Attach 11 - Historic Resources Assessment_Chronicle April 2025 — Laguna Beach City Council, May 13, 2026

Historic Resource Assessment of
31526 Valido Road, Laguna Beach 92651
Scott Torres, M.A., Carrie Casteen, M.S., Andrew Rodriguez, M.A.

April 2025
Attachment 11
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Historic Resource Assessment of
31526 Valido Road, Laguna Beach 92651
Prepared by:

Scott Torres, M.A.

Carrie Chasteen, M.S.

Andrew Rodriguez, M.A.

Prepared for:

LCRA Architectural and Planning
35 Hugus Alley, Suite 220
Pasadena, California 91103
Technical Report No.: 25-092
Chronicle Heritage
55 East Huntington Drive, Suite 238
Arcadia, California 91006
(626) 408-8006
April 2025
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Abstract
Chronicle Heritage was contracted by LCRA Architecture and Planning on the behalf of the property owner to prepare a Historic Resources Assessment (HRAR) of the single-family residence at 31526 Valido Road (subject property) Laguna Beach, California 92651 (Figure 1 and Figure 2). This HRAR was prepared to determine if the subject property may be considered a historical resource pursuant to the California Environmental Quality Act (CEQA). In addition, this assessment includes a peer review of a historic resource assessment of the subject property that was completed in by Historic Resources Group (HRG) in November 2024 for the City of Laguna Beach (City).

Chronicle Heritage, like HRG, completed property research that included Orange County (County) archive records, County plat maps, County building permits, local publications of the history of the City and the South Laguna area, and a site visit to the subject property; digital photographs were taken. Unlike HRG, however, Chronical Heritage did not conclude that the subject property is significant for its association with the Homestead Act of 1862 or that it appears to be eligible for listing in the National Register of Historic Places (NRHP) and California Register of Historical Resources (CRHR) at the local level pursuant to Criterion A/1.

After reviewing HRG’s historic resources assessment, Chronical Heritage undertook an independent review of the Bureau of Land Management’s Government Land Office (GLO) land patents, County assessment records, County plat maps, historical aerial photographs of the subject property and surrounding area, historical newspaper articles, Federal Census records (Ancestry.com), and local publications regarding the history of the City and the South Laguna area in particular
Chronicle Heritage does not concur with HRG’s finding that the subject property adequately reflects or conveys an association with the Homestead Act of 1862. The subject property may be the oldest intact property within the area of William Egan’s 40-acre homestead; however, the progression of development over the course of time has altered the setting, and it does not wholistically exude the feeling or embody what once was an active farming homestead. Based on digital photographs, the Egan homestead land and surrounding parcels were completely developed by the early 1970s. Therefore, any association with homesteading was lost over 40 years ago. After a review of all the information available regarding the subject property, the City, and the South Laguna area, Chronicle Heritage concludes that the subject property does not appear to be eligible for listing in the NRHP and CRHR at the local level, nor does it appear to be eligible for listing under any of the designation under local criteria. Therefore, the building does not appear to be a historical resource pursuant to Section 15064.5(a) of the CEQA guidelines.

The City conducted a historic resources survey between 1980-1981. A historic resources inventory was established based on the results of the survey and was adopted in 1981. The subject property was not listed in the historic resource inventory in 1981 and was not added to the inventory between then and the present. In 2024, the City issued an update to the historic preservation ordinance and reached the conclusion that the 1981 inventory has not been sufficiently updated every five years, and did not accurately reflect the number of historic properties in the City. The 1981 survey findings were voided as a result. The 2024 historic preservation ordinance prescribes that a property that is presumed historic may be voluntarily listed by the property owner in the City’s historical register pending review and approval by City staff. The owner of the subject property does not consent to list the property in the City’s historical register because a detailed examination of the record does not indicate that the subject property meets one or more eligibility criteria.
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Contents
INTRODUCTION ................................................................................................................................. 1 METHODS ......................................................................................................................................... 2 RESEARCH CONDUCTED .............................................................................................. 2 FIELD METHODS .......................................................................................................... 3 REGULATORY CONTEXT ................................................................................................................... 5 NATIONAL HISTORIC PRESERVATION ACT .................................................................... 5 Eligibility Criteria ................................................................................................. 6 STATE REGULATIONS .................................................................................................. 6 California Environmental Quality Act .................................................................... 6 California Register of Historical Resources Program ............................................ 6 CITY OF LAGUNA BEACH CODE OF ORDINANCES CHAPTER 25.45 HISTORIC PRESERVATION .................................................................................................. 7 CITY OF LAGUNA BEACH CRITERIA FOR HISTORIC REGISTER LISTING 25.45.006 ........... 8 Purpose and Intent .............................................................................................. 8 Criteria for Laguna Beach Historic Register Listing .............................................. 8 Evaluation of a Property’s Integrity ....................................................................... 9 RECORD SEARCH .............................................................................................................................. 9 RECORD SEARCH ......................................................................................................... 9 PREVIOUS EVALUATIONS AND DESIGNATIONS SUMMARY .......................................... 10 Development History ......................................................................................... 10 Building Permit and Alteration History ................................................................ 15 31256 Valido Road ............................................................................................... 15 National Register of Historic Places and California Register of Historical Resources Criterion Evaluation .......................................................................... 21 Laguna Beach Resource Evaluation ................................................................... 21 Integrity Evaluation ........................................................................................... 23 FINDINGS AND CONCLUSIONS ....................................................................................................... 23 REFERENCES CITED ....................................................................................................................... 27 Figures
Figure 1. Subject property location map. ....................................................................................... 4 Figure 2. Subject property sketch map. ........................................................................................ 5 Figure 3. Land Patent, Department of the Interior, BLM. .............................................................. 12 Figure 4. Newspaper announcement, The Register Santa Ana , California, 1909. ........................... 13 Figure 5. Assessment Book of the Property of Orange County for the Year 1915, OC Archives. ........ 13 Figure 6. 31526 Valido Road circa 1938, HistoricAerials.com......................................................... 14 Figure 7. 31526 Valido Road circa 1952, HistoricAerials.com. ........................................................ 14 Figure 8. 31526 Valido Road circa 1972, HistoricAerials.com. ......................................................... 15 Figure 9. Primary elevation, facing northwest. ............................................................................. 16 Figure 10. Northwestern elevation exhibiting varying siding materials, facing southwest. ............. 17 Figure 11. Southwestern elevation, facing northeast. .................................................................... 17 Figure 12. Porch and entrance on southeastern elevation, facing northeast. .................................18 Figure 13. Covered entrance, facing northwest. ...........................................................................18 Figure 14. Detached garage primary elevation, facing south. ........................................................19 410
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Figure 15. Southwestern elevation of garage, facing north. ...........................................................19 Figure 16. Paved driveway descending to Valido Road, facing southeast. ..................................... 20 Figure 17. Paved driveway ascending to property from Valido Road, facing northwest. ................. 20 Appendices
Appendix A. DPR 523 Forms

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1 Introduction
Chronicle Heritage was contracted by LCRA Architecture and Planning on the behalf of the property owner to prepare a Historic Resources Assessment (HRAR) of the single-family residence at 31526 Valido Road (the subject property), Laguna Beach, California 92651 (Figure 1 and Figure 2).

This HRAR was prepared to determine whether the subject property may be considered a historical resource pursuant to the California Environmental Quality Act (CEQA). In addition to the HRAR’s determination on the issue of eligibility, the assessment also includes a peer review of a historic resource assessment of the property that was completed by the Historic Resources Group (HRG) in November 2024.

Chronicle Heritage understands the City of Laguna Beach initially established an inventory of historic resources that was based on a historic resources survey of the City in 1980-1981, followed by a historic resources element that was adopted in 1983. The City’s historic resource survey established a historic resource inventory where properties were assigned a letter rating of E (exceptional), K (key), and C (contributive). The 1983 historic resource element indicated:
"E" rated buildings are usually in excellent condition and unique; some are eligible for the National Register. Structures with a "K" rating are buildings which strongly maintain their original integrity and demonstrate a particular architectural style or time period. "C" rated structures contribute to the overall historic character of the neighborhood, but are not unique or distinctive; however, these properties are still important to the streetscape of Laguna Beach. The City of Laguna Beach has a total of 745 properties listed on its Historic Inventory, with 130 "E" rated structures, 351 " K rated structures, and 258 "C" rated structures.”1
According to the historic resources assessment that was completed by HRG, the subject property has never been listed on the City’s historic register at anytime between 1981 and the present. As time passed, the City began to believe the historic resource inventory was outdated. Initially, City staff believed state law required the Inventory to be updated every five years, but the Inventory hadn’t been updated since 1981. The City staff asserted that the historic resource inventory was also inaccurate, and various properties were mistakenly given a E, C, or K rating. In addition to misidentified properties, the City concluded the survey was ultimately over inclusive and as many of the buildings and structures that were originally identified had been substantially altered or demolished.

A review of the Laguna Beach Ruling regarding the Laguna Beach Historic Preservation Coalition vs. City of Laguna Beach2 indicated:
“In 2020, the City Council adopted the current general plan, which includes the amended Historic Preservation Program. The ordinance amending the Historic Preservation Program was supported by a staff analysis. As relevant here, City staff wrote: “It has been determined that the 1981 Historic Inventory no longer meets the requirements of Public Resources Code section 5020.1(k) because it has not been updated within the last five years.
1 City of Laguna Beach Historic Resources Element, originally adopted July, 1981. Available at https://www.letlagunalive.org/wp-content/uploads/2017/01/Historic_Resources_Element.pdf 2 Laguna Beach Historic Preservation Coalition vs. City of Laguna Beach 21-1178477, January 11, 2021. 412
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2 As the current version of the City’s historic preservation laws now state, their “purpose” is to “achieve the following objectives,” which include “Recognize that the previous historic resource inventory (adopted by Ordinance [sic] No. 82.111) is ineffective for the purposes of creating a presumption of historicity of any property identified thereon.” (Laguna Beach Mun. Code § 25.45.002(H).) This provision tracks proposed language in the staff report, which suggested the Code be amended to “Declare that the previous historic resource inventory (adopted by Ordinance [sic] No. 82.111) is ineffective for the purposes of creating a presumption of historicity of any property identified thereon.” (AR6-1537.) As a result of these changes, the City now maintains only a voluntary register. A property owner applies for inclusion on the register, and the City’s Heritage Committee determines if the property qualifies for inclusion. (Laguna Beach Mun. Code § 25.45.006.).” Chronicle Heritage concludes that the subject property does not appear to be eligible for listing in the NRHP and CRHR at the local level, nor does it appear to be eligible for listing under any of the designation under local criteria, in addition to the subject property owner not voluntarily listing the residence on the City’s historic register. Therefore, the building does not appear to be a historical resource pursuant to Section 15064.5(a) of the CEQA guidelines.

Methods
The assessment methodology consisted of research and field inspection of the building on the subject property and on neighboring properties.

Research Conducted
Chronicle Heritage obtained and reviewed the historic resources assessment that was completed by HRG in November 2024. The historic resource assessment report contained City building permits, ownership history, and Orange County (County) parcel and plat maps. Chronicle Heritage also completed a desktop review of voter and Census records (Ancestry.com), historical newspaper articles (Newspapers.com), Bureau of Land Management’s (BLM’s) General Land Office (GLO) records patents and maps, and historic aerial photographs (NETRonline.com) to ascertain 413
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3 the level of accuracy in the HRG historic resource assessment. Chronicle Heritage also coordinated with the County Archives on January 22, 2025, verifying assessment records and deeds to confirm length of ownership and any recorded building alterations/additions. Chronicle Heritage researched the subject property and surrounding area at the Laguna Beach Public Library to establish the general history and context of the subject property site, including a review of the Built Environment Resource Directory (BERD) for the County. Chronicle Heritage reviewed and analyzed ordinances, statutes, regulations, bulletins, and technical materials relating to federal, state, and local historic preservation ordinance processes and programs to evaluate the significance and integrity of the building on the subject property.

Field Methods
Chronicle Heritage conducted a field inspection of the subject property and setting on December 13, 2024, to determine the general condition and physical integrity of the building. Digital photographs were taken during the site inspection, which only included the exterior of the building, and field notes were made.
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4 Figure 1. Subject property location map.
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5 Figure 2. Subject property sketch map.

Regulatory Context
National Historic Preservation Act
The National Historic Preservation Act (NHPA) (Public Law 89-665; 16 U.S. Code 470 et seq.) is intended to preserve historical and archaeological sites in the United States. The NHPA created the National Register of Historic Properties (NRHP) and the State Historic Preservation Offices.

Properties listed or formally determined eligible for listing in the NRHP are automatically listed in the California Register of Historical Resources (CRHR) and are therefore historical resources pursuant to Public Resources Code (PRC) Section 5024.1(d)(1) and thus under CEQA.

Inclusion in the NRHP requires a property to meet one or more eligibility criteria for significance and possess the requisite integrity.
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6 Eligibility Criteria
The eligibility criteria are used to assess a property’s significance by requiring a property to meet one or more of following four criteria:
 Criterion A: Be associated with events that have made a significant contribution to the broad patterns of our history
 Criterion B: Be associated with the lives of significant persons in our past  Criterion C: Embody the distinctive characteristics of a type, period, or method of construction, or represent the work of a master, or possess high artistic values, or represent a significant and distinguishable entity whose components may lack individual distinction
 Criterion D: Have yielded or may be likely to yield, information important in history or prehistory
State Regulations
California Environmental Quality Act
A proposed project that may cause a substantial adverse change in the significance of a historical resource may have a significant effect on the environment under CEQA (Section 15064.5(b) of the CEQA Guidelines).3
Pursuant to CEQA, a historical resource is a resource listed in, or eligible for listing in, the CRHR (PRC, Sections 21083.2 and 21084.1; Section 15064.5(a) of the CEQA Guidelines). In addition, resources included in a local register of historical resources or identified as significant in a local survey conducted in accordance with state guidelines are also considered historical resources under CEQA unless a preponderance of facts demonstrates otherwise (Section 15064.5(a) of the CEQA Guidelines). Furthermore, any object, building, structure, site, area, place, record, or manuscript determined by the Lead Agency to be significant is a historical resource provided that the determination is supported by substantial evidence in light of the whole record (Section 15064.5[a] of the CEQA Guidelines). Generally, the fact that a resource is not listed in, or determined eligible for listing in, the CRHR or that it is not included in a local register or survey shall not preclude a Lead Agency from determining that the resource may be a historical resource (Section 15064.5[a] of the CEQA Guidelines).

California Register of Historical Resources Program
The CRHR is a state government program that was created in 1992 and implemented in 1998 to identify the state’s historic resources and to indicate what properties are to be protected, to the extent prudent and feasible, from substantial adverse change (PRC Section 5024.1[a]). Certain properties, including those listed in or formally determined eligible for listing in the NRHP and California Historical Landmarks numbered 770 and higher, are automatically included in the CRHR.

California Historical Landmarks are buildings, sites, features, or events that are of statewide significance and that have anthropological, cultural, military, political, architectural, economic, scientific or technical, religious, experimental, or other historical value. Other properties 3 Association of Environmental Professionals, “2023 California Environmental Quality Act (CEQA) Statute and Guidelines” (Palm Desert, California: Association of Environmental Professionals, 2023). 417
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7 recognized under the California Points of Historical Interest program, identified as significant in historical resources surveys or designated by local landmarks programs, may be nominated for inclusion in the CRHR. California Points of Historical Interest are buildings, sites, features, or events that are of local (city or county) significance and have anthropological, cultural, military, political, architectural, economic, scientific or technical, religious, experimental, or other historical value. A resource, either an individual property or a contributor to a historic district, may be listed in the CRHR if the State Historical Resources Commission determines that it meets one or more of the following criteria, which are modeled on NRHP criteria (PRC Section 5024.1[c]):
 Criterion 1: It is associated with events that have made a significant contribution to the broad patterns of California’s history and cultural heritage.  Criterion 2: It is associated with the lives of persons important in our past.  Criterion 3: It embodies the distinctive characteristics of a type, period, region, or method of construction; represents the work of an important creative individual; or possesses high artistic value.
 Criterion 4: It has yielded, or may be likely to yield, information important in history or prehistory. Resources nominated to the CRHR must retain enough of their historic character or appearance to be recognizable as historical resources and to convey the reasons for their significance.

It is possible that a resource’s integrity does not satisfy NRHP criteria but may still be eligible for listing in the CRHR. A resource that has lost its historic character or appearance may still have sufficient integrity for the CRHR if, under Criterion 4, it maintains the potential to yield significant scientific or historical information or specific data. Resources that have achieved significance within the past 50 years may be also eligible for inclusion in the CRHR provided that enough time has lapsed to obtain a scholarly perspective on the events or individuals associated with the resource.4
City of Laguna Beach Code of Ordinances Chapter 25.45 Historic Preservation5
The City recently amended their Historic Preservation Program, and the City Council adopted a new ordinance on April 26, 2022, which updated Chapter 25.45 of the Laguna Beach Municipal Code. Section 25.45.004 of the Laguna Beach Municipal Code indicates that the City provides six ways in which a property gains status as a historic resource in the City:
"Historic resource" means a property or structure that (1) is listed on the City's historic register, (2) is listed on the California Register of Historical Resources, (3) has been officially determined to be eligible for the California Register of Historical Resources by the State Historical Resource Commission, (4) is listed on the National Register of Historic Places, (5) has been officially determined to be eligible for the National Register of Historic Places by the National Park Service, or (6) the City is mandated by law to treat as a historic resource based on substantial evidence in light of the whole record. 4 California Office of Historic Preservation [OHP], “Instructions for Recording Historical Resources” (Sacramento:

California Office of Historic Preservation, 1995), https://ohp.parks.ca.gov/pages/1054/files/manual95.pdf. 5 City of Laguna Beach, “City of Laguna Beach, CA: Historic Register Designation, Criteria and Procedures and Removal from Register.,” City of Laguna Beach, CA Code, 2024, https://ecode360.com/42901425. 418
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8 Generally, a resource shall be considered to be "historically significant" if the resource meets the criteria for listing on the California Register of Historical Resources.

City of Laguna Beach Criteria for Historic Register Listing

25.45.0066
Purpose and Intent
The purpose of the Laguna Beach historic register is to provide a means to preserve, protect and enhance historic resources within the community, including buildings, structures, sites, objects, districts and cultural or historic landscape features. All historic resources identified subsequent to the effective date of this chapter shall be added to the register pursuant to the procedures established in this chapter. Properties listed on the register may be identified on-site with an exterior marker or plaque displaying pertinent information about the property. The current list of historic resources on the register will be kept on file with the City Clerk.

Criteria for Laguna Beach Historic Register Listing
Upon submittal of an application by the property owner(s), a building, grouping of buildings, structure, site, object, or district shall be considered for designation by the Heritage Committee if it meets criteria 1 and also one or more of criteria 2–11:

1. The owner of the property voluntarily agrees to the placement on the register;

2. It is listed on the NRHP or the CRHR;

3. It exemplifies the cultural, political, economic, social, or historical heritage of the community;

4. It is identified with a person, events, culture, or site significant in local, state or national history;

5. It is representative of the work of a notable builder, designer, architect, or artist including those of local importance;

6. It embodies distinguishing architectural characteristics of a style, type, period, or method of construction that exemplifies a particular architectural style or way of life important to the City;

7. It embodies elements that represent a significant structural, engineering, or architectural achievement or innovation;

8. It has a unique location, a singular physical characteristic, or is an iconic visual feature or public view point within the City;

9. Is one of the remaining examples in the City, region, state, or nation possessing distinguishing characteristics of architectural, cultural or historical importance;

10. Is an iconic landscape, garden, space, or public view point that is significant to the history and heritage of the City; or
6 City of Laguna Beach, “City of Laguna Beach, CA: HISTORIC PRESERVATION,” City of Laguna Beach, CA Code, 2024, https://ecode360.com/42901400.
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9 11. Has yielded, or has the potential to yield, information important to the prehistory or history of the local area, California, or the nation.

Evaluation of a Property’s Integrity
Historic properties either retain integrity (i.e., convey the reasons for their significance) or they do not. A property may meet one or more eligibility criteria but may be substantially altered (i.e., lost integrity) such that it would not be eligible for listing in the NRHP. Within the concept of integrity, the NRHP criteria recognize seven aspects that may contribute to a historic property’s integrity:
 Location: The place where the historic property was constructed or the place where the historic event occurred.
 Design: The combination of elements that create the form, plan, space, structure, and style of a property.
 Setting: The physical environment of a historic property.  Materials: The physical elements that were combined or deposited during a particular period of time and in a particular pattern or configuration to form a historic property.  Workmanship: The physical evidence of the crafts of a particular culture or people during any given period in history or prehistory.
 Feeling: A property’s expression of the aesthetic or historic sense of a particular period of time.
 Association: The direct link between an important historic event or person and a historic property. To retain historic integrity, a property will always possess several, and usually most, of the aspects. The retention of specific aspects of integrity is paramount for a property to convey its significance. Determining which of these aspects are most important to a particular property requires knowing why, where, and when the property is significant.

Record Search
Record Search
In accordance with current policies and procedures of the California Historical Resource Information System (CHRIS), an equivalent record search was conducted by reviewing the California Office of Historic Preservation BERD for Orange County7, historic U.S. Geological Survey

7.5-minute series topographic maps and aerial photographs for the site and adjacent properties. In addition to official maps and records, published registers and reports for the geographic area were reviewed:
 NRHP: Listed8
 CRHR: Listed9
7 California Office of Historic Preservation [OHP], “Built Environment Resource Directory (BERD),” Electronic document, CA State Parks, 2024, https://ohp.parks.ca.gov/?page_id=30338. 8 National Park Service [NPS], “National Register Database and Research,” Electronic document, National Register of Historic Places, 2024, https://www.nps.gov/subjects/nationalregister/database-research.htm. 9 California Office of Historic Preservation [OHP], “California Historical Resources Information System (CHRIS),” Electronic document, 2024, https://ohp.parks.ca.gov/?page_id=1068. 420
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10  California State Historical Landmarks (1996 and updates)10  California Points of Historical Interest (1992 and updates)11  Laguna Beach Historic Resources Element Inventory (1981/2006)12  Historic Resources Assessment Report 31987 Coast Highway (HRG 2016)13  Historic Resources Assessment Report 31526 Valido Road (November 2024)14 Previous Evaluations and Designations Summary
The subject property was not identified in the area of South Laguna in the Laguna Beach Historic Resources Survey completed in 1981.

The subject property was evaluated by HRG in November 2024. According to the historic resource assessment completed by HRG, the subject property, “is still an intact representation of the early homesteads in South Laguna and is significant under National Register Criterion A at the local level of significance and California Register Criterion 1.”15 The HRG assessment concludes that the subject property is significant under CRHR Criterion 1 and is eligible for listing in the CRHR.

Development History
A review of various resources that include GLO patents, voter and Census lists, Karen Turnbull’s Three Arch Bay: An Illustrated History, 1977, newspaper articles, and contemporary web-based articles regarding the history of South Laguna Beach was conducted to inform this review.

South Laguna
South Laguna, originally a small unincorporated beach community in the County, was annexed by the City in 1987.16 Homes in South Laguna are set into the hillside or perched on a cliff overlooking the beach. Few houses are on level lots, and many South Laguna homes are cottages and bungalows, hastily built as beach homes and continuously remodeled. The original homesteader in South Laguna was William Egan, who took up a claim extending from West Street to approximately 1Qth Avenue in 1907. By popular vote, the area formerly known as Three Arches was renamed South Laguna in 1934.17 Beach communities such as South Laguna were characterized by small beach 10 California Office of Historic Preservation [OHP], “California Historical Landmarks,” Electronic document, California Historical Landmarks by County, 2024, https://ohp.parks.ca.gov/?page_id=21387. 11 California Office of Historic Preservation [OHP], “California Points of Historical Interest,” Electronic document, Office of Historic Preservation, 2024, https://ohp.parks.ca.gov/?page_id=21750. 12 City of Laguna Beach, “Laguna Beach: Historic Resources Element” (City of Laguna Beach, 2006), https://www.letlagunalive.org/wp-content/uploads/2017/01/Historic_Resources_Element.pdf. 13 California Coastal Commission, “W12b, A-5-LGB-17-0033 (Dimitry Demo SFD)” (Central Coast District Office, August 10, 2017), https://documents.coastal.ca.gov/reports/2017/8/w12b/w12b-8-2017-exhibits.pdf. 14 Historic Resources Group, “Historic Resources Assessment 31526 Valido Road, Laguna Beach” (Pasadena, California: Historic Resources Group, November 22, 2024). 15 Ibid., 30.
16 Because South Laguna was an unincorporated part of Orange County for most of its history, it was not covered by Sanborn Fire Insurance maps, nor was it comprehensively covered in South Orange County directories. Three neighborhoods made up Three Arches (now South laguna): Coast Royal, South Laguna, and Three Arches Bay, There appears to be some overlap in the boundaries for these neighborhoods. However, properties across the street from 3 1987 Coast Highway were included in the Three Arches district identified in the 1981 survey of South Laguna. 17 Information on South Laguna largely adapted from Environmental Coalition, ·South Laguna. State of California Department of Parks and Recreation Historic Resources Inventory form, November 1980, prepared April 1981. 421
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11 cottages throughout their early history. Due to the corrosive nature of the sea air, building materials utilized near the beach require replacement over time, including wood sash windows or wood siding. Many residences were altered over time as needed to replace original materials and maximize the inhabitants' ability to enjoy the ocean view and sea breeze.

William Egan was granted 40 acres of land for the, “southwest quarter of the northwest quarter of Section five in Township eight south of Range eight west of the San Bernardino Meridian, California, on January 7th, 1910 (Figure 3). Based on an article in The Register, Santa Ana CA William Egan had a cabin between Salt Creek and Aliso Creek in 1909 (Figure 4). 422
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12 Figure 3. Land Patent, Department of the Interior, BLM. 423
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13 Figure 4. Newspaper announcement, The Register Santa Ana , California, 1909.

A review of the County Assessment records did not provide conclusive evidence that a building or structure was on Egan’s land as early as 1909. However, assessment records do indicate that improvements, which may have been additions to an already extant cabin/building/structure, were recorded in 1915 (Figure 5).

Figure 5. Assessment Book of the Property of Orange County for the Year 1915, OC Archives.

A review of historic aerial photography of the South Laguna area, 31526 Valido Road illustrated the progression of development between 1938–1972 (Figure 6–Figure 14). Based on the aerial 424
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14 photographs, the area was completely developed with single-family residences. The subject property appears to be the only remaining building that was photographed in 1938.

Figure 6. 31526 Valido Road circa 1938, HistoricAerials.com.

Figure 7. 31526 Valido Road circa 1952, HistoricAerials.com. 425
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15 Figure 8. 31526 Valido Road circa 1972, HistoricAerials.com.

Building Permit and Alteration History
The subject property was constructed sometime between 1909–1910. Historic photographs highlighted in the HRG report indicate that the subject property had additions constructed between 1910–1928 (Appendix A). The area of south Laguna was not incorporated into the City until 1987. Therefore, the City does not have a complete record of all the building permits associated with the subject property. Official building permits in the City building records indicate an alteration was completed in 2005. A permit was issued to re-roof the subject property house and a detached garage with fiberglass shingles.18 The alterations that appear to have been completed between 1928–2004 were not recorded.
31256 Valido Road
Architectural Description
The subject property, 31526 Valido Road, is in south Laguna Beach in the Three Arch Bay neighborhood. The subject property includes a single-story single-family residence and detached garage. The residence is constructed in an L-shaped footprint on a concrete base. The building has a multi-gabled roof with a moderate pitch, sheathed in composition shingles, and minimal overhang on each elevation. The residence is clad in wood paneling on each elevation, though the width, style, and orientation of the wood siding varies. The residence features horizontal clapboard on the primary (northwestern) elevation (Figure 10), a portion of the southern elevation near the rear of the property, and the southwestern (Figure 11) and southeastern elevations. The southeastern elevation of the rear portion of the residence is clad in narrow board and batten wood panels, whereas the rear (northwestern) elevation is clad in thicker board-and-batten paneling. Windows vary on the residence but are mostly wood and metal horizontal sliding windows apart from a single vinyl window on the rear elevation. The residence includes two entrances. The primary entrance on the primary elevation (Figure 9) is accessed by a single wood door inset with a 18 City of Laguna Beach, “Building Permit No. B05-2491 and 2492,” December 14, 2005. 426
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16 screen that leads into a covered foyer (Figure 13). The foyer includes a single wood door to access the interior of the residence and continues towards the rear into a connected shed portion. The second entrance features a single wood door accessed by a wood porch on the southwestern elevation (Figure 12). The residence is in only fair condition.

The south side of the property includes a single-story detached garage constructed in a rectangular footprint on a concrete base (Figure 14 and Figure 15). The garage features a sidegabled roof with a shallow pitch sheathed in composition shingles. The garage is sided in varying wood compositions, primary vertical tongue-and-groove wood, both thin and thick board-andbatten panels, and large wood panels. The northwestern elevation features a single wood door and multi-pane wood framed windows, and a window opening that was covered by wood on the southeastern elevation as well as multi-pane windows on the southwestern elevation. The northeastern elevation has large wood panels that appear to have functioned as garage doors. The garage also is in only fair condition.

The subject property features a paved driveway that descends into Valido Drive (Figure 16 and Figure 17). The subject property also includes a variety of plant and tree types, including a windbreak portion of narrow trees on the southwestern elevation. Additionally, the subject property includes a concrete wall on the southern portion that separates the subject property from the neighboring property to the south.

Figure 9. Primary elevation, facing northwest.
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17 Figure 10. Northwestern elevation exhibiting varying siding materials, facing southwest.

Figure 11. Southwestern elevation, facing northeast.
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18 Figure 12. Porch and entrance on southeastern elevation, facing northeast.

Figure 13. Covered entrance, facing northwest.
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19 Figure 14. Detached garage primary elevation, facing south.

Figure 15. Southwestern elevation of garage, facing north. 430
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20 Figure 16. Paved driveway descending to Valido Road, facing southeast.

Figure 17. Paved driveway ascending to property from Valido Road, facing northwest. 431
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21 National Register of Historic Places and California Register of Historical Resources Criterion Evaluation
The subject property was constructed by William Egan as early as 1909. Egan was officially granted 40 acres of land in 1910 through the Homestead Act. Based on a review of historic land patents, property assessment records, historical newspaper articles, County plat maps, and historical aerial photographs, it appears that the subject property is the oldest remaining property associated with the 40 acres of the Egan homestead. Based on a review of historical aerial photographs and title deeds, the Egan family retained the property and began selling portions of the homestead beginning in 1934. Aerial photographs indicate that areas directly surrounding the subject property were completely developed with residential properties by 1972.

Due to the progression of development over the course of time, the area surrounding the property that was once part of the Egan homestead no longer conveys an association with the Homestead Act. The subject property may be the last remaining vestige of the Homestead Act in south Laguna Beach; however, due to surrounding area being completely developed, it does not adequately reflect the Homestead Act period or period of time in which the Egan family farmed in the area.

The Egan’s property no longer possesses a pastoral agricultural feeling due to infill development, and therefore, does not possess sufficient integrity to convey an association with this early event in the history of south Laguna Beach. Furthermore, south Laguna Beach was annexed by the City in 1987, and the subject property has no association with the early development of the City. The subject property, therefore, is not eligible for listing on the NRHP or CRHR pursuant to Criterion A/1.

Moreover, the subject property does not appear to be associated with any person/s of significance within any context of history on the national, state, and local level. William Egan was an early homesteader to the area; however, there was no information reviewed to assert that Egan played a vital role in the development of area. It appears that Egan lived a quiet life and did not involve himself in national, state, and local social, political, and cultural activities. Therefore, the subject property is not eligible for designation as a Historic Resource pursuant to Criterion B/2.

The subject property is an example of a vernacular cottage that was initially constructed circa 1909–1910 and was added on to over the course of time. The current form of the subject property was completed in 1928. The subject property does not appear to be a unique design type and was constructed with common building materials that include wood board-and-batten siding, horizontal clapboard siding, and wood windows. The subject property also has been substantially altered over the course of time through additions and replacement windows and retains only a fraction of what might have been any of the original building material. Furthermore, the subject property was constructed by William Egan, and there was no information to suggest that Egan was a master builder/craftsman of any type. The subject property is not an excellent example of any style and of a type common in beach cities across the United States and California. Therefore, the subject property is not eligible for designation on the NRHP and CRHR pursuant to Criterion C/3.

The subject property was constructed using common materials and methods, and the site was graded during construction. Therefore, the subject property does not yield any important information and is not eligible for listing on the NRHP and CRHR pursuant to Criterion D/4.

Laguna Beach Resource Evaluation
As explained above, under the City’s Criteria for Historic Register Listing, upon submittal of an application by the property owner(s), a building, grouping of buildings, structure, site, object, or 432
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22 district shall be considered for designation by the Heritage Committee if it meets criteria 1 and also one or more of criteria 2–11:

1. The owner of the property voluntarily agrees to the placement on the register: The property owner has not voluntarily agreed to placing the subject property on the City register.

2. It is listed on the NRHP or the CRHR: The subject property is not listed on the NRHP or the CRHR.

3. It exemplifies the cultural, political, economic, social, or historical heritage of the community: The subject property was not found to exemplify the cultural, political, social, and historic heritage of the community and does not appear to be associated with cultural, political, economic, social, or historical heritage of the community. There was no information reviewed to assert that William Egan played a vital role in the development of area. It appears that Egan lived a quiet life and did not involve himself in national, state, and local social, political, and cultural activities. The Egan homestead and farming did not appear to be a significant economic contribution to the area. There was no additional information to assert that Willam Egan was involved in City government, public, or private association that played a role in the social, political, and historic heritage of the City.

4. It is identified with a person, events, culture or site significant in local, state, or national history: The subject property does not appear to be associated with any person of significance within any context of history on the national, state, and local level. William Egan as an early homesteader to the area; however, there was no information reviewed to assert that Egan played a vital role in the development of area.

It appears that Egan lived a quiet life and did not involve himself in national, state, and local social, political, and cultural activities. The establishment of homesteads is not a unique event in Southern California or the County. The intent of the Homestead Act was to attract Euro-American migrants from the eastern United States to settle lands west of the Mississippi River, regardless of ownership or occupancy by indigenous persons.

The establishment of homesteads occurred until the act was repealed in the late 1970s.

The establishment of the Egan homestead does not reflect a significant context within history on any level.

5. It is representative of the work of a notable builder, designer, architect, or artist, including those of local importance: No notable builder, designer, architect, or artist of local importance was associated with the subject property.

6. It embodies distinguishing architectural characteristics of a style, type, period, or method of construction that exemplifies a particular architectural style or way of life important to the City: The subject property is not an excellent example of any style of architecture. Furthermore, it is a common type of a cottage found in beach cities across the United States and California.

7. It embodies elements that represent a significant structural, engineering, or architectural achievement or innovation: The subject property does not embody elements or represent significant structural, engineering, architectural achievement or innovations because it is a vernacular cottage with no distinctive features.

8. It has a unique location, a singular physical characteristic, or is an iconic visual feature or public viewpoint within the City: The subject property is not in a unique location 433
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23 particular to the City. Due to the terrain, homes built into and atop the cliffsides and hills are not uncommon. Furthermore, due to infill development on acreage that was part of the original homestead grant, the subject property is not a unique location.

9. Is one of the remaining examples in the City, region, state, or nation possessing distinguishing characteristics of architectural, cultural or historical importance: The subject property was constructed by William Egan as early as 1909. Egan was officially granted 40 acres of land in 1910 through the Homestead Act. Based on a review of historic land patents, property assessment records, historical newspaper articles, County plat maps, and historical aerial photographs, it appears that the property is the oldest remaining property associated with the 40 acres of the Egan homestead. Based on a review of historical aerial photographs and title deeds, the Egan family retained the property and began selling portions of the homestead beginning in 1934. Aerial photographs indicate that areas directly surrounding the subject property were completely developed with residential properties by 1972. Due to the progression of development over the course of time, the area surrounding the property that was once part of the Egan homestead no longer conveys an association with the Homestead Act.

The subject property may be the last remaining vestige of the Homestead Act in the City; however, due to surrounding area being completely developed, it does not adequately reflect the homestead act period or period of time the Egan family farmed in the area. Furthermore, south Laguna was not annexed by the City until 1987, and the subject property has no association with the early development of the City.

10. Is an iconic landscape, garden, space, or public viewpoint that is significant to the history and heritage of the City: The subject property does not appear to be an iconic landscape, garden, space, or public viewpoint that is significant to the history and heritage of the City. The subject property does not possess landscape architecture or designed gardens, and the yard is not visible from the public viewpoint because it is a flag lot.

11. Has yielded, or has the potential to yield, information important to the prehistory or history of the local area, California, or the nation: The subject property was constructed using common materials and methods, and the site was graded during construction. Therefore, the subject property is not likely to yield important information to the prehistory or history of the local area, California, and the nation.

Integrity Evaluation
The subject property has not been moved from its original parcel; however, the surrounding area that was once part of the larger homestead has been completely developed and does not retain the feeling and association with the Homestead Act period in the City, and thus it does not retain integrity of feeling and association. Furthermore, due to the substantial surrounding development, the integrity of setting has been lost. Due to the completed alterations, the subject property also does not retain integrity of design, materials, or workmanship.

Findings and Conclusions
A review of the historic resources assessment of the subject property that was conducted by HRG for the City was completed to inform this study. HRG completed property research that included County archive records, County plat maps, County building permits, local publications of the 434
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24 history of Laguna Beach and the south Laguna area, and a site visit to the subject property, and digital photographs were taken. HRG concluded that the subject property is significant for its association with the Homestead Act of 1862 and is the last remaining example of a Homestead Act property in the City. HRG asserts:

The residential property at 31526 Valido Road was built by William F. Egan, an early homesteader in South Laguna who made a success of farming on the land he claimed in an area notoriously difficult to farm because of its hilly terrain. The residence is the last vestige of the pioneer spirit that brought homesteaders to the region in search of opportunity and a mild climate. The homesteads of South Laguna have all been subdivided and developed into rows and pockets of singlefamily homes, and while the Egan residence fits neatly into its found neighborhood, it is still an intact representation of the early homesteads in South Laguna and is significant under National Register Criterion A at the local level of significance and California Register Criterion 1.19
The HRG report, however did not find any information to suggest the subject property was significant. Therefore, the subject property did not meet any additional NRHP or CRHR criteria.

HRG also did not evaluate the subject property against the local designation criteria because the local historic preservation ordinance indicates that the City is mandated by law to treat a historic resource based on substantial evidence in light of the whole record. Generally, a resource shall be considered to be "historically significant" only if the resource meets the criteria for listing in the CRHR.

Chronicle Heritage does not concur with HRG’s finding that the subject property adequately reflects or conveys an association with the Homestead Act of 1862. The Homestead Act encouraged westward expansion and economic growth. At its core, the Homestead Act was the catalyst that pushed Euro-Americans from the east and middle of America to migrate to the west for an opportunity at land ownership. The stipulations for establishing a homestead required a homesteader “prove up” their land within five years of ownership, including constructing living quarters and agricultural fields and/or owning herds of grazing animals. Because the Egan Homestead was established in the County prior to the incorporation of the City and the annexation of South Laguna, it is appropriate to consider the homestead within the context of the County.

Numerous homesteads were established within the County, and the enactment of the Egan Homestead is not a rare or unique event. Newspaper articles recorded that Egan farmed melons and string beans and shipped them by rail to markets in Los Angeles and San Francisco. There was no information to assert that any profits gained from farming his homestead were allocated to the City or to the immediate area of South Laguna for further development that would promote economic growth in area. Additional information regarding Egan indicated that the subject property was not his permanent place of residence. Egan often travelled from Spadra (present day Pomona) to the area of what is now the City/South Laguna on multi-day camping trips and sought to stake a claim to undeveloped land. An article in the Pomona Progress Bulletin20 indicated that in 1920, Egan and his family relocated back to Spadra to a home they recently built. Furthermore, there was no additional information found in newspaper articles beyond 1920 to assert that the Egan homestead was actively producing crops for sale within California or locally in the area. 19 Historic Resources Group, “Historic Resources Assessment 31526 Valido Road, Laguna Beach.” 20 Pamona Progress Bulletin, “Summer News Items of Interest from Spadra,” Panoma Progress Bulletin, July 31, 1920, https://www.newspapers.com/image/622741432/?match=1&clipping_id=new. 435
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25 The subject property may be the oldest intact portion of the property within the area of William Egan’s 40-acre homestead; however, the progression of development over the course of time has altered the setting, and it does not wholistically exude the feeling or embody what once was an active farming homestead. Based on digital photographs, the Egan homestead land and surrounding parcels were completely developed by the early 1970s. Therefore, any association with homesteading was lost over 40 years ago.

After a review of all the information available regarding the subject property, the City, and the South Laguna area, Chronicle Heritage concludes that the subject property does not appear to be eligible for listing on the NRHP and CRHR at the local level, nor does it appear to be eligible for listing under any of the local criteria. Therefore, the building does not appear to be a historical resource pursuant to Section 15064.5(a) of the CEQA Guidelines. 436
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27 References Cited
Association of Environmental Professionals. “2023 California Environmental Quality Act (CEQA) Statute and Guidelines.” Palm Desert, California: Association of Environmental Professionals, 2023.

California Coastal Commission. “W12b, A-5-LGB-17-0033 (Dimitry Demo SFD).” Central Coast District Office, August 10, 2017.
https://documents.coastal.ca.gov/reports/2017/8/w12b/w12b-8-2017-exhibits.pdf.

California Office of Historic Preservation [OHP]. “Built Environment Resource Directory (BERD).” Electronic document. CA State Parks, 2024. https://ohp.parks.ca.gov/?page_id=30338. ———. “California Historical Landmarks.” Electronic document. California Historical Landmarks by County, 2024. https://ohp.parks.ca.gov/?page_id=21387.
———. “California Historical Resources Information System (CHRIS).” Electronic document, 2024. https://ohp.parks.ca.gov/?page_id=1068.
———. “California Points of Historical Interest.” Electronic document. Office of Historic Preservation, 2024. https://ohp.parks.ca.gov/?page_id=21750. ———. “Instructions for Recording Historical Resources.” Sacramento: California Office of Historic Preservation, 1995. https://ohp.parks.ca.gov/pages/1054/files/manual95.pdf.

City of Laguna Beach. “Building Permit No. B05-2491 and 2492,” December 14, 2005. ———. “City of Laguna Beach, CA: HISTORIC PRESERVATION.” City of Laguna Beach, CA Code, 2024. https://ecode360.com/42901400.
———. “City of Laguna Beach, CA: Historic Register Designation, Criteria and Procedures and Removal from Register.” City of Laguna Beach, CA Code, 2024. https://ecode360.com/42901425.
———. “Laguna Beach: Historic Resources Element.” City of Laguna Beach, 2006. https://www.letlagunalive.org/wpcontent/uploads/2017/01/Historic_Resources_Element.pdf.

Historic Resources Group. “Historic Resources Assessment 31526 Valido Road, Laguna Beach.” Pasadena, California: Historic Resources Group, November 22, 2024.

National Park Service [NPS]. “National Register Database and Research.” Electronic document.

National Register of Historic Places, 2024.
https://www.nps.gov/subjects/nationalregister/database-research.htm.

Pamona Progress Bulletin. “Summer News Items of Interest from Spadra.” Panoma Progress Bulletin, July 31, 1920.
https://www.newspapers.com/image/622741432/?match=1&clipping_id=new. 438
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Appendix A.

DPR 523 Forms
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441
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For General Inquiries:

T: (886) 563-2536
T: (602) 254-6280
[email protected]
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Laguna Beach City CouncilMay 13, 2026

Laguna Beach City Council
May 13, 2026