Coronado City Council
November 5, 2024

ITCCA Exemption Request Form

4. The undersigned individual, being an authorized representative of the Governmental Agency, has the full legal power and authority to make the foregoing representations, warranties and agreements, and to execute and deliver this Request Form on behalf of the Governmental Agency.

Please attest to the representations above and acknowledge your agreement to the foregoing terms by signing below and returning your signed copy to the undersigned via PDF email or by U.S. mail to the address provided above.

ACKNOWLEDGED AND AGREED:

Signature Dated
Name of Government Agency
Name of Authorized Representative
Title of Authorized Representative
Attachment 2
City of Coronado Page 126

ITCCA Exemption Request Form
(IRC Section 1033 and Threat of Involuntary Conversion) Name of Governmental Agency Work Order Authorization (WOA) # Project Name Project Location / Address
Information on ITCCA and Threat of Involuntary Conversion Effective after December 22, 2017, any contributions in aid of construction and any contribution by any governmental entity or civic group (CIAC) shall be treated as taxable income to San Diego Gas & Electric Company (SDG&E), unless a specific exemption under the law applies. The California Public Utilities Commission has authorized SDG&E to collect from nonshareholders a charge to cover SDG&E’s estimated liability for income taxes related CIAC, also known as the income tax component of contributions and advances (ITCCA).

ITCCA shall not apply to any project where a governmental agency makes a threat of involuntary conversion under Internal Revenue Code section 1033. A threat of involuntary conversion exists if a representative of a governmental agency or a public official authorized to acquire property for public use informs SDG&E in writing that the governmental agency or official intends to involuntarily convert or condemn in whole or in part the property at issue to move forward with a specific project.

Representations and Indemnification
The Governmental Agency listed above is hereby requesting an exemption from ITCCA, and hereby represents and warrants to SDG&E the following:

1. The Governmental Agency listed above has legal authority or could receive legal authority to compulsorily or involuntarily convert or condemn in whole or in part SDG&E’s property found at the Project Location and Address listed above.

2. The Governmental Agency, through its authorized representative, is giving notice to SDG&E that it will involuntarily convert or condemn in whole or in part SDG&E’s property found at the Project Location and Address listed above, unless SDG&E removes, relocates, or otherwise complies with the work requested under the WOA listed above.

3. The Government Agency, through its authorized representative, represents and warrants that an exemption from ITCCA under IRC section 1033 applies.

4. In the event that any of the representations made herein by the Government Agency, through its authorized representative, are false or inaccurate and ultimately affect the exemption from ITCCA under IRC section Lauren Saket
Corporate Tax Department
Sempra Energy
488 8th Ave., HQ08N1
San Diego, CA 92101
Phone: 619-696-2401
Email: [email protected]
Attachment 2
City of Coronado Page 127
ITCCA Exemption Request Form

1033, the Government Agency shall indemnify and reimburse SDG&E for the full amount of such tax liability determined by the IRS, state, city, and/or local governmental authority, plus interest, penalties, fees and related costs to defending the tax position before the IRS or another taxing authority. Such amounts will be paid to SDG&E within sixty (60) days after written notification of such event by SDG&E to the Governmental Agency listed above.

5. The undersigned individual, being an authorized representative of the Governmental Agency, has the full legal power and authority to make the foregoing representations, warranties and agreements, and to execute and deliver this Request Form on behalf of the Governmental Agency.

Please attest to the representations above and acknowledge your agreement to the foregoing terms by signing below and returning your signed copy to the undersigned via PDF email or by U.S. mail to the address provided above.

ACKNOWLEDGED AND AGREED:
_______________________________ ____________________
Signature Dated
_______________________________
Name of Government Agency
_______________________________
Name of Authorized Representative
_______________________________
Title of Authorized Representative
Attachment 2
City of Coronado Page 128
Submitted to Applicant by:

Christos Sourmelis
SAP UG: 300000413497
SAP OH RFS: 300000413415
SAP Cable Pole: 300000596853

AGREEMENT FOR REPLACEMENT OF OVERHEAD

WITH UNDERGROUND FACILITIES
THIS AGREEMENT, made and entered into, by and between SAN DIEGO GAS & ELECTRIC COMPANY, a corporation, hereinafter called "Utility", and City of Coronado, hereafter called "Applicant(s)".

WITNESSETH:

WHEREAS, Applicant(s) are the owners, lessees, or others having a legal interest in those certain premises known as 20B CONVERSION – ADELLA YNEZ, DM located along portions of ADELLA AVE / YNEZ PLACE, Coronado, CA 92118; and
WHEREAS, Applicant's desire that existing overhead facilities be replaced with underground facilities, and in consideration of the desirability and value which said underground facilities will add and contribute to the above premises;
NOW, THEREFORE, it is agreed by and between Utility and Applicants as follows:

1. Subject to the conditions hereinafter provided, Utility, upon obtaining satisfactory easements for any required rights of way, shall remove its existing overhead electric power facilities serving Applicants and shall replace these facilities with underground facilities, in accordance with its Rule 20.B for Replacement of Overhead with Underground Facilities as filed with the California Public Utilities Commission.

2. All work performed by the Utility and Applicants pursuant to this Agreement shall be in conformity with the General Conditions and the Specifications attached hereto and by this reference made a part hereof. Utility shall furnish underground electric service to the premises shown on Specifications and, upon completion of the work specified herein, Utility shall not furnish overhead electric service to any of such premises.

3. This Agreement shall become effective only upon compliance with all of the following conditions:
a) All Applicants shall execute this Agreement and shall perform all of the conditions herein contained.
b) All Applicants shall execute a companion agreement with each company, municipality, or agency that is a joint user with Utility of poles, or maintains other poles, within the area from which Utility's pole will be removed pursuant to Section 1, for providing communication service, traffic signals, police or fire alarm boxes, or street or safety lighting supplied by overhead wiring. Such agreement or agreements will provide for such service to be discontinued or converted and maintained through underground circuits or other appropriate and lawful means, so that all of said poles can be removed from the area within a reasonable time after Utility has removed its poles.
c) Applicants will, at their expense and in conformity with the Contract Documents as defined in the General Conditions, furnish, and install the material, and facilities and perform the work indicated below by a check mark. The material facilities and work listed below which are not indicated with a check mark shall be furnished, installed and performed by Utility at Applicants' expense.

FORM 106-2759L (4/91)
Attachment 3
City of Coronado Page 129
 Excavation, backfill and compaction
 Conduits
 Concrete substructures
d) Utility shall notify Applicants, in writing, of final acceptance of the work specified herein.

Applicants hereby grant to Utility all facilities installed by Applicants pursuant to this Agreement, said grant to be effective upon receipt of Utility's written final acceptance. e) Each Applicant shall, at his expense, promptly provide any necessary changes to the existing facilities on his property so as to receive underground electric service at the points specified on the Specifications. The Applicants' work shall be in accord with Utility's Rule on Service Connections filed with the California Public Utilities Commission effective as of the date of this Agreement, and in accord with the Contract Documents. Underground electric service will not be supplied until all affected premises are equipped to receive electric service in accordance with said plan and specifications.

4. Receipt is acknowledged from Applicant(s) of $_______ which is an amount equal to the estimated cost of Utility's conversion work computed in accordance with its Filed Rule on Replacement of Overhead with Underground Facilities. Said amount includes any engineering fee or fees that may have been paid to Utility in contemplation of the work provided for in Section 2. The conversion work will be tracked and billed on an actual cost basis, meaning that all costs will be reconciled at completion of the work and SDG&E will bill or refund to Applicant any differences larger than $100.00.

5. In the event any additions, rearrangements, or changes to the electric wiring are required or performed on Applicants' several premises, other than the work pursuant to Section 3.e) above, Applicants shall cause said additions, rearrangements, and changes to be made at their expense.

6. All wires, cables, conductors, conduits, ducts, connectors and appurtenances installed by Utility, or its agents, on the premises of Applicants, or elsewhere, and all facilities granted to Utility by Applicants, shall become and remain the property of Utility notwithstanding any payment made under this Agreement. Such facilities will be maintained and operated by Utility in accordance with its Rules for the Sale of Electric Energy on file with the California Public Utilities Commission. a) Utility shall be under no obligation to perform and complete the work undertaken by it pursuant to this Agreement until Applicants' obligations incurred pursuant to Paragraphs

3.b) and 3.e) of this Agreement shall have been fulfilled. b) If the Specifications attached hereto require the installation of new street lighting standards, Utility shall be under no obligation to remove and cease operating its overhead electric facilities nor to furnish underground electric service to any of the premises shown on the Specifications until said street lighting standards have been installed and energized.
c) Utility at its sole election, may undertake to perform the work to be performed by it prior to the occurrence of the conditions specified in section 7. and subsection b) of this Section.

The commencement of any such work by Utility under the provisions of this subsection shall not constitute a waiver of any of the requirements imposed upon any Applicants under section 7. or subsection b) of this Section, or under any other provisions of this Agreement.
d) If any Applicants shall, within one year of the date of this Agreement, fail or refuse to comply with any of the conditions hereof or to perform all work required under the contracts executed pursuant to Paragraph 3.b) of this Agreement, Utility shall have the right to make such changes and to impose such further conditions upon the Applicants as may be necessary to protect its rights under any existing agreement for any increase in its costs of installation, and to provide in any other manner for the accomplishment of the purposes of this Agreement consistent with applicable rules, laws, ordinances and its contractual obligations hereunder.

7. Once Applicant has started to perform the work required by the Contract Documents, Applicants agree to exercise reasonable diligence in pursuing such work to completion within one year after the effective date of the Contract Documents. If such work has not been completed within one year after the effective date of the Contract Documents, Utility shall have the right, upon giving written notice to Applicants, to cancel and terminate the Contract Documents. Utility shall return to Applicants , an amount equal to the above cash advance, minus Utility's costs. Utility's costs are defined as the actual cost (including but not limited to labor, materials and overhead) incurred by Utility prior to such cancellation and termination in connection with work done in furtherance of Attachment 3
City of Coronado Page 130
Applicant’s project, plus the actual cost of removing any of the Utility installed facilities which Utility desires to salvage, minus the salvage value of such facilities. Upon exercise of this right to cancel and terminate, and upon payment to Applicants, all of Utility's obligations under the Contract Documents shall cease.

8. This Agreement shall at all times be subject to such changes or modifications by the California Public Utility Commission as said Commission may, from time to time, direct in the exercise of its jurisdiction.

9. All terms and situations heretofore made and agreed to by the parties in relation to said electric line replacement are set forth in this Agreement and no representation of any agent or employees shall be binding upon Utility except as expressed herein. Appendix A&V attached hereto is solely for use by Utility and nothing contained therein shall in any way alter or vary any term, condition or stipulation contained in this Agreement.

10. If Applicant is a corporation, partnership, joint venture or a group of individuals, the subscriber hereto represents that he has the authority to bind said corporation, partners, joint venture or individuals as the case may be. Each Applicant signing this Agreement agrees that he shall be jointly and severally liable under the terms of this Agreement with every other applicant signing theAgreement.

11. All of the terms and conditions of this Agreement shall be binding upon and shall insure to the benefit of the parties hereto, their heirs, administrators, executors, personal representatives, trustees, successors and assigns.

12. The Contract Documents shall become effective only upon the date signed by the authorized representative of Utility.

Attachment 3
City of Coronado Page 131
IN WITNESS WHEREOF, the parties hereto have individually executed, or have caused this Agreement to be executed for and on behalf of each, by and through their responsible agents, partners, or duly authorized corporate officers, as the case may be.

APPLICANT: SAN DIEGO GAS & ELECTRIC COMPANY,
a corporation
By:

By
Name:

Title:

Date Executed:

Date:

Address:
3 FORM 106-2759L (4/91)
Attachment 3
City of Coronado Page 132
1 Project # -
Job # Job #
4/30/2020
Company
Contact Name
Address
Address
Dear Contact Name:

Location: Adella/Ynez 20B Conversion
Our records indicate your company has a “Master Joint Trench Agreement” on file with SDG&E. For your reference we have attached with this letter a CAD drawing for the above referenced underground facilities installation. If your company has an interest in jointly installing underground facilities on this project, please return a “Joint Trench Offer”, with the proposed installation attached as Exhibit “A” within the next 75 calendar days. We anticipate scheduling to begin on this project as soon as 90 days from today, and require 15 days to review your offer. Please be sure your joint trench offer includes:
• Equipment location dimensions relative to landmarks or proposed SDG&E equipment • Total trench footage (joint and separate)
• Installation of equipment, conduit and pull rope to be provided by SDG&E or its Contractor • Telco/CATV (communication) trench only highlighted on final design • Cost for shoring if known
Note: All joint trench materials and specifications must be supplied and delivered to the project laydown yard by your company.

Billing for 50% of the joint trench installation by SDG&E will be initiated once the trenching work orders have been issued to construction. Final payment will be initiated upon completion of the trenching and receipt of final as-builts, signed Joint Trench Final Acceptance form, and back-end reconciliation of Joint Trench Offers. Any unpaid balances after 30 days are subject to late fees and interest, in accordance with the Master Joint Trench Agreement.

If you do not require joint trench, please return one copy of our final design indicating:
a. Underground extension planned in separate trench,
OR
b. No underground extension required
Attachment 4
City of Coronado Page 133
2 If “a” applies, please indicate your trench position for our review. I will contact you to confirm we are in agreement on trench location.

In the event hard digging is necessary, you will be required to pay a proportionate cost of this work for joint trench and the total cost for Telco/CATV trench only. A cost estimate will be forwarded to you on the additional work required and moneys due. Written agreement must be received prior to the installation of your conduit in the joint trench and/or installation of your conduit in the Telco/CATV trench only.

In an effort to reduce public inconvenience and control costs, SDG&E will review this work order, prior to construction, for the possible use of lateral boring. The joint lateral boring will be limited to electrical secondary below 750 volts and communications. Joint lateral boring will be accomplished with a single bore hole for both electric and communications, which will create the absolute minimum separation. If you do not wish to have your communications in the same bore hole as electric secondary, please indicate on your joint trench offer.

Note: If the decision is made to bore, and you do not wish to use the joint trench bore, then an additional charge for the second bore at each joint boring location will be added to your bill.

Change orders may be required to make changes or modification to the work within the general scope of this Agreement. If such changes or modification necessitate an increase or decrease in the amount due or in the time required for performance, such matters shall be agreed upon in writing prior to proceeding with the change. These changes must be submitted to the SDG&E Liaison Planner, not to field personnel.

Our review of your offer should be complete within 15 calendar days from receipt. If we accept your offer, we will countersign and return a copy to you. If your offer is rejected, a counter offer will be made for your review and decision. All offers must comply with SDG&E’s standards for clearances and have equipment locations tied down as mentioned above. SDG&E’s clearance requirements are available upon request.

Please refer to Underground Standard 3483 for clearances from SDG&E underground equipment.

Sincerely,
Signature
Attachment 4
City of Coronado Page 134
324596 (Rev. 3/15/2011)
Aerial to Underground Conversion
Construction Agreement

AERIAL TO UNDERGROUND CONVERSION AGREEMENT
(APPLICANT TO CONSTRUCT USS)
(RULE 32.A.2)

BETWEEN

CITY OF CORONADO
and

PACIFIC BELL TELEPHONE COMPANY

DBA AT&T CALIFORNIA
RE

ADELLA AVE

YNEZ PL
Attachment 5
City of Coronado Page 135
324596 (Rev. 3/15/2011)
Aerial to Underground Conversion
Construction Agreement

TABLE OF CONTENTS
I. DEFINITIONS. ..................................................................................................................1 II. RECITALS. ........................................................................................................................1 III. SPECIFIC PROVISIONS...............................................................................................12 A. Tariff. .......................................................................................................................2 B. Construction.............................................................................................................2 C. Term.........................................................................................................................3 D. Title..........................................................................................................................3 E. Tax Liability.............................................................................................................3 F. Payment....................................................................................................................4 G. Cancellation, Modification or Deferment................................................................4 H. Indemnity, Limitation of Liability. ..........................................................................4 I. Insurance..................................................................................................................5 J. Warranty. .................................................................................................................8 K. Liens.........................................................................................................................9 L. Licenses and Easements...........................................................................................9 M. Performance. ............................................................................................................9 N. Damage to Facilities. ...............................................................................................9 O. Schedule of Work. ...................................................................................................9 P. Force Majeure. .......................................................................................................10 Q. Compliance With Laws..........................................................................................10 IV. GENERAL PROVISIONS..............................................................................................10 A. Assignment. ...........................................................................................................10 B. Binding Effect........................................................................................................10 C. Termination............................................................................................................10 D. Attorneys’ Fees. .....................................................................................................11 E. Entire Agreement...................................................................................................11 Attachment 5
City of Coronado Page 136
324596 (Rev. 3/15/2011)
Aerial to Underground Conversion
Construction Agreement
F. Independent Contractor..........................................................................................11 G. Jurisdiction.............................................................................................................11 H. Notices. ..................................................................................................................11 I. Waiver and Amendment. .......................................................................................12 Exhibit A Applicant’s Approved Street Improvement Plans Exhibit B AT&T’s Estimated Costs
Exhibit C Executive Orders and Associated Regulations
Attachment 5
City of Coronado Page 137
324596 (Rev. 3/15/2011)
Aerial to Underground Conversion
Construction Agreement

THIS AGREEMENT (“Agreement”) is between CITY OF CORONADO, a California corporation (“Applicant”), and PACIFIC BELL TELEPHONE COMPANY, a California corporation doing business as AT&T CALIFORNIA (“AT&T”) (collectively the “Parties”).

I. DEFINITIONS.

As used in this Agreement, the following terms apply:

A. The term “Tariff” refers to Schedule Cal. P.U.C. No. A2, Rule 32.A.2.

B. The terms “Underground Supporting Structure” and “USS” include, but are not limited to, conduit, inner duct, manholes, service boxes, and related equipment.

C. The terms “Trench” and “Trenching” include, but are not limited to, excavating, backfilling, compacting, and, as necessary, breaking and replacing pavement, sidewalks, driveways, curbs and gutters, and restoring all other surface features disturbed by underground construction including landscaping, plus the cost of performing such work.

D. The term “Hazardous Substance” refers to any substance, material or chemical that is or becomes regulated under applicable local, state, or federal law, regulation, or ordinance.

E. The term “District” refers to the area in/on/along Adella Ave and Ynez Pl where the undergrounding of existing aerial facilities is to take place.

F. The term “Project” means all of the work required to underground existing aerial facilities within the District.

G. The term “CPUC” refers to the California Public Utilities Commission.

II. RECITALS.

A. Applicant has asked AT&T to replace its existing aerial communication facilities with underground communication facilities within the District.

B. AT&T is willing to underground its existing aerial communication facilities within the District, subject to the terms and conditions of this Agreement.

In consideration of the above, the Parties agree as follows:

III. SPECIFIC PROVISIONS.

Attachment 5
City of Coronado Page 138
324596 (Rev. 3/15/2011)
Aerial to Underground Conversion
Construction Agreement

A. Tariff.

The Project will be conducted in accordance with the Tariff.

B. Construction.

1. Upon receipt of a copy of this Agreement that has been executed by Applicant and the advance payment described in Section III.G, AT&T will engineer and perform the work required to convert its existing aerial facilities to underground facilities in the area in the District shown on Applicants’ plans, which are attached hereto as Exhibit A.

2. If, during the installation or construction of communications facilities, AT&T employees, subcontractors, or agents encounter any Hazardous Substance(s) that may be disturbed by AT&T's activities:
a. AT&T shall give prompt written notice of the discovery of the Hazardous Substance(s) to Applicant;
b. AT&T shall suspend performance under this Agreement until (1) containment and removal of the Hazardous Substance(s) has been completed and approved by the appropriate governmental
agency(ies), if such approval is required, or approved by AT&T if governmental agency(ies) approval is not required, or (2) Applicant reasonably demonstrates that the Hazardous
Substance(s) will not be disturbed by AT&T's activities; c. AT&T's performance of its obligations under this Agreement is extended for the amount of time which it takes to complete containment/removal of the Hazardous Substance(s); and, d. If Applicant elects not to remove/contain the Hazardous Substance(s), AT&T may terminate this Agreement without further liability by giving advance notice to Applicant no later than ten (10) days after the date the Applicant notifies AT&T of its decision not to remove/contain the Hazardous Substance(s). In this case, Applicant shall reimburse AT&T for AT&T's share of the USS cost paid by AT&T and for the costs incurred by AT&T for the placement of cables and wiring on the Project and the wrecking associated with that placement up to the effective date of the termination. Upon such payment, Applicant shall become the owner of said wire and cables.

3. Applicant shall be responsible for the construction and installation of the necessary USS along the public way and utility rights of way in the District and shall prepare all documents necessary to coordinate and implement the Project plans. The documents shall include, but shall not be limited to: (a) Project Plans and Specifications, which shall be prepared in accordance with specifications and drawings furnished to Applicant by Attachment 5
City of Coronado Page 139
324596 (Rev. 3/15/2011)
Aerial to Underground Conversion
Construction Agreement

AT&T; (b) documents that delineate all USS to be constructed and installed within the District; (c) a Bid Package covering the construction and installation of the USS for which Applicant is responsible; (d) separate agreements with Participants pertaining to the construction of facilities for the Project; and (e) a contract ("Contract") with an independent contractor for the construction and installation of USS for which Applicant is responsible under the Project. APPLICANT SHALL NOT DEVIATE FROM AT&T’S TRENCH SPECIFICATIONS
WITHOUT AT&T’S PRIOR WRITTEN CONSENT.

4. Applicant shall award the Contract to a qualified bidder. The terms and conditions of the Contract shall oblige the Contractor to furnish all materials, adhere to the Project Plans and Specifications, and install the USS at the locations designated on the map attached to this Agreement as Exhibit A. Applicant shall have full supervision of and control over the independent contractor's construction and installation of the USS.

However, AT&T shall be given the opportunity to inspect the construction and installation of the USS and to coordinate with Applicant to ensure that the construction and installation are completed in accordance with the Project plans and specifications.

Applicant shall require all property owners who are served by the aerial facilities to be replaced within the District to provide and maintain the USS on their property.

C. Term.

This Agreement is effective upon execution and shall continue in effect until terminated or canceled as provided by law or this Agreement.

D. Title
Upon inspection and acceptance in writing of the USS by AT&T, title to the USS and all associated communications facilities placed by or for AT&T, except the underground service connections, shall vest in AT&T, provided that such is free of all liens and encumbrances.

E. Tax Liability
Applicant shall pay, and hold AT&T harmless from and against, all penalties, interest, taxes or other charges that are levied or assessed against Applicant.

F. Payment.

Applicant shall pay to AT&T within forty-five (45) days after execution of this Agreement the sum of eighteen thousand and nine hundred dollars, which Attachment 5
City of Coronado Page 140
324596 (Rev. 3/15/2011)
Aerial to Underground Conversion
Construction Agreement

represents the estimated cost of AT&T preparing specifications and drawings for the USS and inspecting Applicant’s trenching and installation of the USS.

If applicable, Applicant shall also pay to AT&T a 26% tax component of four thousand nine hundred and fourteen dollars collected for Federal and State Income Tax in accordance with CPUC decision 87-09-026.

Applicant shall send payments to:

AT&T California
2700 Watt Avenue, Room 3012
Sacramento, CA 95821
ATTN: Melinda Deboer
G. Cancellation, Modification or Deferment.

If Applicant cancels, modifies or defers its request for conversion of the aerial facilities to underground facilities within the District, Applicant shall pay all charges incurred by AT&T, in accordance with the Tariff.

H. Indemnity; Limitation of Liability.

1. Applicant shall indemnify, defend at AT&T’s request and at no cost or expense to AT&T, and hold harmless AT&T and its officers, agents and employees, as well as its associated and affiliated companies and their respective officers, agents, and employees (“Indemnitees”), from and against any and all losses, damages, expenses, costs, penalties, fines, fees (including reasonable attorney's and consultant's fees), or liabilities (collectively "Liabilities"), incurred as a result of any injury to or death of any person(s) or damage to any property(ies) arising out of or in connection with the materials used or the work performed by Applicant under this Agreement or the condition of the Project's property, including environmental contamination, except where such Liabilities are caused by the sole negligence or willful misconduct of Indemnitees.

2. AT&T shall notify Applicant within a reasonable time of any written claim or demand against AT&T for which Applicant is responsible under this section. Applicant shall also (a) keep AT&T fully informed as to the progress of such defense, and (b) afford AT&T, at its own expense, an opportunity to participate with Applicant in the defense or settlement of such claims, demand, lawsuits or other legal proceedings.

3. AT&T shall indemnify, defend, and hold harmless Applicant and its officials, officers, agents and employees, from and against any and all losses, damages, expenses, costs, penalties, fines, fees (including reasonable attorney's and consultant's fees), or liabilities (collectively "Liabilities"), incurred as a result of any injury to or death of any person(s) or damage to any property(ies) arising out of or in connection AT&T’s installation of facilities in the USS, except where such Liabilities are Attachment 5
City of Coronado Page 141
324596 (Rev. 3/15/2011)
Aerial to Underground Conversion
Construction Agreement

caused by the negligence or willful misconduct of Applicant. Applicant shall notify AT&T within a reasonable time of any written claims or demand against Applicant for which AT&T is responsible under this section.

4. These indemnities shall survive the termination or cancellation of this Agreement or any provision to the contrary herein.

5. IN NO EVENT WILL AT&TEITHER PARTY BE LIABLE TO

APPLICANT THE OTHER FOR INCIDENTAL, SPECIAL, INDIRECT,

PUNITIVE, OR CONSEQUENTIAL DAMAGES, WHETHER BY

TORT OR CONTRACT, INCLUDING LOST REVENUES, LOSS OF

PROFITS OR OTHER COMMERCIAL OR ECONOMIC LOSS

ARISING OUT OF THE PERFORMANCE OF THIS CONTRACT,

INCLUDING, WITHOUT LIMITATION, NEGLIGENT

PERFORMANCE OR FAILURE TO PERFORM, OR A DEFECT OR

FAILURE TO PERFORM OR DEFECT OF CABLE OR WIRING,
REGARDLESS OF THE FORESEEABILITY THEREOF.

I. Insurance.

1. With respect to Applicant’s each Party’s performance under this Agreement, and in addition to Applicant’s each Party’s obligation to indemnify, Applicant each Party shall at its sole cost and expense, maintain the insurance coverages and limits required by this Section and any additional insurance and/or bonds required by law:
i. at all times during the term of this Agreement and until completion of all work associated with this Agreement, whichever is later; and ii. with respect to any coverage maintained in a “claims-made” policy, for two (2) years following the term of this Agreement or completion of all work associated with this Agreement, whichever is later. If a “claims-made” policy is maintained, the retroactive date must precede the commencement of work under this
Agreement;

2. Applicant Each Party shall also require each subcontractor who may perform work under this Agreement or enter upon the work site to maintain coverages, requirements, and limits at least as broad as those listed in this section from the time when the subcontractor begins work, throughout the term of the subcontractor’s work and, with respect to any coverage maintained on a “claims-made” policy, for two (2) years thereafter;
a. procure the required insurance from an insurance company eligible to do business in the state or states where work will be performed Attachment 5
City of Coronado Page 142
324596 (Rev. 3/15/2011)
Aerial to Underground Conversion
Construction Agreement

and having and maintaining a Financial Strength Rating of “A-” or better and a Financial Size Category of “VII” or better, as rated in the A.M. Best Key Rating Guide for Property and Casualty Insurance Companies, except that, in the case of Workers’ Compensation insurance, Applicant each Party may procure insurance from the state fund of the state where work is to be performed; and
b. deliver to AT&Tthe other Party certificates of insurance stating the types of insurance and policy limits. Applicant Each Party shall provide or will endeavor to have the issuing insurance company provide at least 30 days advance written notice of cancellation, non-renewal, or reduction in coverage, terms, or limits to AT&Tthe other Party. Applicant Each Party shall deliver such certificates:
i. prior to commencement of any work;
ii. prior to expiration of any insurance policy required in this Section; and
iii. for any coverage maintained on a “claims-made” policy, for two (2) years following the term of this Agreement or
completion of all work associated with this Agreement,
whichever is later.

3. The Parties agree:
a. the failure of AT&Teither Party to demand such certificate of insurance or failure of AT&Ta Party to identify a deficiency will not be construed as a waiver of Applicant’s the other Party’s obligation to maintain the insurance required under this Agreement;
b. that the insurance required under this Agreement does not represent that coverage and limits will necessarily be adequate to protect Applicantthe Parties, nor be deemed as a limitation on Applicant’s any Party’s liability to AT&Tthe other Party in this Agreement;
c. Applicant The Parties may meet the required insurance coverages and limits with any combination of primary and Umbrella/Excess liability insurance; and
Applicant Each Party is responsible for their ownany deductibles or self-insured retentions as applicable.

Attachment 5
City of Coronado Page 143
324596 (Rev. 3/15/2011)
Aerial to Underground Conversion
Construction Agreement

4. The insurance coverage required by this section includes:
a. Workers’ Compensation insurance with benefits afforded under the laws of any state in which the work is to be performed and Employers Liability insurance with limits of at least:
$500,000 for Bodily Injury – each accident
$500,000 for Bodily Injury by disease – policy limits
$500,000 for Bodily Injury by disease – each employee
To the fullest extent allowable by Law, the policy must include a waiver of subrogation in favor of AT&Tthe other Party, its affiliates, and their directors, officials, officers and employees.

In states where Workers’ Compensation insurance is a
monopolistic state-run system, Applicant each Party shall add Stop Gap Employers Liability with limits not less than $500,000 each accident or disease.
b. Commercial General Liability insurance written on Insurance Services Office (ISO) Form CG 00 01 12 04 or a substitute form providing equivalent coverage, covering liability arising from premises, operations, personal injury, products/completed operations, and liability assumed under an insured contract (including the tort liability of another assumed in a business contract) with limits of at least:
$2,000,000 General Aggregate limit;
$1,000,000 each occurrence limit for all bodily injury or property damage incurred in any one (1) occurrence;
$1,000,000 each occurrence limit for Personal Injury and Advertising Injury;
$2,000,000 Products/Completed Operations Aggregate limit; $1,000,000 each occurrence limit for Products/Completed Operations;
$1,000,000 Damage to Premises Rented to You (Fire Legal Liability).

The Commercial General Liability insurance policy must:

Attachment 5
City of Coronado Page 144
324596 (Rev. 3/15/2011)
Aerial to Underground Conversion
Construction Agreement

i. include AT&Tthe other Party, its affiliates, and their directors, officers, officials and employees as Additional Insureds. Applicant Each Party shall provide a copy of the Additional Insured endorsement to AT&Tthe other Party.

The Additional Insured endorsement may either be specific to AT&Tthe other Party or may be “blanket” or
“automatic” addressing any person or entity as required by contract. A copy of the Additional Insured endorsement
must be provided within 60 days of execution of this
Agreement and within 60 days of each Commercial
General Liability policy renewal;
ii. include a waiver of subrogation in favor of AT&Tthe other Party, its affiliates, and their directors, officers, officials and employees; and
iii. be primary and non-contributory with respect to any insurance or self-insurance that is maintained by AT&Tthe other Party.
c. Business Automobile Liability insurance with limits of at least $1,000,000 each accident for bodily injury and property damage, extending to all owned, hired, and non-owned vehicles.
d. Umbrella/Excess Liability insurance with limits of at least $1,000,000 each occurrence with terms and conditions at least as broad as the underlying Commercial General Liability, Business Auto Liability, and Employers Liability policies. Umbrella/Excess Liability limits will be primary and non-contributory with respect to any insurance or self-insurance that is maintained by AT&Tthe other Party.

J. Warranty.

1. Applicant warrants that that for a period of two (2) years following acceptance of the USS by AT&T, all work and materials to be furnished under this Agreement:
a. shall conform in all respects to the requirements of this Agreement; b. are adequate for the purposes for which they are intended; c. are free from any defects in design, materials, workmanship and title including, but not limited to, defects that will cause caving or sinking of the Trench, the USS, paving, or other materials.

2. Applicant warrants that qualified personnel will perform all work promptly and with diligence, to AT&T’s reasonable satisfaction, and that all work and materials shall be subject to all statutory and express or Attachment 5
City of Coronado Page 145
324596 (Rev. 3/15/2011)
Aerial to Underground Conversion
Construction Agreement

implied warranties. This warranty shall survive inspection, acceptance, termination and payment.

3. Except as disclosed to and acknowledged by AT&T in writing, Applicant is not aware of the presence of any Hazardous Substance at the locations on the Project where AT&T will be installing cable and wiring and performing wrecking in association with such installations.

K. Liens.

Applicant and its agents and contractors shall keep the USS free from any statutory or common law lien arising out of any work performed, materials furnished or obligations incurred by Applicant, its agents or contractors. In the event a lien is recorded against the USS and it is not removed from the record within ten (10) days after notice is given by AT&T to Applicant to do so, AT&T shall have the right to pay and discharge the lien without regard to whether the lien shall be lawful, valid or correct. Applicant shall, within thirty (30) days after receiving written notice from AT&T, reimburse AT&T for any such claim paid by it.

L. Licenses and Easements.

Prior to construction of the Project, Applicant shall, at no cost to AT&T, furnish AT&T with any and all licenses or grants of easements that are necessary to accommodate the Project, including the construction and maintenance of AT&T’s facilities.

M. Performance.

If Applicant should default in the performance of any work that it is obligated to perform under this Agreement within the time allowed for such work, AT&T may elect, by written notice to Applicant, to perform the work at Applicant’s sole risk and expense and Applicant shall pay to AT&T upon demand AT&T’s actual costs for performing the work.

N. Damage to Facilities.

Applicant and its employees, agents and contractors shall exercise special precaution and care to avoid causing damage to AT&T’s facilities in performing work under the Project. Applicant shall assume responsibility for any and all losses, costs and expenses arising out of, caused by, or in any way connected with such damages, including consequential damages. Applicant shall immediately report in writing the occurrence of any such damage to AT&T. Applicant shall, on demand, reimburse AT&T for the entire expense incurred in replacing or repairing the damage.

O. Schedule of Work.

Attachment 5
City of Coronado Page 146
324596 (Rev. 3/15/2011)
Aerial to Underground Conversion
Construction Agreement

AT&T shall not commence detailed engineering of the Project prior to receiving a copy of this Agreement that has been executed by Applicant. AT&T shall have its facilities converted contingent upon mutually acceptable schedules, timely obtaining of permits, licenses and other documents, and not being delayed by those uncontrollable forces described in Section III.Q below.

P. Force Majeure.

AT&TNeither Party shall not be held liable to Applicant the other Party for any delay in performance under this Agreement from any cause beyond its control and without its fault or negligence, such as acts of God, acts of civil or military authority, government regulations, the presence of archeological or historical artifacts or Hazardous Substances on, in, or near the Project, embargoes, epidemics, war, terrorist acts, riots, insurrections, fires, explosions, earthquakes, nuclear accidents, floods, strikes, power blackouts, volcanic action, other major environmental disturbances, unusually severe weather conditions, inability to secure products or services of other persons or transportation facilities, or acts or omissions of carriers. If any of the foregoing events occur, AT&Teach Party agrees, if requested by Applicantthe other Party, to accelerate its efforts hereunder if reasonably feasible in order to regain lost time, so long as Applicant the other Party agrees to reimburse AT&Tthe Party accelerating performance for the incremental actual costs of such efforts.

Q. Compliance With Laws.

Applicant Each Party shall comply with all applicable federal, state, county, and local statutes, laws, ordinances, regulations, and codes. Applicant Each Party further agrees to comply with all applicable Executive Orders and regulations, including, but not limited to, those that are attached to this Agreement as Exhibit C. As used in Exhibit C, “Contractor” means Applicant.

IV. GENERAL PROVISIONS.

A. Assignment.

Applicant shall not wholly or partially assign this Agreement without the prior written consent of AT&T.

B. Binding Effect.

This Agreement shall be for the benefit of and is binding upon the respective successors and assigns of the parties hereto.

C. Termination.

This Agreement automatically terminates upon completion and acceptance of the USS by AT&T. In the event of any material default or breach of this Agreement by Applicanteither Party, in addition to all other rights and remedies which Attachment 5
City of Coronado Page 147
324596 (Rev. 3/15/2011)
Aerial to Underground Conversion
Construction Agreement

AT&Tthe non-breaching Party may have at law or in equity, AT&Tsuch Party shall have the immediate right to terminate this Agreement by giving ten (10) business days prior written notice of termination. The notice shall specify the cause of termination and shall give Applicant the other Party a reasonable opportunity to cure and correct any such cause. In the event this Agreement is terminated or suspended as provided herein, AT&Tneither Party shall not be liable to Applicant the other Party or any other person or entity for any losses, damages or claims that arise as a result of termination. Applicant The breaching party shall pay to AT&Tthe other Party all costs and expenses incurred by AT&Tthe non-breaching Party prior to termination of this Agreement. Any termination of this Agreement in whole or in part shall not release Applicant either Party from any liability or obligation under this Agreement, whether of indemnity or otherwise, that accrued or that may be accruing or that arises out of any claim that may have accrued or may be accruing at the time of termination.

D. Attorneys’ Fees.

If any action is brought to adjudicate the rights granted in this Agreement or to enforce any of the terms of this Agreement, the prevailing party shall be entitled to an award of reasonable attorneys’ fees in an amount to be determined by a court or a tribunal of competent jurisdiction.[RESERVED.] E. Entire Agreement.

This Agreement and the Exhibits attached hereto that are incorporated herein by this reference constitute the entire Agreement between the Pparties with respect to the subject matter hereof. All prior agreements, representations, statements, negotiations and understandings are superseded.

F. Independent Contractor.

Applicant Each Party and its agents, employees and contractors shall perform all work under this Agreement as independent contractors and not as affiliates, partners, joint ventures, agents, employees, servants or assigns of AT&Tthe other Party.

G. Jurisdiction/Venue.

This Agreement shall be governed by the laws of the State of California and is subject to the applicable rules, regulations and tariffs on file with the CPUC. For any action arising out of or in connection with this Agreement, venue shall be set exclusively in the state and federal courts in the County of San Diego, California.

AT&T waives any rights that it may have under Code of Civil Procedure section 394.

H. Notices.

Attachment 5
City of Coronado Page 148
324596 (Rev. 3/15/2011)
Aerial to Underground Conversion
Construction Agreement

All notices and other communications hereunder shall be in writing addressed as follows and shall be deemed given when: delivered in person, delivered to an Attachment 5
City of Coronado Page 149
324596 (Rev. 3/15/2011)
Aerial to Underground Conversion
Construction Agreement

agent, such as an overnight or similar delivery service, or three days after being deposited in the United States mail, postage prepaid:

APPLICANT AT&T California
1825 Strand Way
Coronado, CA 92118
Attn: Director of Public
Services and Engineering
2700 Watt Avenue, Room 3012
Sacramento, CA 95821
I. Waiver and Amendment.

The provisions of this Agreement shall not be waived, altered, or amended by any representations or promises of any Pparty unless consented to in writing by all Pparties hereto.

The duly authorized representatives of Applicant and AT&T have executed this Agreement by affixing their signatures on the dates indicated below.

CITY OF CORONADO PACIFIC BELL TELEPHONE COMPANY

By:___________________________ By:____________________________ Title:__________________________: City Manager
Title:___________________________
Printed Name:___________________: Tina Friend Printed
Name:____________________
Date Signed:____________________ Date Signed:_____________________ ATTEST:

By: ___________________________
Kelsea Holian, City Clerk
APPROVED AS TO FORM:

Attachment 5
City of Coronado Page 150
324596 (Rev. 3/15/2011)
Aerial to Underground Conversion
Construction Agreement

By: ___________________________
Johanna N. Canlas, City Attorney
Attachment 5
City of Coronado Page 151
324596
Exhibit A
Applicant’s plans
To Be Provided at a Later Date
Attachment 5
City of Coronado Page 152
324596

EXHIBIT B
AT&T’S ESTIMATED COSTS
To Be Determined
Attachment 5
City of Coronado Page 153
324596
Exhibit C
Executive Orders and Associated Regulations
AT&T California and AT&T Nevada, as common carriers of telecommunications services, engage in work as contractors for various departments and agencies of the United States Government. Also, certain facilities may be constructed pursuant to federally assisted construction programs. Because of the foregoing, work under this contract may be subject to the provisions of certain Executive Orders, federal laws and associated regulations. To the extent that such Executive Orders, federal laws and associated regulations apply to the work under this contract, and only to that extent, Contractor agrees to comply with the provisions of all such Executive Orders, federal laws and associated regulations as no in force or as may be amended in the future, including, but not limited to the following:

1. EQUAL EMPLOYMENT OPPORTUNITY PROVISIONS.

In accordance with Executive Order 11246, dated September 24, 1965, and 41 C.F.R. § 60-1.4, the parties incorporate herein by this reference the regulations and contract clauses required by those provisions to be made a part of nonexempt contracts and subcontracts.

2. CERTIFICATION OF NONSEGREGATED FACILITIES.

In accordance with Executive Order 11246, dated September 24, 1965, and 41 C.F.R. § 60-1.8, Contractor certifies that it does not and will not maintain or provide for its employees any facilities segregated on the basis of race, color, religion, sex, or national origin at any of its establishments, and that it does not and will not permit its employees to perform their services at any location under its control, where such segregated facilities are maintained. The term "facilities" as used herein means waiting rooms, work areas, restaurants and other eating areas, time clocks, restrooms, wash rooms, locker rooms and other storage or dressing areas, parking lots, drinking fountains, recreation or entertainment areas, transportation, and housing facilities provided for employees, provided that separate or single-user toilet and necessary changing facilities shall be provided to assure privacy between the sexes. Contractor will obtain similar certifications from proposed subcontractors prior to the award of any nonexempt subcontract.

3. CERTIFICATION OF AFFIRMATIVE ACTION PROGRAM.

Contractor certified that it has developed and is maintaining an Affirmative Action Plan as required by 41 C.F.R. § 60-1.40.

4. CERTIFICATION OF FILING.

Contractor certifies that it will file annually, on or before the 31st of March, complete and accurate reports on Standard Form 100 (EEO-1) or such forms as may be promulgated in its place as required by 41 C.F.R. § 60-1.7.

5. AFFIRMATIVE ACTION FOR DISABLED VETERANS AND VETERANS OF THE VIETNAM ERA.

In accordance with Executive Order 11701, dated January 24, 1973, and 41 C.F.R. 60-250.20, the parties incorporate herein by this reference the regulations and contract clauses required by those provisions to be made a part of Government contracts and subcontracts.

6. AFFIRMATIVE ACTION FOR HANDICAPPED PERSONS.

In accordance with Executive Order 11758, dated January 15, 1974, and 41 C.F.R. § 60-741.20, the parties incorporate herein by this reference the regulations and contract clauses required by those provisions to be made a part of Government contracts and subcontracts.

7. UTILIZATION OF SMALL BUSINESS CONCERNS AND SMALL
DISADVANTAGED BUSINESS CONCERNS.
48 C.F.R., Ch. 1, § 19.740(4) and 19.708(a) require that the following clause is included:

Utilization of Small Business concerns and Small Disadvantaged Business Concerns (June, 1985)
(a) It is the policy of the United States that small business concerns and small business concerns owned and controlled by socially and economically disadvantaged individuals shall have the maximum practicable opportunity to participate in performing contracts let by and Federal agency, including contracts and subcontracts for subsystems, assemblies, components, and related services for major systems. It is further the policy of the United States that its prime contractors establish procedures to ensure the timely payment of amounts due pursuant to the terms of their subcontracts with small business concerns and small business concerns owned and controlled by socially and economically disadvantaged individuals. (b) The Contractor hereby agrees to carry out this policy in the awarding of subcontracts to the fullest extent consistent with efficient contract performance. The Contractor further agrees to cooperate in any studies or surveys as may be conducted by the United States Small Business Administration or the awarding agency of the United States as may be necessary to determine the extent of the Contractor's compliance with this clause. (c) As used in this contract, the term "small business concern" shall mean a small business as defined pursuant to section 3 of the Small Business Act and relevant regulations promulgated pursuant thereto. The term "small business concern owned and controlled by socially and economically disadvantaged individuals" shall mean a small business concern:
(1) Which is at least 51 percent owned by one or more socially and economically disadvantaged individuals; or, in the case of any publicly owned businesses, at least 51 percent of the stock of which is owned by one or more socially and economically disadvantaged individuals; and
(2) Whose management and daily business operations are controlled by one or more of such individuals.

The Contractor shall presume that socially and economically disadvantaged individuals include Black Americans, Hispanic Americans, Native Americans, Asian-Pacific Americans, AsianIndian Americans and other minorities, or any other individual found to be disadvantaged by the Administration pursuant to section 8(a) of the Small Business Act. (d) Contractors acting in good faith may rely on written representations by their subcontractors regarding their status as either a small business concern or a small business concern owned and controlled by socially and economically disadvantaged individuals.

Small Business and Small Disadvantaged Business Subcontracting Plan.

Contractor, unless it is a small business concern, as defined in section 3 of the Small Business Act, agrees to adopt and comply with a small business and small disadvantaged business subcontracting plan, which shall be included in and made a part of this contract. The parties incorporate herein by this reference the regulations and contract clauses required by 48 C.F.R., Ch. 1, §§ 19.704(4) and 19.708(b) to be made a part of Government contracts and subcontracts.

8. WOMEN-OWNED SMALL BUSINESSES.

As prescribed in 48 C.F.R., Ch. 1, § 19.902, the following clause is included in solicitations and contracts when the contract amount is expected to be over the small purchase threshold, unless (a) the contract is to be performed entirely outside the United States, its possessions, Puerto Rico, and the Trust Territory of the Pacific Islands, or (b) a personal services contract is contemplate:
(a) "Woman-owned small businesses," as used in this clause, means businesses that are at least 51 percent owned by women who are United States citizens and who also control and operate the business.
"Control," as used in this clause, means exercising the power to make policy decisions. "Operate," as used in this clause, means being actively involved in the day-to-day management of the business.
(b) Policy. It is the policy of the Government to award contracts to concerns that agree to perform substantially in labor surplus areas (LSA's) when this can be done consistent with the efficient performance of the contract and at prices no higher than are obtainable elsewhere. The Contractor agrees to use its best efforts to place subcontracts in accordance with this policy. (c) Order of Preference. In complying with paragraph (b) above and with paragraph (c) of the clause of this contract entitled Utilization of Small Business Concerns and Small Disadvantaged Business Concerns, the Contractor shall observe the following order of preference in awarding subcontracts: (1) small business concerns that are LSA concerns, (2) other small business concerns, and (3) other LSA concerns.
(d) Definitions. "Labor surplus area," as used in this clause, means a geographical area identified by the Department of Labor in accordance with 20 C.F.R. § 654, Subpart A, as an area of concentrated unemployment or underemployment or an area of labor surplus. "Labor surplus area concern," as used in this clause, means a concern that together with its first-tier subcontractors will perform substantially in labor surplus areas. Performance is substantially in labor surplus area if the costs incurred under the contract on account of manufacturing, production, or performance of appropriate services in labor surplus areas exceed 50 percent of the contract price.

Labor Surplus Area Subcontract Program.
(a) See the Utilization of Labor Surplus Area Concerns clause of this contract for applicable definitions.
(b) The Contractor agrees to establish and conduct a program to encourage labor surplus area (LSA) concerns to compete for subcontracts within their capabilities at prices no higher than obtainable elsewhere. The contractor shall --
(1) Designate a liaison officer who will (i) maintain liaison with authorized representatives of the Government on LSA matters, (ii) supervise compliance with the Utilization of Labor Surplus Area Concerns clause, and (iii) administer the Contractor's labor surplus area subcontracting program;
(2) Provide adequate and timely consideration of the potentialities of LSA concerns in all make-or-buy decisions;
(3) Ensure that LSA concerns have an equitable opportunity to compete for subcontracts, particularly by arranging solicitations, time for the preparation of offers, quantities, specifications, and delivery schedules so as to facilitate the participation of LSA concerns; (4) include the Utilization of Labor Surplus Area Concerns clause in subcontracts that offer substantial LSA subcontracting opportunities; and (5) Maintain records showing (i) the procedures adopted and (ii) the Contractor's performance, to comply with this clause. The records will be kept available for review by the Government until the expiration of 1 year after the award of this contract, or for such longer period as may be required by any other clause of this contract or by applicable law or regulations. (c) The Contractor further agrees to insert in any related subcontract that may exceed $500,000 and that contains the Utilization of Labor Surplus Area Concerns clause, terms that conform substantially to the language of this clause, including this paragraph (c), and to notify the Contracting Officer of the names of subcontractors.

Attachment 5
City of Coronado Page 154
324596
Attachment 5
City of Coronado Page 155

CITY COUNCIL STAFF REPORT
November 5, 2024 8a
PUBLIC HEARING: APPEAL OF THE HISTORIC RESOURCE COMMISSION DECISION THAT THE PROPERTY AT 514 FIRST STREET MEETS THE CRITERIA TO BE DESIGNATED AS A

HISTORIC RESOURCE
RECOMMENDATION:

Uphold the decision of the Historic Resource Commission that 514 First Street (APNs 536-071- 25-00 and 536-071-26-00) 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 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 March 11, 2024, the property owner submitted a complete Determination of Historic Significance application for the property addressed as 514 First Street. At the meeting of July 17, 2024, the Historic Resource Commission (HRC) held a public hearing on this item and considered the application submitted by the property owner, the staff report, and the historic report prepared by a third-party consultant. 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 3-0-2, with Commissioners Bey and Robyn absent.

On July 24, 2024, Scott Moomjian, representative for property owner Schubert Survivors Trust 07-06-92, appealed the decision of the Historic Resource Commission, and additional information was submitted by the appellant on October 1, 2024.

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 - It possesses distinctive characteristics of an architectural style and has not been substantially altered.

Commission Finding - The Historic Resource Commission determined that the property is historically significant under Criterion C as an example of the Spanish Colonial Revival and Hacienda style and has not been substantially modified.

Appeal Assertion – In their appeal filed July 24, 2024, the appellant asserts that the HRC designated the property under Criterion C without proper or substantial historic evidence, documentation, analysis, and/or evaluation, and that substantial alterations have taken place over City of Coronado Page 156
time. Additionally, the appellant asserts that the Commission incorrectly or inaccurately discussed, deliberated, and applied the Coronado Historic Designation Criteria Guidelines in the determination that the property is eligible under Criterion C. Additional information submitted by the appellant asserts that the property has been substantially modified and is therefore not eligible for designation.

Staff Analysis – Consistent with the Coronado Municipal Code process for Determination of Historic Significance applications, the City contracted with a third-party historic research consultant to prepare a Historic Research Report for the property, including an analysis per the City’s adopted designation criteria. The consultant evaluated the building in advance of the HRC hearing and prepared a Historic Report recommending that the property meets Criterion C and recommends that the property is historically significant as an example of the Spanish Colonial Revival style with influences of the Hacienda architectural style, both of which are fully integrated into the original design of the property.

The City’s Historic Designation Criteria Guidelines require that, under Criterion C, a resource should be unaltered or minimally altered from its historic state. In evaluating modifications, staff assess the nature, extent, and visibility of changes in line with the Secretary of the Interior’s Standards, recognizing that what may be deemed adverse in one case could be minor in another.

Generally, routine maintenance, in-kind replacements, and modifications at the rear or not visible from the public right-of-way are considered minimal. The subject property, with public visibility on three sides—First Street (front), H Avenue (side), and the alley (side)—has only two characterdefining elevations: the front facing First Street and the side facing H Avenue, as the alley and rear elevations serve functional purposes and are not character-defining.

The consultant’s evaluation of the integrity of the property, the permit history, Sanborn maps, and the building’s physical appearance, identify some alterations from its construction date of 1939, including the following which are visible from either the street or alley rights of way:
• 1944: landscape wall along the southern end of the property and addition of a detached workshop at the southwestern corner of the property. • 1966: landscape wall along eastern property boundary. • 1967: three-bedroom and two-bath addition to the rear of the building at the southeastern corner along H Avenue.
• 1969: three-car garage attached to the existing garage to the western side of the property along the alley.
• 1983: pantry and porch addition to building’s northwestern elevation.

Based on the consultant’s evaluation, the modifications do not adversely impact the historic significance of the property under Criterion C, as they are concentrated at the rear or alley elevations, and/or are largely consistent with the Secretary of the Interior’s Standards Guidance for New Additions and not substantial. Staff has prepared an assessment based on the consultant’s evaluation of the property that categorizes each modification’s alignment with the SOI Standards as consistent (green), partially consistent (yellow), not consistent (red), or not applicable (gray).

Staff recommends that, if the City Council finds that the building retains key Spanish Colonial Revival style characteristics with Hacienda influences, has not been substantially altered, and thus meets Criterion C, the appeal should be denied, upholding the designation. Conversely, if the Council concludes that the building lacks these distinctive characteristics or that the modifications are significant, the property would not qualify for designation under Criterion C.

City of Coronado Page 157
Criterion D - It is an example of the notable work of a builder, designer, architect, artisan or landscape professional.

Commission Finding - The Historic Resource Commission determined that the property is historically significant under Criterion D as an example of the notable work of Paul Lawrence Hathaway and Paul Frederick Matthews.

Appeal Assertion –The appellant asserts that the HRC designated the property under Criterion D without substantial evidence, analysis, and/or evaluation; and, asserts that the Commission incorrectly or inaccurately discussed, deliberated, and applied the Coronado Historic Designation Criteria Guidelines in the determination that the property is eligible under Criterion D. Additional information submitted by the appellant asserts that the Commission erred in designating the property as an example of the notable work of Paul Hathaway, as the property was designed by the property owner; and, that the Commission erred in designating the property as an example of the notable work of the muralist Paul Frederick Matthews, asserting that the property does not qualify for this association because Matthews was not professionally trained as an artist or artisan.

Staff Analysis – Consistent with the Coronado Municipal Code process for Determination of Historic Significance applications, the City contracted with a third-party historic research consultant to prepare a Historic Research Report for the property, including an analysis per the City’s adopted designation criteria. The consultant evaluated the building in advance of the HRC hearing and prepared a Historic Report recommending that the property meets Criterion D.

To qualify under Criterion D, the City’s Historic Designation Criteria Guidelines specify that a property must be an example of the notable work of a builder, designer, architect, artisan, or landscape professional, with supporting evidence required. The Coronado Municipal Code defines “Notable Work” as an important or remarkable example from the body of work of a trained professional in one of these fields.

The consultant concludes that the property is an example of the notable work of architect Paul Lawrence Hathaway, who produced the construction drawings and built the original building as designed by the property owner. Hathaway, noted as a prolific architect and builder in Coronado during the mid-1920s through the 1960s, is specifically recognized as the builder in the Criterion D analysis.

The City’s register of Designated Historic Resources identifies seven properties attributed to Hathaway have been designated as Historic Resources under Criterion D, three of which are Spanish Colonial variants: 555 B Ave, 555 C Ave, 721-727 D Ave, 1027 F Ave, 1026 Flora Ave, 1030 Glorietta Blvd, and 654 J Ave.

The consultant notes that, in comparison to other known Spanish Colonial Revival style buildings by Hathaway, the subject property stands out for its distinctive features. It uniquely incorporates fully integrated character-defining elements of the Spanish Colonial Revival and Hacienda styles, with a massing that abuts the sidewalk, creating a large interior courtyard. The property maintains a high level of architectural and material integrity compared to Hathaway’s other works. Although the Commission’s resolution identifies Hathaway as an architect, staff has prepared a modified resolution for the City Council’s consideration that clarifies the role of Hathaway as the builder of the subject property, given his professional practice as an architect.

City of Coronado Page 158
The consultant's research also highlights the contributions of artisan Paul Frederick Matthews, who painted six murals on the property. According to the Coronado Designation Criteria Guidelines, not all works by a professional are presumed notable; rather, notable works are considered a subset of their body of work. Although Matthews was not formally trained as an artist, he earned recognition for his skill and worked professionally as a muralist. His commissions include several murals featuring “true-to-life” figures in Warner Springs and Lake Henshaw from the late 1940s to early 1950s, such as those at the Church of Saint John the Baptist in Santa Ysabel (1948) and Casa del Oro in Lake Henshaw (1949).

Matthews’ murals at the subject property, which depict early California history in “true-to-life” figures, are the only known examples of his work in Coronado. However, as these murals are located in a private residential setting and are not visible from the public right of way, the City Council may wish to consider removing the murals as a contributing qualification under Criterion D, as they do not enhance the public’s appreciation of the property’s historic significance.

Next Steps
If the City Council finds, based upon the information provided in the application, the appeal, the consultant’s report and addendum, and the public hearing, that the property exemplifies the notable work of architect and builder Paul Lawrence Hathaway and/or muralist Paul Frederick Matthews, then the property qualifies as historically significant under Criterion D. However, if the City Council concludes that the record does not demonstrate that the building exemplifies the notable work of Hathaway and/or Matthews, the appeal should 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 October 23, 2024, and notices were mailed to all property owners within a 300-foot radius of the subject property.

ATTACHMENTS:

1. Resolution 2024-63

2. Historic Resource Commission Resolution 7-24

3. SOI Standards Analysis

4. Historic Research Report

5. HRC Meeting Action Minutes dated July 17, 2024

6. Determination of Historic Significance Application

7. Appeal dated July 24, 2024

8. Additional appeal information dated September 30, 2024

9. Declaration of Publishing and Public Notice
Submitted By: Community Development Department / Emily Pena City of Coronado Page 159
Attachment 1
RESOLUTION NO. 2024-63

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF

CORONADO, CALIFORNIA UPHOLDING THE

DETERMINATION OF THE HISTORIC RESOURCE
COMMISSION THAT THE PROPERTY AT 514 FIRST STREET

MEETS THE CRITERIA TO BE DESIGNATED AS A

CORONADO HISTORIC RESOURCE
WHEREAS, on March 11, 2024, 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 July 17, 2024, the Historic Resource Commission of the City of Coronado held a public hearing on HR 2024-05 at which time all persons desiring to be heard were heard, and determined that the property addressed as 514 First Street (APNs 536-071-25- 00 and 536-071-26-00) is historically significant, and adopted resolution HR 7-24 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 building on the property possesses distinctive characteristics of the Spanish Colonial Revival architectural style with influences of the Hacienda architectural style, both of which are fully integrated into the original design of the property, and has maintained character-defining features such as its massing, low-pitched cross-gabled roof with a flat roof section, minimal eaves with little overhang, a mission red clay tile roof, white painted stucco exterior walls, open balcony with wrought-iron railings, wood plank entry door, loggias arcaded with arches, decorative vigas and face tiles, clay floor tiles and Mexicana folk-art murals. Modifications have not substantially altered the architectural or material integrity of the residence from its original 1939 design and appearance; and
d) The building is an example of the notable work of the architect, Paul Lawrence Hathaway, as the property represents a unique and distinctive design amongst Hathaway’s body of work through the incorporation of a high number of fully integrated character defining features of the Spanish Colonial Revival and Hacienda styles, unique massing abutting the sidewalk allowing for a large interior patio courtyard, and retains a high level of architectural and material integrity when compared to his other known works. The subject property is also an example of the notable work of artisan Paul Frederick Matthews as the murals are subset of Matthew’s work, having been painted in a residential setting rather than a commercial or religions setting, these murals are the only known works by him in Coronado, and are intact examples of his “true to life” figures depicting early scenes of California history; and City of Coronado Page 160
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 July 24, 2024, the property owner submitted an appeal hearing form to the City Clerk’s office appealing the Historic Resource Commission’s decision that 514 First Street meets the criteria to be designated as a Historic Resource; and WHEREAS, on November 5, 2024 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 514 First Street 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 November 5, 2024;

2. Appeal dated July 24, 2024;

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 October 15, 2024, shall be designated as a Coronado Historic Resource because it meets 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 building on the property possesses distinctive characteristics of the Spanish Colonial Revival architectural style with influences of the Hacienda architectural style, both of which are fully integrated into the original design of the property, and has maintained character-defining features such as its massing, low-pitched cross-gabled roof with a flat roof section, minimal eaves with little overhang, a mission red clay tile roof, white painted stucco exterior walls, open balcony with wrought-iron railings, wood plank entry door, loggias arcaded with arches, decorative vigas and face tiles, clay floor tiles and Mexicana folk-art murals. Modifications have not substantially altered the architectural or material integrity of the residence from its original 1939 design and appearance; and
d) The building is an example of the notable work of architect Paul Lawrence Hathaway, who produced the construction drawings and built the original building, which City of Coronado Page 161
was designed by the property owner as the property represents a unique and distinctive design amongst Hathaway’s body of work through the incorporation of a high number of fully integrated character defining features of the Spanish Colonial Revival and Hacienda styles, unique massing abutting the sidewalk allowing for a large interior patio courtyard, and retains a high level of architectural and material integrity when compared to his other known works. The subject property is also an example of the notable work of artisan Paul Frederick Matthews as the murals are subset of Matthew’s work, having been painted in a residential setting rather than a commercial or religions setting, these murals are the only known works by him in Coronado, and are intact examples of his “true to life” figures depicting early scenes of California history; and

NOW, THEREFORE, BE IT FURTHER RESOLVED that the City Council of the City of Coronado hereby upholds the decision of the Historic Resource Commission, and determines that the property meets 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 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.

City of Coronado Page 162
PASSED AND ADOPTED by the City Council of the City of Coronado, California, this Fifth day of November, 2024, by the following vote, to wit:

AYES:

NAYS:

ABSTAIN:

ABSENT:
_____________________________
Richard Bailey, Mayor
City of Coronado
Attest:
__________________________
Kelsea Holian, MMC
City Clerk
City of Coronado Page 163
Attachment 2
City of Coronado Page 164
Attachment 2
City of Coronado Page 165
Modifications
Recommended Not Recommended Is guidance met (green), partially met (yellow), not met (red), or not applicable (gray)?
1944 - Landscape Wall and Workshop Addition (SW Elevation) This guidance is not applicable as neither a landscape wall or workshop are typically uses that would be placed on the interior of a building.
1966 - Landscape Wall (E Side)
This guidance is not applicable as a landscape wall is not typically a use that would be placed on the interior of a building. 1967 - Three Bedroom, Two Bath Addition (SW Side)
This guidance is not met, as the 3 bedroom 2 bathroom addition was placed in a new addition at the rear of the property. However, it is possible that the property owner determined that existing interior spaces could not be adequately modified to accommodate the additional bedrooms and bathrooms.
1969 - Three Car Garage (W Side)
This guidance is not applicable as interior spaces of a building are not appropriate to accommodate garage use.
1983 - Porch and Pantry (NW Side)
This guidance is not met, as the porch and pantry were
constructed at the exterior of the building, infilling a corner. 1944 - Landscape Wall and Workshop Addition (SW Elevation) This guidance is met, as both of these modifications are placed in the southwest corner of the property, at the rear and on the alley, in a non-character defining location, and the size and scale of each element is appropriate.
1966 - Landscape Wall (E Side)
This guidance is met, as the wall is placed appropriately at the property line and is limited in size and scale, and does not negatively impact the visibility of the building or the historic character of the property.
1967 - Three Bedroom, Two Bath Addition (SW Side)
This guidance is met, as the addition is placed toward the rear of the property at the southeastern corner, and despite its two story height, is clearly secondary to the historic building as viewed from the primary elevation and does not negatively impact the historic character of the property.
1969 - Three Car Garage (W Side)
This guidance is met as the garage addition was placed at the west side of the property facing the alley, which is an appropriate location for this use and does not adversely impact the building as viewed from the primary elevation, nor does it negatively impact the historic character of the property.
1983 - Porch and Pantry (NW Side)
This guidance is not met, as the porch and pantry were
constructed on a primary elevation, however the size and scale of the modification are very small in comparison to the original building.
1944 - Landscape Wall and Workshop Addition (SW Elevation) This guidance is met as the wall and workshop were constructed without obscuring, damaging, or destroying the original building. 1966 - Landscape Wall (E Side)
This guidance is met as the wall was constructed without obscuring, damaging, or destroying the original building.

SOIS Guidance for New Additions
Expanding the size of the historic
building by constructing a new addition
when requirements for the new use
could be met by altering non-characterdefining interior spaces.

Placing functions and services
required for a new use (including
elevators and stairways) in
secondary or non-character-defining
interior spaces of the historic
building rather than constructing a
new addition.

Constructing a new addition on or
adjacent to a primary elevation of the
building which negatively impacts the
building’s historic character.

Constructing a new addition on a
secondary or non-character defining
elevation and limiting its size and
scale in relationship to the historic
building.

Attachment 3
City of Coronado Page 166
1967 - Three Bedroom, Two Bath Addition (SW Side)
This guidance is met as the addition was constructed without obscuring, damaging, or destroying the original building with the exception of an original wall and window on the rear elevation. 1969 - Three Car Garage (W Side)
This guidance is met as the garage was constructed without obscuring, damaging, or destroying the original building. 1983 - Porch and Pantry (NW Side)
This guidance is only partially met, as the porch and pantry was constructed in a manner that obscures a small corner on the primary north facing elevation. However, the addition is very small in scale and the vast majority of the primary north elevation is not obscured, damaged, or destroyed by the modification.
1944 - Landscape Wall and Workshop Addition (SW Elevation) This guidance is met as the wall and workshop were designed and constructed using exterior materials that are compatible with the original building but is differentiated from the building through the use of different, but compatible, roof material.
1966 - Landscape Wall (E Side)
This guidance is met as the wall was designed and constructed using compatible materials, but is differentiated through the use of wrought iron details that are not seen on the original building. 1967 - Three Bedroom, Two Bath Addition (SW Side)
This guidance is met as the design and materials used are compatible with the historic style of the original building, but differentiation is seen through stylistic choices. The roof of the addition is clad in red clay tiles, but the roof is differentiated by use of squared-off roof beams at the gable which are not present on the original house. Additionally, the addition features a fascia board at the roof eave, rather than rounded rafter tails that are seen on the original house. Windows at the addition include casement windows to continue the pattern from the original building, but large picture windows typical to the mid century are used at the front of the addition.
1969 - Three Car Garage (W Side)
This guidance is met. The garage addition is compatible to the main building in massing, scale, and materials, but is
differentiated from the building through the use of contrasting roof materials and wide lap horizontal siding rather than matching the red tile roof and brick siding of the original building. A parapet at the roof line further delineates where the original house ends and the garage addition begins.
1983 - Porch and Pantry (NW Side)
This guidance is met, as the construction of the porch and pantry include shallower roof slopes that are not seen elsewhere on the original building, and a wall joint is seen at the location where the corner was infilled to accommodate the pantry.
1944 - Landscape Wall and Workshop Addition (SW Elevation) This guidance is met, as the wall and workshop were constructed at the rear, southwest corner, of the property and the
modifications are subordinate and secondary to the original building.
1966 - Landscape Wall (E Side)
This guidance is met as the wall was constructed with compatible materials, massing, scale, etc. and is subordinate and secondary to the original building.

Ensuring that the addition is
subordinate and secondary to the
historic building and is compatible in
Attaching a new addition in a manner
that obscures, damages, or destroys
character defining features of the
historic building.

Constructing a new addition that
results in the least possible loss of
historic materials so that characterdefining features are not obscured, damaged, or destroyed.

Designing a new addition that is
significantly different and, thus,
incompatible with the historic building.

Duplicating the exact form, material,
style, and detailing of the historic
building in a new addition so that the
new work appears to be historic.

Designing a new addition that is
compatible with the historic building.

Using the same forms, materials,
and color range of the historic
building in a manner that does not
duplicate it, but distinguishes the
addition from the original building.

Basing the alignment, rhythm, and
size of the window and door
openings of the new addition on
those of the historic building.

Considering the design for a new
addition in terms of its relationship to
the historic building as well as the
historic district, neighborhood, and
setting.

Ensuring that the addition is
stylistically appropriate for the
historic building type.

Considering the design for a new
addition in terms of its relationship to
the historic building as well as the
historic district, neighborhood, and
setting.

Attachment 3
City of Coronado Page 167
1967 - Three Bedroom, Two Bath Addition (SW Side)
This guidance is partially met. While the addition is visible from the street rights of way on 1st Street and H Avenue, it is placed at the rear southeastern corner of the property and is clearly secondary to the historic building, particularly as viewed from the primary facade elevation on 1st Street. While the addition is two stories in height, it is placed well back from the front facade and does not visually overwhelm the original building. A recess visually separates the two story addition from the linear one story mass of the original building.
1969 - Three Car Garage (W Side)
This guidance is met. The garage is placed on the alley, is compatible in massing, scale, materials, etc. and is subordinate and secondary to the original building. A change in materials and a parapet at the roof line further delineates where the original house ends and the garage addition begins.
1983 - Porch and Pantry (NW Side)
This guidance is met, as the porch and pantry addition is small in scale and is subordinate and secondary to the original building. A wall joint visually separates the addition from the original wall plane.

Constructing a new addition that is as
large as or larger than the historic
building, which visually overwhelms it
(i.e., results in the diminution or loss of
its historic character).
gp
massing, scale, materials,
relationship of solids to voids, and
color.

Incorporating a simple, recessed,
small-scale hyphen, or connection,
to physically and visually separate
the addition from the historic
building.

Distinguishing the addition from the
original building by setting it back
from the wall plane of the historic
building.

Attachment 3
City of Coronado Page 168
Determination of Historic Significance Report
514 First Street
MAY 2024
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
Contact: Nicole Frank, MSHP
Attachment 4
City of Coronado Page 169
Printed on 30% post-consumer recycled material.

Attachment 4
City of Coronado Page 170
11661-050 i MAY 2024
Table of Contents
SECTION PAGE NO.

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

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

1.2 Regulatory Setting ..................................................................................................................................7 2 Background Research ...................................................................................................................................... 11

2.1 Building Development Research ........................................................................................................ 11 3 Historic Context................................................................................................................................................. 15

3.1 Historical Overview of Coronado......................................................................................................... 15

3.2 History of the Subject Property........................................................................................................... 17

3.3 Builder of 514 First Street.................................................................................................................. 23

3.4 Muralist of 514 First Street ................................................................................................................ 24

3.5 Architectural Styles of 514 First Street.............................................................................................. 25 4 Field Survey ....................................................................................................................................................... 29

4.1 Methods ............................................................................................................................................... 29

4.2 Results ................................................................................................................................................. 29 5 Significance Evaluation .................................................................................................................................... 31

5.1 514 First Street Property Description ................................................................................................ 31

5.2 Local Statement of Significance......................................................................................................... 39

5.3 Summary of Evaluation Findings........................................................................................................ 47 6 Findings and Conclusions................................................................................................................................. 49 7 References ........................................................................................................................................................ 51 TABLES
Table 1. Historical Aerial Photograph Review of Subject Property .............................................................................. 12 Table 2. Sanborn Fire Insurance Map Review of Subject Property ............................................................................. 13 Table 3. Visual Examples of the Subject Property’s Character-Defining Features Reflecting the Spanish Colonial Revival Style.................................................................................................................................................................... 38

EXHIBITS
Exhibit 1. Comparison of Sanborn Maps of the subject property from the following years: 1949 (left) and 1988 (right).................................................................................................................................................................. 13 Attachment 4
City of Coronado Page 171
514 FIRST STREET / DETERMINATION OF HISTORIC SIGNIFICANCE REPORT 11661-050 ii MAY 2024
Exhibit 2. Original architectural plans for the subject property title “Residence of Captain and Mrs. Archibald D.

Abel, USMC” (see remaining blueprint pages in Appendix D). ....................................................................... 18 Exhibit 3. Architect model of the subject property (see additional elevations in Appendix D)................................... 19 Exhibit 4. 1941 San Diego Union article describing the subject property with photographs (outlined in red) (see full size in Appendix D)............................................................................................................................................ 19 Exhibit 5. Image from San Diego Union article discussing Paul Matthews’ murals for the subject property completed in 1949. .......................................................................................................................................... 21 Exhibit 6. Detail image of primary (northeast) elevation, view looking southwest. .................................................... 34 Exhibit 7. Subject property’s central courtyard displaying the arcade and loggia, view looking north. .................... 35 Exhibit 8. Northwest elevation displaying the attached garages, view looking southeast......................................... 35 Exhibit 9. Interior loggia mural, view looking southwest. ............................................................................................. 36 Exhibit 10. Two-story section of the southeast elevation, view looking west. ........................................................... 36 Exhibit 11. Northwest and southwest elevations of the two-story addition, view looking northeast. ....................... 37 Exhibit 12. One of three frescos located on the subject property’s southern property wall, view looking southwest. ........................................................................................................................................................................... 37

FIGURES
Figure 1. Property Location Map.......................................................................................................................................3 Figure 2. Detailed Property Location Map........................................................................................................................5

APPENDICES
A Occupancy History Timeline
B DPR Form
C Preparers’ Qualifications
D Supplemental Photos and Documentation
Attachment 4
City of Coronado Page 172
11661-050 iii MAY 2024
Executive Summary
Dudek was retained by the City of Coronado (City) to evaluate the property located at 514 First Street (APNs: 536- 071-26-00 and 536-071-25-00) (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; building development research; a 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 Coronado Register under designation criteria C and D. The subject property retains integrity of location, materials, workmanship, feeling, and association and has diminished integrity of design and setting.

Attachment 4
City of Coronado Page 173
514 FIRST STREET / DETERMINATION OF HISTORIC SIGNIFICANCE REPORT 11661-050 iv MAY 2024

INTENTIONALLY LEFT BLANK
Attachment 4
City of Coronado Page 174
11661-050 1 MAY 2024
1 Introduction
Dudek was retained by the City of Coronado (City) to complete a Determination of Historic Significance Report for a single-family residential property located at 514 First Street (APNs: 536-071-26-00 and 536-071-25-00) in Coronado, California. The property was built in 1939 and does not appear to have been previously evaluated for historical significance. In 1985, the property was included as part of an unadopted citywide survey, which 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 Nicole Frank, MSHP, completed the subject property’s research, writing, as well as significance evaluation. Dudek Architectural Historian Katie Ahmanson, MHC, complete the survey of the subject property and Coronado Historical Association (CHA) research visit. The historical resource evaluation report was reviewed for quality assurance/quality control by Senior Architectural Historian Adrienne Donovan-Boyd, 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 514 First Street 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 southwest corner of First Street and H Avenue. Single-family residential buildings surround the subject property (Figure 2).

Attachment 4
City of Coronado Page 175
514 FIRST STREET / DETERMINATION OF HISTORIC SIGNIFICANCE REPORT 11661-050 2 MAY 2024

INTENTIONALLY LEFT BLANK
Attachment 4
City of Coronado Page 176
163
75 282
75 5
Property Location
514 1st Street, Coronado
SOURCE: USGS 7.5-Minute Series Point Loma Quadrangle
Township 17S / Range 3W / Section 15
Date: 4/8/2024 - Last saved by: agreis - Path: Z:\Projects\j1166100\MAPDOC\Cultural\Figure1-ProjectLocation_514_1stSt.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
Attachment 4
City of Coronado Page 177
514 FIRST STREET / DETERMINATION OF HISTORIC SIGNIFICANCE REPORT 11661-050 4 MAY 2024

INTENTIONALLY LEFT BLANK
Attachment 4
City of Coronado Page 178
5360712600
5360712500
I AVE
01ST ST
H AVE
ALLEY
Detailed Property Location
514 1st Street, Coronado
SOURCE: SANGIS 2023, 2024
Date: 4/9/2024 - Last saved by: agreis - Path: Z:\Projects\j1166100\MAPDOC\Cultural\Figure2-PropertyLocation_514_1stSt.mxd 05 25 0
Feet
FIGURE 2
01 5 0
Meters
Property Location
Attachment 4
City of Coronado Page 179
514 FIRST STREET / DETERMINATION OF HISTORIC SIGNIFICANCE REPORT 11661-050 6 MAY 2024

INTENTIONALLY LEFT BLANK
Attachment 4
City of Coronado Page 180
514 FIRST STREET / DETERMINATION OF HISTORIC SIGNIFICANCE REPORT 11661-050 7 MAY 2024

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:

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; Attachment 4
City of Coronado Page 181
514 FIRST STREET / DETERMINATION OF HISTORIC SIGNIFICANCE REPORT 11661-050 8 MAY 2024
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.

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 Attachment 4
City of Coronado Page 182
514 FIRST STREET / DETERMINATION OF HISTORIC SIGNIFICANCE REPORT 11661-050 9 MAY 2024
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).

Attachment 4
City of Coronado Page 183
514 FIRST STREET / DETERMINATION OF HISTORIC SIGNIFICANCE REPORT 11661-050 10 MAY 2024

INTENTIONALLY LEFT BLANK
Attachment 4
City of Coronado Page 184
11661-050 11 MAY 2024
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 Coronado Sanborn Maps, the unadopted SourcePoint Survey, a photo of the subject property from 2004, all available building permits for the subject property, Coronado Designation Criteria Guidelines, Coronado Draft Historic Context Statement and Citywide Survey, and a list of articles found in the California Digital Newspaper Index.

2.1 Building Development Research
City of Coronado Building Permits
In March 2024, the City provided copies of all available building permits for the subject property, 514 First Street, for new construction, alteration, and additions. These documents were essential in establishing a history of alterations to the property (see Section 5.1 Significance Evaluation, Identified Alterations). Sixteen building permits associated with the subject property were on file with the City. The permits are as follows:
• 1939: erect a dwelling and garage (Permit # 5969)
• 1944: tile wall and addition (Permit # 7724)
• 1945: construct one frame doghouse (Permit # 8180)
• 1965: electrical – install one service entrance and dryer (Permit # 9127) • 1965: remodel kitchen (Permit # 15535)
• 1965: plumbing – install one sink, dishwasher, gas line, and gas outlet (Permit # 5339) • 1965: electrical – install 18 outlets (Permit # 9155) • 1966: construct masonry wall (Permit # 15622)
• 1967: plumbing – install two toilets, five lavatories, two showers, and one water heater, furnace, combustion vent, and gas line (Permit # 5766)
• 1967: construct a three bedroom and two bath addition to dwelling (Permit # 15951) • 1967: electrical – install outlets and sockets (Permit # 9508) • 1967: plumbing – install one furnace, ten air outlets, and one combustion vent (Permit # 5795) • 1969: add a three-car garage to existing dwelling (Permit # 16456) • 1969: plumbing – install gas line (Permit # 6359)
• 1983: pantry and porch addition to residence (Permit # B 1064) • 2003: gas line repair (Permit # 0302-064)
Coronado Historical Association
On April 11, 2024, Dudek Architectural Historian Katie Ahmanson visited the Coronado Historical Association (CHA)’s Research Center and was assisted by the CHA Curator of Collections, Vickie Stone. While at the CHA, Ms.

Ahmanson reviewed multiple resources, including original blueprints of the subject property, historic images of the Attachment 4
City of Coronado Page 185
514 FIRST STREET / DETERMINATION OF HISTORIC SIGNIFICANCE REPORT 11661-050 12 MAY 2024
subject property, and historic images of the architect’s model of the subject property. The information gathered from these sources has been incorporated into the history of the subject property.

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, 2019, and 2020 and UC Santa Barbara Library Aerial Photography Information FrameFinder (UCSB) from the years 1941, 1953, and 2001 (Table 1) (NETR 2024; UCSB 2024).

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 subject property is on the southwest corner of First Street and H Avenue. The single-family residence is relatively L-shaped in plan with a cross-hipped roof. The building’s attached garage faces towards the alley. Along the primary (northeast) and southeast elevations are single mature trees. The subject property has a direct view of the San Diego Bay to the north. Surrounding the subject property are single-family residences and vacant lots. 1953 The subject property displays an increase in vegetation, including mature trees. The subject property’s lot has been extended one lot to the south, replacing a single-family residence. Surrounding the subject property is an increase in development and the infill of vacant lots with single-family residential properties. The once vacant land to the north of the subject property has been developed with single-family residences, obscuring the subject property’s view of the San Diego Bay. 1964, 1966 There are no discernible changes to the subject property or surrounding area. 1972 The subject property displays a two-story addition to the residence’s southwest elevation and a one-story addition to the garage’s southwest elevation. There are no discernible changes to the surrounding area.
1978, 1980, 1981,
1982, 1983, 1984,
1985, 1986, 1987,
1988, 1989, 1990
No discernible changes to the subject property or surrounding area. 1991 The aerial displays the construction of a small structure with a tile roof in the southwest corner of the subject property’s lot. There are no discernible changes to the surrounding area.
1993, 1994, 1995,
1996, 1997, 1998,
1999, 2000, 2002,
2003, 2005, 2009,
2010
There are no discernible changes to the subject property or surrounding area. 2012 The aerial displays the demolition of the small structure seen in the 1991 aerial. There are no discernible changes to the surrounding area.
2014, 2016, 2019,
2020
There are no discernible changes to the subject property or surrounding area.

Attachment 4
City of Coronado Page 186
514 FIRST STREET / DETERMINATION OF HISTORIC SIGNIFICANCE REPORT 11661-050 13 MAY 2024
Sanborn Fire Insurance Maps
The subject property was reviewed on the 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 1949 and 1988 (Table 2) (Exhibit 1).

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 southwest corner of First Street and H Avenue. The primary L-shaped residence is labeled as a one-story “dwelling” with a noncombustible tile roof. The building’s interior is labeled “CB” for cement brick or concrete block construction. Along the interior, facing southwest and southeast elevations is a one-story loggia. Attached to the northwest elevation is a one-story garage with a noncombustible tile roof. The surrounding residential neighborhood is partially developed. 1988 The 1988 Sanborn displays four alterations. The first is the expansion of the property to include the parcel to the south, 114 H Avenue. The second alteration is a two-story addition to the residence’s southwest elevation. The third and fourth alterations are two additional additions to the garage's southwest elevation. Both additions are labeled as one-story garages with composition roofing. The surrounding residential neighborhood is fully developed.

Exhibit 1. Comparison of Sanborn Maps of the subject property from the following years: 1949 (left) and 1988 (right).

Source: Sanborn Fire Insurance Maps 1949 and 1988, Sheet 2.

Attachment 4
City of Coronado Page 187
514 FIRST STREET / DETERMINATION OF HISTORIC SIGNIFICANCE REPORT 11661-050 14 MAY 2024

INTENTIONALLY LEFT BLANK
Attachment 4
City of Coronado Page 188
514 FIRST STREET / DETERMINATION OF HISTORIC SIGNIFICANCE REPORT 11661-050 15 MAY 2024
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 builder, Paul L. Hathaway, the property’s muralist, Paul Frederick Matthews, and the relevant architectural styles, Spanish Colonial Revival and Hacienda style. For additional historic photos, the subject property’s original blueprints, and other documentation, see Appendix D, Supplemental Photos and Documentation.

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, Jacob Gruendike, and 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. To service the island, the Coronado Beach Company formed subsidiary companies – including the Coronado Beach Water, Ferry, Railroad, Brick, & Transfer Companies. 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 2024).

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 Fire Insurance Company 1888). The Coronado Water Company began to run pipes 3,000 feet under San Diego Bay to ensure 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 2024).

Attachment 4
City of Coronado Page 189
514 FIRST STREET / DETERMINATION OF HISTORIC SIGNIFICANCE REPORT 11661-050 16 MAY 2024
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 Fire Insurance Company 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, comprised of several hundred tents and thatched roof cottages, became a popular attraction for 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 2023). 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 singlefamily 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 Fire Insurance Company 1921; CHA 2024).

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 financial impact 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 2024; 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 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 2024).

The City’s population before World War I was 6,932, but by 1945, it had risen 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 2024). The infill of the Spanish Bight, in addition to creating more room for the Amphibious Attachment 4
City of Coronado Page 190
514 FIRST STREET / DETERMINATION OF HISTORIC SIGNIFICANCE REPORT 11661-050 17 MAY 2024
Base, also allowed for the construction of more buildings, easing the congestion on the peninsula’s limited amount of space (Crawford 2010; CHA 2024).

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 2024; NETR 2024). The City's long-term goal was to construct a bridge between Coronado and downtown San Diego, which was then only connected 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 bridge from San Diego created a demand for higher-density housing. 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, which 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 annually. Tourism continues to be the heart of Coronado’s economy, along with the still-large presence of the Navy (Zuniga 2008; Crawford 2010; CHA 2024).

3.2 History of the Subject Property
Coronado building permits, city directories, and historic newspapers indicate that the subject property was predominantly occupied by two families between its construction in 1939 and 2024.

Historic newspaper research and building permits reveal that the subject property was constructed in 1939 by contractor Paul Hathaway for Lieutenant Colonial Archibald D. Abel, who also designed the residence (Permit # 5969; CEJ 1949b). According to newspapers, “plans for this house [subject property] were designed by Colonel Abel after extensive research conducted throughout the many old missions up and down the California coast” (CEJ 1939b). The residence was intended to combine the simplicity of the old missions with the design of contemporary architecture (CEJ 1949b).

Hathaway constructed the property in the Spanish Colonial Revival architectural style with Mission Revival detailing (Exhibits 2 and 3). In November 1941, the newspaper the San Diego Union ran a story titled “Structural Ideas from Old Mission Live Again in Colorful Dwelling at Coronado” about the subject property, describing it as “a typical example of an ideal California home” surrounded by cacti and vines (Exhibit 4). The article praised the residence’s design and detailing, stating, “California was meant for home like this – tiled roof, beamed ceilings, walled-in patio, garden-long portico, covered barbecue, colorful gourds, and rambling bougainvillea” (SDU 1941). The exterior walls were designed to appear like adobe but were constructed out of whitewashed “hollostone” cement block with a six Attachment 4
City of Coronado Page 191
514 FIRST STREET / DETERMINATION OF HISTORIC SIGNIFICANCE REPORT 11661-050 18 MAY 2024
foot “hollostone” wall on the southern end of the property (SDU 1941). Other details of the home included dining room walls paneled in redwood, redwood beamed ceilings, red cement flooring in a block tile pattern, colorful plants, a glass-walled sleeping porch, and interior folding partitions to section off portions of rooms (SDU 1941; CEJ 1949b). Landscaping included an oleander tree at the center of the patio, trained citrus trees, chrysanthemums, flowers, and a small orchard with orange, lemon, grapefruit, and apricot trees (CEJ 1949b).

Exhibit 2. Original architectural plans for the subject property title “Residence of Captain and Mrs. Archibald D.

Abel, USMC” (see remaining blueprint pages in Appendix D).

Source: Coronado Historical Association, Accessed April 11, 2024, IMG_1438.

Attachment 4
City of Coronado Page 192
514 FIRST STREET / DETERMINATION OF HISTORIC SIGNIFICANCE REPORT 11661-050 19 MAY 2024
Exhibit 3. Architect model of the subject property (see additional elevations in Appendix D).

Source: Coronado Historical Association, Accessed April 11, 2024, IMG_5257.

Exhibit 4. 1941 San Diego Union article describing the subject property with photographs (outlined in red) (see full size in Appendix D).

Source: San Diego Union, November 9, 1941, pg. 1 section F.

Attachment 4
City of Coronado Page 193
514 FIRST STREET / DETERMINATION OF HISTORIC SIGNIFICANCE REPORT 11661-050 20 MAY 2024
In September 1940, Lt. Colonel Abel’s wife, Edna T. Abel, was reported to have moved into the subject property while her husband was stationed at Quantico, Virginia, and later Guantanamo, Cuba (CEJ 1940). Lt. Colonel Abel was born on May 21, 1903, in Kansas. He joined the Marine Corps and served in World War I and World War II.

While Lt. Colonel Abel was deployed, Edna inhabited the subject property. The Abels frequently hosted barbeques at the subject property between deployments (CEJ 1950). In 1942, the Abels rented the subject property to the Linkins family.

In 1943, Navy Lieutenant Commander Henry U. Linkins, his wife Margaret, and their daughter Stephanie moved into the subject property. Lt. Cdr. Linkins was originally from San Diego and joined the Navy in 1917. In 1943, he received a Presidential Unit Citation Award for his service with the Marines on Guadalcanal between August and December of 1942. He oversaw Navy communications on the island and was a member of the staff of the commanding Marine general and the Navy Advance Base Commander (CEJ 1943). By 1944, the Likins family had moved out of the subject property.

The Abel family moved back into the subject property in 1944 after Lt. Colonel Abel was medically discharged from the Marine Corps because of a heart condition. By this time, the Abels had acquired the property to the south (APN 536-071-25-00) and extended the subject property to include both lots. In 1944, Abel took out a building permit to construct a tile wall along the southern end of the property, removing the wall that originally enclosed the patio.

Their permit also included the addition of a workshop at the southwestern corner of the property on lots 17 and 18 of block 165 (APN 536-071-25-00) (Permit # 7724). During the 1940s, Abel became involved in local politics, ran for Coronado city council and the Republican central committee, and served on the city council between 1946 and 1950. On May 6, 1947, he was appointed as mayor of Coronado by the city council after the resignation of Kenneth Carson. He served as mayor between May 6, 1947, and April 20, 1948 (CEJ 1950). During his time on the city council, “Coronado municipal government took a number of forward steps during his term in office, and a great many should be accredited to him” (CEJ 1950). He worked to promote efficient and economical government through monitoring the city’s expenditures and pushing for a financial study of the city in 1948. Prior to his election, Abel published a letter to the editor of the Coronado Eagle and Journal urging the city council to push for the establishment of a retirement system for city employees, to solve the city’s sewage disposal problem, codify city ordinances, and to take steps to protect or obtain title to local lands in question (CEJ 1946).

In September 1948, Lt. Col. Abel submitted his resignation from the city council due to heath concerns. In his letter, he outlined some of the things the city accomplished while he was a member. A selection of those are as follows (CEJ 1949):

1. Receiving $28,500 a year for renting the Amphibious Training Base to the Federal Government.

2. Solving the problem of trash disposal.

3. Salary and job classification studies were made for all city employees with all recommendations of the committee being adopted with few changes.

4. Civil Service and the Merit System have been adopted by the council.

5. A retirement plan for city employees was approved by voters.

6. Nearly all the alleys within the city have been paved.

7. The Master Plan of the city has been brought up to date.

8. The beautification of the Orange Avenue strip is progressing.

9. Codification of city Ordinances.

10. A Capital Outlay Fund has been started. By March 1, 1950, this fund amounted to $25,000 to start for a “Pay as you go” plan for new civic buildings.

Attachment 4
City of Coronado Page 194
514 FIRST STREET / DETERMINATION OF HISTORIC SIGNIFICANCE REPORT 11661-050 21 MAY 2024
In 1949, Lt. Col. and Edna Abel hired artist and handyman Paul Matthews of Warner Springs to paint mural scenes of early California on the subject property. Lt. Col. Abel discovered Matthew’s work while visiting the Warner Hot Springs Resort, where he had painted murals in the resort’s bar. Three of the subject property’s murals were 3 by 4 ½ feet and recessed into the wall at the far end of the patio. The murals depicted Cabrillo’s discovery of California, an early California mission building, and the discovery of gold in California. Two larger murals, 7 by 14 feet, were painted by Matthews on the end walls of the loggia with life-size figures. Those murals depicted early-day scenes of the padres and the Native Americans, California missions, and a romantic scene. The murals took six weeks to complete (SDUDB 1949) (Exhibit 5).

In January 1950, Lt. Col. Abel died of a heart attack in his home, 514 First Street (subject property), only four months after his retirement from the city council (CEJ 1950). Edna Abel continued to inhabit the subject property with her sister, Marguerite Talbot, until 1955, when the two moved to their family home at 1000 Glorietta Boulevard (CEJ 1954). Edna died on November 12, 1958, leaving the subject property to her sister Marguerite.

Exhibit 5. Image from San Diego Union article discussing Paul Matthews’ murals for the subject property completed in 1949.

Source: San Diego Union, May 29, 1949, pg. 12.

Attachment 4
City of Coronado Page 195
514 FIRST STREET / DETERMINATION OF HISTORIC SIGNIFICANCE REPORT 11661-050 22 MAY 2024
The next known occupant of the subject property was Navy Commander Hugh R. and Margaret Humphry Mellon, who occupied the property for two years between 1956 and 1958. Cdr. Mellon was born in Sacramento in 1912 and graduated from Stanford University in 1936. In 1941, while serving in the Navy, he was captured on the island of Guam and spent the next three years and nine months as a prisoner of war in Japan. He retired from the Navy in 1963 and began working at the Sandia Corporation in Albuquerque and the United States Air Force at Holloman Air Force Base in New Mexico. He died on July 9, 1999, in San Diego at the age of 86 (CEJ 1999).

By 1959, the subject property was occupied for one year by Navy Captain John T. Bland III, who worked in the Office of Navy Material in Washington, D.C., before coming to Coronado. In 1959, Capt. Bland III assumed command of the destroyer tender USS Dixie (SDU 1959). By mid-November 1960, Capt. Bland III was relieved of duty as commanding officer of the USS Dixie and returned to Washington, D.C. (SDU 1960).

The subject property was listed for sale in 1960 as “one of Coronado’s beautiful hacienda homes, 4 bedroom, 3 baths on lot 100 x 140. For gracious outdoor living, this home is the finest of its kind. Large living room with fireplace and separate indoor and outdoor dining rooms” (CEJ 1960).

Between 1962 and 1966, the subject property was occupied by several short-term occupants: Commander Alvin Thomas (1962-1963); Lieutenant G.A. Wockwire (1964); and Captain William J. Coleman (1965-1966).

Cmdr. Thomas was enlisted in the Navy and served with Air Group 13 aboard the aircraft carrier USS Princeton in the Pacific Fleet (CEJ 1947). He lived in the subject property for two years between 1962 and 1963. In 1964, the subject property was occupied by Lt. G.A. Wockwire, who was enlisted in the Navy at North Island as a patrol bomber pilot. In October 1964, his crew had to make an emergency landing during a routine anti-submarine warfare navigation flight south of San Clemente Island (CEJ 1964). Archival research failed to reveal additional information on Lt. G.A. Wockwire. Between 1965 and 1966, the subject property was occupied by Navy Capt. William J. Coleman took control of the USS Dixie on October 1, 1965. Capt. Coleman joined the Dixie following a tour of duty with the Office of the Deputy Chief of Naval Operations in Washington, D.C. (CEJ 1965). In 1966, the USS Dixie's destroyer tender escorted USS Evans and became the flagship for Commander Cruiser-Destroyer Force after a six-month deployment (CEJ 1966).

Between 1958 and 1965, the subject property was owned by Marguerite C. Talbot, who later married and became Marguerite C. Williams. During this time, the subject property was utilized as a rental property. In June 1965, Williams sold the subject property to Navy Commander Leslie H. Schubert Jr. and Norma Del Chiaro Schubert.

Norma was a well-known concert violinist for the Monterey County Symphony and the Carmel Chamber Group Orchestra and Quartets prior to getting married to Leslie in 1958. Norma attended San Francisco State College and worked as an instructor at the California School for the Deaf in Berkley. Cdr. Schubert Jr. attended the University of Cincinnati for architecture and the Naval Postgraduate School in Monterey (TC 1958).

In 1966, Cdr. Schubert constructed a masonry wall at the subject property along the eastern and northern property boundary (Permit # 15622). Between 1967 and 1969, Cdr. Schubert Jr.’s brother, Jack Schubert, occupied the subject property. In May 1967, Cdr. Schubert Jr. took out a permit to construct a three-bedroom and two-bathroom addition to the subject property’s southeastern corner along H Avenue (Permit # 15951). San Diego-based construction firm Mueller-Tuckett Co constructed the addition. In 1969, Cdr. Schubert Jr. took out a permit to add a three-car garage to the subject property along the ally, which connected the present garage and workshop (Permit # 16456).

Attachment 4
City of Coronado Page 196
514 FIRST STREET / DETERMINATION OF HISTORIC SIGNIFICANCE REPORT 11661-050 23 MAY 2024
In 1970, Cdr. Schubert retired from the Navy after 20 years of service. He joined the Navy in 1949, received a commission as ensign in 1951, and was appointed the rank of Commander in 1965. During his time in the Navy, Cdr. Schubert received the National Defense Service Metal (bronze star), Armed Forces Expeditionary Medal (Korea), Vietnam Campaign Medal, Vietnam Service Medal (two bronze stars), and the Meritorious Unit Commendation. Upon his retirement, he received a letter of appreciation from Admiral Longino, commander of Fleet Air at the San Diego Naval Air Station (TA 1970). By 1970, the Schubert family had moved into the subject property permanently. According to newspapers and city directories, Cdr. Schubert worked as a realtor and real estate investor, operating out of the subject property under the name Schubert Investment Co. (CEJ 1991, 1992). He worked in real estate investments as an exchange counselor and a corporation executive consultant (CEJ 1992).

Norma worked as the San Diego Power Tool Company vice president based out of San Diego (SDDC 1979).

In 1983, Cdr. Schubert took out a permit for a porch addition and pantry roof extension to the subject property’s northwestern elevation. Cdr. Schubert died on March 17, 2007. Norma continued to inhabit the subject property until her death on January 19, 2024, at the age of 94. She was survived by three children, Therese, Kathleen, and Scott, as well as her six grandchildren and ten great-grandchildren (CEJ 2024).

3.3 Builder of 514 First Street
Paul L. Hathaway (1904-1964)
Paul Lawrence Hathaway was born in 1904 in Milwaukee, Wisconsin. He studied architecture at the University of Southern California and San Diego State College before practicing architecture in Los Angeles and the San Diego Area. In 1933, Hathaway married Sarah Virginia White from Houston, Texas, and they had two sons, Paul L.

Hathaway Jr. and John A. Hathaway (CEJ 1964, 1933). The majority of his known works are located in Coronado.

Hathaway and his parents, John and Annie, were longtime residents of Coronado and were very involved in local organizations such as the Coronado Yacht Club. Hathaway worked in Coronado as an architect for the A.M.

Sutherland Company and as a draftsman for J.W. Gernandt. From 1936 to 1937, Hathaway had a brief partnership with John Washington, working under the firm name of “Hathaway-Washington Company” out of Coronado. In the late 1930s, Hathaway served as architect and builder of his works, predominantly designing single-family homes.

He predominantly designed homes using popular revival styles, including Colonial Revival, French Normandy, and Spanish Colonial Revival, as well as Minimal Traditional. During this same period, Hathaway left the architecture field to join the Navy and remained in service throughout WWII. He died in 1964 while living in Monterey, California (City of Coronado 2019).

Known buildings attributed to Paul L. Hathaway in Coronado include:
• 175 Alameda Boulevard (1936)
• 255 B Avenue (1935)
• 330 B Avenue (1936), Designated Coronado Historic Resource • 555 B Avenue (1933), Designated Coronado Historic Resource • 555 C Avenue (1940), Designated Coronado Historic Resource • 721-727 D Avenue (1939), Designated Coronado Historic Resource • 145 E Avenue (1939)
• 161 E Avenue (1938)
Attachment 4
City of Coronado Page 197
514 FIRST STREET / DETERMINATION OF HISTORIC SIGNIFICANCE REPORT 11661-050 24 MAY 2024
• 141 F Avenue (1938)
• 150 F Avenue (1938)
• 151 F Avenue (1938)
• 1027 F Avenue (1934), Designated Coronado Historic Resource • 1506 Fifth Street (1940)
• 1026 Flora Avenue (1935), Designated Coronado Historic Resource • 622 Glorietta Boulevard (1936)
• 1030 Glorietta Boulevard (1939), Designated Coronado Historic Resource • 1110 Glorietta Boulevard (1935)
• 821 Guadalupe Avenue (1938)
• 155 H Avenue (1941)
• 250 H Avenue (1941)
• 376 H Avenue (1933)
• 200 I Avenue (1935)
• 654 J Avenue (1941), Designated Coronado Historic Resource • 720 Jacinto Place (1938)
• 1017 Olive Avenue (1933)
• 411 Pomona Avenue (1940)
• 823 San Luis Rey Avenue (1941)
• 810 Second Street (1938)
• 811 Second Street (1938)

3.4 Muralist of 514 First Street
Paul Frederick Matthews (1909-1983)
Paul Matthews was born in New York on April 27, 1909, and married Sallie M. of Texas prior to moving to California.

Archival research failed to reveal substantial information about Matthews early life and career prior to relocating to the San Diego area. Prior to becoming a mural artist, Matthews was a handy man at the Warner Hot Springs Resort and worked as a house painter. He had no professional training but was a skilled artist in oils and watercolors.

While working as a handyman at the resort, his sketches made during his spare time attracted the attention of others and he was soon assigned to paint murals in the Warner Hot Spring’s Butterfield Cantina (SDU 1949). The murals depicted bar scenes from the California frontier. Matthews soon established a reputation for paining murals with “true-to-life” figures in the Warner Springs and Lake Henshaw areas in the late 1940s and early 1950s (SOHO 2018). He was able to create colorful reproductions of people, animals, and buildings without a photograph.

In 1948, Paul Matthews was commissioned to paint two murals on either side of the alter at the Church of Saint John the Baptist in Santa Ysabel. Mattews had befriended Charlie and Mary Botti, who lived in Lake Henshaw and owned the steakhouse Charlie and Mary’s Tavern, also known as The Hideout. The Botti’s commissioned him to paint two scenes at the Church of Saint John the Baptist, which were recreations of paintings by Hungarian artist Mihály Munkácsy, dedicated to their parents (SOHO 2018). The Botti’s soon became one of Matthews’ largest Attachment 4
City of Coronado Page 198
514 FIRST STREET / DETERMINATION OF HISTORIC SIGNIFICANCE REPORT 11661-050 25 MAY 2024
clients. In 1949, he painted three murals at their home in Lake Henshaw, Casa del Oro, depicting scenes from the Old West, including cowboys singing in a bar (WFP 1978). He also painted murals at their steakhouse, Charlie and Mary’s Tavern, and the Henshaw Grill (SOHO 2018). The St. Francis Chapel in Warner Springs, established in 1830, also has a mural by Matthews depicting the Visit of the Magi, the Virgin Mary, and St. Francis (SOHO 2018).

Matthews work at Warner Hot Springs gained the attention of Lt. Col. and Edna Abel, who hired him in 1949 to paint five murals at their Coronado home, 514 First Street (subject property) (for additional images of these murals, see Appendix D). Also, in 1949, he contributed to the Coronado “Art Mart” at the annual Flower Show with a mural depicting Coronado history (CC 1949; ET 1949). The 1950 Federal Census lists the Mathews as living at the Warner Hot Springs Sunset Ranch Guest Ranch Building #5. Paul’s occupation is listed as a mural artist (USFC 1950).

According to sources, Matthews painted several murals on homes in Coronado, but their addresses are unknown other than the subject property. Archival research indicates that his art was discovered by Walt Disney when Disney was visiting Warner Hot Springs Resort, and he was asked to work for Disney Studios. However, additional information on Matthew’s career past 1950 is unknown (SOHO 2018). He died on September 26, 1983, in Kern County, California.

3.5 Architectural Styles of 514 First Street
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; Carley 1994).

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 (multi-level roofs)
Attachment 4
City of Coronado Page 199
514 FIRST STREET / DETERMINATION OF HISTORIC SIGNIFICANCE REPORT 11661-050 26 MAY 2024
• Round, square, or polygonal towers
• Walled entry courtyards
• Partially enclosed patios and gardens
Roof 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 creates a decorative edge from the roof to the wall Wall Materials:
• Smooth, whitewashed, stucco walls over masonry
• Uninterrupted wall surfaces punctuated by careful use of openings Porches and Balconies:
• Recessed front entries
• Emphasis on balconies with balustrades of wood, plaster, or iron • Balconies open or roofed
• Wrought-iron railings and lanterns
Doors:
• Wood plank or paneled entry door that expresses solidity • Arched or decorative plaster or stone surround
• Colorful decorative tiles used as baseboards
• Wrought iron hinges and trim
• French doors
Windows
• Fenestration irregularly placed and recessed
• Stucco return with no trim
• Awnings are often found at window openings
• Rounded arches above both doors and windows
• Variety of intricate to simple wood or iron grilles over the windows • Transoms over windows
Vents and Chimneys:
• Venting in gable peaks
• Stucco or tile decorative vents
• Tower-like stucco chimneys
• Elaborate chimney tops with small tiled roofs
Attachment 4
City of Coronado Page 200
514 FIRST STREET / DETERMINATION OF HISTORIC SIGNIFICANCE REPORT 11661-050 27 MAY 2024
Decorative Elements:
• Loggias and/or arcaded with arches
• Decorative vigas (exposed roof beams)
• Keystone
• Cartouches or molded paster reliefs
• Ornamental “punched” wall openings
• Decorative ceramic face tiles
• Clay floor tiles
• Fountains
• Arched wing walls
• Pergolas
Hacienda-style (1932-circa 1940)
Californio traditional homes and Spanish Colonial Revival architecture inspired hacienda-style residences in California. The style was popular during the Great Depression as a romanticized call back to “simpler living” of Mexican-era California. California architect Clifford (also known as Cliff) May popularized the style between 1931 and 1937, building approximately 50 Hacienda style houses in San Diego, including three in Coronado. Homes in this style typically reflected traditional adobe architecture, being low in scale and spread out on parcels to create definition between the street and the private spaces for the residents. There was an emphasis on the centralized interior patio as a place for eating, entertaining, and dancing. Mexicana detailing was often associated with the style and included brightly colored tiles, floral decorated Monterey and Coronado style furniture, and textiles, all of which reflected early California ideals of ranch living and the Old West (SOHO 2011).

Identifying features of the Hacienda-style in Coronado include:
• One-story in height
• Large and spread out in scale
• Low-pitched roof with wide overhanging eaves
• Definition between the public space on the street and the private spaces for the residents • Spanish Colonial Revival Style influences including an asymmetrical front elevation, red clay tile roofs, coarsely plastered stucco cladding, exposed wood structural beams, and decorative tilework • L- or U-shaped floor plan, one room deep, with a covered outdoor corridor surrounding a private courtyard • Thick walls mimicking the appearance of adobe
• Deep set windows, often with wood shutters or wood window grilles with flower boxes • Rustic wood doors with heavy iron hardware, geometric patterning, and wooden lintels • Mexicana folk-art on wood beams, shutters, and doors
Attachment 4
City of Coronado Page 201
514 FIRST STREET / DETERMINATION OF HISTORIC SIGNIFICANCE REPORT 11661-050 28 MAY 2024

INTENTIONALLY LEFT BLANK
Attachment 4
City of Coronado Page 202
514 FIRST STREET / DETERMINATION OF HISTORIC SIGNIFICANCE REPORT 11661-050 29 MAY 2024
4 Field Survey

4.1 Methods
Dudek architectural historian Katie Ahmanson, MHC, conducted a survey of the property on April 11, 2024. The survey entailed documenting the building from the public right-of-way as well as on the 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. Supplemental photographs of portions of the property were provided to Dudek by the property’s current owner through the City.

4.2 Results
As a result of the survey and research of historic built environment resources, one residence 85 years of age (constructed 1939) was identified on the subject property, 514 First Street. 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.

Attachment 4
City of Coronado Page 203
514 FIRST STREET / DETERMINATION OF HISTORIC SIGNIFICANCE REPORT 11661-050 30 MAY 2024

INTENTIONALLY LEFT BLANK
Attachment 4
City of Coronado Page 204
11661-050 31 MAY 2024
5 Significance Evaluation
The following provides a description and evaluation of the subject property at 514 First Street in consideration of City of Coronado designation criteria and integrity requirements. A DPR form recording the subject property is provided in Appendix B.

5.1 514 First Street Property Description
Property Description
The subject property at 514 First Street (APNs: 536-071-26-00 and 536-071-25-00) is located on the southwest corner of First Street and H Avenue. The property contains one single-family residence and an attached garage constructed in 1939 (Exhibit 6). The parcel is slightly angled off the cardinal directions. The primary elevation is oriented towards First Street (northeast elevation). A stone tile vestibule with a two-door organic shaped metal gate, leads from the sidewalk to the subject property’s primary entrance. The subject property’s primary (northeast) elevation displays an exterior battered painted brick chimney. Additional chimneys include an interior stucco “dummy” chimney at the northern corner of the residence and an interior painted brick chimney at the western end of the residence. An approximate four-foot-tall painted brick wall, capped with unpainted brick and decorative metalwork, encloses the property's southeast, southwest, and far northern corner. Two decorative metal pedestrian gates provide access to the property from the southeast and the northeast. The two attached garages and the attached utility storage building are accessed from the side ally to the west of the subject property. The walled courtyard at the property’s north displays gravel and a tree stump. The subject property’s central courtyard displays a clay tile patio, decorative wood and ceramic face tile planters with mature trees and smaller plants, and sections of grass lawn (Exhibit 7). Other landscaping includes a grass lawn along the southeast elevation, mature trees, and plantings, including several varieties of cactus. The residence's northwest, southwest, and northeast elevations extend nearly to the lot lines and the adjacent residential property, 120 H Avenue.

Residence (1939)
The residence is U-shaped in plan and a combination of one story and two stories in height. The building’s exterior is predominantly clad in whitewashed cement brick with sections of unpainted brick, vertical wood, decorative ceramic face tile, and horizontal wood boards. The main portion of the residence displays a multi-cross gable roof sheathed in Mission red clay tiles and rolled composition roofing with minimal overhang and exposed rounded wood rafters and sections of exposed beams at the gable end. At the residence’s southwestern corner, the garage and utility shed display flat roofs with rolled composition roofing.

The primary (northeast) elevation displays a recessed main entrance containing a solid wood plank entry door with wrought iron strap hinges. Fenestration includes a series of paired wood casement windows with a wood lintel above, decorative wrought iron window grilles, and double-hung wood windows with ornamental “punched” wall openings in front. Recessed from the main body of the residence at the far northern corner are two decorative metal security doors below covered porches. A walled entry courtyard encloses the northern corner of the residence.

The northwest elevation is accessed from the side ally. The elevation displays three one-story sections. The farthest left displays exposed rounded wood rafters, a wood double hung window with a wood lintel above and a decorative Attachment 4
City of Coronado Page 205
514 FIRST STREET / DETERMINATION OF HISTORIC SIGNIFICANCE REPORT 11661-050 32 MAY 2024
wrought iron window grille, and a single wood two-car-width counterweight garage door. The middle section is distinguished by horizontal wood board cladding and displays exposed rounded wood rafters, a two-car-width wood counterweight garage door, and a single-car-width wood counterweight garage door (Exhibit 8). The far-right section is lower than the other two sections and displays simple exposed wood rafters and a single window of unknown material and operation with a wood lintel above and a decorative wrought iron window grille.

The northern section of the southwest elevation is not visible from the public right-of-way and abuts the subject property’s lot lines. The southern section is distinguished as two stories in height and displays paired wood casement windows with a wood lintel above and a single-panel entry door.

The southeast elevation displays as two discontinuous sections. The western section faces towards the interior courtyard, and the eastern section faces towards H Avenue. The western section displays a series of open loggias supported by squared wood posts. The middle section of the interior patio elevation displays an arcade with a series of arched openings accented by unpainted brick and exposed beams with corrugated metal above. A painted mural is on the southwest elevation of the loggia (Exhibit 9). Fenestration includes paired wood casement windows with a wood lintel above, a wood plank Dutch door, and wood French doors. Decorative elements include rubble integral planters, clay floor tiles, and chimney tops.

The eastern section of the southeast elevation displays as a combination of two-stories (left) and one-story (right).

The two-story section displays a squared ornamental “punched” wall opening and a section of decorative ceramic face tiles flanked by ornamental wrought ironwork (Exhibit 10). Fenestration includes paired wood casement windows with a wood lintel above the second-story windows. The one-story section displays two ornamental “punched” wall openings in front of double-hung wood windows and a series of paired wood casement windows with a wood lintel above and decorative wrought iron window grilles.

The building displays a partially enclosed patio and garden. The southwest and southeast interior patio elevations display a loggia supported by squared wood posts. Fenestration along the interior patio includes fixed wood windows, wood French doors, paired wood three-lite casement windows with and without a wood lintel above, a three-panel arched stained glass window, a one-panel arched stained glass window, single panel entry doors, and security doors. On the northwest elevation of the two-story residential addition is a balcony with squared and rounded wood balusters and decorative wrought iron (Exhibit 11). The wall the borders the southern edge of the property displays a series of three decorative murals with wood lintels above facing inward towards the patio (Exhibit 12).

The residence reflects the Spanish Colonial Revival architectural style, including the following character-defining features:

Massing and Overall Form:
• Asymmetrical façades
• Combination one and two stories in height (multi-level roofs) • Walled entry courtyard
• Partially enclosed patio and garden
Roof and Eave Details:
• Low-pitched cross-gabled roof with flat roof sections Attachment 4
City of Coronado Page 206
514 FIRST STREET / DETERMINATION OF HISTORIC SIGNIFICANCE REPORT 11661-050 33 MAY 2024
• Minimal eaves with little to no overhang
• Mission (half-cylinder) red clay tile roof
• Emphasis on terra cotta tile that create a decorative edge from the roof to the wall Wall Materials:
• Smooth, whitewashed, stucco walls over masonry
• Uninterrupted wall surfaces punctuated by careful use of openings • Walls extend into gable without a break
Porches and Balconies:
• Recessed front entry
• Emphasis on balcony with balustrades of wood and iron • Open balcony
• Wrought-iron railings
Doors:
• Wood plank entry door that expresses solidity
• Wrought iron hinges
• French doors
Windows
• Fenestration irregularly placed and recessed
• Rounded arches above windows
• Variety of intricate iron grilles over the windows
Vents and Chimneys:
• Tower-like stucco chimneys
Decorative Elements:
• Loggias arcaded with arches
• Decorative vigas (exposed roof beams)
• Ornamental “punched” wall openings
• Decorative ceramic face tiles
• Clay floor tiles
The residence also reflects elements of the Hacienda architectural style, including the following character-defining features:
• Large and spread out in scale
• Low-pitched roof with wide overhanging eaves
• Definition between the public space on the street and the private spaces for the residents Attachment 4
City of Coronado Page 207
514 FIRST STREET / DETERMINATION OF HISTORIC SIGNIFICANCE REPORT 11661-050 34 MAY 2024
• Spanish Colonial Revival Style influences including an asymmetrical front elevation, red clay tile roofs, and coarsely plastered stucco cladding, exposed wood structural beams, and decorative tilework • U-shaped floor plan, one room deep, with covered outdoor corridor surrounding a private courtyard • Thick walls mimicking the appearance of adobe
• Deep set windows
• Rustic wood doors with heavy iron hardware
• Mexicana folk-art
Exhibit 6. Detail image of primary (northeast) elevation, view looking southwest.

Source: Dudek, IMG_4834.

Attachment 4
City of Coronado Page 208
514 FIRST STREET / DETERMINATION OF HISTORIC SIGNIFICANCE REPORT 11661-050 35 MAY 2024
Exhibit 7. Subject property’s central courtyard displaying the arcade and loggia, view looking north.

Source: Dudek, IMG_4992.

Exhibit 8. Northwest elevation displaying the attached garages, view looking southeast.

Source: Dudek, IMG_4847.

Attachment 4
City of Coronado Page 209
514 FIRST STREET / DETERMINATION OF HISTORIC SIGNIFICANCE REPORT 11661-050 36 MAY 2024
Exhibit 9. Interior loggia mural, view looking southwest.

Source: Dudek, IMG_4978.

Exhibit 10. Two-story section of the southeast elevation, view looking west.

Source: Dudek, IMG_4897.

Attachment 4
City of Coronado Page 210
514 FIRST STREET / DETERMINATION OF HISTORIC SIGNIFICANCE REPORT 11661-050 37 MAY 2024
Exhibit 11. Northwest and southwest elevations of the two-story addition, view looking northeast.

Source: Dudek, IMG_4987.

Exhibit 12. One of three frescos located on the subject property’s southern property wall, view looking southwest.

Source: Dudek, IMG_4982.

Attachment 4
City of Coronado Page 211
514 FIRST STREET / DETERMINATION OF HISTORIC SIGNIFICANCE REPORT 11661-050 38 MAY 2024
Table 3. Visual Examples of the Subject Property’s Character-Defining Features Reflecting the Spanish Colonial Revival Style
Arcade with a series of arched
openings
Ornamental “punched” wall
openings
Decorative ceramic face tiles
Metal grilles over windows Rounded arches above windows Open balcony with decorative
balustrades in wood and iron
Mission red clay tile roof and
an emphasis on terra cotta tile
that creates a decorative edge
from the roof to the wall
Walled entry courtyard
Recessed wood plank entry
door with wrought iron strap
hinges
Attachment 4
City of Coronado Page 212
514 FIRST STREET / DETERMINATION OF HISTORIC SIGNIFICANCE REPORT 11661-050 39 MAY 2024
Identified Alterations
The following exterior alterations were identified through a review of property record research and/or during the survey conducted on April 11, 2024:
• 1944: tile wall along the southern end of the property and addition of a workshop at the southwestern corner of the property to lots 17 and 18 of block 165 (APN 536-071-25-00) (Permit # 7724) • 1966: construct masonry wall along eastern property boundary (Permit # 15622) • 1967: construct a three-bedroom and two-bath addition to the dwelling at the southeastern corner along H Avenue (Permit # 15951)
• 1969: add a three-car garage to the existing dwelling along the ally (Permit # 16456) • 1983: pantry and porch addition to residence’s northwestern elevation (Permit # B 1064)

5.2 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 in 1939, at the end of the Great Depression. 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 financial impact of the Depression 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, which led to more homes being available for rent within the city.

The subject property was constructed to be the primary residence of Lieutenant Colonial Archibald D. and Edna T.

Abel. Despite the construction of new homes in Coronado slowing down during the 1930s, it did not come to a complete stop. The subject property was not the only residence constructed during this period, rather it was the direct result of the military paycheck, which had an overall positive impact on the economy of Coronado. The Abels were able to construct their residence (subject property), as were other families within the city, as a result of being enlisted in the military. Therefore, its construction did not mark a pivotal point in the city’s history, and it being a single-family residence constructed in 1939 by an enlisted member of the military does not make it a special element of the city’s military, cultural, social, economic, political, or engineering history.

Additionally, by the time the subject property was constructed in 1939, architect Cliff May had constructed three other Hacienda style single-family residences in Coronado: 633 Alameda Boulevard (1935), 777 G Avenue (1936), and 535 Margarita Avenue (1938). Due to the already established presence of residences in this style, the subject property cannot be considered a special element of the city’s aesthetic history. The subject property reflects local history in general as a single-family residence constructed in 1939 in the Spanish Colonial Revival style with Hacienda style influences. 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 as not eligible for listing under City of Coronado Criterion A.

Attachment 4
City of Coronado Page 213
514 FIRST STREET / DETERMINATION OF HISTORIC SIGNIFICANCE REPORT 11661-050 40 MAY 2024
B. It is identified with a person(s) or an event(s) significant in local, State, or national history; Persons: The subject property was designed and constructed in 1939 by contractor Paul Hathaway for Lieutenant Colonial Archibald D. Abel. In September 1940, Lt. Col. Abel’s wife, Edna T. Abel, was reported to have moved into the subject property. Lt. Col. joined the Marine Corps and served in World War I and World War II. While he was deployed, Edna inhabited the subject property. The family briefly moved out in 1943, only to return in 1944 after Lt. Colonel Abel was medically discharged from the Marine Corps because of a heart condition.

During the 1940s, Abel became involved in local politics and served on the city council between 1946 and 1950.

On May 6, 1947, he was appointed as mayor of Coronado by the city council after the resignation of Kenneth Carson. He served as mayor between May 6, 1947, and April 20, 1948. During his time on the city council, he worked to promote efficient and economical government through monitoring the city’s expenditures and pushing for a financial study of the city in 1948. In September 1948, Lt. Col. Abel submitted his resignation from the city council due to health concerns. In his letter, he outlined some of the things the city accomplished while he was a member, including codification of city ordinances; the Master Plan of the city was brought up to date; nearly all the alleys within the city were paved; voters approved a retirement plan for city employees; and the city was receiving $28,500 a year for renting the Amphibious Training Base to the Federal Government. In January 1950, Lt. Col. Abel died of a heart attack in the subject property only four months after his retirement from the city council. Edna Abel continued to inhabit the subject property with her sister, Marguerite Talbot, until 1955, when the two moved to their family home at 1000 Glorietta Boulevard. Edna died on November 12, 1958.

Despite Abel being a productive member of Coronado society and holding the positions of mayor and on the city council, it is not sufficient for a person to be a member of a profession, rather, it must be shown that the individual gained historic significance within the profession. During Abel’s four yearlong political career, he assisted in multiple projects that were positive for Coronado. Despite this, archival research failed to indicate that he gained importance within the field of politics, instead he simply held local political positions. Between 1890 and 2024 (134 years), Coronado has had fifty-three mayors, many of whom served for a one-to-two-year term. Similarly, between 1938 and 2024 (86 years), Coronado has had seventy-five different city council members. Only occupying these political positions does not result in enough justification for significance, it must be shown that the person gained importance within those positions. During Abels two years as mayor and four years on the city council, research did not reveal specific information about his individual impact on the city. Rather Abel worked within those positions to progress towards goals set by the city. There is no indication that Abel individually made a significant impact on the community, rather, he was a part of a larger governmental body.

In 1943, the Abel’s rented the subject property to Lt. Comdr. Linkins for one year. That same year, he received a Presidential Unit Citation Award for his service with the Marines on Guadalcanal between August and December of 1942. Despite living at the subject property while receiving a Presidential Unit Citation Award, there is no indication that the subject property is associated with this achievement, which occurred between August and December of 1942. Rather, the subject property was likely one of the many short-term properties that Linkins and his family inhabited during his military service.

Between 1962 and 1966, the subject property was occupied by several short-term occupants: Commander Alvin Thomas (1962-1963); Lieutenant G.A. Wockwire (1964); and Captain William J. Coleman (1965-1966). Despite these occupants holding military positions and achieving accolades, the majority of their military achievements took place while deployed or on assignment at other military bases. There is no indication that they are significant within the history of the City of Coronado. Additionally, due to their short occupancy of the subject property of one to two Attachment 4
City of Coronado Page 214
514 FIRST STREET / DETERMINATION OF HISTORIC SIGNIFICANCE REPORT 11661-050 41 MAY 2024
years, they do not meet the requirement for the length and nature of the associations of an individual to the subject property.

In June 1965, the subject property was sold to Navy Commander Leslie H. Schubert Jr. and Norma Del Chiaro Schubert, who occupied the property between 1970 and 2024. Norma was a well-known concert violinist for the Monterey County Symphony and the Carmel Chamber Group Orchestra and Quartets prior to getting married to Leslie in 1958. Cdr. Schubert Jr. attended the University of Cincinnati for architecture and the Naval Postgraduate School in Monterey. In 1970, Cdr. Schubert retired from the Navy after 20 years of service. He joined the Navy in 1949, received commission as ensign in 1951, and was appointed the rank of Commander in 1965. During his time in the Navy, Cdr. Schubert received the National Defense Service Metal (bronze star), Armed Forces Expeditionary Medal (Korea), Vietnam Campaign Medal, Vietnam Service Medal (two bronze stars), and the Meritorious Unit Commendation. Upon his retirement, he received a letter of appreciation from Admiral Longino, commander of Fleet Air at the San Diego Naval Air Station. The majority of his military achievements took place while he was deployed or on assignment at other military bases and there is no indication that he is significant within the history of the City of Coronado. Additionally, by 1970, when the Schubert’s moved into the subject property, Cdr. Schubert Jr. had retired from the Navy therefore, the subject property cannot be associated with his productive life. According to newspapers and city directories, after 1970, Cdr. Schubert worked as a realtor and real estate investor operating out of the subject property under the company name the Schubert Investment Co.

Norma worked as the vice president of the San Diego Power Tool Company based out of San Diego. Despite being productive members of Coronado society, archival research failed to reveal information demonstrating that these individuals gained historic significance associated with the subject property while working as realtors, real estate investors, and a vice president of the San Diego Power Tool Company.

The subject property is not identified with a person(s) or an event(s) significant in local, State, or national history and is recommended as 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. Despite the property reflecting an element of the City’s history as part of the early residential development of the city's northwestern section, there is no indication that the construction of this specific residence marked a pivotal point in the history of Coronado to be considered a significant event.

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 with influences of the Hacienda architectural style. The present character-defining features allow the subject property to be considered truly representative of the Spanish Colonial Revival style with Hacienda influences in Coronado. Additionally, despite the subject property undergoing multiple alterations, they fall within two categories:
not visible from the street right-of-way or consistent with the Secretary of the Interior’s Standards for Treatment of Historic Properties.

The residence reflects twenty-seven of the identified character-defining features of the Spanish Colonial Revival style in Coronado, including its massing and overall form, roof, cornice, and eave details, porches and balconies, Attachment 4
City of Coronado Page 215
514 FIRST STREET / DETERMINATION OF HISTORIC SIGNIFICANCE REPORT 11661-050 42 MAY 2024
doors, windows, chimneys, wall materials, and decorative elements. The character-defining features reflecting the Spanish Colonial Revival style include: asymmetrical façades; combination one and two stories in height (multi-level roofs); walled entry courtyard; partially enclosed patio and garden; low-pitched cross-gabled roof with flat roof sections; minimal eaves with little to no overhang, mission (half-cylinder) red clay tile roof; emphasis on terra cotta tile that create a decorative edge from the roof to the wall; smooth, whitewashed, stucco walls over masonry; uninterrupted wall surfaces punctuated by careful use of openings; walls extend into gable without a break; recessed front entry; emphasis on balcony with balustrades of wood and iron; open balcony; wrought-iron railings; wood plank entry door that expresses solidity; wrought iron hinges; French doors; fenestration irregularly placed and recessed; rounded arches above windows; variety of intricate iron grilles over the windows; tower-like stucco chimneys; loggias arcaded with arches; decorative vigas (exposed roof beams); ornamental “punched” wall openings; decorative ceramic face tiles; and clay floor tiles.

The subject property also reflects character-defining features of the Hacienda architectural style including: large and spread out in scale; low-pitched roof with wide overhanging eaves; definition between the public space on the street and the private spaces for the residents; Spanish Colonial Revival style influences; U-shaped floor plan, one room deep, with covered outdoor corridor surrounding a private courtyard; thick walls mimicking the appearance of adobe; deep set windows; rustic wood doors with heavy iron hardware; and Mexicana folk-art murals.

The majority of the character-defining features of the Spanish Colonial Revival and Hacienda architectural styles are fully integrated into the historic design. The subject property clearly contains enough characteristics of the architectural styles to be considered a true representative of the Spanish Colonial Revival architecture with Hacienda influences in Coronado. The subject property is distinctive amongst other Spanish Colonial Revival style residences constructed in the 1930s for its integration of the Hacienda style which was popular during the Great Depression as a romanticized call back to “simpler living” of Mexican-era California. The style was popularized by California architect Cliff May who between 1931 and 1937 designed approximately 50 Hacienda style houses in San Diego including three in Coronado. The subject property was not designed by May but displays his influence in its low, spread-out scale over four lots with an emphasis on creating a definition between the street and the private spaces for the residents. The residence has a large central patio designed for entertaining, which remains into the residents. Additionally, the murals painted by Paul Matthews in 1949 reflect the Mexicana movement depicting early California ideals of ranch living, missions, and the Old West. These elements are all integrated into the subject property creating a true residential representative of the Spanish Colonial Revival and Hacienda architectural styles constructed in 1939.

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 First Street and H Avenue) include the following: addition of a workshop at the southwestern corner of the property (1944) and add a three-car garage to existing dwelling along ally (1969). Both additions are visible from the side 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.

The alterations that are consistent with the Secretary of the Interior’s Standards include the following: construct a tile wall along the southern end of the property (1944); construct masonry wall along eastern property boundary (1966); construct a three bedroom and two bath addition to dwelling at southeastern corner along H Avenue (1967); and a pantry and porch addition to residence’s northwestern elevation (1983). According to the Secretary of the Interior’s Standards for Rehabilitation, Standards 9 and 10: “new additions, exterior alterations, or related new Attachment 4
City of Coronado Page 216
514 FIRST STREET / DETERMINATION OF HISTORIC SIGNIFICANCE REPORT 11661-050 43 MAY 2024
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 addition of the property walls in 1944 and 1966 do not destroy historic materials, features, and spatial relationships that characterize the subject property. Rather they added additional character-defining features to the property consistent with the Spanish Colonial Revival architectural style of a walled courtyards.

Additionally, the pantry and porch addition to residence’s northwestern elevation do not substantially destroy the present historic materials, including the exterior cladding and roofing materials. Their addition has a minimal effect on the overall integrity of the subject property, which retains the ability to reflect the Spanish Colonial Revival and Hacienda architectural styles. 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 largest alteration to the subject property occurred in 1967 with the construction of a three bedroom and two bath addition to the dwelling at its southeastern corner along H Avenue. According to the Secretary of the Interior’s Standards for Rehabilitation, “A new addition must preserve the building’s historic character, form, significant materials, and features. It must be compatible with the massing, size, scale, and design of the historic building while differentiated from the historic building. It should also be designed and constructed so that the essential form and integrity of the historic building would remain if the addition were to be removed in the future” (Grimmer 2017).

The 1967 addition retained the property’s architectural style, form, and the majority of the significant materials and features. The addition was made to the southeast elevation and according to the original blueprints for the subject property, the elevation was relatively simple with one wood casement window and a wood lintel above. Therefore, very few original materials or features were lost as a result of its construction. The U-shaped floor plan with an interior patio was retained as well as the majority of the original building materials.

The new addition preserved the subject property’s historic character as a Spanish Colonial Revival style singlefamily residence. The addition is differentiated as being two stories in height and adding additional characterdefining features of the Spanish Colonial Revival architectural style not seen on other portions of the subject property, including an open balcony; decorative vigas (exposed roof beams); arches over windows; an emphasis on a balcony with balustrades of wood and iron; and exterior decorative ceramic face tiles. Additionally, the 1967 addition utilized the same materials and detailing as the 1939 portion of the building to make it compatible, including the exterior walls of whitewashed cement brick, wood casement windows with a wood lintel above, ornamental “punched” wall openings, and Mission red clay tile roof. Despite the addition being visible from the public right-of-way, it is distinguished enough to not be mistaken as part of the original design while being compatible enough to preserve the property’s historic character.

In conclusion, the subject property retains a high number of distinctive characteristics of the Spanish Colonial Revival and Hacienda architectural styles. 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.

Attachment 4
City of Coronado Page 217
514 FIRST STREET / DETERMINATION OF HISTORIC SIGNIFICANCE REPORT 11661-050 44 MAY 2024
D. It is representative of the notable work of a builder, designer, architect, artisan or landscape professional;
The residential property at 514 First Street is the notable work of a builder Paul L. Hathaway and artisan Paul Frederick Matthews.

Paul Lawrence Hathaway was born in 1904 in Milwaukee, Wisconsin. He studied architecture at the University of Southern California and San Diego State College before practicing architecture in Los Angeles and the San Diego Area. From 1936 to 1937, Hathaway had a brief partnership with John Washington, working under the firm name of “Hathaway-Washington Company” out of Coronado. In the late 1930s, Hathaway served as both architect and builder of his works, predominantly designing single-family homes in Coronado. He designed homes using popular revival styles, including Colonial Revival, French Normandy, and Spanish Colonial Revival as well as Minimal Traditional. During this same period, Hathaway left the architecture field to join the Navy and remained in service throughout WWII. He died in 1964 while living in Monterey, California. The subject property is notable within Hathaway’s body of work as a combination one- and two-story, minimally altered Spanish Colonial Revival residence with elements of the Mission Revival and Hacienda architectural style constructed in 1939. It demonstrates Hathaway’s understanding of the Spanish Colonial Revival 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.

Seven buildings in Coronado that are attributed to Paul Hathaway are designated Coronado Historic Resources, including 555 B Avenue (1933), 555 C Avenue (1940), 721-727 D Avenue (1939), 1027 F Avenue (1934), 1026 Flora Avenue (1935), 1030 Glorietta Boulevard (1939), and 654 J Avenue (1941). Three are Spanish Colonial Revival in style, three are Colonial Revival in style, and one is French Normandy in style. In total, twenty-eight buildings in Coronado have been attributed to Hathaway, six of which are Spanish Colonial Revival in style.

Comparing the subject property to the six known Spanish Colonial Revival buildings designed by Hathaway in Coronado, the subject property is unique in its massing, character-defining features, and high level of integrity. The single-family residences at 555 B Avenue, 1027 F Avenue, and 823 San Luis Rey Avenue display a high number of character-defining features and integrity, but they do not have the same massing as the subject property. The subject property displays as a combination of one- and two-stories and is positioned to abut the sidewalk, allowing for more of the property to be contained within the interior patio courtyard. The property at 654 J Avenue underwent a large-scale renovation in 2020, which removed several of Hathaway’s original design elements, including the ornamental “punched” wall openings and iron grilles over windows. The residence at 200 I Avenue has been heavily altered, including replacement windows, doors, and recladding, and cannot be recognized as being built by Hathaway. The residence at 376 H Avenue does display some similar character-defining features to the subject property but differs in its small massing, rectangular floorplan, and a number of alterations, including replacement front door, reroofing, and recladding.

The subject property represents a unique and distinctive design amongst Hathaway’s body of work. It was built in 1939 with the assistance of Lieutenant Colonel Archibald D. Abel, who conducted extensive research on California missions to use in the design of the property. Hathaway and Abel worked together on the subject property’s design to combine the simplicity of the old missions with the design of contemporary architecture. Extra care was taken in the selection of the subject property’s materials, including the clay tiled roof, redwood beamed ceilings, walled-in patio, garden-long portico, covered barbecue, whitewashed “hollostone” cement block, and red cement flooring in a block tile pattern. Local newspapers, including the Coronado Eagle and Journal and San Diego Union, ran full Attachment 4
City of Coronado Page 218
514 FIRST STREET / DETERMINATION OF HISTORIC SIGNIFICANCE REPORT 11661-050 45 MAY 2024
stories on the property’s design, describing it as “a typical example of an ideal California home” and that “California was meant for home like this” (SDU 1941). The distinguishing element of the subject property is its large, rambling layout, which occupies four lots, giving the feeling of a California Hacienda. The residence’s layout and massing emphasize the occupant’s large private inner courtyard, which is not seen in Hathaway’s other designs. Additionally, despite additions to the subject property, the majority of Hathaway’s original design remains intact. The majority of the original materials have remained in place, including the “hollostone” cement block walls, wood windows, wood plank entry door, metal window grilles, and redwood beams. Therefore, the property can be considered a notable representation of Hathaway’s work and is eligible for listing under City Criterion D.

The subject property is also a notable work of artisan Paul Frederick Matthews. Paul Matthews was born in New York on April 27, 1909. Archival research failed to reveal substantial information about Matthews early life and career prior to relocating to the San Diego area. Prior to becoming a mural artist, Matthews was a handyman at the Warner Hot Springs Resort and worked as a house painter. He had no professional training but was a skilled artist in oils and watercolors. While working as a handyman at the resort, his sketches made during his spare time attracted the attention of others and he was soon assigned to paint murals in the Warner Hot Spring’s Butterfield Cantina. Matthews soon established a reputation for painting murals with “true-to-life” figures in the Warner Springs and Lake Henshaw areas in the late 1940s and early 1950s. His commissions included two murals at the Church of Saint John the Baptist in Santa Ysabel (1948), three murals at Charlie and Mary Botti’s home in Lake Henshaw Casa del Oro (1949), murals at Charlie and Mary’s Tavern and the Henshaw Grill (unknown date), and murals at St.

Francis Chapel in Warner Springs (unknown date).

Matthews painted six separate murals at the subject property, which took him six weeks to complete. Three of the subject property’s murals were 3 by 4 ½ feet and recessed into the wall at the far end of the patio. The murals depicted Cabrillo’s discovery of California, an early California mission building, and the discovery of gold in California. Two larger murals, 7 by 14 feet, were painted by Matthews on the end walls of the loggia with life-size figures. Those murals depicted early-day scenes of the padres and the Native Americans, California missions, and a romantic scene. The murals at the subject property are notable examples of Matthews work in Coronado and are the only known existent works by him in a Coronado residence. The murals are an intact example of Matthews “trueto-life” figures, depicting early scenes of California that suited the subject property’s Spanish Colonial Revival style.

They are a subset of Matthews’ work being painted at a residence rather than a commercial or religious property and represented a large-scale investment taking six weeks to complete. Therefore, the property can be considered a notable representation of Matthew’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 as not eligible for listing under City Criterion F.

Attachment 4
City of Coronado Page 219
514 FIRST STREET / DETERMINATION OF HISTORIC SIGNIFICANCE REPORT 11661-050 46 MAY 2024
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 recognizes seven aspects or qualities that define integrity. The seven aspects of integrity are location, design, setting, materials, feeling, and association, and has diminished integrity of workmanship. 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 date of 1939 (Andrus and Shrimpton 2002; City of Coronado).

The residence at 514 First Street retains its 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 1939.

The subject property has a moderate level of integrity of design . The majority of the subject property’s original form, plan, space, structure, and style are all intact. Additions made over time have affected the space and structure, but the essential design features of being low in scale, U-shaped in plan, and Spanish Colonial Revival in style with Hacienda elements have remained. 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 majorly detract from the conscious decisions made during the initial design and planning process. Therefore, the property retains diminished integrity of design.

The subject property has a moderate level of integrity of setting. The earliest aerial photograph of the subject property from 1941 reveals that the surrounding neighborhood was partially developed with single-family residences. At this time, the subject property has a direct view to the northeast of San Diego Bay. By 1953, multiple residences were constructed along the northern side of First Street, obscuring the subject property’s view of the bay, and changing its overall setting. Additionally, in 1967 the subject property was expanded to the south to include two additional parcels, and a wall was constructed in 1966 along the eastern boundary. On the subject property, the majority of the original landscaping has been retained, no changes have been made to topography, and the majority of the designer’s concept of nature and aesthetic preferences have been maintained. Therefore, the subject property retains diminished integrity of setting.

The subject property retains the integrity of materials. Since its construction in 1939, few materials have been added or removed. Alterations include the addition of a tile wall in 1944; the construction of a masonry wall in 1966; the construction of a three-bedroom, two-bathroom addition in 1967; the addition of a three-car garage in 1969; and an addition of a pantry and porch to the residence’s northwestern elevation in 1983. Because the majority of these alterations are either not visible from the street right-of-way or are consistent with the Secretary of the Interior’s Standards, they have not diminished the property’s overall integrity of materials from its date of construction in 1939. The subject property retains the key exterior materials dating from the period of its historic significance (1939). These include the exterior whitewashed cement brick walls, Mission red clay tile roof, wood casement windows with a wood lintel above, wrought iron window grilles, ornamental “punched” wall openings, and the wood plank entry door with wrought iron hinges. Therefore, the property retains integrity of materials.

The subject property retains the integrity of workmanship. The physical evidence of the craftsmanship required to create the 1939 Spanish Colonial Revival and Hacienda style residence has been retained with minimal alterations.

The essential features, such as U-shaped in plan, asymmetrical massing, decorative features, roof forms, and Attachment 4
City of Coronado Page 220
514 FIRST STREET / DETERMINATION OF HISTORIC SIGNIFICANCE REPORT 11661-050 47 MAY 2024
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. Additionally, the aesthetic principles reflecting the Hacienda style, including the exterior murals and interior facing patio, have remained intact. Therefore, the property retains the integrity of workmanship.

The subject property retains integrity of feeling. Despite additions made to the subject property over time, the subject property overall retains the ability to present as a Spanish Colonial Revival style single-family residence with Hacienda style influence from 1939. When taken together, the physical features convey the property’s historic character, reflecting the romanticized call back to “simpler living” of Mexican-era California. The property’s layout as a U-shape with an interior patio, landscaping, and character-defining features allows the subject property to fully express its historic sense as a 1930s Spanish Colonial Revival and Hacienda style residence in Coronado.

Therefore, the subject property retains integrity of feeling.

Finally, the subject property retains integrity of association. The residence was constructed in 1939 by Paul Hathaway and retains the ability to be associated with Hathaway’s body of work. Additionally, the subject property retains its ability to be associated with muralist, Paul Matthews, with the 1949 murals still present at the subject property. The subject property is an excellent example of the Spanish Colonial Revival architectural style with Hacienda influences. It exhibits a high number of the character-defining features of the style and period. The property reflects this architectural style and retains its association. Therefore, there is a historic association for the subject property to retain integrity of, so the subject property retains integrity of association.

In summary, the subject property at 514 First Street retains integrity of location, materials, workmanship, feeling, and association, and has diminished integrity of design and setting. Therefore, the property maintains requisite integrity to warrant designation and inclusion on the Coronado Register.

5.3 Summary of Evaluation Findings
The subject property was evaluated in consideration of City 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, materials, workmanship, feeling and association. As such, the subject property retains the requisite integrity for inclusion on the Coronado Register.

Attachment 4
City of Coronado Page 221
514 FIRST STREET / DETERMINATION OF HISTORIC SIGNIFICANCE REPORT 11661-050 48 MAY 2024

INTENTIONALLY LEFT BLANK
Attachment 4
City of Coronado Page 222
11661-050 49 MAY 2024
6 Findings and Conclusions
The 1939 residential property located at 514 First Street (APNs: 536-071-26-00 and 536-071-25-00) in Coronado, California, was evaluated in consideration of City designation criteria and integrity requirements. As a result of the evaluation, the property was found to be significant under City Criteria C and D. The subject property retains integrity in location, materials, workmanship, feeling, and association, and has diminished integrity of design and setting.

City designation guidelines state that for a building, structure, object, or site to be designated as a Historic Resource by the Historic Resource Commission, it must be at least 75 years old and meet two or more of the City’s designation criteria. Because the subject property does meet the local criteria for designation under City Criteria C and D and retains a high level of integrity, it is recommended eligible for local designation as an individual property.

Attachment 4
City of Coronado Page 223
514 FIRST STREET / DETERMINATION OF HISTORIC SIGNIFICANCE REPORT 11661-050 50 MAY 2024

INTENTIONALLY LEFT BLANK
Attachment 4
City of Coronado Page 224
514 FIRST STREET / DETERMINATION OF HISTORIC SIGNIFICANCE REPORT 11661-050 51 MAY 2024
7 References
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. 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.” Carley, Rachel. 1994. The Visual Dictionary of American Domestic Architecture. New York, New York: Henry Holt and Company, Inc.

Carlin, Katherine Eitzen and Ray Brandes. 1998. Coronado: The Enchanted Island. Coronado, California: The Coronado Historical Association.

CC (Coronado Compass). 1949. “Fine Addition.” California Digital Newspaper Collection: The Coronado Compass (Coronado, CA). April 28, 1949. Pg. 4.

CEJ (Coronado Eagle and Journal). 1933. “White-Hathaway Wedding Yesterday at Christ Church.” California Digital Newspaper Collection: The Coronado Eagle and Journal (Coronado, CA). September 28, 1933. Pg. 4.

CEJ. 1940. “No Title.” California Digital Newspaper Collection: The Coronado Eagle and Journal (Coronado, CA). September 19, 1940. Pg. 8.

CEJ. 1943. “Five Officers Win Medals for Courage.” California Digital Newspaper Collection: The Coronado Eagle and Journal (Coronado, CA). November 23, 1943. Pg. 1.

CEJ. 1946. “Letter to Editor.” California Digital Newspaper Collection: The Coronado Eagle and Journal (Coronado, CA).

March 28, 1946. Pg. 6.

CEJ. 1947. “With Group 13.” California Digital Newspaper Collection: The Coronado Eagle and Journal (Coronado, CA). April 10, 1947. Pg. 9.

CEJ. 1949a. “Abel Residence Shows Early California Mission Influence.” California Digital Newspaper Collection: The Coronado Eagle and Journal (Coronado, CA). March 17, 1949. Pg. 1.

CEJ. 1949b. “Abel Submits Resignation from City Council.” California Digital Newspaper Collection: The Coronado Eagle and Journal (Coronado, CA). September 8, 1949. Pg. 1 and 8.

CEJ. 1999. “Obituaries: Cdr. Hugh R. Mellon USN (ret).” California Digital Newspaper Collection: The Coronado Eagle and Journal (Coronado, CA). July 28, 1999. Pg. 20.

CEJ. 1950. “Civic Leader Dies of Heart Attack.” California Digital Newspaper Collection: The Coronado Eagle and Journal (Coronado, CA). January 26, 1950. Pg. 1.

CEJ. 1954. “Maj. Talbot, M.C., Dies at Home.” California Digital Newspaper Collection: The Coronado Eagle and Journal (Coronado, CA). March 11, 1954.Pg. 9.

Attachment 4
City of Coronado Page 225
514 FIRST STREET / DETERMINATION OF HISTORIC SIGNIFICANCE REPORT 11661-050 52 MAY 2024
CEJ. 1960. “Open House.” California Digital Newspaper Collection: The Coronado Eagle and Journal (Coronado, CA).

November 3, 1960. Pg. 10.

CEJ. 1964. “Seaplane Sinks, Crew is Rescued.” California Digital Newspaper Collection: The Coronado Eagle and Journal (Coronado, CA). October 22, 1964. Pg. 1.

CEJ. 1964. “Paul Hathaway Dies in Monterey.” California Digital Newspaper Collection: The Coronado Eagle and Journal (Coronado, CA). May 28, 1964. Pg. 6.

CEJ. 1965. “New Skipper for USS Dixie.” California Digital Newspaper Collection: The Coronado Eagle and Journal (Coronado, CA). October 7, 1965. Pg. 1.

CEJ. 1966. “USS Dixie Returns After Six Months.” California Digital Newspaper Collection: The Coronado Eagle and Journal (Coronado, CA). August 18, 1966. Pg. 2.

CEJ. 1991. “Fictious Business Name Statement, File No. 9136448.” California Digital Newspaper Collection: The Coronado Eagle and Journal (Coronado, CA). November 28, 1991. Pg. 20.

CEJ. 1992. “L.H. “Jack” Schubert, Jr.” California Digital Newspaper Collection: The Coronado Eagle and Journal (Coronado, CA). July 16, 1992. Pg. 11.

CEJ. 2024. “Obituaries: Norma (Del Chiaro) Schubert.” Coronado Eagle and Journal (Coronado, CA). Vol. 114, No. 6.

February 8, 2024.https://www.coronadonewsca.com/obituaries/norma-del-chiaro-schubert/article_7a007280- c6a9-11ee-b28a-2f67ba73c10f.html.

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. 2019. “Paul Hathaway.” City of Coronado Historic Preservation Staff. Received February 2019.

City of Coronado. 2024. Permit file for514 First Street. Received April 2024.

Coronado Historical Association. 2024. “A Timeline of Coronado History.” https://coronadohistory.org/calendar/list//education/a-timeline-of-coronado-history/.

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

ET (Evening Tribune). 1949. “Coronado Bids Public to Show.” Newspapers: Evening Tribune (San Diego, CA). April 20, 1949.

Pg. 1.

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/treatmentguidelines-2017-part1-preservation-rehabilitation.pdf.

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

Attachment 4
City of Coronado Page 226
514 FIRST STREET / DETERMINATION OF HISTORIC SIGNIFICANCE REPORT 11661-050 53 MAY 2024
Millen, Louis deRyk. 1982. A Pictorial History of Coronado. Coronado, California: Coronado Chamber of Commerce.

NETR (National Environmental Title Research, LLC). 2024. 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, 2019, and 2020. https://www.historicaerials.com/viewer#. Accessed April 2024.

NPS (National Park Service). 1990 and 1995. 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.

San Diego Directory Company. 1926-1960. Coronado City Directory from the years 1926-1960. The City of San Diego Digital Archives. Accessed May 2023. https://www.sandiego.gov/digitalarchives/collections/city-directories SDU (San Diego Union). 1941. “Structural Ideas from Old Mission Live Again in Colorful Dwelling at Coronado.” GenealogyBank.com: San Diego Union (San Diego, CA). November 9, 1941. Pg. 1 Section F.

SDU. 1949. “Handy-Man Artist Paints Patio Murals.” GenealogyBank.com: San Diego Union (San Diego, CA). May 29, 1949.

Pg. 12.

SDU. 1959. “Destroyer Tender Command Shifts.” GenealogyBank.com: San Diego Union (San Diego, CA). October 10, 1959.

Pg. A9.

SDU. 1960. “100 Receive Invitation to Adm. Melson Reception.” GenealogyBank.com: San Diego Union (San Diego, CA).

July 3, 1960. Pg. D5.

Sanborn Fire Insurance Company. 1906. “San Diego.” Edition 1906. Accessed April 2024.

Sanborn Fire Insurance Company. 1921. “Coronado” Edition 1921-November-July 1949. Accessed April 2024.

Sanborn Fire Insurance Company. 1949. “Coronado” Edition 1921-November-July 1949, Sheet 2. Accessed April 2024.

Sanborn Fire Insurance Company. 1988. “Coronado.” Edition 1988, Sheet 2. Accessed April 2024.

SOHO (Save Our Heritage Organization). 2011. “Cliff May’s First Houses 1932-1936. Recreating an Ancient Mexican Hacienda.” House Tour Booklet. San Diego, CA: SOHO San Diego. Accessed June 23, 2020. http://www.sohosandiego.org/tourbooklets/CliffMayTourweb.pdf.

SOHO. 2018. “San Ysabel Indian Mission 200th Anniversary, September 16th, 2018, Outdoor Mass.” Contributions made by The San Diego History Center, Iris Engstrand, Tom Workman, Serra Museum, Presidio Park, Bob and Cindy McGrath, Robert Beer, Julian Historical Society, Kathryn Fletcher, Save Our Heritage Organization, and the Warner Springs Historical Society. https://www.sohosandiego.org/enews/images/0918santaysabelindianmission.pdf.

TC (The Californian). 1958. “Schubert-Del Chiaro June Vows.” Newspapers.com” The Californian (Salinas, CA). April 25, 1958. Pg. 9.

Attachment 4
City of Coronado Page 227
514 FIRST STREET / DETERMINATION OF HISTORIC SIGNIFICANCE REPORT 11661-050 54 MAY 2024
TA (Times Advocate). 1970. “Men in Service.” Newspapers.com: Times-Advocate (Escondido, CA). March 6, 1970. Pg. 24.

United States Federal Census. 1950. “Paul F. Matthews.” Ramona, California, 37-234. Ancestry.com.

UCSB (University of California, Santa Barbara). 2024. Historical Aerial Photographs: 1941, 1953, and 2001. Map & Imagery Laboratory (MIL) UCSB Library, Electronic Resource, http://mil.library.ucsb.edu/ap_indexes/ FrameFinder. Accessed April 2024.

Weekly Free Press (WFP). 1978. “Lifelike Picture.” California Digital Newspaper Collection: Weekly Free Press (Escondido, CA). February 2, 1978. Pg. 17.

Zuniga, Janine. 2008. “Castles in the Sand.” Sign on San Diego, San Diego Union-Tribune (San Diego, CA). Accessed May 27, 2021
Attachment 4
City of Coronado Page 228
Appendix A
Occupancy History Timeline
Attachment 4
City of Coronado Page 229

APPENDIX A / OCCUPANCY HISTORY TIMELINE
11661-050 A-1 MAY 2024
514 First Street Occupancy History Timeline
Date Occupant Source Relevant Notes
1939-1942 Captain Archibald D. and
Edna T. Abel*
Coronado Citizen,
September 7, 1939
1943 Lt. Comdr. Linkins Coronado Eagle and
Journal, April 22, 1943
“the family have now
located quarters at 514
First Street”
1944-1950 Lt. Col. Archibald D. and
Edna T. Abel*
Coronado Eagle and
Journal, November 30,
1944
City Directories
“USMC ret”
1951-1955 Edna T. Abel* City Directories
1956-1958 Commander Hugh R. and
Margaret Humphry Mellon
City Directories USN
1959-1960 Capt. John T. Bland Coronado Eagle and
Journal, December 3, 1959
City Directories
1961 Unknown
1962-1963 Alvin Thomas Coronado Eagle and
Journal, September 13,
1962
City Directories
1964 Lt. G.A. Wockwire Coronado Eagle and
Journal, October 22, 1964
1965-1966 Capt. William J. Coleman Coronado Eagle and
Journal, October 7, 1965
“Coleman will reside at
514 First Street.”
1967-1969 Jack Schubert City Directories
1970-2007 Cdr. Leslie H. Jr. and Norma
Schubert*
Coronado Eagle and
Journal, March 8, 1973
Phone and Address
Directories
Death Record
2008-2024 Norma Schubert* Phone and Address
Directories
Names with an asterisk next to them represent occupants who were also owners of the subject property (non-renters).

Attachment 4
City of Coronado Page 230
Appendix B
DPR Form
Attachment 4
City of Coronado Page 231

*P11. Report Citation: (Cite survey report and other sources, or enter "none.") Dudek. 2024. Determination of Historic Significance Report.. Prepared for City of Coronado.
*Attachments: ☐ 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 ☐Sketch Map ☐Other (List):

DPR 523A *Required Information
State of California - The Resources Agency Primary #
DEPARTMENT OF PARKS AND RECREATION HRI #
PRIMARY RECORD Trinomial
NRHP Status Code 5S3
Other Listings
Review Code Reviewer Date
P1. Other Identifier:
*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 Date T 17S; R 3W; ¼ of ¼ of Sec 15; San Bernardino B.M. c. Address 514 First Street City Coronado Zip 92118
d. UTM: (Give more than one for large and/or linear resources) Zone 11, 483286.13 mE/ 3618162.71 mN e. Other Locational Data: (e.g., parcel #, directions to resource, elevation, decimal degrees, etc., as appropriate) APNs: 536-071-26-00 and 536-071-25-00
*P3a. Description: (Describe resource and its major elements. Include design, materials, condition, alterations, size, setting, and boundaries)
The subject property at 514 First Street (APNs: 536-071-26-00 and 536-071-25-00) is located on the southwest corner of First Street and H Avenue. The property contains one single-family residence and an attached garage constructed in 1939 (Exhibit 1). The parcel is slightly angled off the cardinal directions. The primary elevation is oriented towards First Street (northeast elevation). A stone tile vestibule with a two-door organic shaped metal gate, leads from the sidewalk to the subject property’s primary entrance. The subject property’s primary (northeast) elevation displays an exterior battered painted brick chimney. See Continuation Sheet.
*P3b. Resource Attributes: (List attributes and codes) HP2. Single Family Property *P4. Resources Present: ☒ Building ☐ Structure ☐ Object ☐ Site ☐ District ☐ Element of District ☐ Other (Isolates, etc.)
P5b. Description of Photo: (View,
date, accession #) Photo 1, looking
southwest, 03/21/24, IMG_4834
*P6. Date Constructed/Age and
Sources:
 Historic  Prehistoric  Both
1939 (Building Permit)
*P7. Owner and Address:

Schubert Survivors Trust 07-06-92
514 First Street
Coronado, CA 92118
*P8. Recorded by: (Name,
affiliation, address)
Nicole Frank, MSHP
Dudek
605 Third Street
Encinitas, CA 92024
*P9. Date Recorded:

March 21, 2024
*P10. Survey Type: (Describe)
Intensive
Attachment 4
City of Coronado Page 232

*Resource Name or # (Assigned by recorder)
DPR 523B *Required Information
State of California - The Resources Agency Primary #
DEPARTMENT OF PARKS AND RECREATION HRI#

BUILDING, STRUCTURE, AND OBJECT RECORD
B1. Historic Name: N/A
B2. Common Name: Unknown
B3. Original Use: Single-family residence
B4. Present Use: Single-family residence
*B5. Architectural Style: Spanish Colonial Revival and Hacienda *B6. Construction History: (Construction date, alterations, and date of alterations) See Continuation Sheet *B7. Moved? ☒No ☐Yes ☐Unknown Date: Original Location:
*B8. Related Features:

B9a. Architect: b. Builder: Paul L. Hathaway
*B10. Significance: Theme Residential development Area: Coronado, CA Period of Significance 1939 Property Type Single-family residence Applicable Criteria Local C and D (Discuss importance in terms of historical or architectural context as defined by theme, period, and geographic scope. Also address integrity.)
The 1939 residential property located at 514 First Street (APNs: 536-071-26-00 and 536-071-25-00) in Coronado, California, was evaluated in consideration of City designation criteria and integrity requirements. As a result of the evaluation, the property was found to be significant under City Criteria C and D. The subject property retains integrity in location, materials, workmanship, feeling, and association, and has diminished integrity of design and setting. City designation guidelines state that for a building, structure, object, or site to be designated as a Historic Resource by the Historic Resource Commission, it must be at least 75 years old and meet two or more of the City’s designation criteria. Because the subject property does meet the local criteria for designation under City Criteria C and D and retains a high level of integrity, it is recommended eligible for local designation as an individual property.

B11. Additional Resource Attributes: (List attributes and codes) *B12. References: See Continuation Sheet
B13. Remarks:
*B14. Evaluator: Nicole Frank, MSHP, Dudek
*Date of Evaluation: May 17, 2024
(This space reserved for official comments.)
Attachment 4
City of Coronado Page 233

*Map Name: *Scale: 1:24,000 *Date of Map: 1996 (2001 ed.) DPR 523J * Required information
State of California - The Resources Agency Primary #
DEPARTMENT OF PARKS AND RECREATION HRI#
LOCATION MAP Trinomial
Attachment 4
City of Coronado Page 234

*Map Name: *Scale: 1:24,000 *Date of Map: 1996 (2001 ed.) DPR 523J * Required information
State of California - The Resources Agency Primary #
DEPARTMENT OF PARKS AND RECREATION HRI#
LOCATION MAP Trinomial
Description (cont.)
Additional chimneys include an interior stucco “dummy” chimney at the northern corner of the residence and an interior painted brick chimney at the western end of the residence. An approximate four-foot-tall painted brick wall, capped with unpainted brick and decorative metalwork, encloses the property's southeast, southwest, and far northern corner. Two decorative metal pedestrian gates provide access to the property from the southeast and the northeast. The two attached garages and the attached utility storage building are accessed from the side ally to the west of the subject property. The walled courtyard at the property’s north displays gravel and a tree stump. The subject property’s central courtyard displays a clay tile patio, decorative wood and ceramic face tile planters with mature trees and smaller plants, and sections of grass lawn (Exhibit 2). Other landscaping includes a grass lawn along the southeast elevation, mature trees, and plantings, including several varieties of cactus. The residence's northwest, southwest, and northeast elevations extend nearly to the lot lines and the adjacent residential property, 120 H Avenue.

Residence (1939)
The residence is U-shaped in plan and a combination of one story and two stories in height. The building’s exterior is predominantly clad in whitewashed cement brick with sections of unpainted brick, vertical wood, decorative ceramic face tile, and horizontal wood boards. The main portion of the residence displays a multi-cross gable roof sheathed in Mission red clay tiles and rolled composition roofing with minimal overhang and exposed rounded wood rafters and sections of exposed beams at the gable end. At the residence’s southwestern corner, the garage and utility shed display flat roofs with rolled composition roofing.

The primary (northeast) elevation displays a recessed main entrance containing a solid wood plank entry door with wrought iron strap hinges. Fenestration includes a series of paired wood casement windows with a wood lintel above, decorative wrought iron window grilles, and double-hung wood windows with ornamental “punched” wall openings in front. Recessed from the main body of the residence at the far northern corner are two decorative metal security doors below covered porches. A walled entry courtyard encloses the northern corner of the residence.

The northwest elevation is accessed from the side ally. The elevation displays three one-story sections. The farthest left displays exposed rounded wood rafters, a wood double hung window with a wood lintel above and a decorative wrought iron window grille, and a single wood two-car-width counterweight garage door. The middle section is distinguished by horizontal wood board cladding and displays exposed rounded wood rafters, a two-car-width wood counterweight garage door, and a single-car-width wood counterweight garage door (Exhibit 3). The far-right section is lower than the other two sections and displays simple exposed wood rafters and a single window of unknown material and operation with a wood lintel above and a decorative wrought iron window grille.

The northern section of the southwest elevation is not visible from the public right-of-way and abuts the subject property’s lot lines. The southern section is distinguished as two stories in height and displays paired wood casement windows with a wood lintel above and a single-panel entry door.

The southeast elevation displays as two discontinuous sections. The western section faces towards the interior courtyard, and the eastern section faces towards H Avenue. The western section displays a series of open loggias supported by squared wood posts. The middle section of the interior patio elevation displays an arcade with a series of arched openings accented by unpainted brick and exposed beams with corrugated metal above. A painted mural is on the southwest Attachment 4
City of Coronado Page 235

*Map Name: *Scale: 1:24,000 *Date of Map: 1996 (2001 ed.) DPR 523J * Required information
State of California - The Resources Agency Primary #
DEPARTMENT OF PARKS AND RECREATION HRI#
LOCATION MAP Trinomial
elevation of the loggia (Exhibit 4). Fenestration includes paired wood casement windows with a wood lintel above, a wood plank Dutch door, and wood French doors. Decorative elements include rubble integral planters, clay floor tiles, and chimney tops.

The eastern section of the southeast elevation displays as a combination of two-stories (left) and one-story (right). The twostory section displays a squared ornamental “punched” wall opening and a section of decorative ceramic face tiles flanked by ornamental wrought ironwork (Exhibit 5). Fenestration includes paired wood casement windows with a wood lintel above the second-story windows. The one-story section displays two ornamental “punched” wall openings in front of double-hung wood windows and a series of paired wood casement windows with a wood lintel above and decorative wrought iron window grilles.

The building displays a partially enclosed patio and garden. The southwest and southeast interior patio elevations display a loggia supported by squared wood posts. Fenestration along the interior patio includes fixed wood windows, wood French doors, paired wood three-lite casement windows with and without a wood lintel above, a three-panel arched stained glass window, a one-panel arched stained glass window, single panel entry doors, and security doors. On the northwest elevation of the two-story residential addition is a balcony with squared and rounded wood balusters and decorative wrought iron (Exhibit 6). The wall the borders the southern edge of the property displays a series of three decorative murals with wood lintels above facing inward towards the patio (Exhibit 7).

The residence reflects the Spanish Colonial Revival architectural style, including the following character-defining features:

Massing and Overall Form:
• Asymmetrical façades
• Combination one and two stories in height (multi-level roofs) • Walled entry courtyard
• Partially enclosed patio and garden
Roof and Eave Details:
• Low-pitched cross-gabled roof with flat roof sections • Minimal eaves with little to no overhang
• Mission (half-cylinder) red clay tile roof
• Emphasis on terra cotta tile that create a decorative edge from the roof to the wall Wall Materials:
• Smooth, whitewashed, stucco walls over masonry
• Uninterrupted wall surfaces punctuated by careful use of openings • Walls extend into gable without a break
Porches and Balconies:
• Recessed front entry
• Emphasis on balcony with balustrades of wood and iron • Open balcony
Attachment 4
City of Coronado Page 236

*Map Name: *Scale: 1:24,000 *Date of Map: 1996 (2001 ed.) DPR 523J * Required information
State of California - The Resources Agency Primary #
DEPARTMENT OF PARKS AND RECREATION HRI#
LOCATION MAP Trinomial
• Wrought-iron railings
Doors:
• Wood plank entry door that expresses solidity
• Wrought iron hinges
• French doors
Windows
• Fenestration irregularly placed and recessed
• Rounded arches above windows
• Variety of intricate iron grilles over the windows
Vents and Chimneys:
• Tower-like stucco chimneys
Decorative Elements:
• Loggias arcaded with arches
• Decorative vigas (exposed roof beams)
• Ornamental “punched” wall openings
• Decorative ceramic face tiles
• Clay floor tiles
The residence also reflects elements of the Hacienda architectural style, including the following character-defining features:
• Large and spread out in scale
• Low-pitched roof with wide overhanging eaves
• Definition between the public space on the street and the private spaces for the residents • Spanish Colonial Revival Style influences including an asymmetrical front elevation, red clay tile roofs, and • coarsely plastered stucco cladding, exposed wood structural beams, and decorative tilework • U-shaped floor plan, one room deep, with covered outdoor corridor surrounding a private courtyard • Thick walls mimicking the appearance of adobe
• Deep set windows
• Rustic wood doors with heavy iron hardware
• Mexicana folk-art
Significance (cont.)
City of Coronado Building Permits
In March 2024, the City provided copies of all available building permits for the subject property, 514 First Street, for new construction, alteration, and additions. These documents were essential in establishing a history of alterations to the property (see Section 5.1 Significance Evaluation, Identified Alterations). Sixteen building permits associated with the subject property were on file with the City. The permits are as follows:

Attachment 4
City of Coronado Page 237

*Map Name: *Scale: 1:24,000 *Date of Map: 1996 (2001 ed.) DPR 523J * Required information
State of California - The Resources Agency Primary #
DEPARTMENT OF PARKS AND RECREATION HRI#
LOCATION MAP Trinomial
• 1939: erect a dwelling and garage (Permit # 5969)
• 1944: tile wall and addition (Permit # 7724)
• 1945: construct one frame doghouse (Permit # 8180)
• 1965: electrical – install one service entrance and dryer (Permit # 9127) • 1965: remodel kitchen (Permit # 15535)
• 1965: plumbing – install one sink, dishwasher, gas line, and gas outlet (Permit # 5339) • 1965: electrical – install 18 outlets (Permit # 9155) • 1966: construct masonry wall (Permit # 15622)
• 1967: plumbing – install two toilets, five lavatories, two showers, and one water heater, furnace, combustion • vent, and gas line (Permit # 5766)
• 1967: construct a three bedroom and two bath addition to dwelling (Permit # 15951) • 1967: electrical – install outlets and sockets (Permit # 9508) • 1967: plumbing – install one furnace, ten air outlets, and one combustion vent (Permit # 5795) • 1969: add a three-car garage to existing dwelling (Permit # 16456) • 1969: plumbing – install gas line (Permit # 6359)
• 1983: pantry and porch addition to residence (Permit # B 1064) • 2003: gas line repair (Permit # 0302-064)
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, Jacob Gruendike, and 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. To service the island, the Coronado Beach Company formed subsidiary companies – including the Coronado Beach Water, Ferry, Railroad, Brick, & Transfer Companies. 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 2024).

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 Fire Insurance Company 1888). The Coronado Water Company began to run pipes 3,000 feet under San Diego Bay to ensure fresh water would reach the island. A new street railway system and steam-powered ferry were in development at the same Attachment 4
City of Coronado Page 238

*Map Name: *Scale: 1:24,000 *Date of Map: 1996 (2001 ed.) DPR 523J * Required information
State of California - The Resources Agency Primary #
DEPARTMENT OF PARKS AND RECREATION HRI#
LOCATION MAP Trinomial
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 2024).

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 Fire Insurance Company 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, comprised of several hundred tents and thatched roof cottages, became a popular attraction for 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 2023). 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 Fire Insurance Company 1921; CHA 2024).

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 financial impact 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 2024; 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 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 2024).

Attachment 4
City of Coronado Page 239

*Map Name: *Scale: 1:24,000 *Date of Map: 1996 (2001 ed.) DPR 523J * Required information
State of California - The Resources Agency Primary #
DEPARTMENT OF PARKS AND RECREATION HRI#
LOCATION MAP Trinomial
The City’s population before World War I was 6,932, but by 1945, it had risen 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 2024). 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 2024).

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 2024; NETR 2024). The City's longterm goal was to construct a bridge between Coronado and downtown San Diego, which was then only connected 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 bridge from San Diego created a demand for higher-density housing. 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, which 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 annually. Tourism continues to be the heart of Coronado’s economy, along with the still-large presence of the Navy (Zuniga 2008; Crawford 2010; CHA 2024).

History of the Subject Property
Coronado building permits, city directories, and historic newspapers indicate that the subject property was predominantly occupied by two families between its construction in 1939 and 2024.

Historic newspaper research and building permits reveal that the subject property was constructed in 1939 by contractor Paul Hathaway for Lieutenant Colonial Archibald D. Abel, who also designed the residence (Permit # 5969; CEJ 1949b).

According to newspapers, “plans for this house [subject property] were designed by Colonel Abel after extensive research conducted throughout the many old missions up and down the California coast” (CEJ 1939b). The residence was intended to combine the simplicity of the old missions with the design of contemporary architecture (CEJ 1949b).

Hathaway constructed the property in the Spanish Colonial Revival architectural style with Mission Revival detailing (Exhibits 9 and 10). In November 1941, the newspaper the San Diego Union ran a story titled “Structural Ideas from Old Mission Live Again in Colorful Dwelling at Coronado” about the subject property, describing it as “a typical example of an ideal California Attachment 4
City of Coronado Page 240

*Map Name: *Scale: 1:24,000 *Date of Map: 1996 (2001 ed.) DPR 523J * Required information
State of California - The Resources Agency Primary #
DEPARTMENT OF PARKS AND RECREATION HRI#
LOCATION MAP Trinomial
home” surrounded by cacti and vines (Exhibit 11). The article praised the residence’s design and detailing, stating, “California was meant for home like this – tiled roof, beamed ceilings, walled-in patio, garden-long portico, covered barbecue, colorful gourds, and rambling bougainvillea” (SDU 1941). The exterior walls were designed to appear like adobe but were constructed out of whitewashed “hollostone” cement block with a six foot “hollostone” wall on the southern end of the property (SDU 1941). Other details of the home included dining room walls paneled in redwood, redwood beamed ceilings, red cement flooring in a block tile pattern, colorful plants, a glass-walled sleeping porch, and interior folding partitions to section off portions of rooms (SDU 1941; CEJ 1949b). Landscaping included an oleander tree at the center of the patio, trained citrus trees, chrysanthemums, flowers, and a small orchard with orange, lemon, grapefruit, and apricot trees (CEJ 1949b).

In September 1940, Lt. Colonel Abel’s wife, Edna T. Abel, was reported to have moved into the subject property while her husband was stationed at Quantico, Virginia, and later Guantanamo, Cuba (CEJ 1940). Lt. Colonel Abel was born on May 21, 1903, in Kansas. He joined the Marine Corps and served in World War I and World War II. While Lt. Colonel Abel was deployed, Edna inhabited the subject property. The Abels frequently hosted barbeques at the subject property between deployments (CEJ 1950). In 1942, the Abels rented the subject property to the Linkins family.

In 1943, Navy Lieutenant Commander Henry U. Linkins, his wife Margaret, and their daughter Stephanie moved into the subject property. Lt. Cdr. Linkins was originally from San Diego and joined the Navy in 1917. In 1943, he received a Presidential Unit Citation Award for his service with the Marines on Guadalcanal between August and December of 1942. He oversaw Navy communications on the island and was a member of the staff of the commanding Marine general and the Navy Advance Base Commander (CEJ 1943). By 1944, the Likins family had moved out of the subject property.

The Abel family moved back into the subject property in 1944 after Lt. Colonel Abel was medically discharged from the Marine Corps because of a heart condition. By this time, the Abels had acquired the property to the south (APN 536-071-25- 00) and extended the subject property to include both lots. In 1944, Abel took out a building permit to construct a tile wall along the southern end of the property, removing the wall that originally enclosed the patio. Their permit also included the addition of a workshop at the southwestern corner of the property on lots 17 and 18 of block 165 (APN 536-071-25-00) (Permit # 7724). During the 1940s, Abel became involved in local politics, ran for Coronado city council and the Republican central committee, and served on the city council between 1946 and 1950. On May 6, 1947, he was appointed as mayor of Coronado by the city council after the resignation of Kenneth Carson. He served as mayor between May 6, 1947, and April 20, 1948 (CEJ 1950). During his time on the city council, “Coronado municipal government took a number of forward steps during his term in office, and a great many should be accredited to him” (CEJ 1950). He worked to promote efficient and economical government through monitoring the city’s expenditures and pushing for a financial study of the city in 1948. Prior to his election, Abel published a letter to the editor of the Coronado Eagle and Journal urging the city council to push for the establishment of a retirement system for city employees, to solve the city’s sewage disposal problem, codify city ordinances, and to take steps to protect or obtain title to local lands in question (CEJ 1946).

In September 1948, Lt. Col. Abel submitted his resignation from the city council due to heath concerns. In his letter, he outlined some of the things the city accomplished while he was a member. A selection of those are as follows (CEJ 1949):

1. Receiving $28,500 a year for renting the Amphibious Training Base to the Federal Government.

2. Solving the problem of trash disposal.

3. Salary and job classification studies were made for all city employees with all recommendations of the Attachment 4
City of Coronado Page 241

*Map Name: *Scale: 1:24,000 *Date of Map: 1996 (2001 ed.) DPR 523J * Required information
State of California - The Resources Agency Primary #
DEPARTMENT OF PARKS AND RECREATION HRI#
LOCATION MAP Trinomial
committee being adopted with few changes.

4. Civil Service and the Merit System have been adopted by the council.

5. A retirement plan for city employees was approved by voters.

6. Nearly all the alleys within the city have been paved.

7. The Master Plan of the city has been brought up to date.

8. The beautification of the Orange Avenue strip is progressing.

9. Codification of city Ordinances.

10. A Capital Outlay Fund has been started. By March 1, 1950, this fund amounted to $25,000 to start for a “Pay as you go” plan for new civic buildings.

In 1949, Lt. Col. and Edna Abel hired artist and handyman Paul Matthews of Warner Springs to paint mural scenes of early California on the subject property. Lt. Col. Abel discovered Matthew’s work while visiting the Warner Hot Springs Resort, where he had painted murals in the resort’s bar. Three of the subject property’s murals were 3 by 4 ½ feet and recessed into the wall at the far end of the patio. The murals depicted Cabrillo’s discovery of California, an early California mission building, and the discovery of gold in California. Two larger murals, 7 by 14 feet, were painted by Matthews on the end walls of the loggia with life-size figures. Those murals depicted early-day scenes of the padres and the Native Americans, California missions, and a romantic scene. The murals took six weeks to complete (SDUDB 1949) (Exhibit 12).

In January 1950, Lt. Col. Abel died of a heart attack in his home, 514 First Street (subject property), only four months after his retirement from the city council (CEJ 1950). Edna Abel continued to inhabit the subject property with her sister, Marguerite Talbot, until 1955, when the two moved to their family home at 1000 Glorietta Boulevard (CEJ 1954). Edna died on November 12, 1958, leaving the subject property to her sister Marguerite.

The next known occupant of the subject property was Navy Commander Hugh R. and Margaret Humphry Mellon, who occupied the property for two years between 1956 and 1958. Cdr. Mellon was born in Sacramento in 1912 and graduated from Stanford University in 1936. In 1941, while serving in the Navy, he was captured on the island of Guam and spent the next three years and nine months as a prisoner of war in Japan. He retired from the Navy in 1963 and began working at the Sandia Corporation in Albuquerque and the United States Air Force at Holloman Air Force Base in New Mexico. He died on July 9, 1999, in San Diego at the age of 86 (CEJ 1999).

By 1959, the subject property was occupied for one year by Navy Captain John T. Bland III, who worked in the Office of Navy Material in Washington, D.C., before coming to Coronado. In 1959, Capt. Bland III assumed command of the destroyer tender USS Dixie (SDU 1959). By mid-November 1960, Capt. Bland III was relieved of duty as commanding officer of the USS Dixie and returned to Washington, D.C. (SDU 1960).

The subject property was listed for sale in 1960 as “one of Coronado’s beautiful hacienda homes, 4 bedroom, 3 baths on lot 100 x 140. For gracious outdoor living, this home is the finest of its kind. Large living room with fireplace and separate indoor and outdoor dining rooms” (CEJ 1960).

Between 1962 and 1966, the subject property was occupied by several short-term occupants: Commander Alvin Thomas (1962-1963); Lieutenant G.A. Wockwire (1964); and Captain William J. Coleman (1965-1966).

Cmdr. Thomas was enlisted in the Navy and served with Air Group 13 aboard the aircraft carrier USS Princeton in the Pacific Fleet (CEJ 1947). He lived in the subject property for two years between 1962 and 1963. In 1964, the subject property was Attachment 4
City of Coronado Page 242

*Map Name: *Scale: 1:24,000 *Date of Map: 1996 (2001 ed.) DPR 523J * Required information
State of California - The Resources Agency Primary #
DEPARTMENT OF PARKS AND RECREATION HRI#
LOCATION MAP Trinomial
occupied by Lt. G.A. Wockwire, who was enlisted in the Navy at North Island as a patrol bomber pilot. In October 1964, his crew had to make an emergency landing during a routine anti-submarine warfare navigation flight south of San Clemente Island (CEJ 1964). Archival research failed to reveal additional information on Lt. G.A. Wockwire. Between 1965 and 1966, the subject property was occupied by Navy Capt. William J. Coleman took control of the USS Dixie on October 1, 1965. Capt.

Coleman joined the Dixie following a tour of duty with the Office of the Deputy Chief of Naval Operations in Washington, D.C. (CEJ 1965). In 1966, the USS Dixie's destroyer tender escorted USS Evans and became the flagship for Commander CruiserDestroyer Force after a six-month deployment (CEJ 1966).

Between 1958 and 1965, the subject property was owned by Marguerite C. Talbot, who later married and became Marguerite C. Williams. During this time, the subject property was utilized as a rental property. In June 1965, Williams sold the subject property to Navy Commander Leslie H. Schubert Jr. and Norma Del Chiaro Schubert. Norma was a well-known concert violinist for the Monterey County Symphony and the Carmel Chamber Group Orchestra and Quartets prior to getting married to Leslie in 1958. Norma attended San Francisco State College and worked as an instructor at the California School for the Deaf in Berkley. Cdr. Schubert Jr. attended the University of Cincinnati for architecture and the Naval Postgraduate School in Monterey (TC 1958).

In 1966, Cdr. Schubert constructed a masonry wall at the subject property along the eastern and northern property boundary (Permit # 15622). Between 1967 and 1969, Cdr. Schubert Jr.’s brother, Jack Schubert, occupied the subject property. In May 1967, Cdr. Schubert Jr. took out a permit to construct a three-bedroom and two-bathroom addition to the subject property’s southeastern corner along H Avenue (Permit # 15951). San Diego-based construction firm Mueller-Tuckett Co constructed the addition. In 1969, Cdr. Schubert Jr. took out a permit to add a three-car garage to the subject property along the ally, which connected the present garage and workshop (Permit # 16456).

In 1970, Cdr. Schubert retired from the Navy after 20 years of service. He joined the Navy in 1949, received a commission as ensign in 1951, and was appointed the rank of Commander in 1965. During his time in the Navy, Cdr. Schubert received the National Defense Service Metal (bronze star), Armed Forces Expeditionary Medal (Korea), Vietnam Campaign Medal, Vietnam Service Medal (two bronze stars), and the Meritorious Unit Commendation. Upon his retirement, he received a letter of appreciation from Admiral Longino, commander of Fleet Air at the San Diego Naval Air Station (TA 1970). By 1970, the Schubert family had moved into the subject property permanently. According to newspapers and city directories, Cdr.

Schubert worked as a realtor and real estate investor, operating out of the subject property under the name Schubert Investment Co. (CEJ 1991, 1992). He worked in real estate investments as an exchange counselor and a corporation executive consultant (CEJ 1992). Norma worked as the San Diego Power Tool Company vice president based out of San Diego (SDDC 1979).

In 1983, Cdr. Schubert took out a permit for a porch addition and pantry roof extension to the subject property’s northwestern elevation. Cdr. Schubert died on March 17, 2007. Norma continued to inhabit the subject property until her death on January 19, 2024, at the age of 94. She was survived by three children, Therese, Kathleen, and Scott, as well as her six grandchildren and ten great-grandchildren (CEJ 2024).

Local Statement of Significance
A. It exemplifies or reflects special elements of the City’s military, cultural, social, economic, political, aesthetic, or engineering history;
Attachment 4
City of Coronado Page 243

*Map Name: *Scale: 1:24,000 *Date of Map: 1996 (2001 ed.) DPR 523J * Required information
State of California - The Resources Agency Primary #
DEPARTMENT OF PARKS AND RECREATION HRI#
LOCATION MAP Trinomial
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 in 1939, at the end of the Great Depression. 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 financial impact of the Depression 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, which led to more homes being available for rent within the city.

The subject property was constructed to be the primary residence of Lieutenant Colonial Archibald D. and Edna T. Abel.

Despite the construction of new homes in Coronado slowing down during the 1930s, it did not come to a complete stop. The subject property was not the only residence constructed during this period, rather it was the direct result of the military paycheck, which had an overall positive impact on the economy of Coronado. The Abels were able to construct their residence (subject property), as were other families within the city, as a result of being enlisted in the military. Therefore, its construction did not mark a pivotal point in the city’s history, and it being a single-family residence constructed in 1939 by an enlisted member of the military does not make it a special element of the city’s military, cultural, social, economic, political, or engineering history.

Additionally, by the time the subject property was constructed in 1939, architect Cliff May had constructed three other Hacienda style single-family residences in Coronado: 633 Alameda Boulevard (1935), 777 G Avenue (1936), and 535 Margarita Avenue (1938). Due to the already established presence of residences in this style, the subject property cannot be considered a special element of the city’s aesthetic history. The subject property reflects local history in general as a singlefamily residence constructed in 1939 in the Spanish Colonial Revival style with Hacienda style influences. 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 as 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 designed and constructed in 1939 by contractor Paul Hathaway for Lieutenant Colonial Archibald D. Abel. In September 1940, Lt. Col. Abel’s wife, Edna T. Abel, was reported to have moved into the subject property. Lt. Col. joined the Marine Corps and served in World War I and World War II. While he was deployed, Edna inhabited the subject property. The family briefly moved out in 1943, only to return in 1944 after Lt. Colonel Abel was medically discharged from the Marine Corps because of a heart condition.

During the 1940s, Abel became involved in local politics and served on the city council between 1946 and 1950. On May 6, 1947, he was appointed as mayor of Coronado by the city council after the resignation of Kenneth Carson. He served as mayor between May 6, 1947, and April 20, 1948. During his time on the city council, he worked to promote efficient and economical government through monitoring the city’s expenditures and pushing for a financial study of the city in 1948. In September 1948, Lt. Col. Abel submitted his resignation from the city council due to health concerns. In his letter, he outlined some of the things the city accomplished while he was a member, including codification of city ordinances; the Master Plan of the city was brought up to date; nearly all the alleys within the city were paved; voters approved a retirement plan for city employees; and the city was receiving $28,500 a year for renting the Amphibious Training Base to the Federal Government. In January 1950, Lt. Col. Abel died of a heart attack in the subject property only four months after his retirement from the city council. Edna Abel continued to inhabit the subject property with her sister, Marguerite Talbot, until Attachment 4
City of Coronado Page 244

*Map Name: *Scale: 1:24,000 *Date of Map: 1996 (2001 ed.) DPR 523J * Required information
State of California - The Resources Agency Primary #
DEPARTMENT OF PARKS AND RECREATION HRI#
LOCATION MAP Trinomial
1955, when the two moved to their family home at 1000 Glorietta Boulevard. Edna died on November 12, 1958.

Despite Abel being a productive member of Coronado society and holding the positions of mayor and on the city council, it is not sufficient for a person to be a member of a profession, rather, it must be shown that the individual gained historic significance within the profession. During Abel’s four yearlong political career, he assisted in multiple projects that were positive for Coronado. Despite this, archival research failed to indicate that he gained importance within the field of politics, instead he simply held local political positions. Between 1890 and 2024 (134 years), Coronado has had fifty-three mayors, many of whom served for a one-to-two-year term. Similarly, between 1938 and 2024 (86 years), Coronado has had seventyfive different city council members. Only occupying these political positions does not result in enough justification for significance, it must be shown that the person gained importance within those positions. During Abels two years as mayor and four years on the city council, research did not reveal specific information about his individual impact on the city. Rather Abel worked within those positions to progress towards goals set by the city. There is no indication that Abel individually made a significant impact on the community, rather, he was a part of a larger governmental body.

In 1943, the Abel’s rented the subject property to Lt. Comdr. Linkins for one year. That same year, he received a Presidential Unit Citation Award for his service with the Marines on Guadalcanal between August and December of 1942. Despite living at the subject property while receiving a Presidential Unit Citation Award, there is no indication that the subject property is associated with this achievement, which occurred between August and December of 1942. Rather, the subject property was likely one of the many short-term properties that Linkins and his family inhabited during his military service.

Between 1962 and 1966, the subject property was occupied by several short-term occupants: Commander Alvin Thomas (1962-1963); Lieutenant G.A. Wockwire (1964); and Captain William J. Coleman (1965-1966). Despite these occupants holding military positions and achieving accolades, the majority of their military achievements took place while deployed or on assignment at other military bases. There is no indication that they are significant within the history of the City of Coronado. Additionally, due to their short occupancy of the subject property of one to two years, they do not meet the requirement for the length and nature of the associations of an individual to the subject property.

In June 1965, the subject property was sold to Navy Commander Leslie H. Schubert Jr. and Norma Del Chiaro Schubert, who occupied the property between 1970 and 2024. Norma was a well-known concert violinist for the Monterey County Symphony and the Carmel Chamber Group Orchestra and Quartets prior to getting married to Leslie in 1958. Cdr. Schubert Jr. attended the University of Cincinnati for architecture and the Naval Postgraduate School in Monterey. In 1970, Cdr.

Schubert retired from the Navy after 20 years of service. He joined the Navy in 1949, received commission as ensign in 1951, and was appointed the rank of Commander in 1965. During his time in the Navy, Cdr. Schubert received the National Defense Service Metal (bronze star), Armed Forces Expeditionary Medal (Korea), Vietnam Campaign Medal, Vietnam Service Medal (two bronze stars), and the Meritorious Unit Commendation. Upon his retirement, he received a letter of appreciation from Admiral Longino, commander of Fleet Air at the San Diego Naval Air Station. The majority of his military achievements took place while he was deployed or on assignment at other military bases and there is no indication that he is significant within the history of the City of Coronado. Additionally, by 1970, when the Schubert’s moved into the subject property, Cdr.

Schubert Jr. had retired from the Navy therefore, the subject property cannot be associated with his productive life.

According to newspapers and city directories, after 1970, Cdr. Schubert worked as a realtor and real estate investor operating out of the subject property under the company name the Schubert Investment Co. Norma worked as the vice president of the San Diego Power Tool Company based out of San Diego. Despite being productive members of Coronado society, archival research failed to reveal information demonstrating that these individuals gained historic significance Attachment 4
City of Coronado Page 245

*Map Name: *Scale: 1:24,000 *Date of Map: 1996 (2001 ed.) DPR 523J * Required information
State of California - The Resources Agency Primary #
DEPARTMENT OF PARKS AND RECREATION HRI#
LOCATION MAP Trinomial
associated with the subject property while working as realtors, real estate investors, and a vice president of the San Diego Power Tool Company.

The subject property is not identified with a person(s) or an event(s) significant in local, State, or national history and is recommended as 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. Despite the property reflecting an element of the City’s history as part of the early residential development of the city's northwestern section, there is no indication that the construction of this specific residence marked a pivotal point in the history of Coronado to be considered a significant event.

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 with influences of the Hacienda architectural style. The present character-defining features allow the subject property to be considered truly representative of the Spanish Colonial Revival style with Hacienda influences in Coronado. Additionally, despite the subject property undergoing multiple alterations, they fall within two categories: not visible from the street right-of-way or consistent with the Secretary of the Interior’s Standards for Treatment of Historic Properties.

The residence reflects twenty-seven of the identified character-defining features of the Spanish Colonial Revival style in Coronado, including its massing and overall form, roof, cornice, and eave details, porches and balconies, doors, windows, chimneys, wall materials, and decorative elements. The character-defining features reflecting the Spanish Colonial Revival style include: asymmetrical façades; combination one and two stories in height (multi-level roofs); walled entry courtyard; partially enclosed patio and garden; low-pitched cross-gabled roof with flat roof sections; minimal eaves with little to no overhang, mission (half-cylinder) red clay tile roof; emphasis on terra cotta tile that create a decorative edge from the roof to the wall; smooth, whitewashed, stucco walls over masonry; uninterrupted wall surfaces punctuated by careful use of openings; walls extend into gable without a break; recessed front entry; emphasis on balcony with balustrades of wood and iron; open balcony; wrought-iron railings; wood plank entry door that expresses solidity; wrought iron hinges; French doors; fenestration irregularly placed and recessed; rounded arches above windows; variety of intricate iron grilles over the windows; tower-like stucco chimneys; loggias arcaded with arches; decorative vigas (exposed roof beams); ornamental “punched” wall openings; decorative ceramic face tiles; and clay floor tiles.

The subject property also reflects character-defining features of the Hacienda architectural style including: large and spread out in scale; low-pitched roof with wide overhanging eaves; definition between the public space on the street and the private spaces for the residents; Spanish Colonial Revival style influences; U-shaped floor plan, one room deep, with covered outdoor corridor surrounding a private courtyard; thick walls mimicking the appearance of adobe; deep set windows; rustic wood doors with heavy iron hardware; and Mexicana folk-art murals.

The majority of the character-defining features of the Spanish Colonial Revival and Hacienda architectural styles are fully integrated into the historic design. The subject property clearly contains enough characteristics of the architectural styles to be considered a true representative of the Spanish Colonial Revival architecture with Hacienda influences in Coronado. The subject property is distinctive amongst other Spanish Colonial Revival style residences constructed in the 1930s for its Attachment 4
City of Coronado Page 246

*Map Name: *Scale: 1:24,000 *Date of Map: 1996 (2001 ed.) DPR 523J * Required information
State of California - The Resources Agency Primary #
DEPARTMENT OF PARKS AND RECREATION HRI#
LOCATION MAP Trinomial
integration of the Hacienda style which was popular during the Great Depression as a romanticized call back to “simpler living” of Mexican-era California. The style was popularized by California architect Cliff May who between 1931 and 1937 designed approximately 50 Hacienda style houses in San Diego including three in Coronado. The subject property was not designed by May but displays his influence in its low, spread-out scale over four lots with an emphasis on creating a definition between the street and the private spaces for the residents. The residence has a large central patio designed for entertaining, which remains into the residents. Additionally, the murals painted by Paul Matthews in 1949 reflect the Mexicana movement depicting early California ideals of ranch living, missions, and the Old West. These elements are all integrated into the subject property creating a true residential representative of the Spanish Colonial Revival and Hacienda architectural styles constructed in 1939.

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 First Street and H Avenue) include the following: addition of a workshop at the southwestern corner of the property (1944) and add a threecar garage to existing dwelling along ally (1969). Both additions are visible from the side 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.

The alterations that are consistent with the Secretary of the Interior’s Standards include the following: construct a tile wall along the southern end of the property (1944); construct masonry wall along eastern property boundary (1966); construct a three bedroom and two bath addition to dwelling at southeastern corner along H Avenue (1967); and a pantry and porch addition to residence’s northwestern elevation (1983). 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 addition of the property walls in 1944 and 1966 do not destroy historic materials, features, and spatial relationships that characterize the subject property. Rather they added additional character-defining features to the property consistent with the Spanish Colonial Revival architectural style of a walled courtyards. Additionally, the pantry and porch addition to residence’s northwestern elevation do not substantially destroy the present historic materials, including the exterior cladding and roofing materials. Their addition has a minimal effect on the overall integrity of the subject property, which retains the ability to reflect the Spanish Colonial Revival and Hacienda architectural styles. 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 largest alteration to the subject property occurred in 1967 with the construction of a three bedroom and two bath addition to the dwelling at its southeastern corner along H Avenue. According to the Secretary of the Interior’s Standards for Rehabilitation, “A new addition must preserve the building’s historic character, form, significant materials, and features. It must be compatible with the massing, size, scale, and design of the historic building while differentiated from the historic building. It should also be designed and constructed so that the essential form and integrity of the historic building would remain if the addition were to be removed in the future” (Grimmer 2017). The 1967 addition retained the property’s architectural style, form, and the majority of the significant materials and features. The addition was made to the southeast elevation and according to the original blueprints for the subject property, the elevation was relatively simple with one wood Attachment 4
City of Coronado Page 247

*Map Name: *Scale: 1:24,000 *Date of Map: 1996 (2001 ed.) DPR 523J * Required information
State of California - The Resources Agency Primary #
DEPARTMENT OF PARKS AND RECREATION HRI#
LOCATION MAP Trinomial
casement window and a wood lintel above. Therefore, very few original materials or features were lost as a result of its construction. The U-shaped floor plan with an interior patio was retained as well as the majority of the original building materials.

The new addition preserved the subject property’s historic character as a Spanish Colonial Revival style single-family residence. The addition is differentiated as being two stories in height and adding additional character-defining features of the Spanish Colonial Revival architectural style not seen on other portions of the subject property, including an open balcony; decorative vigas (exposed roof beams); arches over windows; an emphasis on a balcony with balustrades of wood and iron; and exterior decorative ceramic face tiles. Additionally, the 1967 addition utilized the same materials and detailing as the 1939 portion of the building to make it compatible, including the exterior walls of whitewashed cement brick, wood casement windows with a wood lintel above, ornamental “punched” wall openings, and Mission red clay tile roof. Despite the addition being visible from the public right-of-way, it is distinguished enough to not be mistaken as part of the original design while being compatible enough to preserve the property’s historic character.

In conclusion, the subject property retains a high number of distinctive characteristics of the Spanish Colonial Revival and Hacienda architectural styles. 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 514 First Street is the notable work of a builder Paul L. Hathaway and artisan Paul Frederick Matthews.

Paul Lawrence Hathaway was born in 1904 in Milwaukee, Wisconsin. He studied architecture at the University of Southern California and San Diego State College before practicing architecture in Los Angeles and the San Diego Area. From 1936 to 1937, Hathaway had a brief partnership with John Washington, working under the firm name of “Hathaway-Washington Company” out of Coronado. In the late 1930s, Hathaway served as both architect and builder of his works, predominantly designing single-family homes in Coronado. He designed homes using popular revival styles, including Colonial Revival, French Normandy, and Spanish Colonial Revival as well as Minimal Traditional. During this same period, Hathaway left the architecture field to join the Navy and remained in service throughout WWII. He died in 1964 while living in Monterey, California. The subject property is notable within Hathaway’s body of work as a combination one- and two-story, minimally altered Spanish Colonial Revival residence with elements of the Mission Revival and Hacienda architectural style constructed in 1939. It demonstrates Hathaway’s understanding of the Spanish Colonial Revival 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.

Seven buildings in Coronado that are attributed to Paul Hathaway are designated Coronado Historic Resources, including 555 B Avenue (1933), 555 C Avenue (1940), 721-727 D Avenue (1939), 1027 F Avenue (1934), 1026 Flora Avenue (1935), 1030 Glorietta Boulevard (1939), and 654 J Avenue (1941). Three are Spanish Colonial Revival in style, three are Colonial Revival in style, and one is French Normandy in style. In total, twenty-eight buildings in Coronado have been attributed to Hathaway, six of which are Spanish Colonial Revival in style.

Attachment 4
City of Coronado Page 248

*Map Name: *Scale: 1:24,000 *Date of Map: 1996 (2001 ed.) DPR 523J * Required information
State of California - The Resources Agency Primary #
DEPARTMENT OF PARKS AND RECREATION HRI#
LOCATION MAP Trinomial
Comparing the subject property to the six known Spanish Colonial Revival buildings designed by Hathaway in Coronado, the subject property is unique in its massing, character-defining features, and high level of integrity. The single-family residences at 555 B Avenue, 1027 F Avenue, and 823 San Luis Rey Avenue display a high number of character-defining features and integrity, but they do not have the same massing as the subject property. The subject property displays as a combination of one- and two-stories and is positioned to abut the sidewalk, allowing for more of the property to be contained within the interior patio courtyard. The property at 654 J Avenue underwent a large-scale renovation in 2020, which removed several of Hathaway’s original design elements, including the ornamental “punched” wall openings and iron grilles over windows. The residence at 200 I Avenue has been heavily altered, including replacement windows, doors, and recladding, and cannot be recognized as being built by Hathaway. The residence at 376 H Avenue does display some similar character-defining features to the subject property but differs in its small massing, rectangular floorplan, and a number of alterations, including replacement front door, reroofing, and recladding.

The subject property represents a unique and distinctive design amongst Hathaway’s body of work. It was built in 1939 with the assistance of Lieutenant Colonel Archibald D. Abel, who conducted extensive research on California missions to use in the design of the property. Hathaway and Abel worked together on the subject property’s design to combine the simplicity of the old missions with the design of contemporary architecture. Extra care was taken in the selection of the subject property’s materials, including the clay tiled roof, redwood beamed ceilings, walled-in patio, garden-long portico, covered barbecue, whitewashed “hollostone” cement block, and red cement flooring in a block tile pattern. Local newspapers, including the Coronado Eagle and Journal and San Diego Union, ran full stories on the property’s design, describing it as “a typical example of an ideal California home” and that “California was meant for home like this” (SDU 1941). The distinguishing element of the subject property is its large, rambling layout, which occupies four lots, giving the feeling of a California Hacienda. The residence’s layout and massing emphasize the occupant’s large private inner courtyard, which is not seen in Hathaway’s other designs. Additionally, despite additions to the subject property, the majority of Hathaway’s original design remains intact. The majority of the original materials have remained in place, including the “hollostone” cement block walls, wood windows, wood plank entry door, metal window grilles, and redwood beams. Therefore, the property can be considered a notable representation of Hathaway’s work and is eligible for listing under City Criterion D.

The subject property is also a notable work of artisan Paul Frederick Matthews. Paul Matthews was born in New York on April 27, 1909. Archival research failed to reveal substantial information about Matthews early life and career prior to relocating to the San Diego area. Prior to becoming a mural artist, Matthews was a handyman at the Warner Hot Springs Resort and worked as a house painter. He had no professional training but was a skilled artist in oils and watercolors. While working as a handyman at the resort, his sketches made during his spare time attracted the attention of others and he was soon assigned to paint murals in the Warner Hot Spring’s Butterfield Cantina. Matthews soon established a reputation for painting murals with “true-to-life” figures in the Warner Springs and Lake Henshaw areas in the late 1940s and early 1950s. His commissions included two murals at the Church of Saint John the Baptist in Santa Ysabel (1948), three murals at Charlie and Mary Botti’s home in Lake Henshaw Casa del Oro (1949), murals at Charlie and Mary’s Tavern and the Henshaw Grill (unknown date), and murals at St. Francis Chapel in Warner Springs (unknown date).

Matthews painted six separate murals at the subject property, which took him six weeks to complete. Three of the subject property’s murals were 3 by 4 ½ feet and recessed into the wall at the far end of the patio. The murals depicted Cabrillo’s discovery of California, an early California mission building, and the discovery of gold in California. Two larger murals, 7 by 14 feet, were painted by Matthews on the end walls of the loggia with life-size figures. Those murals depicted early-day scenes of the padres and the Native Americans, California missions, and a romantic scene. The murals at the subject property are Attachment 4
City of Coronado Page 249

*Map Name: *Scale: 1:24,000 *Date of Map: 1996 (2001 ed.) DPR 523J * Required information
State of California - The Resources Agency Primary #
DEPARTMENT OF PARKS AND RECREATION HRI#
LOCATION MAP Trinomial
notable examples of Matthews work in Coronado and are the only known existent works by him in a Coronado residence. The murals are an intact example of Matthews “true-to-life” figures, depicting early scenes of California that suited the subject property’s Spanish Colonial Revival style. They are a subset of Matthews’ work being painted at a residence rather than a commercial or religious property and represented a large-scale investment taking six weeks to complete. Therefore, the property can be considered a notable representation of Matthew’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 as 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 recognizes seven aspects or qualities that define integrity. The seven aspects of integrity are location, design, setting, materials, feeling, and association, and has diminished integrity of workmanship. 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 date of 1939 (Andrus and Shrimpton 2002; City of Coronado).

The residence at 514 First Street retains its 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 1939.

The subject property has a moderate level of integrity of design . The majority of the subject property’s original form, plan, space, structure, and style are all intact. Additions made over time have affected the space and structure, but the essential design features of being low in scale, U-shaped in plan, and Spanish Colonial Revival in style with Hacienda elements have remained. 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 majorly detract from the conscious decisions made during the initial design and planning process. Therefore, the property retains diminished integrity of design.

The subject property has a moderate level of integrity of setting. The earliest aerial photograph of the subject property from 1941 reveals that the surrounding neighborhood was partially developed with single-family residences. At this time, the subject property has a direct view to the northeast of San Diego Bay. By 1953, multiple residences were constructed along the northern side of First Street, obscuring the subject property’s view of the bay, and changing its overall setting. Additionally, in 1967 the subject property was expanded to the south to include two additional parcels, and a wall was constructed in 1966 Attachment 4
City of Coronado Page 250