Chapter 6: Cultural Resource Management
California Baptist University Specific Plan | 83
Chapter 6: Cultural Resource Management
The CBU campus is located along Magnolia Avenue, a
tree-lined arterial street established in 1876 as a
major thoroughfare in Riverside. The City of
Riverside grew rapidly following the success of the
navel orange industry, although the area now
including the campus grew more slowly as small
citrus groves, farms, and ranches gradually populated
the area. The Riverside Land & Irrigation Company
constructed the Riverside Lower Canal near the
s o u t h e r n b o u n d a r y o f t h e c a m p u s t o p r o v i d e irrigation for that area’s burgeoning agriculture.
A.C.E Hawthorne constructed a residence (see image below) near the southeast corner of Magnolia Avenue and Monroe Street in 1889, where the family cultivated a 20-acre citrus ranch. The residence and an associated eucalyptus tree remain on campus and have been designated as a City Landmark.
The A.C.E. Hawthorne house will continue to be used for campus operations.
The Wilkes family constructed an adjacent
Victorian-era farmhouse, with associated
improvements, that was a neighboring home (now
extant) to the A.C.E. Hawthorne house. It sat where
Harden Square exists today on campus. The palm
trees along Palm Drive and in Harden Square are
associated with the original farmhouse and are
contributors to the campus and Neighbors of
Woodcraft historic contexts.
The original large lots were subdivided and
replaced by smaller lots with modest ranches in the
early 20
th century. A residence constructed in 1927
at the southeast corner of Magnolia Avenue and
Adams Street has been remodeled many times over
the years and is now the Lambeth House School of
Nursing (and not considered a historic resource).
It was in this rural setting of citrus groves, field crops, and small ranchettes that the Neighbors of Woodcraft acquired the 20-acre Wilkes farm in 1920 and converted the residence into a retirement home. A hospital was built in 1922 and expanded in 1931, which is now the Anne Gabriel Library.
The retirement home, now known as the W.E. James Building, was designed by architect Henry L.
Chapter 6: Cultural Resource Management
84 | California Baptist University Specific Plan
Jekel and constructed in 1925-26. The building included sleeping rooms, a dining room, a common living room, library, parlors, and administration. A new laundry and boiler room constructed in 1938 for Neighbors of Woodcraft now serves as the Central Plant and Ceramics/Sculpture building for CBU.
The Neighbors of Woodcraft continued to acquire la nd until they amassed 75 acres in 1939. Their facility was expanded over time to add a hospital and a laundry room. A small farm that may have been started by the Wilkes family remained in operation and included livestock and a barn.
California Baptist College, as the University was then known, acquired the entire 75-acre Neighbors of Woodcraft complex in 1955 and began the conversion and use of the buildings to an educational function. The College began a long-term expansion plan with the construction of the Lancer Arms Apartments in 1964, the Smith and Simmons Dormitories and the Van Dyne Field House in 1968, and the Wallace Book of Life Theater in 1973. Meanwhile, development was emerging along the campus boundaries that included apartments, a fraternal hall, and the Adams Plaza shopping center along Adams Street; single-family homes along Monroe Street; and a Methodist Church and a tract of single- family homes on Diana Avenue. Additional apartment complexes were constructed as infill development in recent years. Modern university-related construction has continued on campus since the late 1990s.
A. Existing Cultural Resources
A cultural resource survey was prepared by JM Research & Consulting (June 2012) and updated in 2016 by Wilkman Historical Services (WHS) to identify and provide recommendations related to all cultural resources within the Specific Plan area . The survey showed that development on this so- called Arlington block predates the campus, beginning in the late 19 th century with the construction
of the Riverside Lower Canal and the improvement of fields, orchards, groves, and large residences on 10-acre rural parcels. Two major periods of University development represent the majority of construction on campus: the Neighbors of Woodcraft facilities from 1922-1938, into which CBU moved in 1955, and long-range campus planni ng and development in the 1960s and 1970s.
Improvement and expansion of the campus in the 1980s and beyond included the construction of temporary and modular facilities and the acquisitio n of adjacent parcels that had been improved from the earliest Victorian-era settlement of Arli ngton throughout the twentieth century. Thus, the Specific Plan area contains an eclectic collection of property types, including single-family and multifamily residential, dormitories, churches, warehouses, offices, classrooms, a gymnasium, theater, fraternal hall, and library.
Because of the broad period of development, diverse nature and changing use of the potential cultural resources present in the Specific Plan area, and the overarching co ntext of long-range University campus planning and development in the modern period, the report explored several other themes, including late-19 th century agricultural and residential development, early 20 th century poultry ranching, fraternal society development and construction, modern residential tract and multifamily housing, mid-century church architecture and deve lopment, and the development of federal senior care and housing in the modern period.
Chapter 6: Cultural Resource Management
California Baptist University Specific Plan | 85
B. Modifications to Cultural Resources
Pursuant to Title 20, Cultural Resources Code of the Riverside Municipal Code, the cultural resource survey identified potential significant cultural resources within the Specific Plan area and evaluated them for eligibility for listing in the National Register of Historic Places, the California Register of Historic Resources, and for local designation. Th e National, State, and Lo cal Eligible cultural resources are shown in Figure 6-1: Cultural Resources and described in more detail in Table 6-1:
Disposition of Properties Surveyed for Historic Si gnificance. Any projects that include the buildings and resources identified are subject to review as indicated in Table 6-1. The numbers on Figure 6-1 correspond to the reference numbers in Table 6-1.
Chapter 6: Cultural Resource Management
86 | California Baptist University Specific Plan
This page intentionally left blank.
Chapter 6: Cultural Resource Management
California Baptist University Specific Plan | 87
TABLE 6-1: DISPOSITION OF PROPERTIES SURVEYED FOR HISTORIC SIGNIFICANCE Map
Reference
Number
(Figure 6-1)
Historic Name
(Current Name)
Date of
Construction
Street
Address
Predominant
Use as of
2016-17
California
Historical
Resource
Status
Code
In
Historic
District?
(yes/no)
Planned Disposition
Ȁ
ሃ
Remarks and Management
Recommendations
Category 1A - Designated Historical Resourcesേ
Unless specifically defined as a resource contributor, alterations subject to environmental review pertain only to those made to the exterior of a resource. 1 A.C.E. Hawthorne
House
1889-1890 Core
Campus*
Administration 5S1 No Ȁሃ
(Staff-level review subject to
conditions below)
Designated City Landmark, plaque installed.
Proposal to relocate the Hawthorne House to
8712-8720 Magnolia has been examined. See
end of this table for details.
2 A.C.E. Hawthorne
House Eucalyptus
Tree
N/A Core
Campus*
Landscape 5S1 No Ȁሃ
Associated with Hawthorne House and likely
dates to the 1890s. Designated City
Landmark, plaque installed. Should this tree
die of natural causes or act of God, follow-up
measures will be per City staff review; no
EIR will be required.
Category 2A - Eligible but not Designated Historical Resourcesേ Per Title 20 of the Municipal Code, an eligible resource is treated the same way as if it were designated.
Unless specifically defined as a resource contributor, alterations subject to environmental review pertain only to those made to the exterior of a resource. 3R o s e G a r d e n
Village (The
Village at CBU)
1961 3668
Adams
Street
Campus
Housing
3S No Ȁሃ
Assigned 3S status code per 2012 JMRC
cultural resource report. Exceptional
example of historic cultural and community
heritage. Eligible for both the National and
California Registers. Alterations anticipated
for conversion to student dormitories. See
end of this table for design criteria.
4 Big Ben Clock
Tower
1982 3720
Adams
Street
Clock Tower 5S2 No C Ȁሃ
Evaluated by WHS in 2016, determined
eligible for local historic designation.
Designation refers to tower only; does not
include reflecting pool or other surrounding
landscape features.
California Baptist University Historic District
5 Magnolia Lawn
and Historic Oak
N/A Core
Campus*
Landscape 3S; 3CD Yes
ሃ
A turfed area with a huge oak tree. Surveyed
2011 by CRM Tech. California Baptist
University Historic District Contributor.
Should this tree die of natural causes or act
of God, follow-up measures will be subject to
City staff review and approval; no EIR will be
Chapter 6: Cultural Resource Management
88 | California Baptist University Specific Plan
TABLE 6-1: DISPOSITION OF PROPERTIES SURVEYED FOR HISTORIC SIGNIFICANCE Map
Reference
Number
(Figure 6-1)
Historic Name
(Current Name)
Date of
Construction
Street
Address
Predominant
Use as of
2016-17
California
Historical
Resource
Status
Code
In
Historic
District?
(yes/no)
Planned Disposition
Ȁ
ሃ
Remarks and Management
Recommendations
required. Should the Great Lawn be required
by government action to be replaced (eg:
water efficient landscape requirement), the
replacement landscaping should be low in
profile, with the tree to remain the focus of
attention; no EIR will be required. However,
the replacement landscaping will be subject
to City administrative staff review and
approval.
6N e i g h b o r s o f
Woodcraft (James
Complex)
1925-1926 Core
Campus*
Administration/
Academic
3S; 3CD Yes Ȁሃ
Surveyed 2011 by CRM Tech. California
Baptist University Historic District
Contributor. Level of review for alterations
will be based on intensity of proposed
changes and impact to resource. In-kind
replacement of architectural components for
maintenance and repair will require staff
administrative review only.
7 Palm Drive 1920-1938 Core
Campus*
Landscape 3S; 3CD Yes Ȁሃ
Surveyed 2011 by CRM Tech. California
Baptist University Historic District
Contributor. A paved roadway lined by date
palms. Should any of the palms die from
disease or act of God, they must be replaced
with palms of the same species and size; no
EIR will be required. However, the
replacement trees will be subject to City staff
review and approval.
8N e i g h b o r s o f
Woodcraft
(Harden Square)
N/A Core
Campus*
Landscape 3S; 3CD Yes Ȁሃ
An open space consisting of turf and palms.
Surveyed 2011 by CRM Tech. California
Baptist University Historic District
Contributor. Level of review for alterations
will be based on intensity of proposed
changes and impact to resource. In-kind
replacement of architectural components for
maintenance and repair will require staff
administrative review only.
Chapter 6: Cultural Resource Management
California Baptist University Specific Plan | 89
TABLE 6-1: DISPOSITION OF PROPERTIES SURVEYED FOR HISTORIC SIGNIFICANCE Map
Reference
Number
(Figure 6-1)
Historic Name
(Current Name)
Date of
Construction
Street
Address
Predominant
Use as of
2016-17
California
Historical
Resource
Status
Code
In
Historic
District?
(yes/no)
Planned Disposition
Ȁ
ሃ
Remarks and Management
Recommendations
9N e i g h b o r s o f
Woodcraft (Annie
Gabriel Library)
1922 Core
Campus*
Academic 3S; 3CD Yes Ȁሃ
Surveyed 2011 by CRM Tech. California
Baptist University Historic District
Contributor. Level of review for alterations
will be based on intensity of proposed
changes and impact to resource. In-kind
replacement of architectural components for
maintenance and repair will require staff
administrative review only.
10 Neighbors of
Woodcraft
Hospital Addition
(Annie Gabriel
Library)
1931 Core
Campus*
Academic 3S; 3CD Yes Ȁሃ
Surveyed 2011 by CRM Tech. California
Baptist University Historic District
Contributor. Level of review for alterations
will be based on intensity of proposed
changes and impact to resource. In-kind
replacement of architectural components for
maintenance and repair will require staff
administrative review only.
11 Neighbors of
Woodcraft
Fortuna Fountain
1927 Core
Campus*
Landscape 3S; 3CD Yes Ȁሃ
Surveyed 2011 by CRM Tech. California
Baptist University Historic District
Contributor. Level of review for alterations
will be based on intensity of proposed
changes and impact to resource. In-kind
replacement of architectural components for
maintenance and repair will require staff
administrative review only.
12 Neighbors of
Woodcraft Garage
(Storage)
1928-1933 Core
Campus*
Storage 3S; 3CD Yes Ȁሃ
Surveyed 2011 by CRM Tech. California
Baptist University Historic District
Contributor. Level of review for alterations
will be based on intensity of proposed
changes and impact to resource. In-kind
replacement of architectural components for
maintenance and repair will require staff
administrative review only.
Chapter 6: Cultural Resource Management
90 | California Baptist University Specific Plan
TABLE 6-1: DISPOSITION OF PROPERTIES SURVEYED FOR HISTORIC SIGNIFICANCE Map
Reference
Number
(Figure 6-1)
Historic Name
(Current Name)
Date of
Construction
Street
Address
Predominant
Use as of
2016-17
California
Historical
Resource
Status
Code
In
Historic
District?
(yes/no)
Planned Disposition
Ȁ
ሃ
Remarks and Management
Recommendations
13 Neighbors of
Woodcraft Arched
Arcade
Ca 1927 Core
Campus*
Landscape 3S; 3CD Yes Ȁሃ
Surveyed 2011 by CRM Tech. California
Baptist University Historic District
Contributor. Level of review for alterations
will be based on intensity of proposed
changes and impact to resource. In-kind
replacement of architectural components for
maintenance and repair will require staff
administrative review only.
14 Neighbors of
Woodcraft (James
Complex – 4
story)
1933-1934 Core
Campus*
Academic 3S; 3CD Yes Ȁሃ
Surveyed 2011 by CRM Tech. California
Baptist University Historic District
Contributor. Level of review for alterations
will be based on intensity of proposed
changes and impact to resource. In-kind
replacement of architectural components for
maintenance and repair will require staff
administrative review only.
15 Neighbors of
Woodcraft
Laundry and
Boiler Building
(Central Plant)
1938 Core
Campus*
Academic 3S; 3CD Yes COA/Staff R ሃ
Surveyed 2011 by CRM Tech. California
Baptist University Historic District
Contributor. Historic archeological resources
found nearby, see 2012 [cultural resources]
report for details and photographs.
2 Level of
review for alterations will be based on
intensity of proposed changes and impact to
resource. In-kind replacement of
architectural components for maintenance
and repair will require staff administrative
review only.
16 Smith & Simmons
Halls
1968 Core
Campus*
Campus
Housing
3CD Yes Ȁሃ
Surveyed 2012 by JMRC. California Baptist
University Historic District Contributor.
Level of review for alterations will be based
on intensity of proposed changes and impact
to resource. In-kind replacement of
2 Cultural Resources Survey, California Baptist University Specific Plan. JM Research and Consulting. 2012.
Chapter 6: Cultural Resource Management
California Baptist University Specific Plan | 91
TABLE 6-1: DISPOSITION OF PROPERTIES SURVEYED FOR HISTORIC SIGNIFICANCE Map
Reference
Number
(Figure 6-1)
Historic Name
(Current Name)
Date of
Construction
Street
Address
Predominant
Use as of
2016-17
California
Historical
Resource
Status
Code
In
Historic
District?
(yes/no)
Planned Disposition
Ȁ
ሃ
Remarks and Management
Recommendations
architectural components for maintenance
and repair will require staff administrative
review only.
17 George W. Van
Dyne Gymnasium
(Field House)
1968 Core
Campus*
Athletics 3CD Yes Ȁሃ
Surveyed 2012 by JMRC. California Baptist
University Historic District Contributor.
Level of review for alterations will be based
on intensity of proposed changes and impact
to resource. In-kind replacement of
architectural components for maintenance
and repair will require staff administrative
review only.
18 Wallace Book of
Life Theatre
1973 Core
Campus*
Theatre 3CD Yes Ȁሃ
Surveyed 2012 by JMRC. California Baptist
University Historic District Contributor.
Level of review for alterations will be based
on intensity of proposed changes and impact
to resource. In-kind replacement of
architectural components for maintenance
and repair will require staff administrative
review only.
Category 3A - Determined to Be Ineligible for Historical Designation 19 Riverside
Christian High
School (Health
Sciences Campus)
1964 3532
Monroe
Street
CBU Health
Sciences
Campus
6Z No
ሃNo Action Assigned 7R status codes in 2012 JMRC
report. Surveyed by WHS, 2016 and assigned
6Z status code.
20 Riverside
Christian Day
School (Medical
Counsel Center)
1980 3626
Monroe
Street
Day School 6Z No
ሃNo Action Surveyed by WHS 2016 and assigned 6Z
status code.
21 Lancer Outdoor
Athletic Complex
No Date of
Construction
Listed
Core
Campus*
Athletics 6L No ሃ Assigned 7R status codes in 2012 JMRC report. Subsequently evaluated by WHS in
2018. 6L status code assigned due to
proximity to Van Dyne gymnasium
contributor to the CBU Historic District. Any
future development within the athletic fields
Chapter 6: Cultural Resource Management
92 | California Baptist University Specific Plan
TABLE 6-1: DISPOSITION OF PROPERTIES SURVEYED FOR HISTORIC SIGNIFICANCE Map
Reference
Number
(Figure 6-1)
Historic Name
(Current Name)
Date of
Construction
Street
Address
Predominant
Use as of
2016-17
California
Historical
Resource
Status
Code
In
Historic
District?
(yes/no)
Planned Disposition
Ȁ
ሃ
Remarks and Management
Recommendations
needs to be evaluated for potential impacts
to the historic character of the Van Dyne
gymnasium.
22 Royal Rose
(Tower Hall)
1979 3720
Adams
Street
Campus
Housing
6Z No ሃ Assigned 3S status codes in 2012 JMRC report. Resurveyed by WHS in 2016 and
assigned 6Z status code, with exception of.
Big Ben clock tower. See separate listing in
this table for clock tower.
23 Neighbors of
Woodcraft
Historic Mailbox
1920s-1930s Core
Campus*
Landscape 6Z No
ሃ
Listed as a contributor to the CBU historic
district by JMRC. Further research by WHS
found the mailbox to have been
manufactured past the Period of Significance
of this part of the CBU Historic District;
therefore, it is not a contributor.
24 Knights of Pythias
Hall (Bourns
Engineering
Laboratory)
1966 3750
Adams
Street
Academic 6Z No ሃ Assigned a 5S2 status code in 2012 JMRC report. Resurveyed and assigned 6Z status
code by WHS in 2016.
25 Adams Plaza
(Lancer Plaza)
1968-1972 3502-80
Adams
Street
Mixed Use 6L No ሃ Assigned 6L status code in 2012 JMRC report. Consideration to be given to the
preservation in place or relocation of the
date palm cluster near the Shell Station. CBU
is under no obligation to preserve this palm
cluster, however, and may opt to remove it at
its own discretion.
26 Diana Park Tract
(Wilma and Emily
Court Housing)
1962 3459-95
Emily
Court;
3467-92
Wilma
Court;
3471-95
Monroe
Street
Campus
Housing
6Z No ሃ Assigned 6L status code in 2012 JMRC report due to proximity to Van Dyne Field House.
Revisited by WHS in 2017 and reassigned as
a 6Z based on over 300-foot distance
between tract and field house.
Chapter 6: Cultural Resource Management
California Baptist University Specific Plan | 93
TABLE 6-1: DISPOSITION OF PROPERTIES SURVEYED FOR HISTORIC SIGNIFICANCE Map
Reference
Number
(Figure 6-1)
Historic Name
(Current Name)
Date of
Construction
Street
Address
Predominant
Use as of
2016-17
California
Historical
Resource
Status
Code
In
Historic
District?
(yes/no)
Planned Disposition
Ȁ
ሃ
Remarks and Management
Recommendations
27 CBU Facilities
Management &
Physical Plant
1976 Core
Campus*
Maintenance 6Z No ሃ Assigned 6L status code in 2012 JMRC report due to proximity to Free Methodist Church
has subsequently been demolished, negating
need for 6L status code. Plan is to remove by
2020.
28 Lambeth House
(School of
Nursing)
1927 8308
Magnolia
Avenue
Academic
6Z
No ሃ Assigned 6L status code in 2012 JMRC report due to proximity to Knights of Pythias
property. Knights of Pythias property
subsequently found to not qualify for historic
designation, negating the need for 6L status
code.
29 Lancer Arms 1964-1976 Core
Campus*
Campus
Housing
6L No ሃ Assigned 6L status code in 2012 JMRC report due to proximity to Smith & Simons Hall, a
contributor to the CBU Historic District.
Sensitivity to the scale, design, and layout of
Smith and Simons Hall should be considered
in any future development of this property.
30 Lutheran Church
of the Cross (8775
Magnolia Avenue)
1956 8775
Magnolia
Avenue
Elementary
School
6L No ሃ Assigned 6L status code 2012 JMRC report. J Consideration should be given to the
preservation or relocation of the bell tower
in any future development or redevelopment
of this property. CBU is under no obligation
to preserve this bell tower, however, and
may opt to remove it at its own discretion.
31 Riverside Lower
Canal
1875 N/A N/A 7R No ሃ No above ground evidence of the canal remains; however, its former alignment is
identified on the map referenced in column
one. Ground disturbance within 10 meters of
former alignment may require monitoring by
a qualified archaeologist if native soil is
disturbed as determined by City staff and as
detailed in WHS report dated 4-4-2018.
Alfalfa irrigation feature as identified in
JMRC 2012 report lacks historical context to
Chapter 6: Cultural Resource Management
94 | California Baptist University Specific Plan
TABLE 6-1: DISPOSITION OF PROPERTIES SURVEYED FOR HISTORIC SIGNIFICANCE Map
Reference
Number
(Figure 6-1)
Historic Name
(Current Name)
Date of
Construction
Street
Address
Predominant
Use as of
2016-17
California
Historical
Resource
Status
Code
In
Historic
District?
(yes/no)
Planned Disposition
Ȁ
ሃ
Remarks and Management
Recommendations
justify preservation. WHS was not able to
locate it when the Lower Canal was revisited
in 2018.
32 San Carlos
Apartments (The
Point)
1972 3622
Adams
Street
Campus
Housing
6L No ሃ Assigned 6L status code in 2012 JMRC report due to proximity to Rose Garden Village, a
cultural resource found eligible for the
National Register. Sensitivity to the scale,
design, and layout of Rose Garden Village
should be considered in any future
development of this property.
33 Willow Wood,
Pine Creek, and
Magnolia
Hacienda
Apartments
(University Place)
1971-1987 3780
Adams
Street &
8350-98
Magnolia
Avenue
Campus
Housing
6L No ሃ Assigned 6L status code in 2012 JMRC report due to proximity to Palm Drive and Rose
Garden Village, both cultural resources.
Sensitivity to the scale, design, and layout of
Rose Garden Village and Palm Drive should
be considered in any future development of
this property.
45 Rettig Residence 1948 8712
Magnolia
Ave
Campus
Housing
6Z No ሃ Evaluated by WHS 2017, found ineligible for historic designation at any level. May be used
as site for relocation of Hawthorne House.
46 Johnson
Residence
1946 8720
Magnolia
Ave
Campus
Housing
6Z No ሃ Evaluated by WHS 2017, found ineligible for historic designation at any level. May be used
as site for relocation of Hawthorne House.
Category 3B - Not Evaluated for Historical Significance 34 Aquatics Center 1998 Core
Campus*
Athletics N/A No
ሃ
Property too new to be candidate for survey
and will not be old enough to warrant survey
within the anticipated 10-year lifespan of the
Specific Plan.
35 The Cottages 2004-2005 8432
Magnolia
Avenue
Campus
Housing
N/A No
ሃ
Property too new to be candidate for survey
and will not be old enough to warrant survey
within the anticipated 10-year lifespan of the
Specific Plan. Plan is to remove by 2020.
36 Parkside Village
Apartments (The
Colony)
1985-1987 3675
Monroe
Street
Campus
Housing
N/A No ሃ Property too new to be candidate for survey and will not be old enough to warrant survey
within the anticipated 10-year lifespan of the
Chapter 6: Cultural Resource Management
California Baptist University Specific Plan | 95
TABLE 6-1: DISPOSITION OF PROPERTIES SURVEYED FOR HISTORIC SIGNIFICANCE Map
Reference
Number
(Figure 6-1)
Historic Name
(Current Name)
Date of
Construction
Street
Address
Predominant
Use as of
2016-17
California
Historical
Resource
Status
Code
In
Historic
District?
(yes/no)
Planned Disposition
Ȁ
ሃ
Remarks and Management
Recommendations
Specific Plan. However, a Landmarked
eucalyptus tree associated with Hawthorne
House could be impacted by major
alterations/demolitions associated with this
property.
37 Joanne Hawkins
School of Music
2004-2005 Core
Campus*
Academic N/A No No
ሃ
Property too new to be candidate for survey
and will not be old enough to warrant survey
within the anticipated 10-year lifespan of the
Specific Plan.
38 School of
Business
2011 Core
Campus*
Academic N/A No
ሃ
Property too new to be candidate for survey
and will not be old enough to warrant survey
within the anticipated 10-year lifespan of the
Specific Plan.
39 3739 Adams
Street (School of
Engineering)
2003 Core
Campus*
Academic N/A No
ሃ
Property too new to be candidate for survey
and will not be old enough to warrant survey
within the anticipated 10-year lifespan of the
Specific Plan.
40 Eugene and Billie
Yeager Center
2002-2003 Core
Campus*
Academic N/A No
ሃ
Property too new to be candidate for survey
and will not be old enough to warrant survey
within the anticipated 10-year lifespan of the
Specific Plan.
41 College View
Apartments (CBU
Facilities &
Planning Services
Administration
Building)
1990 8471
Magnolia
Avenue
Administration N/A No
ሃ
Property too new to be candidate for survey
and will not be old enough to warrant survey
within the anticipated 10-year lifespan of the
Specific Plan.
42 Modular
Bungalows
1998 Core
Campus*
Athletics N/A No
ሃ
Property too new to be candidate for survey
and will not be old enough to warrant survey
within the anticipated 10-year lifespan of the
Specific Plan.
43 Mission Hall
Modular
1998 Core
Campus*
Academic N/A No No
ሃ
Property too new to be candidate for survey
and will not be old enough to warrant survey
Chapter 6: Cultural Resource Management
96 | California Baptist University Specific Plan
TABLE 6-1: DISPOSITION OF PROPERTIES SURVEYED FOR HISTORIC SIGNIFICANCE Map
Reference
Number
(Figure 6-1)
Historic Name
(Current Name)
Date of
Construction
Street
Address
Predominant
Use as of
2016-17
California
Historical
Resource
Status
Code
In
Historic
District?
(yes/no)
Planned Disposition
Ȁ
ሃ
Remarks and Management
Recommendations
within the anticipated 10-year lifespan of the
Specific Plan.
Other
N/A N/ N/A Infill
buildings
within a
historic
district
N/A N/A Yes Administrative COA
Chapter 6: Cultural Resource Management
California Baptist University Specific Plan | 97
*Core Campus Address is 8432 Magnolia Avenue
GUIDE TO CALIFORNIA HISTORICAL RESOURCES STATUS CODES
CODE DEFINITION
5S1 Individual property that is listed or designated locally. 5S2 Individual property that is eligible for local listing or designation. 3S Appears eligible for the National Register of Historic Places through a survey evaluation. 3CD Appears eligible for the California Regist er of Historical Resources as a contributor to a California Register of Historical Resources district through a survey evaluation. 6L Determined ineligible for local listing or designation through local government review process; may warrant special consideration in local planning. 6Z Found ineligible for the National Register of Historic Places, the California Register of Historical Resources, or Local designation through survey evaluation. 7R Identified in Reconnaissance Level Survey: Not evaluated.
GUIDE TO “PLANNED DISPOSITION” COLUMN
ACRONYM DEFINITION
COA Cultural Heritage Certificate of Compliance
Staff Review Administrative review or dete rmination by historic preservation staff EIR Environmental Impact Report
No Action No cultural resources related action is required Chapter 6: Cultural Resource Management
98 | California Baptist University Specific Plan
This page intentionally left blank.
Chapter 6: Cultural Resources Management
California Baptist University Specific Plan | 99
Hawthorne House Relocation Remarks and Management Considerations The following mitigation measures would serve to reduce the impacts of relocating the Hawthorne House to a level of less than significant. The implementation of each of these mitigation measures would be to the approval of the Historic Preservation staff of the Riverside Planning Division.
If the Hawthorne House is moved to 8712 and 8720 Magnolia, it shall be subject to an administrative Design Review process provided all of the following conditions are met:
1. Orient the main entrance to the Hawthorne Ho use toward Magnolia Avenue, as was original.
2. The receiver site is located within 1,000 feet of the Magnolia Avenue/Monroe Street intersection.
3. Place the Hawthorne House over the existing pr operty line between 8712 and 8720 Magnolia Avenue to help with setback.
4. Develop a substantial interpretive feature for placement within the front setback of the new location to interpret the history of the Hawthorne House, illustrating its historic location across Monroe Street, including the uses of the property and the former windrow that included the Hawthorne eucalyptus tree.
5. Design the landscaping of the house to allow an unobstructed view to the house from Magnolia Avenue.
If the Hawthorne House is moved to a site farther than 1,000 feet of the Magnolia Avenue/Monroe Street intersection, such relocation shall be reviewed by the Cultural Heritage Board. The following shall apply.
1. A Certificate of Appropriateness shall be required.
2. Commit to the exterior rehabilitation of the Hawthorne House, including the landscaping of the property to be completed within one year after its relocation.
3. In the interim between adoption of the Specif ic Plan Amendment and when the Hawthorne House is to be relocated, engage a restoration architect to develop a program to stabilize the residence to prevent deterioration.
4. Relocate the Cultural Heritage Landmark plaque from its current location to the new location of the Hawthorne House.
5. Install a Cultural Heritage Landmark plaque at the location of the Hawthorne eucalyptus so that people can appreciate its historic association.
Chapter 6: Cultural Resource Management
100 | California Baptist University Specific Plan DRAFT Rose Garden Village Remarks and Management Considerations To better accommodate student ho using, CBU has developed plans to subdivide the former senior citizen apartment units into clusters of dorm-style rooms. Floor plan changes associated with this alteration render some of the entry doors and sliding glass patio doors incompatible. To maintain the historic integrity of the Rose Garden Village development, CBU proposes the following treatments where entry and sliding gl ass doors need to be removed. Altera tions consistent with the following design criteria will be subject to administrative staff review only:
Entry Doors: Where an entry door is to be removed, the former location of the door will be retained as a recessed space, with a smooth stucco finish painted the same color as the former door. Wooden trim associated with the former door will be retained and painted the same color as the recess.
Sliding Patio Doors: The majority of the sliding glass patio doors in the project are six feet wide. A small number of doors are eight feet wide. All eight-foot-wide patio doors are proposed to be replaced with clear anodized storefront creating a vertically divided opening framed in clear anodized aluminum. The lower glass of the storefront will be given a frosted opaque finish as visible from the exterior. On the interior, this lower area will be mated to an interior wall finished in drywall to match the balance of the interior walls. The balance of the eight-foot-wide openings will be given a stucco finish to match the balance of the existing building walls.
These alterations will not significantly impact the Rose Garden Village cultural resource.
Cultural Resources Analysis – Hawthorne Residence Eucalyptus Tree 1 Wilkman Historical Services
3681 Sunnyside Drive #2772
Riverside, CA 92516
951 288-1078
[email protected]
LETTER REPORT
PROPOSED DELETION OF A EUCALYPTUS TREE AS A CONTRIBUTOR TO
THE HAWTHORNE RESIDENCE LANDMARK DESIGNATION
April 25, 2025
1. Background
At the request of California Baptist University (CBU), Wilkman Historical Services (WHS) has prepared a letter report addressing the degree to which a eucalyptus tree qualifies as a contributor to the Hawthorne Residence Landmark designation. The Hawthorne Residence is located at 3747 Monroe Street, on the east side of Monroe Street, south of Magnolia Avenue. Figures 1 and 2 show the location of the residence in relation to the eucalyptus tree.
Recently, a large tree fell on a student housing building elsewhere on the campus, causing significant damage to the residential building (Figure 3). Fortunately, there were no students in the damaged units. If there had been students present, significant injury could have occurred. After this incident, the University’s insurance broker, National Risk Control – GGB, recommended that CBU assess all of the trees on campus to determine if other hazards might exist. Page 3 of the broker’s letter addressing their recommendations is included as Attachment A. In following up on the broker’s recommendations, CBU became concerned about the potential hazard associated with the eucalyptus tree mentioned above.
The eucalyptus tree in questions is massive in size and is located in an area of significant student and visitor activity, including pedestrian traffic, student housing, and athletic facilities. Figure 4 is a current photo of the tree and its associated plaque. To its north is the Colony student housing complex and to its south is an athletic field with grandstands and a restroom/utility building.
Flanking the tree is a walkway/driveway serving the student housing complex (Figure 2). The detachment of a limb could cause significant damage and/or injury to students and/or visitors to the campus.
An arborist from Monarch Environmental has examined the tree (Attachment B) to evaluate its health and likelihood of failure. The Following excerpt from the arborist’s report summarizes her findings:
“…we consider it possible – not necessarily probable – that the tree could fail within a one-year timeframe, which renders it a Moderate risk. If we were to extend the assessment timeframe out to three- to five years, the tree would potentially be bumped up into the probable failure likelihood level, which is highly concerning and puts the tree in the High-Risk category.” Cultural Resources Analysis – Hawthorne Residence Eucalyptus Tree 2 2. History and Existing Conditions
a. Property History: The Hawthorne Residence was built for English Born New York stockbroker Archibald C.E. Hawthorne. Mr. Hawthorne left New York for Riverside in 1886, seeking the health benefits of Riverside’s mild climate. Settling into the Riverside community, Hawthorne purchased Lots 4 and 5 of Block 23 (Figure 5) of the Riverside Land and Irrigating Company’s 1875 subdivision. Here he built his home, the Hawthorne Residence, and planted the balance of the property with citrus trees and vines (Hall, 2005: 73-74). Figure 6 is a period photograph of the residence taken in c. 1895. Figure 7 is a 1948 aerial photo of the property, showing the location of the Hawthorne residence and the approximate location of the eucalyptus tree at that time. This aerial photo has current streets superimposed on it to give better context for the property in relation to the overall area as it exists today.
The residence was designed by noted local architect A.C. Willard in the Victorian tradition that was popular in the late 1800s. Standing two stories tall, the gabled residence has a Swiss Chalet theme and a cross-axial plan. Giving the home a sense of depth, the roof eaves are extra wide and are supported by curved braces that sweep downward in a sunray-like design. A variety of textures is expressed in the siding of the residence, which includes flush tongue and groove boards, plain shingles, and scalloped shingles. Tall, wood framed windows enhance the home’s sense of height; while a wrap- around covered porch gives the residence a sense of being anchored to the ground. The porch includes turned posts and a fanciful balustrade composed of boards arranged in seemingly random geometric shapes. Upper floor decks feature the same balustrade treatment. Projecting bays provide added variety to the residence (Ibid). Figure 8 is a current photo of the residence.
b. Existing Conditions: The Hawthorne Residence is currently located within a surface parking lot that serves students enrolled at CBU (Figure 2). In conjunction with the approval of the 2012 CBU Specific Plan, the Hawthorne Residence was retained in its historic location. This was in accordance with a cultural resources component of the CBU Specific Plan prepared by cultural resources consultant Jennifer Mermilliod Researching and Consulting (JMRC). To give the residence a sense of connection to Monroe Street, no parking was placed between the residence and the Monroe Street right-of-way. Instead, this area was landscaped, primarily with citrus trees and a corridor of mature palm trees. The only interruption to this landscaping is a drive that connects two halves of the adjacent parking lot. The parking lot design and landscaping were approved by the Planning Commission under case Planning Case P11-0192. The landscape and site design for the Hawthorne House were approved by the Cultural Heritage Board under case P11-0196.
As noted above, a feature once associated with the residence is a mature eucalyptus tree situated approximately 870 feet south of the residence. It is believed it survives from c. 1890. This tree was one of many eucalyptus trees that once formed a windrow along the south property line, serving as a windbreak to the adjacent citrus grove. This massive tree is now located in a raised planter in the middle of an asphalt walkway/driveway that currently serves a contemporary student housing complex (The Colony at CBU).
Cultural Resources Analysis – Hawthorne Residence Eucalyptus Tree 3 Windrows, also known as windbreaks and shelterbelts date as far back as the 1400s when the Scottish Parliament encouraged local farmers to plant rows of trees to protect crops from wind damage. As settlement in the United States shifted westward, homesteaders planted trees to protect crops, homes, and livestock from wind related damage. In the 1930s the U.S. Congress adopted the Prairie States Forestry Project which facilitated the planting of windrows to lessen the effects of Dust Bowl conditions (Brandle, Hodges and Zhou, 2004: 65).
When the residence was designated a Landmark, the eucalyptus tree was determined to be a contributing feature of the residence. JMRC Mitigation measures called for the evaluation of the eucalyptus tree by a qualified arborist and the protection of the tree as recommended by the arborist (JMRC, 2012: 62). The tree is situated in a raised planter held in place by a low concrete block retaining wall. Some distance away, adjacent to Monroe Street, is a bronze plaque (Figure 4) that explains its association with the Hawthorne Residence.
c. Landmark Designation:
1. CRM-Tech Cultural Resources Report: In 2011, CRM-Tech prepared a report that analyzed the impacts to historic resources of the construction of a 317 space parking lot flanking two sides of the Hawthorne Residence (Tang and Hogan, 2011). The report also analyzed needed repairs and alterations associated with the adaptive reuse of the residence for administrative offices.
The report determined that the residence appeared to be eligible for designation as a City of Riverside Landmark; however, the scope of work did not include the actual designation of the residence. The project addressed in the CRM-Tech report was approved subject to several mitigation measures (Planning Case P11-0196). No mention was made of the eucalyptus tree in the CRM-Tech report.
2. JMRC Cultural Resources Report: In 2012, JMRC prepared a cultural resources survey and evaluation of the CBU property in relation to a specific plan then underway for the CBU campus. Among the resources addressed in the JMRC report was the Hawthorne Residence (JMRC, 2012: 37, 38, and 62). The JMRC report found the residence to be eligible for designation as a City of Riverside Landmark, with the tree qualifying as a contributor to the historic residence.
3. The Question as to whether the Eucalyptus Tree Qualifies as a Contributor to the Landmark Designation
In WHS’s analysis of the residence and tree, it was found that the tree fails three tests of a resource’s qualification to be designated a contributor to a historic resource. First, it does not meet the qualifying criteria for designation as a local Landmark; second, it does not qualify as a contributor to a historic resource; and third it does not retain sufficient integrity to be designated a historic resource. Below is an analysis of these three factors.
Cultural Resources Analysis – Hawthorne Residence Eucalyptus Tree 4 a. Criteria for Designation: Based on the evaluation by JMRC, the Hawthorne Residence and eucalyptus tree were found to be eligible for local listing as contributor to a City Landmark under Title 20 of the Riverside Municipal Code (Planning Case P11-0663).
Applicable criteria supporting its status as a contributor consisted of the following:
Criterion A: “Exemplifies or reflects special elements of the city’s cultural, social, economic, political, aesthetic, engineering, architectural, or natural history” (RMC
20.50.010).
Criterion I: “Reflects significant geographical patterns, including those associated with different eras of settlement and growth, particularly transportation modes, or distinctive examples of park or community planning” (Ibid).
Under Criterion A, the analysis asserts that the residence and tree are vestiges of early residential development along the Magnolia Avenue corridor; and that the tree is likely the last extant specimen associated with the earliest development of the subject property (Planning Case P11-0663).
WHS notes that, while the tree may be the last extant specimen associated with the earliest development of the property, significant urban development has occurred in the 870 feet between it and the residence and, thus, it is no longer significantly associated with the Hawthorne Residence.
Under Criterion I, the analysis notes that urban development has largely replaced the agricultural development once associated with the Magnolia Avenue corridor. In this regard the analysis asserts that the Hawthorne Residence and related eucalyptus tree represent a relatively intact example of a grove house and is one of the few remaining grove houses that once lined Magnolia Avenue at the turn of the century (Ibid).
WHS believes the residence and tree are not “a relatively intact example of a grove house” intactness involves the elements that combine to represent a coordinated entity. The remoteness of the tree in relation to the residence precludes it from being considered an intact element of the Landmark residence.
b. Contributor/Noncontributor: The eucalyptus tree is listed as a contributor to the Hawthorne Residence Landmark designation. Title 20 of the Riverside Municipal Code defines both “contributor” and “noncontributor.” These definitions are as follows:
“Contributing feature means a site, improvement, or natural feature that within a Historic District, Neighborhood Conservation Area, or an individually significant property that provides appropriate historic context, historic architecture, historic association, or historic value, or is capable of yielding important information about the period including, but not limited to: streets, curbs, sidewalks, streetlights, street furniture, signs, landscaping, monuments, and works of art, gutters, setbacks, signage, parkway, alleys, walls, fencing, and gates (RMC 20.50.020).
“Non-contributing feature of a Historic District, Neighborhood Conservation Area, or individually significant property means a site, improvement, or natural feature within a Cultural Resources Analysis – Hawthorne Residence Eucalyptus Tree 5 Historic District or Neighborhood Conservation Area that does not provide appropriate historic context, historic architecture, historic association or historic value, or is not capable of yielding important information about the period, because that element:
A. Was not present during the district's or area's period of historic significance; or B. No longer possesses integrity due to alterations, disturbances, additions, or other changes; and
C. Does not independently meet the designation criteria as defined in this title” (Ibid).
WHS looked at the degree to which the tree is a contributor or noncontributor, focusing on the criteria that make a resource a noncontributor. In terms of item A above, the tree was in fact present during the district’s period of significance. So this criterion does not apply. However, criteria B and C do apply. In terms of criterion B, there are significant changes to the vicinity of the tree that render it unqualified as a contributor.
Specifically, it is important to note that the tree is no longer visible from the residence, due to its distance (870 feet) from the residence and the presence of significant landscaping and related buildings between the residence and the tree. This isolates the tree from the residence and compromises its historic setting. The average person looking at the tree would not likely associate it with the Hawthorne Residence. In terms of item C, as discussed above, the tree does not independently meet the designation criteria of Chapter 20.50.020.
c. Integrity: For a resource to qualify for designation as a Landmark, it must retain integrity. Title 20 of the Riverside Municipal code defines integrity as follows: “Integrity means the ability of a cultural resource to convey its significance. To retain integrity a cultural resource must retain most of the aspects that closely relate to the resource's significance including location, design, setting, materials, workmanship, feeling, and association” (RMC, 20.50.010).
WHS believes the eucalyptus tree does not retain sufficient integrity to qualify as a contributor to the Hawthorne Residence. Integrity of design, materials, and workmanship apply to buildings and structures and, thus, do not apply to a natural feature such as the tree in question. Location, setting, feeling and association do apply.
While the Riverside Municipal code does not define the aspects of integrity, the National Register of Historic Places provides guidance in regard to the application of these aspects of integrity. These criteria are universally accepted as appropriate for judging the integrity of a potential resource. Here are excerpts from Bulletin 15 which details how to determine if a resource qualifies for designation in regard to integrity (National Register Bulletin 15, 1997:45).
Location: “Location is the place where the historic property was constructed or the place where the historic event occurred. The relationship between the property and its location is often important to understanding why the property was created or why something happened. The actual location of a historic property, complemented by its setting, is particularly important in recapturing the sense of historic events and persons” (Ibid).
Cultural Resources Analysis – Hawthorne Residence Eucalyptus Tree 6 WHS believes that, while the location of the tree is unchanged, its relationship to its setting has changed significantly. As noted above the “…actual location of a historic property, complemented by its setting, is particularly important in recapturing the sense of historic events and persons” (Ibid). Because its setting has been significantly altered, the Hawthorne Residence eucalyptus tree does not meet this criterion.
Setting: “Setting is the physical environment of a historic property. Whereas location refers to the specific place where a property was built or an event occurred, setting refers to the character of the place in which the property played its historical role. It involves how, not just where, the property is situated and its relationship to surrounding features and open space” (Ibid).
As noted above, the setting of the tree has changed significantly. It is no longer in a rural environment, but rather it is in a very urban setting. The presence of campus buildings, parking, and landscaping in the 870 feet between it and the Hawthorne Residence are major detractors to the qualification of the tree as a contributor to the Hawthorne Residence Landmark designation. In this regard, it is noted that the tree cannot even be seen from the residence.
Feeling: “Feeling is a property's expression of the aesthetic or historic sense of a particular period of time. It results from the presence of physical features that, taken together, convey the property's historic character” (Ibid).
WHS believes that the urbanization of the area around the tree detracts from its integrity of feeling. Its remoteness from the Hawthorne Residence is also a negative factor in relation to integrity of feeing.
Association: “Association is the direct link between an important historic event or person and a historic property” (Ibid).
Given the tree’s 870 foot distance from the Hawthorne Residence and the presence of landscaping and buildings that obscure the view of the tree from the residence, the tree can no longer seen as an entity that is associated with the residence.
4. Conclusion
In essence, then, although the tree is no doubt historically related to the Hawthorne Residence, the distance it is from the residence and the urban development and landscaping between the tree and the residence render its relationship to the residence very weak. The following factors come into play here:
1. It does not meet the criteria for designation as a City Landmark.
2. It does not meet the four integrity criteria (location, setting, feeling, and association) that apply to a natural feature.
3. It meets items B and C of the definition of a noncontributor.
Cultural Resources Analysis – Hawthorne Residence Eucalyptus Tree 7 5. Recommendation: For the reasons noted above, WHS recommends the eucalyptus tree be deleted as a contributor to the Hawthorne Residence Landmark designation. WHS recommends the plaque be returned to the City of Riverside.
6. Revised DPR Form
A revised DPR form (Attachment C) has been prepared to accommodate the above recommendation.
Cultural Resources Analysis – Hawthorne Residence Eucalyptus Tree 8 Figure 1: Map Showing the Residence in Relation to the Eucalyptus Tree
Cultural Resources Analysis – Hawthorne Residence Eucalyptus Tree 9 Figure 2: Contemporary Aerial Photo Showing the Relationship between the Residence and Eucalyptus Tree
Cultural Resources Analysis – Hawthorne Residence Eucalyptus Tree 10 Figure 3: The tree that Fell on Student Housing in 2024 Cultural Resources Analysis – Hawthorne Residence Eucalyptus Tree 11 Figure 4: Eucalyptus Tree and Plaque
Cultural Resources Analysis – Hawthorne Residence Eucalyptus Tree 12 Figure 5: Hawthorne Parcels c. 1889
Cultural Resources Analysis – Hawthorne Residence Eucalyptus Tree 13 Figure 6: Hawthorne Residence c. 1895
Cultural Resources Analysis – Hawthorne Residence Eucalyptus Tree 14 Figure 7: 1948 Aerial Photograph with Current Street Overlay Showing the Residence and Tree
EUCALYPTUS LOCATION
HAWTHORNE HOUSE - 1948
Monroe Street
Magnolia Avenue
Riverside Fwy
Indiana Avenue
Cultural Resources Analysis – Hawthorne Residence Eucalyptus Tree 15 Figure 8: Contemporary Photo of the Hawthorne Residence
Cultural Resources Analysis – Hawthorne Residence Eucalyptus Tree 16 ATTACHMENT A: INSURANCE BROKER’S RECOMMENDATIONS
3 © 2024 Arthur J. Gallagher & Co.
45 E Risk River Park Pl, Suite 605 (559) 256-6500
Fresno, CA 93720 www.ajg.com
Recommendations
The following recommendations are meant to help you in your efforts to improve your safety and risk management programs as well as aid in the reduction of your potential losses. These recommendations are based on our discussions and my observations. For you convince, I went ahead broke down each recommendation by area, type, and priority. Pictures, comments, and recommendations from the walkthrough are provided below.
California Baptist University
24-01
Priority: Needs Attention Type: Life Safety
Observation:
Large trees are continuing to grow in and around
the campus of California Baptist University
including student housing.
Concern:
Trees have become property and life safety
hazards to the campus and students. When large
tree branches or entire trees fall after storms or
other weather events, they pose risk to the
structures, students, and students’ personal
property.
Recommendation:
While complying with local codes and
regulations. Gallagher National Risk Control
recommends the removal of trees as needed
when they pose threat to property or life safety.
Cultural Resources Analysis – Hawthorne Residence Eucalyptus Tree 17 ATTACHMENT B: ARBORIST’S REPORT
C
D
'&* &.!*'&%
&,$/+*
&,$1+#
,''&
-,$
.
$, *
*!+#++
++%
&,'
'&
-$1(,-+
,*
$',
'&,
$!
'*&!(,!+,&!.
*+!,1%(-+!&!.
*+!
6
/
*
+#
,'
.$-,
,
,*
7++,*-,-*$!&,
*!,14+'/
*
'%%
&
-,!$!2!& *
+!+, &
*!$$!& &
+'&!,'%' *( 1,'
.$-,
,
$'/
*,*-&#
'*
16
'&$1$!%!,,!'&+'
&',
/
*
, ,/
'&
-,
'-*++
++%
&,
*'%,
*'-&
&
!
&',!&+(
,,
&'(1-($'+
4&'*
!
/
0.,
'*',
*/!+
!&+(
,,
,*
7+*'',+1+,
%6
(
*
'*%
,
+!+,' *( &
'%' *( ,
+,!& '&'.
%
* BJ '
, !+1
*4&
!&,
'$$'/!& (
+1'-/!$$
!&
'-*'+
*.,!'&+&
*
'%%
&
,!'&+4/!, *
!& +&
( ','+!&,
,,
((
&
!
+6
!+,*
!+'.
*BAA
,,$$4&
!, +,*-&#
!%
,
*'
&!&
,1;+!0=JG>!&
+/
&%
+-*
,E6F
,'.
*
6
,!+!&*!+
($&,
*4/ ! ((
*+,' .
&!&+,$$
$'&
,
*,
,*
/+
($&,
6
*
/+
-& $'&#(*
+
&,,,
*'','$$*4%'+,$!#
$1'
,
&-+4/ !
!+/''
1'* &!+%6
,*
7+&'(1/+
'-&
,'
!& ''
$, 4&
((
*+,'
*!,
8/!&
*'/9$-
-%-$1(,-+/ ! /
*
/!
$1($&,
-*!& ,
*$1;,'%!
;,/
&,!
,
&,-*1$'& ,
+'
!,*-+&
.'
' *'.
+!&+'-,
*&$!
'*&!6 !+,*
!+&'/+-**'-&
1(*,%
&, '%
+&
*
+(
+4&
!,!+$%'+,
*,!&, ,%&1'
!,+*'',+ .
&(*-&
4
'*!&+'%
+
+4*
%'.
4,'
!$!,,
,
!&+,$$,!'&&
: '**
(!*'
+-**'-&
!& '%
+4(*#!&
$',+4&
+!
/$#+6!, '-,
0.,!& &
*,
,*
7+,*- /
&&',
*,!& '/%&1*'',+
.
&*
%'.
4-,,
$!#
$! ''
'
, !+ .!& ((
&
%-+,
&',
-
,',
(*
+
&
'
,
*
,!&!& /$$&
,
(*'0!%!,1'
,
,*
,'(.
+-*
+6
&'-*
.&
++
++%
&,1,
+,!& ,
/''
&+!,1'
,
$'/
*,*-&#/!, &
EAA
+!+,' *( 4/!,
*!$$!& ('!&,+$',
,.*!'-+('!&,+* '-&
,
,*-+!*-%
*
&
6
+!+,' *( !+&!%('*,&,,''$/
&!,!+&
++*1,'
,*
!& +'
/''
&+!,1
&,-*$
*
+,
*!$$&
& $
'/&/*
,'
0,
&
!&,',
+
'
,
,*-&
,
*!$$!,
0,
&
+
,',$'
+!0,
&!&
+!&,',
,*
6
&.!
/!& ,
,,
+!+,' *( *
!& +4&1+
,!'&
/!, *(!
*'('*
$,$!&
!&
!,
+$#'
*
+!+,&
,',
*!$$!,4/ ! !+!&
!,!.
'
('#
,
'
14*#4&
:'*.!,16
*#&
%!-%$1
*+ '
,*
+
'&',(*'.!
,
+%
*
+!+,&
+
*,/''
4,
*
'*
,
*
!& +'&,
!*+,'-($
'
!&
+=*
*! ,,'$
,>'&
*( + '-$
&',
'&+!
*
,''(*'$
%,!6 ,/
*
$'' #!&
'**
+! &+'
+! &!
!&,
+,*-,-*$
,+/ ! %1
+1%(,'%,!'
!%!&!+
/''
+,*
& , 6
'$$'/
-('&,
+!+,' *( ,
+,!& 1-+!& !-+D'&!'%' *( 4-+!& %
+-*!& ('!&,+
E
**&
-&!
'*%$1
,/
&+!0,',/
$.
!&
+'.
*
6
&.!
/!& ,
'%' *( *
!& 4
*#*'/&/''
!+'&+!
*
+'-&
4/
*
+$-
+&
(-*($
+!&
!,
1&
:'*.!,!
+4&
*
&+*
'&+!
*
,'
+'%
/ ,'
,*&+!,!'&*
6
&,
( ','+'
,
,*
, ,&
'-&
!&,
'$$'/!& (
+41'-7$$&',
, ,', ,
+!+,' *(
*!$$!& ('!&,+&
'%' *( %
+-*
%
&,('!&,+*
!&
!,
/!, &-%
*
'*&
, +6
&++
++!& ,
*!+#$
.
$'
!.
&,*
4,
*
*
%&1
,'*+, ,'%
!&,'($14(*!%*!$14,
$!#
$! ''
'
,
,*
'*,*
(*,
!$!& 4$!#
$! ''
'
,
,*
'*,*
(*, !,,!& !.
&,*
,=+-
+(
*+'&/$#!&
$'/4'*&
"
&, '%
>4&
,
'&+
) -
&
+'
+-
!$-*
=!&"-*14
(*'(
*,1
%
4'*$'++'
-+
'
,
*
>6!,
,'*++- + !+,'*1'
!$-*
+4*'',(*-&!&
'*
*
+(
!&+,$$,!'&'**
(!*4+ $$'/&
'%(,
+'!$+4 &
&
*$$1$!%!,
*'',!& +(
$$
%-+,
'&+!
*
+/
$$4!&
!,!'&,'+(
!
+
!$-*
(*'
!$
+6
&, !++
4,
*&
+4*'',
+1+,
%+4&
*'','$$*+'
*,!&-$1(,-++(
!
+*
*
)-
&,$1%'*
(*'&
,'
!$-*
, &+'%
',
*,*
+
'-&
!&$!
'*&!6
!$
,
*
*
%&1!&+,&
+/
*
*
%'.!& (',
&,!$$1 2*
'-+$!%&
*
+
,
*!+#'
!$-*
4!&, !+,*
7++
4(*-&!& '-,$*
$,
*$*&
+&
*
,!& +!2
$
/'-&
+!+&',
.!+
6
$,
*$+ *'/!& '.
*,
"
&,+,-
&, '-+!& 4/$#/1+4 &
+('*,+
!$!,1*
+'$*
, ,
*
%'.!& ,
%/'-$
$
.
/'-&
+'.
*,/
&,1;
'-*!&
+!&
! %
,
*4/ ! *
-&$!#
$1,'
-$$1
$'+
&
'%(*,%
&,$!2
6
$!#
$! ''
'
1
.
$'(%
&,!&,
&'(1/'-$
+! &!
!&,
&
! $1'&
*&!&
'*,*
'
, !++!2
6
,
*'&
-,!& ,
1++
++%
&,4,
,*
/+
'-&
,'$*
1 .
.&
1,4
$'/4
&
"-+,'.
&,-*$ *
6 !+
'
+&',%
&, ,,
,*
!+$!#
$1,'
!$!&,
-,-*
4
-,!,+ '-$
&',
, ,+-
1/!$$'&$1/'*+
&'.
*,! %
6
(*
+
&
'
,*-&#
1!+&',
&
++*!$1!&
!,
1&'(1
$, 4/ ! !+/ 1,
,*
-**
&,$1 +
-$$*'/&6++
&,!$$14,
((
*&
'
''
&'(1
$, &&',
'&+!
*
&!&
!,'*'
/ '$
;,*
$, 6+/
"-+,
%
&,!'&
4,
0!+,!&
1/!$$'&$1/'*+
&4/ ! /!$$-&
'-,
$1 $
,'
$!&!&
$, &
+! &!
!&,$1!&*
+
*!+#'
,*-&#'**'',
!$-*
6
&,#!& $$,
'*
%
&,!'&
,'*+!&,''-&,4/
'& +!
*!,
< &',&
++*!$1
(*'$
<, ,,
,*
'-$
!$/!, !&'&
;1
*,!%
*%
4/ ! *
&
*+!,
'
*,
*!+#6
/
/
*
,'
0,
&
,
++
++%
&,,!%
*%
'-,,', *
; ,'
!.
1
*+4,
,*
/'-$
(',
&,!$$1
-%(
-(!&,',
!$-*
$!#
$! ''
$
.
$4/ ! !+ ! $1'&
*&!& &
(-,+,
,*
!&,
! ;!+#,
'*16
F
-
,',
*!+#
,'*+
!+-++
!&, !+*
('*,4/
*
'%%
&
, ,,
&!.
*+!,1'&+!
* *
%'.!&
, !+,*
/!, !&,
&
0,1
*6
$
+
'&',
+!,,
,''&,,-+/!, &1)-
+,!'&+'*'&
*&+1'-%1 .
6 '-3
G
H
! -*
B5
('
,
+-"
,,*
6