CITY COUNCIL STAFF REPORT
November 5, 2024 {{section.number}}a
PUBLIC HEARING: APPEAL OF THE HISTORIC RESOURCE COMMISSION DECISION THAT THE PROPERTY AT 514 FIRST STREET MEETS THE CRITERIA TO BE DESIGNATED AS A
HISTORIC RESOURCE
RECOMMENDATION:
Uphold the decision of the Historic Resource Commission that 514 First Street (APNs 536-071- 25-00 and 536-071-26-00) meets the criteria to be designated as a Historic Resource.
BACKGROUND:
Ordinance No. 1961 was adopted by the City Council on July 6, 2004, establishing a discretionary process to determine historic significance of structures 75-years old or older in association with projects that include demolition or partial demolition. This discretionary process was amended with the adoption of Ordinance No. 2088 on December 18, 2018, and the Determination of Historic Significance review is regulated by Coronado Municipal Code Chapter 84.10.
On March 11, 2024, the property owner submitted a complete Determination of Historic Significance application for the property addressed as 514 First Street. At the meeting of July 17, 2024, the Historic Resource Commission (HRC) held a public hearing on this item and considered the application submitted by the property owner, the staff report, and the historic report prepared by a third-party consultant. Following the public hearing, a motion that the property meets the criteria to be designated as a Historic Resource was passed by a vote of 3-0-2, with Commissioners Bey and Robyn absent.
On July 24, 2024, Scott Moomjian, representative for property owner Schubert Survivors Trust 07-06-92, appealed the decision of the Historic Resource Commission, and additional information was submitted by the appellant on October 1, 2024.
ANALYSIS:
The City Council has established specific criteria for determining whether a property is a historic resource. In order to be designated as a historic resource, the home must meet at least two of the designation criteria per CMC Section 84.10.130.
The Commission’s findings for the determination, the appeal assertion for each criterion, and the staff analysis of historic significance for the two Criterion that are under appeal are as follows:
Criterion C - It possesses distinctive characteristics of an architectural style and has not been substantially altered.
Commission Finding - The Historic Resource Commission determined that the property is historically significant under Criterion C as an example of the Spanish Colonial Revival and Hacienda style and has not been substantially modified.
Appeal Assertion – In their appeal filed July 24, 2024, the appellant asserts that the HRC designated the property under Criterion C without proper or substantial historic evidence, documentation, analysis, and/or evaluation, and that substantial alterations have taken place over time. Additionally, the appellant asserts that the Commission incorrectly or inaccurately discussed, deliberated, and applied the Coronado Historic Designation Criteria Guidelines in the determination that the property is eligible under Criterion C. Additional information submitted by the appellant asserts that the property has been substantially modified and is therefore not eligible for designation.
Staff Analysis – Consistent with the Coronado Municipal Code process for Determination of Historic Significance applications, the City contracted with a third-party historic research consultant to prepare a Historic Research Report for the property, including an analysis per the City’s adopted designation criteria. The consultant evaluated the building in advance of the HRC hearing and prepared a Historic Report recommending that the property meets Criterion C and recommends that the property is historically significant as an example of the Spanish Colonial Revival style with influences of the Hacienda architectural style, both of which are fully integrated into the original design of the property.
The City’s Historic Designation Criteria Guidelines require that, under Criterion C, a resource should be unaltered or minimally altered from its historic state. In evaluating modifications, staff assess the nature, extent, and visibility of changes in line with the Secretary of the Interior’s Standards, recognizing that what may be deemed adverse in one case could be minor in another.
Generally, routine maintenance, in-kind replacements, and modifications at the rear or not visible from the public right-of-way are considered minimal. The subject property, with public visibility on three sides—First Street (front), H Avenue (side), and the alley (side)—has only two characterdefining elevations: the front facing First Street and the side facing H Avenue, as the alley and rear elevations serve functional purposes and are not character-defining.
The consultant’s evaluation of the integrity of the property, the permit history, Sanborn maps, and the building’s physical appearance, identify some alterations from its construction date of 1939, including the following which are visible from either the street or alley rights of way:
• 1944: landscape wall along the southern end of the property and addition of a detached workshop at the southwestern corner of the property. • 1966: landscape wall along eastern property boundary. • 1967: three-bedroom and two-bath addition to the rear of the building at the southeastern corner along H Avenue.
• 1969: three-car garage attached to the existing garage to the western side of the property along the alley.
• 1983: pantry and porch addition to building’s northwestern elevation.
Based on the consultant’s evaluation, the modifications do not adversely impact the historic significance of the property under Criterion C, as they are concentrated at the rear or alley elevations, and/or are largely consistent with the Secretary of the Interior’s Standards Guidance for New Additions and not substantial. Staff has prepared an assessment based on the consultant’s evaluation of the property that categorizes each modification’s alignment with the SOI Standards as consistent (green), partially consistent (yellow), not consistent (red), or not applicable (gray).
Staff recommends that, if the City Council finds that the building retains key Spanish Colonial Revival style characteristics with Hacienda influences, has not been substantially altered, and thus meets Criterion C, the appeal should be denied, upholding the designation. Conversely, if the Council concludes that the building lacks these distinctive characteristics or that the modifications are significant, the property would not qualify for designation under Criterion C.
Criterion D - It is an example of the notable work of a builder, designer, architect, artisan or landscape professional.
Commission Finding - The Historic Resource Commission determined that the property is historically significant under Criterion D as an example of the notable work of Paul Lawrence Hathaway and Paul Frederick Matthews.
Appeal Assertion –The appellant asserts that the HRC designated the property under Criterion D without substantial evidence, analysis, and/or evaluation; and, asserts that the Commission incorrectly or inaccurately discussed, deliberated, and applied the Coronado Historic Designation Criteria Guidelines in the determination that the property is eligible under Criterion D. Additional information submitted by the appellant asserts that the Commission erred in designating the property as an example of the notable work of Paul Hathaway, as the property was designed by the property owner; and, that the Commission erred in designating the property as an example of the notable work of the muralist Paul Frederick Matthews, asserting that the property does not qualify for this association because Matthews was not professionally trained as an artist or artisan.
Staff Analysis – Consistent with the Coronado Municipal Code process for Determination of Historic Significance applications, the City contracted with a third-party historic research consultant to prepare a Historic Research Report for the property, including an analysis per the City’s adopted designation criteria. The consultant evaluated the building in advance of the HRC hearing and prepared a Historic Report recommending that the property meets Criterion D.
To qualify under Criterion D, the City’s Historic Designation Criteria Guidelines specify that a property must be an example of the notable work of a builder, designer, architect, artisan, or landscape professional, with supporting evidence required. The Coronado Municipal Code defines “Notable Work” as an important or remarkable example from the body of work of a trained professional in one of these fields.
The consultant concludes that the property is an example of the notable work of architect Paul Lawrence Hathaway, who produced the construction drawings and built the original building as designed by the property owner. Hathaway, noted as a prolific architect and builder in Coronado during the mid-1920s through the 1960s, is specifically recognized as the builder in the Criterion D analysis.
The City’s register of Designated Historic Resources identifies seven properties attributed to Hathaway have been designated as Historic Resources under Criterion D, three of which are Spanish Colonial variants: 555 B Ave, 555 C Ave, 721-727 D Ave, 1027 F Ave, 1026 Flora Ave, 1030 Glorietta Blvd, and 654 J Ave.
The consultant notes that, in comparison to other known Spanish Colonial Revival style buildings by Hathaway, the subject property stands out for its distinctive features. It uniquely incorporates fully integrated character-defining elements of the Spanish Colonial Revival and Hacienda styles, with a massing that abuts the sidewalk, creating a large interior courtyard. The property maintains a high level of architectural and material integrity compared to Hathaway’s other works. Although the Commission’s resolution identifies Hathaway as an architect, staff has prepared a modified resolution for the City Council’s consideration that clarifies the role of Hathaway as the builder of the subject property, given his professional practice as an architect.
The consultant's research also highlights the contributions of artisan Paul Frederick Matthews, who painted six murals on the property. According to the Coronado Designation Criteria Guidelines, not all works by a professional are presumed notable; rather, notable works are considered a subset of their body of work. Although Matthews was not formally trained as an artist, he earned recognition for his skill and worked professionally as a muralist. His commissions include several murals featuring “true-to-life” figures in Warner Springs and Lake Henshaw from the late 1940s to early 1950s, such as those at the Church of Saint John the Baptist in Santa Ysabel (1948) and Casa del Oro in Lake Henshaw (1949).
Matthews’ murals at the subject property, which depict early California history in “true-to-life” figures, are the only known examples of his work in Coronado. However, as these murals are located in a private residential setting and are not visible from the public right of way, the City Council may wish to consider removing the murals as a contributing qualification under Criterion D, as they do not enhance the public’s appreciation of the property’s historic significance.
Next Steps
If the City Council finds, based upon the information provided in the application, the appeal, the consultant’s report and addendum, and the public hearing, that the property exemplifies the notable work of architect and builder Paul Lawrence Hathaway and/or muralist Paul Frederick Matthews, then the property qualifies as historically significant under Criterion D. However, if the City Council concludes that the record does not demonstrate that the building exemplifies the notable work of Hathaway and/or Matthews, the appeal should be upheld, and the designation overturned.
FISCAL IMPACT:
No impacts have been identified.
ALTERNATIVE:
The City Council may uphold, modify, or overturn the designation of the property.
CALIFORNIA ENVIRONMENTAL QUALITY ACT:
Not Applicable.
PUBLIC NOTICE:
Notice of this public hearing was published in the Coronado Eagle & Journal on October 23, 2024, and notices were mailed to all property owners within a 300-foot radius of the subject property.
ATTACHMENTS:
1. Resolution 2024-63
2. Historic Resource Commission Resolution 7-24
3. SOI Standards Analysis
4. Historic Research Report
5. HRC Meeting Action Minutes dated July 17, 2024
6. Determination of Historic Significance Application
7. Appeal dated July 24, 2024
8. Additional appeal information dated September 30, 2024
9. Declaration of Publishing and Public Notice
Submitted By: Community Development Department / Emily Pena