietta Boulevard (1925), 1115 Loma Avenue (1925), 605 Tenth Street (1925), 1013 Adella Avenue (1926), and 757 Alameda Boulevard (1926).9 Although most of these designated examples were found to have been built in either Tudor Revival or English Cottage styles, the HRC was made aware of only two (2) Spanish Colonial Revival examples (See Exhibit 3). However, the HRC was presented with at least thirty-two (32) other examples of Dorman yet no analysis or evaluation was undertaken for any of them.10 As result, since the Dudek Report only examined two (2) properties built by Dorman in the Spanish Colonial Revival style, and relied upon these limited resources in reaching the conclusion that the Property represents a example it failed to provide enough overall context for such justification, as required under the Guidelines. No substantial evidence was provided to the HRC at the time of hearing to demonstrate that the Property either expresses a particular phase, idea, or theme in Dorman overall career as a builder. Further, the new information presented within this Appeal bearing upon the substantial alterations which the building has sustained over time in relation to Dorman s original construction, was not considered. Consequently, a lack of analysis and evaluation regarding Dorman work in the Spanish Colonial Revival style precludes designation under Criterion D (Notable Work of a Professional). (2) New information, including but not limited to, additional documentation regarding the work of builder Oscar W. Dorman,
work, such that it is not eligible for designation under Historic Resource Designation Criteria D (Notable Work Of A Professional) pursuant to Coronado Municipal Code §84.10.030(D).

It is known that Oscar W. Dorman served as the builder of the Property in 1926. The Property was designated by the HRC on the basis that it is an important and remarkable with other works constructed by him and incorporates a combination of distinct character defining features of the style. Specifically, the Dudek Report states that the Property is unique for its use of a cross-gable red-clay-tile roof, walls that extend into the gable without break, wrought-iron balcony, and belltower chimney. 11 However, new information prepared in this matter demonstrates that the Property is not an important, remarkable, unique, or notable example of the work of Oscar W. Dorman.

As stated previously, the Dudek Report cites a total of at least forty-two (42) known examples of Oscar W. Dorman Additional historical research undertaken as part of this Appeal examined a total of sixteen (16) of these properties which were built between approximately 1923-1927 (See Exhibit 3). While undoubtedly more examples of Dorman work exist in Coronado, it is clear that most of his homes were built in revival style variants.

Overall, Dorman s work appears to reflect the aesthetic and personal dictates of his clients, all of which were impressed upon him during the 1920s period in which he labored. Of the 16 9 Dudek, p.34.
10 Dudek, pp.15, 20-21. 11 Dudek, p.34.

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6 examples reviewed, it was determined that seven (7) were built in Spanish Colonial Revival variants. These include the homes located at 936 E Avenue (1924); 1009 J Avenue (1924); 943 Olive Avenue (1924); 911 Tenth Street (1925); 500 Palm Avenue (1926); 764 J Avenue (1927); and 300 Ninth Street (1927). All of these Spanish Colonial Revival examples incorporate a combination of distinct character defining features of the style, and some include the use of red, clay tile; wall intersections; wrought-iron balconies; and chimneys. In comparison with these examples, the Property does not contain notable physical characteristics which can been deemed to express a particular phase in Dorman n his craft as a builder. Further, no historical evidence was identified which would establish the Property as Dorman s career, construction philosophy, or craftsmanship. As a result, the historic designation of the Property must be overturned on this basis.

III. THE HRC ERRED IN DESIGNATING THE PROPERTY

UNDER CRITERION C & CRITERION D
(1) The HRC erred in designating the Property under Historic Resource Designation Criterion C and D, pursuant to Coronado Municipal Code §84.10.030(C), §84.10.030(D), due to improper Commission discussion/deliberation regarding the effect of designation resulting in a diminution of Property value, and an inability to sell the Property at a future date.

The Coronado Historic Designation Criteria Guidelines were implemented in order to assist in the understanding and application of Coronado s Historic Designation Criteria. These Guidelines are to be explicitly used when evaluating a property s eligibility for designation. In this manner, the Guidelines provide recognized and accepted guidance principles for historic resource evaluation. 12
At the time the HRC considered whether the Property should be designated, some Commissioner deliberation included non-objective comments and a discussion of considerations which are not part of the Coronado Historic Designation Criteria Guidelines. Although the Applicant indicated during public comment that the Property may soon have to be sold for financial reasons, and that it was difficult maintaining the home due to its age and condition, several Commissioners followed with improper, subjective dialogue relative to the economics of designation and Property value. For example, one Commissioner stated that, I don t think you ll you ll be able to sell your house, but it will just be probably a specific type of buyer who wants to and has the wherewithal to do the restoration for it, as well as if you do designate a house that way, you could be seen as diminishing the value because very few people might have the wherewithal to fix it and it is, you know, as a property own, that an un unfair taking of your of property value . (Commissioner Clements, p.5, Lines 1-3 & 10-12, Italics Added). 12 Coronado Historic Designation Criteria Guidelines, p.3.

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EXHIBIT 1
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His
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EXHIBIT 2
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EXHIBIT 3
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Addendum Report
335 Alameda Boulevard,
Coronado, California
MARCH 2023
Prepared for:

CITY OF CORONADO
1825 Strand Way
Coronado, California, 92118
Contact: Tricia Olsen, AICP, Historic Preservation Planner Prepared by:
605 Third Street
Encinitas, California 92024
Nicole Frank, MSHP, and Adrienne Donovan-Boyd, MSHP
Attachment 7
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335 ALAMEDA BOULEVARD, CORONADO CALIFORNIA / ADDENDUM REPORT 11661-042 i MARCH 2023
Table of Contents
SECTION PAGE NO.

Executive Summary ........................................................................................................................................................... ii 1 Historic Context for Criteria C and D...................................................................................................................1

1.1 Architectural Style: Spanish Colonial Revival (1915-1940).................................................................1

1.2 Builder of 335 Alameda Boulevard.......................................................................................................3 2 Field Survey ..........................................................................................................................................................7

2.1 Methods ..................................................................................................................................................7

2.2 Results ....................................................................................................................................................7 3 Significance Evaluation .......................................................................................................................................9

3.1 335 Alameda Boulevard ........................................................................................................................9

3.2 Local Statement of Significance for Criteria C and D........................................................................ 19 4 Findings and Conclusions................................................................................................................................. 25 5 Bibliography....................................................................................................................................................... 27

FIGURES
Exhibit 1. Primary (northwest) elevation, view to northeast (IMG_0177). .................................................................. 11 Exhibit 2. Primary (northwest) elevation view southeast (DSC03872). ...................................................................... 11 Exhibit 3. Detail photograph of southeast elevation’s chimney, view to northeast (DSC03875). ............................ 12 Exhibit 4. Side (southwest) elevation and rear (southeast), view to northwest (DSC03810).................................... 12 Exhibit 5. Side (southwest) elevation and rear (southeast), view to northwest (DSC03821).................................... 13 Exhibit 6. Side (northeast) elevation, view to southeast (DSC03874)........................................................................ 13 Exhibit 7. Carport primary (southeast) elevation, view to northwest (IMG_0204). ......................................................... 14 Exhibit 8. Historic photograph of the rear (southeast) and southwest elevations, 1959 (courtesy Lisa Rigdon) (left) compared to present (IMG_0191) (right), note the addition of shutters and replacement of wood windows with vinyl. 14 Exhibit 9. Historic photograph of primary (northwest) elevation, date unknown (circa 1940s) (courtesy Lisa Rigdon) (top), compared to present (Google, 2022) (bottom), note the addition of block wall, replacement front door, removal, replacement, and addition of shutters, mailbox removal, and decorative window visor removal............. 15

APPENDICES
A DPR Form for 335 Alameda Boulevard
B Preparers’ Qualifications
Attachment 7
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335 ALAMEDA BOULEVARD, CORONADO CALIFORNIA / ADDENDUM REPORT 11661-042 ii MARCH 2023
Executive Summary
Dudek was retained by the City of Coronado (City) to complete an addendum to the Determination of Historic Significance Report for the property located at 335 Alameda Boulevard (APN: 536-191-05-00) (subject property).

The addendum scope of work included an executive summary of findings; revised architectural style discussion; revised builder section; revised architectural description; revised integrity analysis; revised designation criteria analysis for criteria C and D, and an updated DPR form.

As a result of the evaluation, Dudek recommends the subject property is eligible for inclusion in the City Register under designation criteria C and D. The subject property retains integrity of location, design, setting, materials, workmanship, feeling, and association.

Attachment 7
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1 Historic Context for Criteria C and D

1.1 Architectural Style: Spanish Colonial Revival (1915- 1940)
Prior to the 1920s, buildings with Spanish-influenced designs were based primarily on the early Spanish missions, which were commonly very simplistic. Architect, Bertram Grosvenor Goodhue (1869-1924), was responsible for the architectural master plan of the 1915 Panama-California Exposition in San Diego. The Panama-California Exposition introduced more elaborate versions of the Spanish prototypes found in other counties. Buildings constructed using this style increased their ornamentation, forms, and materials, borrowing decorative details from the history of Spanish architecture, including Moorish, Byzantine, Gothic, and Renaissance styles. Following the 1915 San Diego Panama-California Exposition, the style became dominant in San Diego and its outlying areas, including Coronado.

The Spanish Colonial Revival style can also be referred to as the Spanish Eclectic style, which draws from the same influence, the 1915 San Diego Panama-California Exposition. From the mid-1910s into the 1940s, Spanishinfluenced architectural design was featured prominently in domestic residential construction, thanks in part to its easy adaptability (McAlester 2018; IS Architecture 2017).

Within the Spanish Colonial Revival architectural style there are five principal subtypes: side-gabled roof, crossgabled roof, combined hipped-and-gabled roofs, hipped roof, and flat roof. In all forms, the roof pitch is low and typically display an asymmetrical plan. The subject property falls within the cross-gabled roof subtype, which covers about 50 percent of Spanish Colonial Revival houses. This subtype features a cross-gable roof with a prominent front-facing gable. Typically, they are L-shaped in plan and either one- or two-stories in height (McAlester 2018; City of Santa Barbara 2023).

Identifying features of the Spanish Colonial Revival style in Coronado include:

Massing and Overall Form:
▪ Asymmetrical façades
▪ Simple rectangular or L-shaped massing
▪ One or two stories in height
▪ Round, square, or polygonal towers
▪ Walled entry courtyards
Roof, Cornice, and Eave Details:
▪ Low-pitched side or cross-gabled roof, occasionally hipped or flat roof section ▪ Minimal eaves with little to no overhang
▪ Red clay tile roofs either Spanish (S-shaped) or Mission (half-cylinder) ▪ Emphasis on terra cotta tile that create a decorative edge from the roof to the wall Porches and Balconies:
▪ Recessed front entries
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▪ Emphasis on balconies with balustrades of wood, plaster, or iron ▪ Balconies open or roofed
▪ Wrought-iron railings and lanterns
Doors:
▪ Wood entry door that expresses solidity
▪ Arched or decorative plaster or stone surround
▪ Doors made of wood planks or panels
▪ Recessed in the wall plane with a stucco return and no trim ▪ Colorful decorative tiles used as baseboards
Windows
▪ Fenestration irregularly placed and recessed
▪ Stucco return with no trim
▪ Awnings are often found at windows openings
▪ Rounded arches above both doors and windows
▪ Variety of intricate to simple wood or iron grilles over the windows Vents and Chimneys:
▪ Venting in gable peaks
▪ Tower-like stucco chimneys
▪ Elaborate chimney tops with small tiled roof
Wall Materials:
▪ Smooth, whitewashed, stucco walls
▪ Uninterrupted wall surfaces punctuated by careful use of openings ▪ Painted stucco exterior walls in natural colors, typically white or tan ▪ Walls extend into gable without a break
Decorative Elements:
▪ Clay tile vents
▪ Decorative vigas (exposed roof beams)
▪ Keystone
▪ Cartouche
▪ Ornamental “punched” wall openings
▪ Decorative tiles
▪ Fountains
▪ Arched wing walls
Attachment 7
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1.2 Builder of 335 Alameda Boulevard
Oscar W. Dorman (1870-1928)
Oscar W. Dorman, or O.W. Dorman, was born in April 1873 in Farmington, Connecticut. He moved to San Diego in the 1890s and was recorded living with his sister Grace at 2357 E Street in 1900 (U.S. Census 1900). His occupation at the time was listed as truckman. Dorman most frequently listed his occupation as a lumberyard salesman for the San Diego Lumber Company, but voter registration records also list him as a contractor or builder (U.S. Census 1910; U.S. Census 1920). During his lifetime, he lived at many locations across the City of San Diego, including 765 Kearney Avenue and 1875 Main Street, and in Coronado at 935 ½ Olive Street and 930 G Avenue.

Dorman married his Logan Heights neighbor, Jennie Robertson, in 1907 (SDU 1907). He appears to have become active in real estate transactions in 1911 (SDU 1911). He purchased lots in the Reed & Hubbell’s addition area of San Diego and filed a building permit for a cottage on Main Street between Twenty-eighth and Twenty-ninth Streets.

His first sale in Coronado was of two lots in block 91 to Eva Proctor Park in 1919 (SDU 1919). Dorman was an active and prolific builder of single-family houses on Coronado’s South Island during the 1920s and owned several houses in Coronado. The buildings constructed by Dorman in Coronado were primarily in period revival styles popular during the time, including Spanish Colonial Revival, Tudor Revival, and English Cottage or Storybook styles.

The majority were Tudor Revival with prominent front-facing gables, tapered chimneys of brick or stucco, and used stucco as an exterior cladding material. His buildings varied in scale, ornamentation, and materials. He was a member of the San Diego Builder’s Exchange and was highly esteemed in the building community (CEJ 1928).

Dorman died at the age of 57 on February 24, 1928, at his home located at 930 G Avenue (SDU 1928).

Ten of Dorman’s buildings have been designated as Coronado Historic Resources, eight of which are Tudor Revival in style and two being Spanish Colonial Revival in style.

Other buildings attributed to Dorman in Coronado include:
▪ 937 ½ Olive Avenue (1920)
▪ 421 A Avenue (1923)
▪ 421 B Avenue (1923)
▪ 823 E Avenue (1923)
▪ 1024 Encino Row (1923), Designated Coronado Historic Resource* ▪ 956 G Avenue (1923)
▪ 448 B Avenue (1924) (demolished)
▪ 936 E Avenue (1924) *
▪ 921 G Avenue (1924)
▪ 967 G Avenue (1924) (demolished)
▪ 940 G Avenue (1924)
▪ 1021 G Avenue (1924) (demolished)
▪ 1009 J Avenue (1924)
▪ 544 Marina Avenue (1924)
▪ 943 Olive Avenue (1924) *
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▪ 1027-29 Olive Avenue (1924), Designated Coronado Historic Resource ▪ 1030-1032 Olive Avenue (1924), Designated Coronado Historic Resource ▪ 526 A Avenue (1925), Designated Coronado Historic Resource ▪ 999 Adella Avenue (1925) (demolished)
▪ 560 B Avenue (1925)
▪ 566 B Avenue (1925), Designated Coronado Historic Resource ▪ 925 G Avenue (1925)
▪ 840 Glorietta Boulevard (1925) (demolished)
▪ 940 Glorietta Boulevard (1925), Designated Coronado Historic Resource ▪ 1115 Loma Avenue (1925), Designated Coronado Historic Resource ▪ 578 Margarita Avenue (1925)
▪ 611 Tenth Street (1925)
▪ 911 Tenth Street (1925) *
▪ 605 Tenth Street (1925), Designated Coronado Historic Resource ▪ 639 A Avenue (1926) (demolished)
▪ 1013 Adella Avenue (1926), Designated Coronado Historic Resource ▪ 757 Alameda Boulevard (1926), Designated Coronado Historic Resource* ▪ 836 D Avenue (1926)
▪ 500 Palm Avenue (1926) *
▪ 764 J Avenue (1927) *
▪ 300 Ninth Street (1927) *
▪ 545 Ocean Boulevard (1927)
▪ 826 San Luis Rey Avenue (1927)
▪ 812 Second Street (1927)
▪ 425 Tenth Street (1927)
Properties with an asterisk next to them were built by Dorman in the Spanish Colonial Revival architectural style.

Attachment 7
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335 ALAMEDA BOULEVARD, CORONADO CALIFORNIA / ADDENDUM REPORT 11661-042 5 MARCH 2023
Spanish Colonial Revival Style Buildings Attributed to Dorman in Coronado:
335 Alameda Boulevard (1927) (subject property).

Dudek 2022.
757 Alameda Boulevard (1926) Designated
Coronado Historic Resource. City of Coronado.
1024 Encino Row (1913) Designated Coronado
Historic Resource. Realtor.com.
936 E Avenue (1924). Google 2023.
943 Olive Avenue (1924). Google 2023. 911 Tenth Street (1925). Google 2023.

Attachment 7
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500 Palm Avenue (1926). Google 2023. 764 J Avenue (1927). Google 2023. 300 Ninth Street (1927). Google 2023.

Attachment 7
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335 ALAMEDA BOULEVARD, CORONADO CALIFORNIA / ADDENDUM REPORT 11661-042 7 MARCH 2023
2 Field Survey

2.1 Methods
Dudek architectural historians Nicole Frank, MSHP, and Katie Ahmanson, MHC, conducted a survey of the property on September 7, 2022. The survey entailed documenting the building from the public right-of-way and walking the exterior of the subject property with photographs and noting character-defining features, spatial relationships, observed alterations, and examining any historic landscape features on the property. All field notes, photographs, and records related to the current study are on file at Dudek’s Encinitas, California, office.

2.2 Results
As a result of the survey and research of historic built environment resources, one residence 96 years of age was identified on the subject property, 335 Alameda Boulevard. Section 3 (Significance Evaluation) provides a detailed physical description of the property and the associated evaluation of historic significance under all applicable local designation criteria and integrity requirements.

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3 Significance Evaluation
The following provides a description and evaluation of the subject property at 335 Alameda Boulevard in consideration of City of Coronado designation criteria and integrity requirements. A DPR form recording the subject property is provided in Appendix A.

3.1 335 Alameda Boulevard
Property Description
The subject property at 335 Alameda Boulevard is located mid-block on the east side of Alameda Boulevard, between Third Street and Fourth Street, on parcel (APN: 536-191-05-00). The subject property contains one singlefamily residence constructed in 1927 and a garage constructed in 1957 (Exhibits 1 and 7). The original building permit for the subject property lists its start of construction date as October 7, 1926 (Permit # 3302). According to the building inspection, the “Final Date” was April 26, 1927, therefore, the subject property’s year of construction is 1927 (Permit # SP1397). The parcel is slightly angled off the cardinal directions and is enclosed by a stucco-clad wall surrounding the boundaries of the parcel.

The primary (northwest) elevation of the residence is oriented toward Alameda Boulevard and is accessed by an iron gate at the sidewalk that leads to a terra cotta tile pathway to the primary entrance. The rear of the property can be accessed by a wooden gate below an arched stucco wall. The garage is accessed by the alley along the rear of the property. The residence’s northeast and southwest side elevations extend nearly to the lot lines with adjacent residential properties that are developed with two-story single-family residences. Along the rear (southeast) and southwest elevations are a brick and terra cotta tile covered patio adjacent to a pond and fountain. A terra cotta tile pathway leads to the detached garage located in the northwest corner of the property. The subject property’s landscaping includes a lawn area along the primary (northwest) and rear (southeast) elevations and sections of plantings and mature trees.

Residence (1927)
The residence is L-shaped in plan and a combination one and two stories in height. The building is Spanish Colonial Revival in style and is clad in stucco with a cross-gable Mission (half-cylinder) red-tile roof with open eaves and exposed rafters. At the southwest corner of the residence is a tapered belltower chimney with a stepped cap featuring arched hood openings on each side (Exhibit 3). Where the one-story and two-story sections meet, a flat balcony is accessed by the southwest elevation with wood balustrades. Most of the fenestration on the residence is wood-sash multi-light casement windows. The primary (northwest) elevation features a two-story front-gable volume (left) and a single-story rectangular side-gable volume (right). The elevation’s left section displays two paired casement windows on the first story, and on the second story a pair of arched casement windows flanking an arched doorway with an iron Juliette balcony beneath the gable end. The elevations right section includes a recessed entrance sheltered by an extension of the side gable roof with a wood single-panel main entry door accessed by terra cotta tile steps. Fenestration also included a group of three casement windows flanked by wood shutters (Exhibits 1 and 2). The entry vestibule’s southwest elevation displays a section of square ornamental “punched” wall openings.

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A brick pathway leads from the primary (northwest) elevation to the side (southwest) elevation and rear patio. A terra cotta tile patio is located along the southwest elevation and is covered with a corrugated plastic shed roof (Exhibit 4). The first story’s fenestration includes three wood sash casement windows. From left to right, the first is a smaller wood-sash multi-light casement window with an articulated stucco hood and a decorative wood boxed grille, and two identical wood-sash multi-light casement windows. The elevation’s second story is partially obscured by foliage. Observed fenestration from left to right includes a pair of multi-light wood sash casement windows with wood shutters, a fenestration opening (material and operation unknown) with wood shutters, a screened entry door, and a vinyl horizontal sliding window with wood shutters. This elevation displays a second-story roofed balcony with turned wood balustrades, squared wood columns, and a decorative bracket below (Exhibit 5).

The rear (southeast) elevation mirrors the single-story side-gable volume and two-story front-gable volume. The single-story volume includes a wing wall which attaches the residence to the surrounding stucco wall. Fenestration on the one-story section includes an arched wood panel entry door, a pair of wood-sash multi-light casement windows, and a wood French door and screen door accessed by two terra cotta tile steps. The two-story volume includes a group of three wood sash casement windows with wood shutters on the first story and a horizontal sliding vinyl sash window with wood shutters on the second floor (Exhibit 5).

The northeast elevation is accessed by a painted concrete pathway from the rear elevation. The first story’s fenestration from left to right includes three wood-sash multi-light casement windows, a wood frame screen door, a pair of wood frame French doors, and an oriel window with wood-sash multi-light casement windows. The second story’s fenestration from left to right includes wood-sash multi-light casement window with wood shutters, a woodsash multi-light casement window, a series of three wood-sash multi-light casement windows, and a pair of woodsash multi-light casement windows with wood shutters (Exhibit 6).

Garage (1957)
To the residence's southeast is a detached, square-in-plan, one-story garage with a flat roof and a raised parapet.

The building’s exterior walls are clad in stucco (Exhibit 7). The garage is accessed from the alley behind the subject property. The primary (southeast) elevation features a replacement metal sectional single-car width garage door.

The side (southwest and northeast) elevations do not include fenestration aside from a small wood door opening on the southwest elevation. The rear (northwest) elevation displays a door opening and a pair of wood-sash multilight fixed windows.

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Exhibit 1. Primary (northwest) elevation, view to northeast (IMG_0177).

Exhibit 2. Primary (northwest) elevation view southeast (DSC03872).

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Exhibit 3. Detail photograph of southeast elevation’s chimney, view to northeast (DSC03875).

Exhibit 4. Side (southwest) elevation and rear (southeast), view to northwest (DSC03810).

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Exhibit 5. Side (southwest) elevation and rear (southeast), view to northwest (DSC03821).

Exhibit 6. Side (northeast) elevation, view to southeast (DSC03874).

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Exhibit 7. Carport primary (southeast) elevation, view to northwest (IMG_0204).

Exhibit 8. Historic photograph of the rear (southeast) and southwest elevations, 1959 (courtesy Lisa Rigdon) (left) compared to present (IMG_0191) (right), note the addition of shutters and replacement of wood windows with vinyl.

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Exhibit 9. Historic photograph of primary (northwest) elevation, date unknown (circa 1940s) (courtesy Lisa Rigdon) (top), compared to present (Google, 2022) (bottom), note the addition of block wall, replacement front door, removal, replacement, and addition of shutters, mailbox removal, and decorative window visor removal.

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Identified Alterations
The following exterior alterations were identified through a review of property record research and/or during the survey conducted on September 7, 2022:
▪ 1933: alter a dwelling – frame, interior and exterior lath and plaster, roofing (Permit #4487) ▪ 1957: erect carport (Permit #13022)
▪ 1980: construct block wall approximately 75’ x 6’ (Permit #22493) ▪ Date unknown: addition of wood shutters to two windows on rear (southeast) and southwest elevations (Exhibit 8)
▪ Date unknown: removal of two wood casement windows and replacement with horizontal sliding vinyl windows on rear (southeast) and southwest elevations (Exhibit 8) ▪ Date unknown: installation of a fountain, patio enclosure, and built-in barbeque along the southeast elevation
▪ Date unknown: removal of a decorative window visor on primary (northwest) elevation (Exhibit 9) ▪ Date unknown: removal, replacement, and addition of wood shutters on primary (northwest) elevation (Exhibit 9)
▪ Date unknown: replacement of front door on primary (northwest) elevation (Exhibit 9) ▪ Date unknown: removal of the original mailbox on primary (northwest) elevation (Exhibit 9) ▪ Date unknown: garage door replacement (observed)
Character-Defining Features reflecting Spanish Colonial Revival Style:

Massing and Overall Form:
▪ Asymmetrical façades
▪ L-shaped massing
▪ Two stories in height
▪ Walled entry courtyard
Roof, Cornice, and Eave Details:
▪ Low-pitched cross-gabled roof
▪ Minimal eaves with little to no overhang
▪ Red Mission (half-cylinder) clay tile roof
Porches and Balconies:
▪ Emphasis on balcony with balustrades of iron and wood ▪ Roofed balcony
▪ Wrought-iron lanterns
Doors:
▪ Wood entry door that expresses solidity
▪ Recessed in the wall plane with a stucco return and no trim Attachment 7
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Windows
▪ Fenestration irregularly placed and recessed
▪ Stucco return with no trim
▪ Rounded arches above both doors and windows
▪ Wood grilles over windows
Vents and Chimneys:
▪ Venting in gable peak
▪ Tower-like stucco chimneys
▪ Elaborate chimney top
Wall Materials:
▪ Smooth, whitewashed, stucco walls
▪ Uninterrupted wall surfaces punctuated by careful use of openings ▪ Walls extend into gable without a break
Decorative Elements:
▪ Decorative vigas (exposed roof beams)
▪ Ornamental “punched” wall openings
▪ Fountain
▪ Arched wing walls
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Visual Examples of the Subject Property’s Character-Defining Features Reflecting the Spanish Colonial Revival Style:

Iron balconette and rounded
arched windows
Ornamental “punched” wall
openings Arched wing walls
Wood grilles over windows Roofed balcony with turned wood balustrades
Wrought-iron lanterns and
decorative vigas
Elaborate chimney top Walled entry courtyard Fountain
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3.2 Local Statement of Significance for Criteria C and D C. It possesses distinctive characteristics of an architectural style, and has not been substantially altered;
For a historical resource to be designated under Criterion C, it should be “unaltered or minimally altered from its historic condition” and possess “distinctive characteristics of an architectural style” (City of Coronado 2018). The subject property retains a high number of distinctive characteristics of the Spanish Colonial Revival architectural style. The present character defining features of the style allows the subject property to be considered truly representative of the architectural style in Coronado. Additionally, the subject property has undergone minimal alterations and retains its integrity of design, workmanship, and materials.

The residence reflects a high number of features of the Spanish Colonial Revival style, including its massing and overall form, roof, cornice, and eave details, porches and balconies, doors, windows, vents and chimneys, wall materials, and decorative elements. The character-defining features reflecting the Spanish Colonial Revival style include: asymmetrical façades; l-shaped massing; two stories in height; walled entry courtyard; low-pitched crossgabled roof; minimal eaves with little to no overhang; red Mission (half-cylinder) clay tile roof; emphasis on balcony with balustrades of iron and wood; roofed balcony; wrought-iron lanterns; wood entry door that expresses solidity; recessed in the wall plane with a stucco return and no trim; fenestration irregularly placed and recessed; stucco return with no trim; rounded arches above both doors and windows; wood grilles over windows; venting in gable peak; tower-like stucco chimneys; elaborate chimney top; smooth, whitewashed, stucco walls; uninterrupted wall surfaces punctuated by careful use of openings; walls extend into gable without a break; decorative vigas (exposed roof beams); ornamental “punched” wall openings; fountain; and arched wing walls.

The majority of the twenty-six character-defining features of the Spanish Colonial Revival style are fully integrated into the historic design, and not simply tacked on as an afterthought or as part of a later remodel or addition. The subject property clearly contains enough characteristics of the architectural style to be considered a true representative of the Spanish Colonial Revival architecture in Coronado. The subject property meets the Coronado guidelines for a building to be either minimally altered or unaltered. The alterations that occurred over time fall into two categories: not visible from the street right-of-way and those that are consistent with the Secretary of the Interior’s Standards.

The alterations not visible from the street right-of-way (not visible from Alameda Boulevard) include the following:
alter a dwelling – frame, interior and exterior lath and plaster (1933); erect carport (1957); addition of wood shutters to windows on rear (southeast) and southwest elevations (unknown date); removal of wood casement windows and replacement with horizontal sliding vinyl windows on rear (southeast) and southwest elevations (unknown date); installation of a fountain, patio enclosure, and built-in barbeque along the southeast elevation (unknown date); and garage door replacement (unknown date). The 1933 alteration occurred inside the residence and, therefore, cannot be seen from the street right-of-way. The construction of the carport in 1957, addition of wood shutters on the rear (southeast) and southwest elevations, replacement vinyl windows on the rear (southeast) and southwest elevations, installation of a fountain, patio enclosure, and built-in barbeque along the southeast elevation, and garage door replacement done on unknown dates are not visible from Alameda Boulevard. These alterations are visible from the rear alley, but the alley is not considered a street right-of-way. Therefore, the above listed alterations are considered minimal as they are not visible from the street right-of-way.

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The alterations that are consistent with the Secretary of the Interior’s Standards include the following: reroofing (1933); construction of block wall approximately 75’ x 6’ (1980); removal of a decorative window visor on primary (northwest) elevation (unknown date); removal, replacement, and addition of wood shutters on primary (northwest) elevation (unknown date); replacement of front door on primary (northwest) elevation (unknown date); and removal of the original mailbox on primary (northwest) elevation (unknown date). According to the Secretary of the Interior’s Standards for Rehabilitation, Standards 9 and 10: “new additions, exterior alterations, or related new construction will not destroy historic materials, features, and spatial relationships that characterize the property” and “new additions and adjacent or related new construction will be undertaken in such a manner that, if removed in the future, the essential form and integrity of the historic property and its environment would be unimpaired” (Grimmer 2017). The removal of the decorative window visor, wood shutters, and mailbox and reroofing do not substantially destroy the present historic materials, including the exterior cladding and roofing materials. Their removal has a minimal effect on the overall integrity of the subject property, which retains the ability to reflect the Spanish Colonial Revival architectural style. According to National Register Bulletin Number 15, “A property that has lost some historic materials or details can be eligible if it retains the majority of the features that illustrate its style in terms of the massing, spatial relationships, proportion, pattern of windows and doors, texture of materials, and ornamentation” (NPS 1995).

The inclusion of non-original features, including the block wall along the primary elevation, the addition and replacement of wood shutters on the primary (northwest) elevation, and the replacement of the front door on the primary (northwest) elevation are minor alterations and reversible in nature. These alterations are consistent with the Secretary of the Interior’s Standards. They leave as much of the original building materials intact and undamaged as possible. The block wall along the primary (northwest) elevation is separate from the primary elevation and, therefore, can be removed without negatively affecting the subject property’s integrity. The window shutters are not integrated into the subject property’s exterior cladding material and, therefore, can be removed or replaced with more period-appropriate shutters without damage to the smooth, whitewashed, stucco exterior walls.

Additionally, the replacement of the primary entry door on the northwest elevation is reversible in that it did not alter the fenestration opening size. As per the historic photograph, the door’s location, width, and height have all remained, and there have been no alterations to the surrounding materials.

In conclusion, the subject property retains a high number of distinctive characteristics of the Spanish Colonial Revival architectural style. Additionally, the subject property has undergone minimal alterations and retains its integrity of design, workmanship, and materials. The alterations to the subject property fall into two categories:
those not visible from the street right-of-way and those consistent with the Secretary of the Interior’s Standards.

Therefore, the subject property is recommended as eligible under City Criterion C.

D. It is representative of the notable work of a builder, designer, architect, artisan or landscape professional;
The residential property at 332 Alameda Boulevard is the notable work of a builder, designer, architect, artisan, or landscape professional. Archival research revealed that the subject property’s builder was Oscar W. Dorman (also known as O. W. Dorman). Dorman was an active and prolific builder of single-family houses on Coronado’s South Island during the 1920s and owned several houses in Coronado. The buildings constructed by Dorman in Coronado were primarily in period revival styles popular during the time, including Spanish Colonial Revival, Tudor Revival, and English Cottage or Storybook styles. The majority were Tudor Revival with prominent front facing gables, tapered chimneys of brick or stucco, and used stucco as an exterior cladding material. His buildings varied in scale, ornamentation, and materials. The subject property is notable within Dorman’s body of work as a two-story, Attachment 7
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minimally altered Spanish Colonial Revival residence constructed in 1927, a year before Dorman’s death in 1928.

It demonstrates Dorman’s understanding of the style and his ability to execute its character-defining features on a residential building. These combined elements make the subject property a remarkable example within his body of work.

Ten buildings in Coronado that are attributed to Oscar W. Dorman are designated Coronado Historic Resources, including 1024 Encino Row (1923), 1030-1032 Olive Avenue (1924), 1027-29 Olive Avenue (1924), 526 A Avenue (1925), 566 B Avenue (1925), 940 Glorietta Boulevard (1925), 1115 Loma Avenue (1925), 605 Tenth Street (1925), 1013 Adella Avenue (1926), and 757 Alameda Boulevard (1926). Eight are Tudor Revival in style, and two are Spanish Colonial Revival in style. In total, forty buildings in Coronado have been attributed to Dorman, eight of which are Spanish Colonial Revival in style. Comparing the subject property to the eight known Spanish Colonial Revival buildings designed by Dorman in Coronado, the subject property is unique in its massing, character-defining features, and high level of integrity. The following properties are all one-story in height and display a small number of character-defining features of the style compared to the subject property: 936 E Avenue, 911 Tenth Street, and 500 Palm Avenue. The property at 943 Olive Avenue displays a high number of character-defining features and integrity but does not have the same massing as the subject property. The subject property is two-stories in height and reflects a larger economic investment in its construction and materials than 943 Olive Avenue.

Dorman is known to have constricted six other residential buildings in 1927, two of which are Spanish Colonial Revival in style, 764 J Avenue and 300 Ninth Street. The property at 764 J Avenue has similar massing to the subject property but was heavily altered between 2011 and 2014 with the construction of a two-story addition, removal of original materials, and alterations to the primary elevation. Therefore, the property at 764 J Avenue does not serve as an intact example of Dorman’s work from its date of construction (1927). Comparing the subject property to 300 Ninth Street, the two properties display different character-defining features of the Spanish Colonial Revival style. The property at 300 Ninth Street does not display the following character-defining features seen in the subject property: low-pitched cross-gabled roof; tower-like stucco chimneys; elaborate chimney top; decorative vigas (exposed roof beams); ornamental “punched” wall openings; fountain; and arched wing walls. The distinguishing element of the subject property is the tapered belltower chimney with a stepped cap featuring arched hood openings on each side. This element reflects Dorman’s masterful understanding of the architectural style and his ability to fully express it when building the subject property. The subject property is the only known building attributed to Dorman to reflect this specially designed character-defining feature.

Two buildings attributed to Dorman have been designated as Coronado Historic Resources and are Spanish Colonial Revival in style, 757 Alameda Boulevard and 1024 Encino Row. Comparing the subject property to 757 Alameda Boulevard, the subject property displays different character-defining features of the style allowing the two to be distinct within Dorman’s body of work. These character-defining features include a group of arched fenestration openings, metal balconette, decorative chimney, and wood window grilles. Comparing the subject property to 1024 Encino Row, the subject property displays larger massing and a high number of character-defining features of the style.

The majority of the buildings attributed to Dorman in Coronado are Tudor Revival in style, making the subject property a rare and remarkable example of his ability to construct designs using the Spanish Colonial Revival style vocabulary. The subject property expresses the late phase of Dorman’s work. His first known property was constructed in 1920 at 937 ½ Olive Avenue. Between 1920 and 1927, he constructed forty known properties, the subject property being one of the last before his death in 1928. Due to his early death at the age of 57, the subject property reflects the late part of his building career and is distinguished in that period of his career for the high Attachment 7
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number of character-defining features it displays that was not his “signature” style of Tudor Revival. It shows that Dorman could competently build residences in a variety of period revival styles while being distinctive within that style. The subject property reflects special elements of the architectural style especially seen in the subject property’s tapered belltower chimney with a stepped cap featuring arched hood openings. Additionally, the property at 335 Alameda Boulevard has been minimally altered since its construction in 1927, and it continues to represent Dorman’s original work. Therefore, the property can be considered a notable representation of Dorman’s work and is eligible for listing under City Criterion D.

Integrity Discussion
Integrity is the ability of a property to convey its significance. To be listed on the City of Coronado Register of Designated Historic Resources, a property must not only be shown to be significant under at least two of the City’s designation criteria, but it also must have integrity. Historic properties either retain integrity (that is, convey their significance) or they do not. Within the concept of integrity, the City Criteria recognize seven aspects or qualities that define integrity. The seven aspects of integrity are location, design, setting, materials, workmanship, feeling, and association. To retain historic integrity, “a property will always possess several, and usually most, of the aspects.” The subject property’s period of significance is its construction in 1927 (Andrus and Shrimpton 2002; City of Coronado 2018). The evaluation of integrity is at times subjective, but it is based on a thorough understanding of the property’s physical features and how they relate to the historic significance of the property.

The residence at 335 Alameda Boulevard retains integrity from its period of significance as shown in detail below.

The residence at 335 Alameda Boulevard retains integrity of location. The location of the building never shifted, nor was it relocated; it maintains the physical location where the residence was constructed in 1927.

The subject property retains integrity of design. Multiple alterations have been conducted on the subject property since its construction in 1927. Despite its alterations, the subject property retains the essential elements of form, plan, space, structure, and style. The subject property retains design elements of the organization of space, proportion, scale, technology, ornamentation, and materials. Alterations are compatible with the original design and do not detract from the conscious decisions made during the initial design and planning process. Therefore, the property retains integrity of design.

The subject property has integrity of setting. Upon its completion in 1927, the surrounding neighborhood was partially developed with single-family residences. At the time of the subject property’s construction in 1927, it was one of seven single-family homes on its block. The subject property, as well as the other homes constructed at this time on this block, remain intact. The scale and massing of surrounding development have not been substantially altered and have not diminished overall integrity of setting. Therefore, the property has integrity of setting.

The subject property retains integrity of materials. Since its construction in 1927 few materials have been added or removed. Alterations include: reroofing in 1933; construction of a carport in 1957; construction of a 75 ft by 6 ft perimeter block wall in 1980; replacement vinyl windows on rear (southeast) and southwest elevations (unknown date); installation of a fountain, patio enclosure, and built-in barbeque along the southeast elevation (unknown date); garage door replacement (unknown date); removal of a decorative window visor on primary (northwest) elevation (unknown date); removal, replacement, and addition of wood shutters on primary (northwest) elevation (unknown date); replacement of front door on primary (northwest) elevation (unknown date); and removal of the original mailbox on primary (northwest) elevation (unknown date). Because the majority of these alterations are either not visible from the street right-of-way or they are consistent with the Secretary of the Interior’s Standards, Attachment 7
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they have not diminished the property’s overall integrity of materials from its date of construction in 1927. The subject property retains the key exterior materials dating from the period of its historic significance (1927). These include the exterior stucco siding, wood-sash windows, decorative wood vents, and a wrought-iron balcony.

The subject property retains integrity of workmanship. The physical evidence of the craftsmanship required to create the 1927 Spanish Colonial Revival-style residence has been retained with minimal alterations. The essential features, such as being two stories in height, irregular plan, asymmetrical massing, decorative features, roof forms, and materials remain. Though some of the original materials have been removed, the property still conveys a high degree of workmanship. Multiple materials and character-defining features reflecting the workmanship exist from the subject property’s construction, including the exterior stucco siding, wood-sash windows, elaborate chimney top, ornamental “punched” wall openings, red Mission (half-cylinder) clay tile roof, wood window grilles, and a wrought-iron balcony.

The subject property retains integrity of feeling. With original materials, workmanship, and design remaining intact, the property conveys a sense of a particular period and style. The present physical features convey the property’s historic character as a significant Spanish Colonial Revival design completed in the late 1920s in Coronado.

Additionally, minimal changes to the neighborhood have preserved its ability to convey the feeling of one residence in a low-scale, single-family home neighborhood. The property conveys its historic character. Therefore, the subject property retains integrity of feeling.

Finally, the subject property retains integrity of association. The Spanish Colonial Revival style building was constructed in 1927 and was minimally altered since its date of construction. The subject property is an excellent example of its style and exhibits the character-defining features of the style and period. The property reflects this architectural style and retains its association.

In summary, the subject property at 335 Alameda Boulevard retains the integrity of location, design, setting, materials, workmanship, feeling, and association. Therefore, the property maintains requisite integrity to warrant designation and inclusion on the Coronado Register.

Summary of Evaluation Findings
The subject property was evaluated in consideration of the City of Coronado designation criteria and integrity requirements. As a result of the evaluation, the property is recommended as eligible for local designation under City of Coronado Criteria C and D. The subject property retains a high level of integrity of location, design, setting, materials, workmanship, feeling, and association. As such, the subject property retains the requisite integrity for inclusion on the Coronado Register.

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4 Findings and Conclusions
The residential property constructed in 1927 and located at 335 Alameda Boulevard (APN: 536-191-05-00) in Coronado, California, was reevaluated in consideration of City designation criteria C and D and integrity requirements. Following thorough research and analysis, the subject property was found to be significant under City Criteria C and D. In February 2023, the subject property’s owner, Lisa Rigdon, submitted additional information to the City which helped inform this analysis including historic photographs of the subject property. The subject property is recommended eligible for inclusion in the Coronado Register due to its distinctive characteristics of Spanish Colonial Revival style and as a representation of the notable work of the builder, Oscar W. Dorman.

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5 Bibliography
Andrus, Patrick W. and Rebecca H. Shrimpton. 2002. “How to Apply the National Register Criteria for Evaluation bulletin.” U.S. Department of the Interior, National Park Service. Accessed August 2021. https://www.nps.gov/nr/publications/bulletins/nrb15/December 5, 2018.

CEJ (Coronado Eagle and Journal). 1928. “Oscar W. Dorman Called by Death in Heart Attack.” California Digital Newspaper Collection: Coronado Eagle and Journal (Coronado, CA). February 28, 1928. Pg. 8.

City of Coronado. 2018. Historic Designation Criteria Guidelines. City of Coronado Historic Preservation, Community Development Department. Accepted October 4, 2011. Amended December 5, 2018.

City of Coronado. 2022. Permit file for 335 Alameda Boulevard. Received August 2022.

City of Santa Barbara. 2023. “Historic Architectural Styles: Spanish Colonial Revival.” Historic Resources Design Guidelines, 11. Spanish Colonial Revival. Accessed March 13, 2023. https://santabarbaraca.gov/sites/default/files/documents/Services/Historic%20Resources%20Design% 20Guidelines/Historic_Design_Guidelines_Spanish%20Colonial%20Revival.pdf.

Grimmer E. Anne. 2017. “The Secretary of the Interior’s Standards for the Treatment of Historic Properties with Guidelines for Preserving, Rehabilitating, Restoring & Reconstructing Historic Buildings.” U.S. Department of the Interior, National Parks Service, Technical Preservation Services. https://www.nps.gov/orgs/1739/upload/treatment-guidelines-2017-part1-preservationrehabilitation.pdf.

IS Architecture. 2017. “Style 101: Spanish Colonial Revival.” Accessed March 2023. http://isarchitecture.com/style-101-spanish-colonial-revival/.

McAlester, Virginia. 2018. A Field Guide to American Houses. New York: Alfred A. Knopf.

NPS (National Park Service). 1995. How to Apply the National Register Criteria for Evaluation. National Register Bulletin 15. Washington, D.C.: U.S. Department of the Interior.

SDU (San Diego Union). 1907. “News Article.” Geneologybank.com: San Diego Union (San Diego, CA). May 17, 1907. Pg. 7.

SDU. 1911. “Real Estate.” Geneologybank.com: San Diego Union (San Diego, CA). March 16, 1911. Pg. 3.

SDU. 1919. “Real Estate.” Geneologybank.com: San Diego Union (San Diego, CA). October 22, 1919. Pg. 17.

SDU. 1928. “Deaths.” Geneologybank.com: San Diego Union (San Diego, CA). February 24, 1928. Pg. 5.

U.S. Federal Census. 1900. “Oscar Dorman.” California, San Diego, Ward 7. Accessed October 2021.

Geneologybank.com.

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U.S. Federal Census. 1910. “Oscar Dorman.” California, San Diego, Ward 9 E.D. No. 164. Accessed October 2021. Geneologybank.com.

U.S. Federal Census. 1920. “Oscar Dorman.” California, San Diego, E.D. No. 346. Accessed October 2021.

Geneologybank.com.

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Appendix A
DPR Form for 335 Alameda Boulevard
Attachment 7
City of Coronado Page 390