RECORDING REQUESTED BY
AND WHEN RECORDED MAIL TO:
City of Santa Ana
20 Civic Center Plaza (M-30)
Santa Ana, CA 92702
Attn: Clerk of the Council
FREE RECORDING PURSUANT TO GOVERNMENT CODE § 27383
_________________________________________________________________________
HISTORIC PROPERTY PRESERVATION AGREEMENT
This Historic Property Preservation Agreement (“Agreement”) is made and entered into by and between the City of Santa Ana, a charter city and municipal corporation duly organized and existing under the Constitution and laws of the of the State of California (hereinafter referred to as “City”), and Carter L. Sapp and Chelsea N. Sapp , husband and wife as joint tenants, (hereinafter collectively referred to as “Owner”), owner of real property lo cated at 2312 North Spurgeon Street, Santa Ana, California , in the County of Orange and listed on the Santa Ana Register of Historical Properties.
RECITALS
A. The City Council of the City of Santa Ana is authorized by California Government Code Section 502 80 et seq. (known as the “Mills Act”) to enter into contracts with owners of qualified historical properties to provide for appropriate use, maintenance, rehabilitation and restoration such that these historic properties retain their historic character and integrity.
B. The Owner possess es fee title in and to that certain qualified real property together with associated structures and improvements thereon, located at 2312 North Spurgeon Street, Santa Ana, CA, 92706 and more particularly described in Exhibit “A,” attached hereto and incorporated herein by reference, and hereinafter referred to as the “Historic Property.”
C. The Historic Property is officially designated on the Santa Ana Register of Historical Properties pursuant to the requirements of Chapter 30 of the Santa Ana Municipal Code.
D. City and Owner, for their mutual benefit, now desire to enter into this Agreement which defines and limits the use and alteration of this Historic Property in order to enhance and maintain its value as a cultural and historic al resource for Owner and for the community; to prevent inappropriate alterations to the Historic Property and to ensure that repairs, additions, new building, and other changes are appropriate; and to ensure that rehabilitation and maintenance are carried out in an exemplary manner.
MILLS ACT AGREEMENT
2312 North Spurgeon Street
Santa Ana, CA 92706
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E. Owner and City intend to carry out the purposes of California Government Code, Chapter 1, Part 5 of Division 1 of Title 5, Article 12, Section 50280 et seq., which will enable the Historic Property to qualify for an assessmen t of valuation as a restricted historical property pursuant to Article 1.9, Sec. 439 et seq., Chapter 3 Part 2 of Division 1 of the California Tax and Revenue Code.
NOW, THEREFORE, the City of Santa Ana and the Owner of the Historic Property agree as follows:
1. Effective Date and Terms of Agreement.
This Agreement shall be effective and commence on October 16, 2024, and shall remain in effect for a term of ten (10) years thereafter. Each year, upon the anniversary of the effective date of this Agreement, such initial term will automatically be extended as provided in California Government Code Sections 50280 through 50290 and in Section 2, below.
2. Renewal.
a. Each year on the anniversary of the effective date of this Agreement, a year shall automatically be added to the initial ten (10) year term of this Agreement unless written notice of nonrenewal is served as provided herein.
b. If the Owner or the City desire(s) in any year not to renew the Agreement, the Owner or City shall serve written notice of nonrenewal of the Agreement on the other party.
Unless such notice is served by the Owner to the City at least ninety (90) days prior to the annual renewal date, or served by the City to the Owner at least sixty (60) days prior to the annual renewal date, one (1) year shall automatically be added to the term of the Agreement as provided herein.
c. Within 30 days from receipt of City’s notice of nonrenewal, the Owner may file a written protest of City’s decision of nonrenewal. The City may, at any time prio r to the annual renewal date of the Agreement, withdraw its notice to the Owner of nonrenewal. d. If either the Owner or the City serves notice to the other of nonrenewal in any year, the Agreement shall remain in effect for the balance of the term then remaining, either from its original execution or from the last renewal of the Agreement, whichever may apply.
3. Standards and Conditions for Historic Property.
During the term of this Agreement, the Historic Property shall be subject to the following conditions, requirements and restrictions:
a. Owner shall maintain the Historic Property in a good state of repair and shall preserve, maintain, and, where necessary, restore or rehabilitate the property and its character - defining features described in the “Executive Summary” and “Historical Property Description” attached hereto, marked collectively as Exhibit B, notably the general architectural form, style, materials, design, scale, proportions, organization of windows, doors, and other openings,
MILLS ACT AGREEMENT
2312 North Spurgeon Street
Santa Ana, CA 92706
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textures, details, mass, roof line, porch and other aspects of the appearance of the exterior t o the satisfaction of the City.
b. All changes to the Historic Property shall comply with applicable City plans and regulations, and conform to the rules and regulations of the Office of Historic Preservation of the State Department of Parks and Recreation, namely the U.S. Secretary of the Interior’s Standards and Guidelines for Historic Preservation Projects. These guidelines are attached hereto, marked as Exhibit C, and incorporated herein by this reference. Owner shall continually maintain the Historic Property in the same or better condition.
c. A view corridor enabling the general public to see the Historic Property from the public right -of-way shall be maintained, and Owner s hall not be permitted to block the view corridor to the property with any new structure, such as walls, fences or shrubbery, so as to prevent the viewing of the historic landmark by the public.
d. The following are prohibited: demolition of the Historic Property or destruction of character-defining features of the building or site; removal of trees and other major vegetation unless removal is approved by a rehabilitation plan approved by the Historic Resources Commission; paving of yard surface; exterior alt erations or additions unless approved by the Historic Resources Commission and such alterations are in keeping with the Secretary of Interior’s Standards; deteriorating, dilapidated or unrepaired structures such as fences, roofs, doors, walls, and windows; storage of junk, trash, debris, discarded or unused objects such as cars, appliances, or furniture; and other unsightly by decoration, structure or vegetation which is unsightly by reason of its height, condition, or inappropriate location. e. Owner shall allow reasonable periodic inspection by prior appointment, as needed or at least every five (5) years after the initial inspection, of the interior and exterior of the Historic Property by representatives of the City of Santa Ana, the County Assessor, the S tate Department of Parks and Recreation, and the State Board of Equalization, to determine the Owner’s compliance with the terms and provisions of this Agreement. As part of the periodic inspection, Owner shall supply information in a format determined acc eptable by the representatives of the City of Santa Ana, the County Assessor, the State Department of Parks and Recreation, and the State Board of Equalization information required to determine compliance with the terms of this Agreement.
f. Owner shall implement the rehabilitation and restoration work items as discussed in detail in Exhibit D, "Proposed Structure Improvements" and the City Council Historic Property Preservation Agreement (HPPA No. 2024-11) staff report dated September 5, 2024. All work items shall be completed within the first ten years of the Mills Act Agreement. Proof of completion, as requested by the City of Santa Ana, will be required in order to satisfy and maintain the Mills Act Agreement. Staff approval is required before items are ame nded or removed/replaced from the improvements list.
MILLS ACT AGREEMENT
2312 North Spurgeon Street
Santa Ana, CA 92706
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4. Furnishing of Information.
The Owner hereby agree s to furnish the City with any and all information requested which may be necessary or advisable to determine compliance with the terms and provisions of this Agreement.
5. Cancellation.
a. The City, following a duly noticed public hearing by the City Council as set forth in Government Code Section 50280, et. seq., may cancel this Agreement if it determines that the Owner have breached any of th e conditions of this Agreement, or ha s allowed the property to deteriorate to the point that it no longer meets the standards for a qualified Historic Property, or if the City determines that the Owner have failed to restore or rehabilitate the property in the manner specified in Section 3 of this Agreement. If a contract is cancelled for these reasons, the Owner shall pay a cancellation fee to the County Auditor as set forth in Government Code Section 50286. This cancellation fee shall be a percentage (c urrently set at twelve and one -half (12 ½) percent by Government Code Section 50286) of the current fair market value of the property at the time of the cancellation, as determined by the county assessor, without regard to any restriction imposed pursuant to this Agreement.
b. If the Historic Property is destroyed by earthquake, fire, flood or other natural disaster such that in the opinion of the City Building Official more than sixty (60) percent of the original fabric of the structure must be replaced, thi s Agreement shall be canceled immediately because, in effect, the historic value of the structure will have been destroyed. No fee shall be imposed in the case of destruction by acts of God or natural disaster. c. If the Historic Property is acquired by emi nent domain and the City Council determines that the acquisition frustrates the purpose of this Agreement, this Agreement shall be cancelled and no fee imposed, as specified in Government Code Section 50288.
6. Enforcement of Agreement.
a. In lieu of and/o r in addition to any provisions to cancel the Agreement as referenced herein, City may specifically enforce, or enjoin the breach of, the terms of the Agreement. In the event of a default, under the provisions to cancel the Agreement by Owner, the City shall give written notice to Owner by registered or certified mail, and if such a violation is not corrected to the reasonable satisfaction of the City Manager or designee within thirty (30) days thereafter, or if not corrected within such a reasonable time as may be required to cure the breach or default, or default cannot be cured within thirty (30) days (provided that acts to cure the breach or default may be commenced within thirty (30) days and shall thereafter be diligently pursued to completion by Owner), then City may, without further notice, declare a default under the terms of this Agreement and may bring any action necessary to specifically enforce the obligations of Owner growing out of the terms of this Agreement, apply to any court, state or federal, for injunctive relief against any violation by Owner or apply for such relief as may be appropriate.
b. City does not waive any claim of default by the Owner if City does not enforce or cancel this Agreement. All other remedies at law or in equity whi ch are not otherwise provided
MILLS ACT AGREEMENT
2312 North Spurgeon Street
Santa Ana, CA 92706
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for in this Agreement or in City’s regulations governing historic properties are available to City to pursue in the event that there is a breach of this Agreement. No waiver by City of any breach or default under this Agreemen t shall be deemed to be a waiver of any other subsequent breach thereof or default hereunder.
7. Binding effect of Agreement.
a. Owner hereby subjects the Historic Property, located at 2312 North Spurgeon Street, Assessor Parcel Number, 003-061-11, and mo re particularly described in Exhibit A, in the City of Santa Ana, to the covenants, conditions, and restrictions as set forth in this Agreement.
b. City and Owner hereby declare their specific intent that the covenants, conditions and restrictions as set for th herein shall be deemed covenants running with the land and shall pass to and be binding upon Owner’s successors and assigns in title or interest to the Historic Property. Every contract, deed, or other instrument hereinafter executed, covering or conve ying the Historic Property or any portion thereof, shall conclusively be held to have been executed, delivered, and accepted subject to the tenants, restrictions, and reservations expressed in this Agreement regardless of whether such covenants, conditions and restrictions are set forth in such contract, deed, or other instrument.
c. This property is listed in the Santa Ana Register of Historical Properties (Register). In any real property transaction, the owner of this property or the owner’s representative shall provide the buyer of this property with notice that the property is listed on the City’s historic Register.
8. No Compensation.
Owner shall not receive any payment from City in consideration of the obligation imposed under this Agreement, it being recognized that the consideration for the execution of this Agreement is the substantial public benefit to be derived therefrom and the advantage that will accrue to Owner as a result of the effect upon the assessed value of the Property on the account of the restrictions on the use and preservation of the Property.
9. Notice.
Any notice required by the terms of this Agreement shall be sent to the address of the respective parties as specified below or at other addresses that may be later specified by th e parties hereto.
City: City of Santa Ana
20 Civic Center Plaza (M-30)
Santa Ana, CA 92702
Attn: City Clerk
MILLS ACT AGREEMENT
2312 North Spurgeon Street
Santa Ana, CA 92706
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Owners: Carter Sapp and Chelsea Sapp
2312 North Spurgeon Street
Santa Ana, CA 92706
10. General Provisions.
a. None of the terms, provisions, or conditions of this Agreement shall be deemed to create a partnership between the parties hereto and any of their heirs, successors, or assigns, nor shall such terms, provisions or conditions cause them to be considered joint ventures or members of any joint enterprise.
b. The Owner agrees to and shall indemnify and hold the City and its elected and appointed officials, officers, agents, and employees harmless from liability for damage or claims for damage for personal injuries, including death, and claims for property damage which may arise from the direct or indirect use or operations of the Owner or those of his or her contractor, subcontractor, agent, employee, or other person acting on his or her behalf which relates to the use, operation, and maintenance of the Historic Property. The Owner hereby agrees to and shall defend the City and its elected and appointed officials, officers, agents, and employees with respect to any and all actions for damages caused by, or alleged to have been caused by , reason of the Owner's activities in connection with the Historic Property.
c. This hold harmless provision applies to all damages and claims for damages suffered, or alleged to have been suffered, and costs of defense incurred, by reason of the operations referred to in this Agreement regardless of whether or not City prepared, supplied, or approved the plans, specifications or other documents for the Historic Property.
d. All of the agreements, rights, covenants, conditions, and restrictions contained in this Agreement shall be binding upon and shall inure to the benefit of the parties herein, their heirs, successors, legal representatives, assigns, and all persons acquiring any part or portion of the Historic Property, whether by operation of law on in any manner whatsoever.
e. In the event legal proceedings are brought by any party or parties to enforce or restrain a violation of any of the covenants, reservations, or restrictions contained herein, or to determine the rights and duties of any party hereunde r, the prevailing party in such proceeding may recover all reasonable attorney’s fees to be fixed by the court, in addition to court costs and other relief ordered by the court.
f. In the event that any of the provisions of this Agreement are held to be unenforceable or invalid by any court of competent jurisdiction, or by subsequent preemptive legislation, the validity and enforceability of the remaining provisions, or portions thereof, shall not be effected thereby.
g. This Agreement shall be construed and governed in accordance with the laws of the State of California, with venue in Orange County.
MILLS ACT AGREEMENT
2312 North Spurgeon Street
Santa Ana, CA 92706
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11. Recordation.
No later than twenty (20) days after the parties execute and enter into this Agreement, the City shall cause this Agreement to be recorded in the office of the County Recorder of the County of Orange.
12. Amendments.
This Agreement may be amended, in whole or in part, only by a written recorded instrument executed by the parties hereto.
13. Effective Date
This Agreement shall be effective on the day and year first written above in Section 1.
{Signature page follows}
MILLS ACT AGREEMENT
2312 North Spurgeon Street
Santa Ana, CA 92706
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ATTEST: CITY OF SANTA ANA
________________________ _________________________
JENNIFER L. HALL ALVARO NUÑEZ
City Clerk City Manager
OWNERS
Date: ___________________ By:__________________
CARTER SAPP
Date: ___________________ By:__________________
CHELSEA SAPP
APPROVED AS TO FORM: RECOMMENDED FOR APPROVAL:
SONIA CARVALHO
City Attorney
By: _____________________ _____________________
BRANDON SALVATIERRA MINH THAI
Deputy City Attorney Executive Director
Planning and Building Agency
MILLS ACT AGREEMENT
2312 North Spurgeon Street
Santa Ana, CA 92706
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EXHIBIT A
LEGAL DESCRIPTION
THE LAND REFERRED TO HEREIN BELOW IS SITUATED IN THE CITY OF SANTA
ANA, COUNTY OF ORANGE, STATE OF CALIFORNIA AND IS DESCRIBED AS FOLLOWS:
LOT 16 OF TRACT NO. 139, IN BLOCK “E”, IN THE CITY OF SANTA ANA, COUNTY OF ORANGE, STATE OF CALIFORNIA, AS PER MAP RECORDED IN BOOK 11, PAGE 36
OF MISCELLANEOUS MAPS, IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY.
Assessor’s Parcel Number: 003-061-11
Exhibit B
EXECUTIVE SUMMARY
M. Jackson House
2312 North Spurgeon Street
Santa Ana, CA 92706
NAME M. Jackson House REF. NO.
ADDRESS 2312 North Spurgeon Street
CITY Santa Ana ZIP 92706 ORANGE COUNTY
YEAR BUILT 1928 LOCAL REGISTER CATEGORY: Contributive
HISTORIC DISTRICT N/A NEIGHBORHOOD Park Santiago
CALIFORNIA REGISTER CRITERIA FOR EVALUATION C/3 CALIFORNIA REGISTER STATUS CODE 5S3
Location: Not for Publication Unrestricted
Prehistoric Historic Both
ARCHITECTURAL STYLE: Tudor Revival
The Tudor Revival looked to medieva l England for its inspiration. Signature features of the style include steeply pitched gables; decorative half-timbering; arched openings, often Tudor or Gothic in form; asymmetrical arrangements of building features; tall brick chimneys; and picturesque windows of leaded glass or diamond patterned lights. The more ambitious examples of the Tudor Revival were executed in brick or even stone; however, stucco over wood fra me is quite common in the forgiving climate of southern California. The Tudor Revival was favored primarily for residential buildings, although small scale commercial buil dings in the style also occur. Originating in the late 19th century, the Tudor Reviva l was associated with some Craftsman era building but was most popular during the 1920s and 1930s.
SUMMARY/CONCLUSION:
The M. Jackson House qualifies for listing in the Santa Ana Register of Historical Properties under Criterion 1 as an intact example of Tudor Revival -style home in Santa Ana . The recommended categorization is “ Contributive” because it is a good example of the Tudor Revival style and contributes to the historical and architectural character of its neighborhood . (Santa Ana Municipal Code, Section 30-2.3).
EXPLANATION OF CODES:
California Register Criteria for Evaluation: (From California Office of Historic Preservation, Technical Assistance Series # 7, “How to Nominate Resources to the California Register of Historical Resources,” September 4, 2001.)
3: It embodies the distinctive characteristics of a type, period, region, or method of construction, or represents the work of a master, or possesses high artistic values.
It embodies the distinctive characteristics of a type, period, region, or method of construction, or represents the work of a master, or possesses high artistic values.
5S3: Appears to be individually eligible for local listing or designation through survey evaluation.
State of California The Resources Agency Primary #______________________________________________ DEPARTMENT OF PARKS AND RECREATION HRI #__________________________________________________ PRIMARY RECORD Trinomial______________________________________________ NRHP Status Code_____________________________________
Other Listings_____________________________________________________________________ Review Code________ Reviewer________________________ Date_______________ Page _1_ of _5_ Resource name(s) or number (assigned by recorder) M. Jackson House
P1. Other Identifier:
*P2. Location: Not for Publication Unrestricted *a. County Orange County *b. USGS 7.5’ Quad: Orange Quadrangle California-Orange County 7.5-Minute Series Date: 2022 *c. Address 2312 North Spurgeon Street City: Santa Ana Zip: 92706 *e. Other Locational Data: Assessor’s Parcel Number 003-061-11
*P3a. Description: (Describe resource and its major elements. Include design, materials, condition, alterations, size, setting, and boundaries)
The M. Jackson House is a single-family residence originally built in the Tudor Revival style and augmented with a Mid - Century Modern-style rear addition (Figures 1 and 2) . The residence i s characterized by an L plan and a complex hip-and- gable roof with a moderate -to-high pitch, composition shi ngle cladding, and slight eaves. Its exterior is sheathed in rough stucco throughout. On the front (east) façade, a short set of round concrete podium steps approaches the front entrance, which includes a solid wood front door set in a gable end and shelte red by a pan -type metal awning (Figure 3). Windows to the left of the entrance serve as a focal point and feature a tripartite wood -sash assembly, in addition to a pair of narrow, deep-set, diagonally glazed windows (Figures 4 and 5) . Elsewhere, windows vary in size and operability, but generally include wood, multi-pane sashes. Most original windows also feature simple molded frame details. Many windows on the east and south façades are full-height (Figure 6). The rear addition contrasts with the historic front end of the house, exhibiting Mid-Century Modern-style elements, such as a canted exterior corner and exposed heavy rafter beams (Figure 7). Although the addition detracts somewhat from the historical design and feeling of the residence, it relatively small and is minimally visible from the street . Aside from the addition, the house does not include any alterations of note and continues to convey the property’s historical Tudor Revival-style elements.
(See Continuation Sheet 3 of 5.)
*P3b. Resource Attributes: (list attributes and codes) HP2. Single-Family Residence and HP4. Ancillary building *P4. Resources Present: Building Structure Object Site District Element of District Other
P5b. Photo: (view and date)
(Figure 1) Primary (east) facade, view
east, July 2024
*P6. Date Constructed/Age and
Sources: historic
1928/ Original Building Permit
*P7. Owner and Address:
Carter L. and Chelsea N. Sapp
2312 North Spurgeon Street
Santa Ana, CA 92706
*P8. Recorded by:
James Williams
City of Santa Ana
20 Civic Center Plaza M-20
Santa Ana, CA 92702
*P9. Date Recorded:
July 3, 2024
*P10. Survey Type:
Intensive Survey Update
*P11. Report Citation: (Cite survey
report and other sources, or enter “none”)
None
*Attachments: None Location Map Sketch Map Continuation Sheet Building, Structure, and Object Record Archaeological Record District Record Linear Feature Record Milling Station Record Rock Art Record Artifact Record Photograph Record Other (list)
DPR 523A (1/95) *Required information
P5a. Photo
State of California The Resources Agency Primary #__________________________________________ DEPARTMENT OF PARKS AND RECREATION HRI#______________________________________________
BUILDING, STRUCTURE, AND OBJECT RECORD
*Resource Name or #: M. Jackson House
B1. Historic Name: M. Jackson House
B2. Common Name: Same
B3. Original Use: Single-family Residence B4. Present Use: Single-family Residence *B5. Architectural Style: Tudor Revival
*B6. Construction History: (Construction date, alterations, and date of alterations):
September 11, 1928. Permit to construct residence and garage. $3,000.
December 29, 1936. Reroofing. Valuation unknown.
March 1, 1948, Addition of new room (8’ x 10’). $1,000.
July 6, 1953. Workshop and “rumpus room” addition to the garage. $1,000.
March 10, 1955. Plastering. Valuation unknown.
April 18, 1960. Addition to rear of residence, including a bedroom and a covered deck. $3,000.
April, 1960. Plastering. Valuation unknown.
April 22, 1994. Reroof residence with. $5,570.
*B7. Moved? No Yes Unknown Date:__________ Original location:_______ _______ *B8. Related Features: Detached garage
B9a. Architect: Unknown b. Builder: Allison Honer (contractor)
*B10. Significance: Theme Residential Architecture Area Santa Ana Period of Significance: 1928 Property Type: Single-family Residence Applicable Criteria: C/3 (Discuss importance in terms of historical or architectural context as defined by theme, period, and geographic scope. Also address integrity)
The M. Jackson House is architecturally significant as an intact example o f a Tudor Revival -style house in Santa Ana. The original building permit is dated September 11, 1928 and indicates it was built as a single -family residence and garage by noted Santa Ana developer Emmet C. Rogers, at a cost of $3,000. Rogers likely built t he property on a speculative basis, as no evidence indicates he ever resided at the property. The original architect is unknown. The earliest known occupants are the family of Maggie and William Logan Jackson, who appear at this address in the 1930 United States Census (Ancestry.com 2002). City building permits, directories, and newspaper articles indicate Maggie resided at the property until her death in 1949 (S anta Ana Register January 7, 1949). The property may have been transferred to the Jackson's granddaughter Vitula, who married Edward W. Singer. In in the 1950s, city directories show, Edward worked as a postal carrier. Singer and Vitula resided at the address together from about 1952 to as late as 1960 ( The Register August 13, 1952, city directory 19 60). During his time living at this address, Edward secured building permits for the construction of the rear additions to the residence and garage. State marriage records show, in 1980, Vitula married Ernest D. Schellenberg, whose last name appears in a c ity building permit for this property issued in 1982 (Ancestry.com 2007). City property records show Vitula continued to own the residence until 2003. She was succeeded by Miles Erlich and the current owner s, Carter and Chelsea Sapp. (See Continuation Sheet 3)
B11. Additional Resource Attributes: (List attributes and codes)
*B12. References:
Ancestry.com. U.S., City Directories, 1822-1995 [database on- line]. Lehi, UT, USA: Ancestry.com Operations, Inc., 2011. (See Continuation Sheet 4 of 5.)
B13. Remarks: None
*B14. Evaluator: James Williams, City of Santa Ana.
*Date of Evaluation: July 18, 2024
DPR 523B (1/95) *Required information
Sketch Map
(This space reserved for official comments.)
M. Jackson House
2312 N. Spurgeon Street
N
State of California The Resources Agency Primary # _____________________________________________ DEPARTMENT OF PARKS AND RECREATION HRI # ________________________________________________ CONTINUATION SHEET Trinomial _____________________________________________
*Recorded by James Williams *Date July 15, 2024 Continuation Update DPR 523L
*P3a. Description (continued):
The detached garage is located at the southwest of the residence. It has a long rectangular plan, gabled roof with asphalt shingle cladding, and stucco siding throughout. On the east façade, the board-and-batten swing -up garage door faces a concrete driveway, which leads to north Spurgeon Street (Figure 8). While its front (east) end does not reflect the influence of any discernible architectural style, the rear echoes the Mid -Century Modern styling of the rear addition to the residence. This is most evident in the large window assembly on the south façade, which is characterized by its grid form and heavy wood mullions, in addition to two separate ribbons of steel casement windows, which provide a horizontal emphasis characteristic of architectural Modernism (Figure 9). Additional features of the garage include a glazed French and glazed standard -size door, both on the south façade.
The front yard is landscaped with a lawn a nd mature trees and shrubs. Tracing the front property line is a wood post -and-rail fence, which visual observation suggests is not original to the property.
*B10. Significance (continued):
City property records show Vitula continued to own the residence until 2003. Sh e was s ucceeded by Miles Erlich and the current owners, Carter and Chelsea Sapp.
The M. Jackson House is located in the Park Santiago neighborhood, an area bounded by Santiago Creek and Park on the north, East Seventeenth Street on the south, North Lincoln Avenue on the east, North Main Street on the west, and the I -5 freeway on the southwest. In large part these boundaries reflect the transportation lines that were constructed towards the end of the nineteenth century and at the beginning of the twentieth c entury, when the Pacific Electric interurban railroad ran up Main Street; the Atchison, Topeka, and Santa Fe tracks followed Lincoln; and the Southern Pacific Railroad right -of-way mirrored the freeway route.
This area remained primarily agricultural well into the 1920s. As of 1905, the city directories listed around twenty households on East Santa Clara, Twentieth Street, “C Street” (now North Santiago Street), North Bush Street and North Main Avenue, the only streets in the area at the time. The vast maj ority of the residents were ranchers. By 1911, the number of households had increased to about thirty, and Edgewood Road and Valencia Street had been partially laid out, but most residents continued to list “rancher” or “fruit grower” as their occupation i n the city directories. This pattern of land use was evident on the 1912 plat map of the City, which illustrated two small, Craftsman era subdivisions along Bush north of Santa Clara and on Valencia and Poinsettia south of Twentieth Street, with the remain ing area divided into larger, agricultural parcels held by approximately forty landowners.
While the area east of Santiago Street was not subdivided until after the mid -1920s, most of the present day streets west of Santiago had been laid out when the Cit y was mapped in 1923. Ranching continued to be the most prevalent occupation in the neighborhood, but increasing numbers of professionals, small business owners, merchants, and people in service professions such as painters, electricians, and carpenters ma de their homes in the western half of the neighborhood during the 1920s and 1930s. The area also attracted several city and county officials, including the City Attorney (Z. B. West, Jr., 321 East Santa Clara Avenue), County Supervisor, First District (C. H. Chapman, 2315 North Santiago Street), County Surveyor (E. H. Irwin, 2407 North Santiago Street), and County Auditor (William C. Jerome, 2422 Poinsettia Street). By April 1942, when the Sanborn Company first mapped the western half of the area, most of t he lots had been improved with single- family homes, many in the revival styles popular during the 1920s and 1930s. Subsequent development of the eastern half of the neighborhood and infill construction in the western half displayed the simplified ranch sty le that emerged following World War II.
The M. Jackson House qualifies for listing in the Santa Ana Register of Historical Properties under Criterion 1 as an i ntact example of an Tudor Revival-style residence in Santa Ana. Located in Park Santaiago, the h ouse cost $3,000 to build in 1928. The re commended categorization is “Contributive ” because it is a good example of the Tudor R evival style and contributes to the historical and architectural character of the neighborhood (Santa An a Municipal Code, Section 30-2.3).
Character-defining features of the M. Jackson House include, but may not be limited to: L-shaped plan ; asymmetrical primary façade at the east; complex roof with hipped and high -pitched gabled elements ; minimal roof overhang with boxed eaves; moderately rough stucco siding; brick external chimney ; full-height, multi -pane, wood-sash windows ; tripartite focal window with central fixed pane and flanking multi-pane wood sashes; recessed, diamond-glazed located adjacent to the front entrance and to the focal window; gables with wood-plank siding; main entrance set within in a small gable and accessible by two curved concrete steps; detached garage; and front yard lawn with landscaping including mature trees and shrubs.
*B12. References (continued):
_____. 1930 United States Federal Census [database on-line]. Provo, UT, USA: Ancestry.com Operations Inc, 2002.
State of California The Resources Agency Primary # _____________________________________________ DEPARTMENT OF PARKS AND RECREATION HRI # ________________________________________________ CONTINUATION SHEET Trinomial _____________________________________________
*Recorded by James Williams *Date July 15, 2024 Continuation Update DPR 523L
_____. Ancestry.com. 1940 United States Federal Census [database on -line]. Provo, UT, USA: Ancestry.com Operations, Inc., 2012.
_____. California, U.S., Marriage Index, 1960-1985 [database on-line]. Provo, UT, USA: Ancestry.com Operations Inc, 2007.
City of Santa Ana Building Permits
McAlester, Virginia Savage. A Field Guide to American Houses. New York: Alfred A. Knopf, 2013.
Newspapers.com (Santa Ana Daily Register, The Register) Office of Historic Preservation. “Instructions for Recording Historical Resources.” Sacramento: March 1995.
Sanborn maps.
Whiffen, Marcus. American Architecture Since 1780. Cambridge: MIT Press, 1969.
Additional Figures:
Figure 2. Overview of front (east) and secondary (north) façades, showing complex hip-and-gable roof form and
full-height window, facing southwest.
Figure 3. At the front (east) façade, the solid wood front door is set into a small gabled projection and accessed via round podium steps; a full-height, multi-pane window faces the porch from the south façade, facing northwest.
Figure 4. At the front (east) façade, the tripartite focal window consists of a central fixed wood sash flanked by operable multi-pane, wood-sash windows, facing west.
Figure 5. At the front (east) façade, immediately left of the focal window, two diamond-glazed leaded windows
are recessed into a front-gabled projection, facing
northwest.
State of California The Resources Agency Primary # _____________________________________________ DEPARTMENT OF PARKS AND RECREATION HRI # ________________________________________________ CONTINUATION SHEET Trinomial _____________________________________________
*Recorded by James Williams *Date July 15, 2024 Continuation Update DPR 523L
Figure 6. On the south façade, representative full-height, multi-pane, wood -sash windows face the front yard ,
facing northeast.
Figure 7. Overview of rear (west) façade, featuring Mid- Century Modern-style addition, facing east.
Figure 8. The detached garage is located southwest of
the residence. At the front (east ) façade, a board -and- batten swing-up garage door opens toward the driveway,
facing west.
Figure 9. The north façade of the grage features a grid of fixed-pane windows and steel ca sement windows, in
addition to French and standard entry doors , facing
southeast.
MILLS ACT AGREEMENT
2312 North Spurgeon Street
Santa Ana, CA 92706
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Exhibit C
Exterior work shall be reviewed by the Historic Resources Commission and subject to the U.S.
Secretary of the Interior’s Standards for Rehabilitation of Historic Buildings, as follows:
1. Every reasonable effort shall be made to provide a compatible use for a property which requires minimal alteration of the building, structure, or site and its environment, or to use a property for its originally intended purpose.
2. The di stinguishing original qualities or character of a building, structure or site and its environment shall not be destroyed. The removal or alteration of any historic material or distinctive architectural features should be avoided when possible.
3. All bui ldings, structures, and sites shall be recognized as products of their own time. Alterations that have no historical basis and which seek to create an earlier appearance shall be discouraged.
4. Changes which may have taken place in the course of time ar e evidence of the history and development of a building, structure, or site and its environment.
These changes may have acquired significance in their own right, and this significance shall be recognized and respected.
5. Distinctive stylistic features o r examples of skilled craftsmanship which characterize a building, structure, or site shall be treated with sensitivity.
6. Deteriorated architectural features shall be repaired rather than replaced, whenever possible. In the event replacement is necessa ry, the new material should match the material being replaced in composition, design, color, texture, and other visual qualities. Repair or replacement of missing architectural features should be based on accurate duplications of features, substantiated b y historic, physical, or pictorial evidence rather than on conjectural designs or the availability of different architectural elements from the other buildings or structures.
7. The surface cleaning of structures shall be undertaken with the gentlest means possible. Sandblasting and other cleaning methods that will damage the historic building materials shall not be undertaken.
8. Every reasonable effort shall be made to protect and reserve archaeological resources affected by, or adjacent to any project.
9. Contemporary design for alterations and additions to existing properties shall not be discouraged when such alterations and additions do not destroy significant historical, architectural or cultural material, an d such design is compatible with
MILLS ACT AGREEMENT
2312 North Spurgeon Street
Santa Ana, CA 92706
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size, scale, color, material and character of the property, neighborhood, or environment.
10. Wherever possible, new additions or alterations to structures shall be done in such a manner that if such additions or alterations need to be removed in the future, th e essential form and integrity of the structure would be unimpaired.
Exhibit D: Proposed Structure Improvements (“Work Plan”) 2312 North Spurgeon Street
Item Year Improvement
1 2024 Trim trees and landscaping and maintain their condition as necessary to ensure a clear view of the primary (east) façade from the public right-of-way. 3 2025 Landscaping back yard , including the replacement of the damaged rear walkway, removal of plants, and planting limited new lawn
4 2026 Replace non-compatible back door and any non-compatible windows at the rear addition of the residence.