Attachment 4 - Historic Resource Report — Coronado City Council, November 5, 2024

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
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Printed on 30% post-consumer recycled material.

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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
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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
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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.

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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).

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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
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Feet
FIGURE 1
Property Location
Chula Vista
Solana Beach
Encinitas
San Diego
Carlsbad
Oceanside
La Mesa El Cajon
Santee
Poway
San Marcos
Escondido
Vista
Imperial
Beach
Del Mar
Coronado
Riverside
County
Mexico
905
209
75 52
54 94
241
98 73
125
274
195
56 78
86 111
67 74
74 76 79
805
215
15 5
8 Property Site
0 250 500Meters
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5360712600
5360712500
I AVE
01ST ST
H AVE
ALLEY
Detailed Property Location
514 1st Street, Coronado
SOURCE: SANGIS 2023, 2024
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Feet
FIGURE 2
01 5 0
Meters
Property Location
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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
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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
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determination on historic significance of the property. The resolution shall also recite the reasons and facts for said determination.

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

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

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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
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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.

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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.

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

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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
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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
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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.

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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.

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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.

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.

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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.

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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).

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).

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).

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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)
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• 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
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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)
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• 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
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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
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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.

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Attachment 4
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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
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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
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
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
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
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
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
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
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
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
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
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.

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 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
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
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
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 essential features, such as U-shaped in plan, asymmetrical massing, decorative features, roof forms, and Attachment 4
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
514 FIRST STREET / DETERMINATION OF HISTORIC SIGNIFICANCE REPORT 11661-050 48 MAY 2024

INTENTIONALLY LEFT BLANK
Attachment 4
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
514 FIRST STREET / DETERMINATION OF HISTORIC SIGNIFICANCE REPORT 11661-050 50 MAY 2024

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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
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.

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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.

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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
Appendix A
Occupancy History Timeline
Attachment 4

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
Appendix B
DPR Form
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*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
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*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.)
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*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.

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.

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*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
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*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:

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*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).

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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).

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*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).

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 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.

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

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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.

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).

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

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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).

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).

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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 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).

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

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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.

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.

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

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associated with the subject property while working as realtors, real estate investors, and a vice president of the San Diego Power Tool Company.

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.

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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

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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.

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.

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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.

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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.

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).

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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 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 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.

Therefore, there is a historic association for the subject property to retain integrity of, so the subject property retains integrity of association.

References (cont.)
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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.

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. 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.

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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.

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-chiaroschubert/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.

Attachment 4

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*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
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/treatment-guidelines-2017-part1-preservation-rehabilitation.pdf.

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

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

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.

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.

Attachment 4

Page 24 of 31 ends

*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
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.

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

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.

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

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*Recorded by: Nicole Frank, Dudek *Date: 1996 (2001 ed.) ☒ Continuation ☐ Update DPR 523L * Required information
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DEPARTMENT OF PARKS AND RECREATION HRI #
CONTINUATION SHEET Trinomial
Photographs (cont.)
Exhibit 1. Detail image of primary (northeast) elevation, view looking southwest.

Source: Dudek, IMG_4834.

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*Recorded by: Nicole Frank, Dudek *Date: 1996 (2001 ed.) ☒ Continuation ☐ Update DPR 523L * Required information
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CONTINUATION SHEET Trinomial
Exhibit 2. Subject property’s central courtyard displaying the arcade and loggia, view looking north.

Source: Dudek, IMG_4992.

Exhibit 3. Northwest elevation displaying the attached garages, view looking southeast.

Source: Dudek, IMG_4847.

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CONTINUATION SHEET Trinomial
Exhibit 4. Interior loggia mural, view looking southwest.

Source: Dudek, IMG_4978.

Exhibit 5. Two-story section of the southeast elevation, view looking west.

Source: Dudek, IMG_4897.

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*Recorded by: Nicole Frank, Dudek *Date: 1996 (2001 ed.) ☒ Continuation ☐ Update DPR 523L * Required information
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CONTINUATION SHEET Trinomial
Exhibit 6. Northwest and southwest elevations of the two-story addition, view looking northeast.

Source: Dudek, IMG_4987.

Exhibit 7. One of three frescos located on the subject property’s southern property wall, view looking southwest.

Source: Dudek, IMG_4982.

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*Recorded by: Nicole Frank, Dudek *Date: 1996 (2001 ed.) ☒ Continuation ☐ Update DPR 523L * Required information
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DEPARTMENT OF PARKS AND RECREATION HRI #
CONTINUATION SHEET Trinomial
Exhibit 8. 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.

Exhibit 9. 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.

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DEPARTMENT OF PARKS AND RECREATION HRI #
CONTINUATION SHEET Trinomial
Exhibit 10. Architect model of the subject property (see additional elevations in Appendix D).

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

Exhibit 11. 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

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*Recorded by: Nicole Frank, Dudek *Date: 1996 (2001 ed.) ☒ Continuation ☐ Update DPR 523L * Required information
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DEPARTMENT OF PARKS AND RECREATION HRI #
CONTINUATION SHEET Trinomial
Exhibit 12. 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
Appendix C
Preparers’ Qualifications
Attachment 4
1 Nicole Frank, MSHP

ARCHITECTURAL HISTORIAN
Nicole Frank (nih-COHL FRAYNK; she/her) is an architectural historian with 7 years’ experience in the historic preservation field. Ms. Frank’s professional experience encompasses a variety of projects for local agencies, private developers, and homeowners in both highly urbanized and rural areas.

Projects have included reconnaissance-level surveys, preparation of resource-appropriate and citywide historic contexts, and historical significance evaluations in consideration of the National Register of Historic Places (NRHP), California Register of Historic Resources (CRHR), and local designation criteria. Ms. Frank has experience conducting historic research, writing landmark designations, performing conditions assessments, and working hands-on in building restoration projects throughout the United States. Ms. Frank also has governmental experience with the City of San Francisco’s Planning Department and the City of Chicago’s Landmark Designations Department. She meets the Secretary of the Interior’s Professional Qualification Standards for Architectural History.

Project Experience
Development
Mesa Verde Specific Plan, Mesa Verde Owner LLC, City of Calimesa, California.

Dudek was retained by Mesa Verde Owners LLC to complete a built environment inventory and evaluation report for the proposed Mesa Verde Specific Plan 2023 Project, which is an Amendment to the Mesa Verde Estates Specific Plan (SPA 13-01) that was previously adopted in 2007 and subsequently amended in 2017. Complete evaluations for the six properties located within the area of potential effects (APE) were detailed in the report. All properties addressed do not appear eligible for national, state, or local listing either individually or as part of a multi-property district. Acting as architectural historian, conducted a survey of the project site and assisted in the preparation of the report and the associated property significance evaluations. (2023–Present) Historical Resource Research Report for 1424 Olivet Lane, L Jane Ryan Trust, La Jolla, California. Dudek was retained by L Jane Ryan Trust to prepare a historical resource research report for the single-family residence located at 1424 Olivet Lane, La Jolla. The report was prepared in accordance with City of San Diego guidelines and evaluated under all applicable city guidelines and regulations. The property was nominated for designation as a historical resource under Historical Resources Board Criteria A, B, and C under the name the Harry W. Child House. Acting as project manager and primary author, conducted the intensive-level survey, building development and archival research, development of an appropriate historic context for the property, and recordation and evaluation under city guidelines and regulations. (2022–2023)
Education
The School of the Art
Institute of Chicago
MS, Historic Preservation,
2018
The College of Charleston
BA, Historic Preservation
and Art History, 2016
Professional Affiliations
Encinitas Preservation
Association, Past
President
California Preservation
Foundation
Association for
Preservation Technology
(APT)
Attachment 4
2 Vista Melrose Residential Project, Urban Advisory & Building Group LLC, City of Vista, California. Dudek was retained by Urban Advisory & Building Group LLC to complete a historical resources technical report (HRTR) to identify all historical resources (if any) on the project site to determine whether the proposed project would result in a significant impact to historical resources under the California Environmental Quality Act (CEQA). The report included the results of a California Historical Resources Information System records search; an intensive survey of the project site by a qualified architectural historian; building development and archival research; development of an appropriate historic context for the evaluation of the Project site; and recordation and evaluation of one church property and one single-family residential property over 45 years old for historical significance and integrity in consideration of NRHP, CRHR, and City of Vista designation criteria and integrity requirements. Acting as architectural historian, conducted a survey of the project site and prepared the report and the associated property significance evaluations. (2022–Present)
Vista Foothill Residential Project, TTLC Vista Foothill LLC, City of Vista, California. Dudek was retained by TTLC Vista Foothill LLC to complete an HRTR to identify all historical resources (if any) on the project site to determine whether the proposed project would result in a significant impact to historical resources under CEQA. One of the five parcels that comprises the project site contains buildings that are more than 45 years of age and required evaluation as a potential historical resource. As a result of Dudek’s extensive archival research, field survey, record search, and property significance evaluations, no historical resources were identified within the project site, nor were any adjacent cultural resources identified that could be indirectly impacted by proposed project activities. Acting as built environment project manager, conducted intensive-level survey, delegated writing and research tasks, and coauthored the technical report. (2022–Present) Tooley Carlsbad Project, Atlantis Group Land Use Consultants, City of Carlsbad, California. Dudek was retained by Atlantis Group Land Use Consultants to prepare an HRTR for the Tooley Carlsbad Project, which proposes to develop a mixed-use development consisting of 219 multifamily units and 13,764 square feet of retail space, including parking and open space in Carlsbad, California. The report included an intensive-level survey of the project site and its vicinity by a qualified architectural historian; building development and archival research; development of an appropriate historic context for the project site; and recordation and evaluation of one built environment resource with buildings over 45 years old for historical significance and integrity in consideration of NRHP, CRHR, and local designation criteria and integrity requirements. After research and evaluation, the project site does not appear eligible under any NRHP, CRHR, or City of Carlsbad cultural resource designation criteria due to a lack of significant historical associations and architectural merit. Acting as built environment project manager, conducted intensive-level survey, delegated writing and research tasks, and coauthored the technical report. (2022–2023) 6365 Imperial Avenue Historical Resources Technical Report Project, Denya LLC, San Diego, California. Dudek was retained by Denya LLC to prepare an HRTR for a property located at 6365 Imperial Avenue in the City of San Diego. The report was prepared in accordance with CEQA Guidelines, Section 15064.5, for historical resources and all applicable City guidelines and regulations. One built environment resource was identified with the subject property as a result of the background research and survey: the commercial building associated with the address 6365 Imperial Avenue. The significance evaluation found that 6365 Imperial Avenue is not eligible under any designation criteria due to a lack of the requisite integrity necessary to convey significant historical associations and a lack of architectural merit. Acting as architectural historian, coauthored the technical report and conducted a pedestrian survey of the site. (2022)
5146–5148 and 5150 Dehesa Road Project, Kevin R. Carlin, San Diego County, California. The property owner, Kevin R. Carlin, is proposing a Tentative Parcel Map to subdivide an existing 5.87-acre parcel into four parcels and one remaining undeveloped parcel, known as the 5146–5148 and 5150 Dehesa Road Project. Dudek completed an HRTR to identify all historical resources (if any) within the project area to determine whether the proposed Attachment 4
3 project would result in a significant impact to historical resources under CEQA. To complete the evaluation of significance, Dudek conducted archival and building development research and developed an appropriate historic context for the evaluation of the project area. All buildings and structures over 45 years old were recorded and evaluated for historical significance. The subject property is recommended not eligible for inclusion in the NRHP, CRHR, and San Diego County Local Register of Historical Resources under all designation criteria due to a lack of historical or architectural significance and lack of integrity. Acting as architectural historian, coauthored the technical report and conducted a pedestrian survey of the site. (2021–2022) Downtown Buena Park Project, Merlone Geier, Buena Park, California. Dudek prepared an HRTR for a project that proposes the redevelopment of a former Sears building, parking lot, and Sears Automobile Service Station at the Buena Park Downtown Mall, located at 8150 La Palma Avenue in the City of Buena Park. The redevelopment plans include 1,381 residential units, 41,500 square feet of amenity and lobby space, and 2,551 residential parking spaces over 28-acres. The report included an intensive-level survey of the Buena Park Downtown Mall by a qualified architectural historian for historical significance and integrity in consideration of NRHP and CRHR designation criteria; building development and archival research; development of an appropriate historic context for the Buena Park Downtown Mall; and recordation and evaluation of the Sears building, a built environment resource over 45 years old. The Buena Park Downtown Mall does not appear eligible under any NRHP or CRHR designation criteria due to a lack of significant historical associations, architectural merit, and compromised integrity. Acting as architectural historian, coauthored the technical report and conducted a pedestrian survey of the site. (2021)
6th and Victoria Avenue Warehouse Project, Confidential Client, Highland, California. Dudek completed a Historic Resource Evaluation Report (HRER) for a project that proposes to construct a single 307,455-square-foot industrial/warehouse building (inclusive of 10,000 square feet of office/mezzanine). Associated improvements include loading docks, truck and vehicle parking, and landscape areas. The report included an evaluation of three buildings more than 45 years old. Each property was recorded on State of California Department of Parks and Recreation Series 523 Forms (DPR Forms) and was evaluated in consideration of NRHP and CRHR designation criteria and integrity requirements. As architectural historian, authored a historical resources inventory and evaluation report. (2021)
Forest Resiliency Program Project SPI Keystone, Golden State Finance Authority, Tuolumne County, California.

Dudek completed a historical resources inventory and evaluation report for a project that proposes to redevelop a site in La Grange and Jamestown in Tuolumne County to facilitate the transport of forest material (e.g., trees with no lumber value and underbrush) by truck, turn it into wood fuel pellets, and then ship the pellets from the site using the existing railroad line. Completed this report to be consistent with Section 106 of the National Historic Preservation Act (NHPA) (36 Code of Federal Regulations 800), CEQA Section 15064.5, Public Resources Code 5024, and applicable local regulations. This report included (1) a California Historical Resources Information System records search conducted at the Central California Information Center for the APE plus a 1-mile buffer; (2) a pedestrian surface reconnaissance of the APE for archaeological and built environment resources; and (3) a historical significance evaluation of Property 1 Assessor’s Parcel Numbers (APNs) (063- 190- 056, 063-350-004, 063-350-005, and 063-190-051) and Property 2 (Sierra Railroad–Mainline, Keystone Segment) located within the APE. As architectural historian, authored a historical resources inventory and evaluation report. (2021) Senior Residences at Hillcrest Project, DFA Development, San Diego, California. Dudek prepared a Historic Properties Inventory Report for the project, which proposes to develop a 68-unit, affordable senior housing community located in the Hillcrest neighborhood of San Diego. The project site is partially developed with existing buildings for preschool services associated with the adjacent University Christian Church and a parking lot. The project is proposing to receive U.S. Department of Housing and Urban Development project vouchers issued to the Attachment 4
4 San Diego Housing Commission and is therefore required to undergo a National Environmental Policy Act (NEPA) analysis for receiving federal funding. Acting as architectural historian, coauthored the technical report and conducted a pedestrian survey of the site. (2020–2021)
Sycuan Fee to Trust Project, Sycuan Band of the Kumeyaay Nation Reservation, Unincorporated San Diego County, California. Dudek completed a Historic Properties Inventory and Evaluation Report for the proposed project, located within the vicinity of El Cajon, California, in unincorporated San Diego County. The project proposes a feeto-trust transfer of five parcels that cumulatively total approximately 40 acres. The transfer of land from the Sycuan Band to the Bureau of Indian Affairs (the federal lead agency) would include several parcels. Dudek’s report included development of a project APE map; the relevant results of a California Historical Resources Information System records search and background research; a pedestrian survey of the APE for built environment resources; and a historical significance evaluation of all properties more than 50 years of age within the APE, in consideration of potential adverse effects to historic properties under Section 106 of the NHPA. The evaluation found that Properties 1, 2, 4, and 5 were not eligible for the NRHP at the individual level or as part of a larger historic district. As a result, no historic properties were identified within the APE, and Dudek recommended a finding of No Historic Properties Affected. As architectural historian, conducted background research and a pedestrian survey. (2021)
Ranch at River Bend Project, Save Gregory Canyon Hills LLC, Community of Pala, California. Dudek completed an HRTR in support of the proposed project, which includes the development of a new, mixed-use community. Acting as architectural historian, coauthored the technical report and conducted a pedestrian survey of the site. (2020) Enclave at Ivanhoe Ranch Project, Vance and Associates, Rancho San Diego, California. Dudek completed an HRTR in support of the proposed residential development project. The project site totals approximately 121.9 acres in Rancho San Diego. Included in the project site is a historic-era complex of horse ranch buildings and accompanying residences, located at 3256, 3261, 3263, 3267, and 3269 Ivanhoe Ranch Road (APNs 518-030-41, 518-030-43, 518-030-44, and 518-030-45), which were evaluated for historical significance. This study was conducted in accordance with Section 15064.5(a)(2)-(3) of CEQA guidelines, and the project site was evaluated in consideration of NRHP, CRHR, and County of San Diego Historic Preservation Ordinance and resource protection ordinance requirements. Acting as architectural historian, coauthored the technical report and conducted a pedestrian survey of the site. (2020)
Shawnee/CG7600 Master Plan Redevelopment Project, Palmer Mission Gorge Properties, LP, San Diego, California. Dudek conducted a Potential Historical Resource Review (in accordance with Information Bulletin 580) for four properties more than 45 years old within the City of San Diego. Acting as architectural historian, conducted a photographic survey of the four properties within the project site. Updated three 2011 DPR Forms and created a new DPR Form for a previously unrecorded property within the project site. (2020) 740–790 East Green Street Mixed-Use Project, City of Pasadena, California. Dudek completed a Cultural Resources Technical Report (CRTR) for five commercial buildings located in the City of Pasadena (Assessor’s Identification Nos. 5734-025-014, 024, 026, 029, 027). The study included a pedestrian survey of the proposed project area, building development and archival research, development of an appropriate historic context for the property, and recordation and evaluation of the property for historical significance and integrity in consideration of NRHP, CRHR, and local eligibility requirements. Acting as architectural historian, updated the Pasadena historic context, conducted archival research, and wrote significance evaluations for the five buildings that are more than 45 years old. (2019)
Attachment 4
5 8850 Sunset Boulevard Project, City of West Hollywood, California. Dudek completed a CRTR for the proposed project, which consisted of the demolition of existing buildings and the construction and operation of a new mixeduse hotel and residential building on a property along the south side of Sunset Boulevard, extending the full city block between Larrabee Street and San Vicente Boulevard. Acting as architectural historian, assisted in the completion of the technical report as the primary writer. (2019) Palmetto Avenue Warehouse Project, Patriot Development Partners, Rialto, California. Dudek conducted a Cultural Resources Report in support of the proposed project, which proposed to demolish buildings on six parcels in the City of Rialto and construct an industrial/warehouse building on an approximately 4.24-acre property located at the northeast corner of Palmetto Avenue and Baseline Road. Acted as evaluator for three of the six properties, which were at least 45 years old. (2019)
14545 Lanark Street Project, Clifford Beers Housing Inc., Los Angeles, California. Dudek completed an HRER for a property located at 14545 Lanark Street in the Panorama City neighborhood of Los Angeles (APN 2210-011-900).

Acting as architectural historian, authored the HRER for the subject property, a Public Social Services Department building constructed in 1967. (2019)
Confidential Solar Energy Project, Confidential Client, California. Dudek completed an HRTR for a confidential solar project. Acting as architectural historian, authored the report evaluating a complex of 20 buildings for historical significance. (2019)
1605 Industrial Avenue Warehouse Project., City of San José, California. Acting as architectural historian, coauthored the CRTR for the project, which included the construction of an approximately 186,000-square-foot industrial warehouse building on an approximately 10.96-gross-acre property located in the northern part of the City of San José. Preparation of the historical context statement involved archival research, building descriptions, historic context development, and historical significance evaluations. (2018) Jefferson La Mesa Project, JPI, La Mesa, California. The project proposed to demolish three industrial automotive buildings to redevelop the property. Served as architectural historian and coauthor of the HRER for the project.

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

Dudek completed a CRTR for the project located at 910 Borden Road. The proposed project involves the demolition of the existing Richland Elementary School, which includes seven permanent buildings and 24 portable classrooms, and the reconstruction of the school, including the redevelopment of play fields and playgrounds. Acting as architectural historian, conducted a field visit, researched the school district and elementary school, and coauthored the technical report. (2021) University of California San Diego, Future College Living and Learning Neighborhood, University of California San Diego Campus Planning Office, San Diego, California. Dudek was retained by the University of California (UC) San Diego Campus Planning Office to conduct a visual analysis for the proposed project, which would consist of Attachment 4
6 five housing buildings providing an additional 2,000 beds to serve the student population of the UC San Diego campus. As architectural historian, conducted a field visit to gain a better understanding of the visual environment of the project site and surrounding area. (2020)
San Francisco State University Master Plan Update Environmental Impact Report, San Francisco State University Capital Planning, Design, and Construction, San Francisco, California. Dudek conducted a historic built environment study for the proposed project. Only buildings more than 45 years of age and proposed for renovation or demolition were included in this historic built environment study. Acting as architectural historian, participated in a survey of the San Francisco State University (SFSU) Psychology and Ethnic Studies Building and conducted archival research to prepare appropriate historic context for San Francisco, SFSU, and the Psychology and Ethnic Studies Building. Conducted research on 18 buildings located on the SFSU campus and wrote historic contexts, descriptions, and lists of alterations for each. (2019) Keats Building and Amphitheater, California State University Fresno, California. As architectural historian, authored the description of the amphitheater and Keats Building on the California State University (CSU) Fresno campus for the CRTR. Also prepared DPR Forms for the two buildings. (2018) College Park Demolition Project, CSU Chico, California. Dudek was retained by CSU Chico to complete a cultural resources study for a project that proposes demolition of 10 single-family residences near the CSU Chico campus.

As architectural historian, coauthored a cultural resources report for CSU Chico, writing 10 building feature descriptions. (2018)
Energy
Seguro Storage Project, Seguro Storage LLC, San Diego County, California. Dudek was retained by Seguro Storage LLC to complete a historic technical report for the Seguro Storage System Project. The project involves constructing a 400-megawatt battery energy storage system in phases or all at once, depending on when full capacity is needed. The project will interconnect to the nearby San Diego Gas & Electric Escondido Substation via newly installed overhead generation-tie (gen-tie) line. Dudek identified 13 properties located within the APE that required evaluation. After thorough consideration of historical significance criteria, all properties addressed in the report do not appear eligible for national, state, or local listing either individually or as part of a multi-property district. Acting as architectural historian, conducted pedestrian survey and co-authored the historic technical report. (2023–Present)
Battery Storage Project, Confidential Client, San Diego, California. Dudek prepared an HRER for a project that proposes to develop a battery energy storage system located in San Diego. All buildings and structures more than 45 years old identified within the project area were recorded and evaluated for historical significance. The significance evaluation involved conducting archival research and building development research for the project area and completing an appropriate historic context. Acting as architectural historian, conducted pedestrian surveys to evaluate the presence of historic built environmental resources and authored the HRER. (2021) Battery Energy Storage Project, Confidential Client, Grand Terrace, California. Dudek prepared an HRER for a project that proposes to develop a battery energy storage system in the City of Grand Terrace. This report included development of a built environment study area map, a pedestrian survey of the proposed project study area for built environment resources, and a historical significance evaluation of a steam plant in consideration of state designation criteria and integrity requirements. The significance evaluation found that the steam plant is not eligible under any designation criteria due to a lack of architectural merit and a lack of the requisite integrity necessary to convey significant historical associations. As such, the steam plant is not considered a historical resource under CEQA. Acting as architectural historian, conducted pedestrian surveys and authored the HRER. (2021) Attachment 4
7 Confidential Solar Project, San Diego County, California. Serving as architectural historian, coauthored the HRTR for the project, which proposed the development of a solar energy facility and energy storage system. The project site totals approximately 1,356 acres and is in unincorporated southeastern San Diego County. The HRTR involved a pedestrian survey for the presence of historic built environment resources. All buildings and structures more than 45 years old were recorded and evaluated for historical significance. The significance evaluation included conducting archival research and building development research for a dairy and creamery complex located on the project site and completing a historic context. The complex of dairy buildings was evaluated for historical significance and is not eligible for inclusion in the NRHP, CRHR, or the County Register due to a lack of significant historical associations. (2020)
Healthcare
St. Joseph’s Hospital Master Plan Project, Devenney Group Ltd., Stockton, California. Dudek prepared a historical resources inventory and evaluation report in support of the project. The proposed project site included five properties in the City of Stockton: (1) 1638 North California Street (APN 127-190-32), (2) 1800 North California Street and 542 McCloud Avenue (APN 127-180-44), (3) 534 East Maple Street (APN 127-190-30), (4) 425 East Harding Way (APN 127-150-39), and (5) 445 East Harding Way (APN 127-150-51). Served as architectural historian and coauthor of the historical resources inventory and evaluation report, conducting research on properties 2–4 of the historic-age built environmental resource properties, primarily located within the St.

Joseph’s Medical Center Complex or on parcels adjacent to the complex that may be acquired. (2020) Historical Resource Treatment Plans, Impacts Analysis
(Secretary of the Interior’s Standards Compliance Review) Historical Resource Assessment Report NoHo Garden Apartment Project, Volunteers of America of Los Angeles, Los Angeles, California. The Volunteers of America of Los Angeles proposed to construct additional affordable units at the North Hollywood Manor. North Hollywood Manor, as part of SurveyLA, was determined eligible for listing on the NRHP, the CRHR, and as a City of Los Angeles Historic-Cultural Monument under Criterion C and 3 for its architectural significance (associated status codes 3S;3CS;5S3). Assisted the Volunteers of America of Los Angeles in conforming to the Secretary’s Standards and therefore complying with CEQA, assessing any potential impacts the project may have on the identified historical resource, and recommending mitigation measures, as appropriate. (2023) Municipal
Los Angeles County South Bay Area Plan Project, County of Los Angeles Department of Regional Planning, California. Dudek was retained by the County of Los Angeles Department of Regional Planning to prepare a historic context statement in support of the project. The goal of the historic context statement is to inform, enhance, and streamline the larger project as it pertains to historical resources. The communities included within the historic context statement include the following: Alondra Park/El Camino Village, Del Aire/Wiseburn, Hawthorne Island, La Rambla, Lennox, West Carson, and Westfield/Academy Hills. The historic context statement documents the development history of the communities from the rancho period to the present; identifies important themes, events, and patterns of development; and describes the different property types, styles, builders, and architects associated with these important periods and themes. The document will also provide registration requirements and recommendations for future study/action by the County of Los Angeles to facilitate and streamline the historic preservation program. Responsibilities include co-project management, conducting archival research, coauthoring the historic context statement, engaging with stakeholders, collaborating with the geographic information system (GIS) team to create an online mapping tool, performing field survey, attending public meetings, and collaborating with the graphics team for flyers and social media content. (2023–Present) Attachment 4
8 Ben Clark Training Center Modernization Project, Riverside County Fire/California Department of Forestry and Fire Protection, County of Riverside, California. Dudek was retained by Riverside County Fire/the California Department of Forestry and Fire Protection to conduct a built environment inventory and evaluation study for the Ben Clark Training Center Modernization Project. Only buildings and structures over 45 years of age were included in the historic built environment study of the training center campus. The report identified 12 buildings requiring evaluation, which were divided into four building typologies (Assembly Buildings, Storage and Maintenance Buildings, Living Quarters, and Education and Training Buildings) and evaluated as groups within those typologies.

The report concluded that all 12 buildings within the study area are ineligible for inclusion in the NRHP, CRHR, and the City of Riverside’s list of historically designated resources. Acting as architectural historian, conducted pedestrian survey and co-authored the built environment inventory and evaluation report. (2023–Present) Ocean Beach Pier Improvements Project, City of San Diego, California. Dudek was retained by the City of San Diego to prepare an HRTR for the Ocean Beach Pier Improvements Project. The City requested an evaluation of whether the Ocean Beach Pier (Ocean Beach Municipal, Pier, or Pier Project site) met eligibility criteria for local, state, or federal designation. The report was prepared in accordance with CEQA Guidelines, Section 15064.5, for historical resources and all applicable City guidelines and regulations. As a result of the evaluation, the Ocean Beach Pier is recommended eligible under NRHP and CRHR Criteria A/1 and C/3 and San Diego Historical Resources Board Designation Criteria A, C, and D. The Ocean Beach Pier reflects special elements of Ocean Beach’s historical and economic development and embodies distinctive characteristics of the concrete fishing pier typology. Responsibilities include fieldwork, archival research, and the associated property significance evaluation. (2022)
Los Angeles County Metro Area Plan Project, County of Los Angeles Department of Regional Planning, California.

Dudek was retained by the County of Los Angeles Department of Regional Planning to prepare a Historic Context Statement in support of the project. The goal of the Historic Context Statement component is to inform, enhance, and streamline the larger project as it pertains to historical resources. The communities included within the Historic Context Statement include the following: East Los Angeles, East Rancho Dominguez, Florence-Firestone, Walnut Park, West Athens-Westmont, West Rancho Dominguez-Victoria, and Willowbrook. The Historic Context Statement documents the development history of the communities from the rancho period to the present; identifies important themes, events, and patterns of development; and describes the different property types, styles, builders, and architects associated with these important periods and themes. The document will also provide registration requirements and recommendations for future study/action by the County of Los Angeles to facilitate and streamline the historic preservation program. Responsibilities include conducting archival research, coauthoring the Historic Context Statement, engaging with stakeholders, collaborating with the GIS team to create an online mapping tool, performing field survey, attending public meetings, and collaborating with the graphics team for flyers and social media content. (2021–2022)
Florence-Firestone Community Plan Area Historic Resources Survey, County of Los Angeles Department of Regional Planning, California. Dudek was retained by the County of Los Angeles Department of Regional Planning to prepare a Historic Context Statement and conduct a Historic Resources Survey for the Community Plan Area (CPA) of Florence-Firestone. The goal of the project is to document the development history of the community from the rancho period to the present; identify important themes, events, and patterns of development; and describe the different property types, styles, builders, and architects associated with these important periods and themes.

The document will also provide registration requirements and recommendations for future study/action by the County of Los Angeles to facilitate and streamline the historic preservation program. Responsibilities include conducting archival research, coauthoring the Historic Context Statement, engaging with stakeholders, Attachment 4
9 collaborating with the GIS team to create an online mapping tool, attending public meetings, and collaborating with the graphics team for flyers and social media content. (2021–2022) East Los Angeles Historic Resources Survey of Historic Age Commercial Signage, County of Los Angeles Department of Regional Planning, California. Dudek was retained by the County of Los Angeles Department of Regional Planning to perform a Historic Resources Survey and focused Historic Context Statement for historic age commercial signage located in the CPA of East Los Angeles. The goal of the project is to document the history of commercial signage, record and evaluate significant historic signs, and designate all applicable signs as County Landmarks. Responsibilities include archival research, collaboration with the GIS team to create an online mapping tool, and collaboration with the graphics team for flyers and social media content. (2021–Present) Mission Bay Park Improvements Project, City of San Diego, California. Dudek reviewed the City’s proposed seawall and bulkhead designs for conformance with the Secretary of the Interior’s Standards for the Treatment of Historic Properties, specifically the Standards for Rehabilitation. This review included advising the design team on how to remain in conformance with the standards by way of informal design review/check-ins throughout the design review process. Acting as architectural historian, conducted a pedestrian survey, and coauthored the Mission Beach Seawall Evaluation Memorandum. (2021–Present)
Pier View Way Bridge and Lifeguard Headquarters Restoration/Replacement Project, Confidential Client, Oceanside, California. Dudek is preparing a CRTR for a project that proposes to restore or replace the concrete portion of the Pier View Way Bridge and the Lifeguard Headquarters in the City of Oceanside. This report includes a pedestrian survey for historic built environment resources, development research, archival research to develop the appropriate historic context, and a historical significance evaluation. The report discusses the proposed project description, regulatory framework, all sources consulted, research and field methodology, setting, and findings. In addition, the report discusses the proposed project’s potential to impact historical resources under CEQA and will provide recommendations as appropriate. Acting as architectural historian, conducted pedestrian surveys and coauthored the technical report. (2021–Present)
Mira Mesa CPA Historic Context Statement and Focused Reconnaissance Survey, City of San Diego, California.

Dudek prepared a historic context statement identifying the historical themes and associated property types important to the development of Mira Mesa, accompanied by a reconnaissance-level survey report focused on the master-planned residential communities within the Mira Mesa CPA. This study was completed as part of the comprehensive update to the Mira Mesa CPA and Programmatic Environmental Impact Report. While the historic context statement addressed all development themes and property types within the community, the scope of the survey was limited to residential housing within the CPA constructed between 1969 and 1990.

Acting as architectural historian, coauthored and completed the historic context statement, the survey document, and all associated archival research efforts. (2020–2022) University CPA Historic Context Statement and Focused Reconnaissance Survey, City of San Diego, California.

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

Acting as architectural historian, coauthored and completed the historic context statement, the survey document, and all associated archival research efforts. (2020–Present) Attachment 4
10 Coronado Citywide Historic Resources Inventory and Historic Context Statement, City of Coronado, California.

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

Dudek will also conduct a reconnaissance-level survey of all properties within City limits that are at least 50 years old to identify individual properties and groupings of properties (i.e., historic districts) with potential for historical significance under City Criterion C (properties that possess distinctive characteristics of an architectural style; are valuable for the study of a type, period, or method of construction; and have not been substantially altered). Acting as architectural historian, authored the historic context statement and conducted reconnaissance-level surveys of properties within City limits. (2019–Present)
As-Needed Historic Research Consulting Services, City of Coronado, California. Dudek provides as-needed historic consulting services for various projects. Each evaluation involves the creation of an occupancy timeline, supplemental research on occupants, building development research (including architects, builders, and property), a pedestrian survey of the project area, creation of a description of the surveyed resource, and completion of a historical significance evaluation report in consideration of designation criteria and integrity requirements. Acting as project manager and architectural historian, authored or co-authored HRERs for the following properties: 936 J Avenue, 310 2nd Street, 718 B Avenue, 1027-1029 Orange Avenue, 735 Margarita Avenue, 519 Ocean Boulevard, 1901 Monterey Avenue, 269 Palm Avenue, 1113 Adella Avenue, 1519 4th Street, 745 A Avenue, 451–55 Alameda Boulevard, 503 10th Street, 121 G Avenue, 1152 Glorietta Boulevard, 711 Tolita Avenue, 951 G Avenue, 817 A Avenue, 625 B Avenue, 260 D Avenue, 761 I Avenue, 816 1st Street, 820 A Avenue, 953-57 G Avenue, 725 Adella Avenue, 754 H Avenue, 168-70 F Avenue, 1011 E Avenue, 404 8th Street, 1421 6th Street, 820 G Avenue, 335 Alameda Boulevard, 1027 Olive Avenue and 1029 Olive Lane, 743 B Avenue, 925 9th Street, 517 I Avenue, 978 B Avenue, 873 G Avenue, 1118 Flora Avenue, and 721 J Avenue. (2019–Present) Gilroy Citywide Historic Resources Inventory, City of Gilroy, California. Dudek is currently bringing to completion a citywide historic context statement and historic resources inventory update of the City of Gilroy’s outdated 1986 historic resources inventory. Dudek hosted a public kickoff meeting/outreach session that was well-received by the community, successfully completed a reconnaissance-level survey of more than 3,000 properties on time and within budget, and completed a draft citywide historic context statement. Dudek is also preparing a Public Guide to Preservation that provides an overview of the City’s existing policies, what it means to live in a designated property/a district contributor, answers to commonly asked questions concerning restrictions on alterations, and clarification of common misconceptions about property owner requirements. Acting as surveyor, utilized Dudek’s architectural survey application to record the features, alterations, and photographs of historic-era buildings throughout the City. Additionally, assisted in the data management and cleanup of the majority of the DPR Forms produced for each of the surveyed buildings. This process included assigning status codes, editing descriptions, choosing an accurate photograph, and adding proper narrative significance. (2020) 955 Hancock Avenue, City of West Hollywood, California. Dudek completed a City-compliant Historical Resource Assessment for a single-family residential property located at 955 Hancock Avenue in West Hollywood. The property was built in 1910 and did not appear to have been previously evaluated for historical significance. This study included a pedestrian survey of the property by a qualified architectural historian, building development and archival research, development of an appropriate historic context for the property, and recordation and evaluation of the property for historical significance and integrity in consideration of NRHP, CRHR, and City of West Hollywood Attachment 4
11 Register eligibility requirements. Acting as architectural historian, assisted in the completion of the assessment as the primary writer. (2018)
Transportation
Keller Road/Interstate 215 Interchange Project, California Department of Transportation, Murrieta and Menifee, California. The project proposed to construct a new, full interchange and auxiliary lanes at Interstate 215 and Keller Road in Riverside County. Acted as architectural historian for the project, coauthoring the HRER.

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

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

Acting as architectural historian, evaluated five resources, including the Dulzura Conduit, Upper Otay Dam, Murray Dam, Sutherland Dam, and Miramar Dam. (2018-2020)
Historical Resources Impacts Assessment for Maintenance on the Morena Dam Spillway, City of San Diego, California. Acted as the primary author for an impacts assessment of proposed project activities, including maintenance to the Morena Dam, which is considered a historical resource under CEQA and a historic property under Section 106 of the NHPA. (2019)
Professional Activities
▪ Meets the Secretary of the Interior’s Professional Qualifications Standards for history and architectural history pursuant to the Code of Federal Regulations, 36 CFR Part 61, Appendix A.

Specialized Training
▪ Specialized Certificate in CEQA Practice, UC San Diego Extension, 90 hours of study, March 2022. - BUSA40739: California Environmental Quality Act (CEQA), UC San Diego Extension, Summer 2019. - ENVR-40008: Writing Effective CEQA Documents, UC San Diego Extension, Winter 2021. - ENVR-40010: CEQA in Practice, UC San Diego Extension, Spring 2021.

Attachment 4
12 - ENVR-40009: Advanced CEQA, UC San Diego Extension, Winter 2022.

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

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

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

Attachment 4
1 Adrienne Donovan-Boyd, MSHP

ARCHITECTURAL HISTORIAN
Adrienne Donovan-Boyd (AY-dree-en DON-uh-vin BOID; she/her) is an architectural historian with significant experience in Oregon, Washington, and California. Ms.

Donovan-Boyd has 17 years of experience in all elements of cultural resources management, including intensive- and reconnaissance-level field investigations, architectural history studies, and historical significance evaluations for compliance projects, the National Register of Historic Places (NRHP), and local landmark designations. She is a skilled researcher adept at evaluating historic properties and an experienced author of historical resources evaluation reports, findings-ofeffect documentation for Sections 106 and 110 of the National Historic Preservation Act (NHPA), historic context statements, and management plans for historic properties. Ms. Donovan-Boyd meets the Secretary of the Interior’s Professional Qualification Standards for architectural history and maintains a strong professional relationship with State Historic Preservation Office staff in the West. Ms. Donovan-Boyd has completed numerous projects requiring compliance with the Secretary of the Interior’s Standards for the Treatment of Historic Properties.

Project Experience
As-Needed Historic Research Consulting Services, City of Coronado, California.

Dudek provides as-needed historic consulting services for various projects for the City of Coronado. Each evaluation involves the creation of an occupancy timeline, supplemental research on occupants, building development research (including architects, builders, and property), a pedestrian survey of the project area, the creation of a description of the surveyed resource, and the completion of a historical significance evaluation report in consideration of designation criteria and integrity requirements. Acting as a senior architectural historian, Ms. Donovan-Boyd has provided a senior-level review for the following properties: 978 B Avenue, 335 Alameda Boulevard, addendum, 873 G Avenue, 1118 Flora Avenue, and 721 J Avenue. (2023) Built Environment Inventory and Evaluation Report for Monterey Bay Master Plan, California State University, Monterey Bay, California. Dudek was retained by California State University, Monterey Bay, to conduct a built environment inventory and evaluation study and report for the proposed California State University, Monterey Bay, Master Plan. For this project, Dudek formally recorded and evaluated 11 campus properties over 45 years old that were proposed for renovation, alteration, or demolition as part of the project. All 11 of these built environment properties were identified as not eligible for national, state, or local designations. Ms. Donovan-Boyd worked with a team of architectural historians. The properties were photographed, researched, and evaluated in consideration of NRHP, California Register of Historical Resources, California Historic Landmarks, local designation criteria, integrity requirements, and potential impacts to historical resources under California Environmental Quality Act and Public Resources Code, Sections 5024 and 5024.5. (2021)

Education
University of Oregon
MS, Historic Preservation,
2009
Portland State University
BA, Community
Development, 2006
Certifications
National Safety Council
First Aid/CPR/AED
Certification, 2023
Professional Affiliations
National Trust for Historic
Preservation
Portland Architectural
Heritage Center
Oregon Historical Society
Attachment 4
2 Built Environment Inventory and Evaluation Report for Golden State Natural Resources Gould Site, Golden State Finance Authority, Lassen County, California. Served as an architectural historian and coauthor of the report for the project. Dudek was retained by the Golden State Finance Authority to complete a built environment inventory and evaluation report for the proposed project that would redevelop a site in Nubieber, located in Lassen County, to facilitate the transport of forest material (such as trees or underbrush that have no lumber value). The project parcels comprised approximately 65 acres, a light-industrial site associated with regional logging, and an abandoned 1930s Great Northern and Western Pacific Railroad station. (2022) Port of Hueneme Oxnard Harbor District Built Environment Inventory and Evaluation, Port of Hueneme, Oxnard Harbor District, Ventura County, California. Served as an architectural historian for the Port of Hueneme Oxnard Harbor District, built environment inventory, and evaluation report as part of the Former Navy Property Restoration Project. The project was completed in conformance with California Environmental Quality Act Guidelines, Section 15064.5, for historical resources and all applicable local guidelines. The report concluded that a single building remained eligible for the NRHP, but the proposed project would have no effect on historic properties. (2022) Built Environment Inventory and Evaluation Report for a Solar Development, Confidential Client, Sacramento County, California. Served as an architectural historian for a built environment inventory and evaluation for an energy-related development. Contributed to archival research and coauthored the report, including the historic context section, significance evaluations, and recommendations. The project proposed that several of the historic period buildings remaining were eligible for the NRHP. (2021–2022) Phase I Historic Resources Technical Report for Building 7045, Devereux Gymnasium, University of California, Santa Barbara, California. Served as an architectural historian and coauthor of the report for Phase I: Building 7045, Devereux Gymnasium, on the west campus of the University of California, Santa Barbara. Dudek was retained by the University of California, Santa Barbara, to complete the project. The project was federally funded by the National Endowment for the Humanities, making the project subject to federal review under Section 106. The project was also subject to review under the California Environmental Quality Act and Public Resources Code, Sections 5024 and 5024.5, for state-owned resources. The project report included a California Historical Resource Status records search of the proposed project area and a 1-mile radius; the identification of previously recorded historic properties in the vicinity of the project area; an intensive-level survey; archival and building development research; an evaluation of the building for NRHP, California Register of Historical Resources, California Historic Landmarks and Santa Barbara County local eligibility criteria and integrity requirements; and an assessment of effects to historic properties. (2021)
Built Environment Inventory and Evaluation Report for a Solar Development, Confidential Client, Sacramento County, California. Served as an architectural historian for a built environment inventory and evaluation for an energy-related development. Contributed to archival research and coauthored the report, including the historic context section, significance evaluations, and recommendations. The project proposed that none of the historic period buildings, primarily agriculture-related structures, were not eligible for the NRHP. (2020-2021) Specialized Training
▪ Federal Emergency Management Agency Contractor. Badge Valid 2023-2028 ▪ Oregon Department of Transportation Cultural Resources Consultant Qualification Training. 2023.

Publications
Donovan-Boyd, A.K. 2009. “Historic Preservation of Pacific Northwest Beach Houses: A Study of Beach Houses Along Tillamook County’s Coast.” Master’s thesis; University of Oregon, Eugene.

Attachment 4
Appendix D
Supplemental Photos and Documentation
Attachment 4

APPENDIX D / SUPPLEMENTAL PHOTOS AND DOCUMENTATION
11661-050 D-1 MAY 2024
Exhibit 1. Original Architectural Plans for the Subject Property, titled: “Residence of Captain and Mrs. Archibald D.

Abel, USMC,” blueprints obtained from the Coronado Historical Association on April 11, 2024.

Attachment 4

APPENDIX D / SUPPLEMENTAL PHOTOS AND DOCUMENTATION
11661-050 D-2 MAY 2024
Attachment 4

APPENDIX D / SUPPLEMENTAL PHOTOS AND DOCUMENTATION
11661-050 D-3 MAY 2024
Attachment 4

APPENDIX D / SUPPLEMENTAL PHOTOS AND DOCUMENTATION
11661-050 D-4 MAY 2024
Attachment 4

APPENDIX D / SUPPLEMENTAL PHOTOS AND DOCUMENTATION
11661-050 D-5 MAY 2024
Exhibit 2. Sample of newspaper articles discussing the subject property.

1941 San Diego Union article describing the subject property with photographs (outlined in red).

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

Attachment 4

APPENDIX D / SUPPLEMENTAL PHOTOS AND DOCUMENTATION
11661-050 D-6 MAY 2024

1949 Coronado Eagle and Journal article discussing the subject property’s architecture and design (outlined in red).

Source: Coronado Eagle and Journal, March 17, 1949, pg. 1.

Attachment 4

APPENDIX D / SUPPLEMENTAL PHOTOS AND DOCUMENTATION
11661-050 D-7 MAY 2024
1949 San Diego Union article discussing the murals painted by Paul F. Matthew at the subject property (outlined in red).

Source: San Diego Union, May 29, 1959, pg. 12.

Attachment 4

APPENDIX D / SUPPLEMENTAL PHOTOS AND DOCUMENTATION
11661-050 D-8 MAY 2024

Exhibit 3. Photographs of the exterior of the subject property’s architect model, obtained from the Coronado Historical Association on April 11, 2024.

Attachment 4

APPENDIX D / SUPPLEMENTAL PHOTOS AND DOCUMENTATION
11661-050 D-9 MAY 2024
Exhibit 4. Historic photographs of the subject property and Lt. Col. Archibald D. and Edna T. Abel in December 1939, obtained from the Coronado Historical Association on April 11, 2024.

Attachment 4

APPENDIX D / SUPPLEMENTAL PHOTOS AND DOCUMENTATION
11661-050 D-10 MAY 2024
Attachment 4

APPENDIX D / SUPPLEMENTAL PHOTOS AND DOCUMENTATION
11661-050 D-11 MAY 2024
Attachment 4

APPENDIX D / SUPPLEMENTAL PHOTOS AND DOCUMENTATION
11661-050 D-12 MAY 2024
Exhibit 5. Photographs of the murals painted by Paul Matthews on the subject property in 1949.

Mural located on interior of loggia, view looking southwest.

Source: Dudek, April 2024, IMG_4979.

Attachment 4

APPENDIX D / SUPPLEMENTAL PHOTOS AND DOCUMENTATION
11661-050 D-13 MAY 2024
Mural depicting the discovery of gold in California located on southern boundary wall, view looking southwest.

Source: Dudek, April 2024, IIMG_4982.

Mural depicting an early California mission located on southern boundary wall, view looking southwest.

Source: Dudek, April 2024, IMG_4986.

Attachment 4

APPENDIX D / SUPPLEMENTAL PHOTOS AND DOCUMENTATION
11661-050 D-14 MAY 2024

Mural depicting Cabrillo’s discovery of California located on southern boundary wall, view looking southwest.

Source: Dudek, April 2024, IMG_4990.

Attachment 4

Coronado City CouncilNovember 5, 2024

Coronado City Council
November 5, 2024