HomeMy WebLinkAbout04-04-19 HRC AGENDA PACKETCITY OF SANTA ANA
HISTORIC RESOURCES COMMISSION
REGULAR MEETING AGENDA
APRIL 4, 2019
4:30 P.M.
COUNCIL CHAMBER
22 CIVIC CENTER
SANTA ANA, CALIFORNIA
ALBERTA CHRISTY
Chair, Ward 4 Representative
PHILLIP SCHAEFER
VICE CHAIR, CITYWIDE REPRESENTATIVE
LAURENCE HITTERDALE
WARD 1 REPRESENTATIVE
GINELLE A. HARDY
WARD 2 REPRESENTATIVE
EDWARD MURASHIE
WARD 3 REPRESENTATIVE
TIM RUSH
WARD 5 REPRESENTATIVE
CYNTHIA CONTRERAS-LEO
PLANNING COMMISSION REP.
STEVEN NGUYEN
WARD 6 REPRESENTATIVE
ISURI RAMOS
COMM. REDEV. & HOUSING COMMISSION REP.
The Historic Resources Agenda can be found online at
https://www.santa-ana.org/cc/city-meetings
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Prior to the meeting: If you wish to submit a comment on any item on the Agenda, please submit to
eComments@santa-ana.org by 3:00 p.m. the day of the meeting; emails received after said time will not be distributed
to the Commission but will be on file for public viewing the day after the meeting.
During the meeting: If you wish to comment on any item on the Agenda, please complete and submit a Request to
Speak form to the Commission Secretary before the agenda item is considered. Request to Speak forms will be
available at the meeting. Members of the public will be allotted 3 minutes to speak, unless additional time is granted
by the Chairperson. Request to Speak shall not be accepted after the public comment session begins without
permission of the Chairperson.
If you need special assistance to participate in this meeting, please contact Michael Ortiz, ADA Program Coordinator,
at (714) 647-5624. Please call prior to the meeting date, to allow the City time to make reasonable arrangements for
accessibility to this meeting [Americans with Disabilities Act, Title II, 28 CFR 35.102].
Lisa E. Storck
Legal Counsel
Candida Neal
Planning Manager
Sarah Bernal
Recording Secretary
Minh Thai
Executive Director
Basic Historic Resources Commission Meeting Information
Five-Year Strategic Plan (2014-2019) :
Vision, Mission and Guiding Principles - The City of Santa Ana is committed to achieving a shared vision for the organization and its community. The vision,
mission and guiding principles (values) are the result of a thoughtful and inclusive process designed to set the City and organization on a course that meets the
challenges of today and tomorrow.
Vision - The dynamic center of Orange County which is acclaimed for our: •Investment in youth •Safe and healthy community
•Neighborhood pride •Thriving economic climate •Enriched and diverse culture •Quality government services
Mission – “To deliver efficient public services in partnership with our community which ensures public safety, a prosperous economic environment, opportunities for
our youth, and a high quality of life for residents.”
Guiding Principles
•Collaboration •Efficiency •Equity •Excellence •Fiscal Responsibility •Innovation •Transparency
Strategic Plan Goals/Objectives/Strategies:
Goal 1 - Community Safety
Goal 2 - Youth, Education, Recreation
Goal 3 - Economic Development
Goal 4 - City Financial Stability
Goal 5 - Community Health, Livability, Engagement & Sustainability
Goal 6 - Community Facilities & Infrastructure
Goal 7 - Team Santa Ana
Code of Ethics and Conduct - The people of the City of Santa Ana, at an election held on February 5, 2008, approved an amendment to the City Charter which
established the Code of Ethics and Conduct for elected officials and members of appointed boards, commissions, and committees to assure public confidence. A copy
of the City’s Code can be found on the Clerk of the Council’s webpage. The following are the core values expressed: Integrity · Honesty · Responsibility · Fairness ·
Accountability · Respect · Efficiency
Senate Bill 343 - As required by Senate Bill 343, any non-confidential writings or documents provided to a majority of the Historic Resources Commission members
regarding any item on this agenda will be made available for public inspection in the Planning & Building Agency during normal business hours.
Agenda: An agenda is provided for each Commission meeting. The Commission agenda is posted on the posting boards outside the Civic Center entrance and
Council Chamber. Meeting agendas and approved minutes are kept current on the City website at www.santa-ana.org/cc/city-meetings. The items on the agenda are
arranged in four categories:
Consent Calendar: These are relatively minor in nature, do not have any outstanding issues or concerns, and do not require a public hearing. All consent calendar
items are considered by the Commission as one item and a single vote is taken for their approval, unless an item is pulled from the consent calendar for individual
discussion. There is no public discussion of consent calendar items unless requested by the Commission.
Public Hearings: This category is for case applications that require, by law, a hearing open to public comment because of the discretionary nature of the request.
Public hearings are formally conducted and public input/testimony is requested at a specific time. This is your opportunity to speak on the item(s) that concern you. If,
in the future, you wish to challenge in court any of the matters on this agenda for which a public hearing is to be conducted, you may be limited to raising only those
issues which you (or someone else) raised orally at the public hearing or in written correspondence received by the City at or before the hearing.
Business Items: Items in this category are general in nature and may require Commission action. Public input may be received at the request of the Commission. See
information for Speaker’s Card/Request to Speak on the first page.
Work Study Session: Items in this category are generally items requiring discussion. No action will be taken. Persons wishing to speak regarding Work Study Session
matters should file a "Request to Speak" form with the Recording Secretary.
Staff Reports: Staff reports can be downloaded from the City’s website at https://www.santa-ana.org/cc/city-meetings If you have any questions regarding any item of
business on the agenda for this meeting, or any of the staff reports or other documentation relating to any agenda item, please contact the Planning and Building
Agency at 714-667-2732.
Appeals: The formal action by the Commission shall become effective after the ten-day appeal period, unless the City Council in compliance with section 41-643, 41-
644 or 41-645 holds a public hearing on the matter, then the formal action will become effective on the day following the hearing and decision by the City Council. An
appeal from the decision or requirement of the Commission must be filed with the Clerk of the Council and a copy sent to the Planning Department within ten days of
the date of the Commission’s action. The appeal may be made by any interested party, individual or group.
Submittal of information for dissemination or presentation at public meetings:
Written Materials/Handouts: Any member of the public who desires to submit documentation in hard copy form may do so prior to the meeting or at the time he/she
addresses the Planning Commission. Please provide 15 copies of the information to be submitted and file with the Recording Secretary at the time of arrival to the
meeting. This information will be disseminated to the Planning Commission at the time testimony is given.
Large Displays/Maps/Renderings: Any member of the public who desires to display freestanding large displays or renderings in conjunction with their public testimony
is asked to notify the Planning and Building Agency at 714-667-2732 no later than noon on the day of the scheduled meeting.
Electronic Documents/Audio-Visuals: Any member of the public who desires to display information electronically in conjunction with their public testimony is asked to
submit the information to the Planning and Building Agency at 714-667-2732 no later than noon on the day of the scheduled meeting.
HISTORIC RESOURCES COMMISSION AGENDA 2 April 4, 2019
CITY OF SANTA ANA
HISTORIC RESOURCES COMMISSION
MEETING AGENDA
APRIL 4, 2019
4:30 P.M.
CALL TO ORDER
PLEDGE OF ALLEGIANCE
ROLL CALL
PUBLIC COMMENTS - At this time the members of the public may address the Commission regarding
any non-agenda items within the subject matter jurisdiction of the Commission. No action may be taken on
non-agenda items unless authorized by law.
RECOMMENDED ACTION: Approve staff recommendations on the following Consent
Calendar Items: A through B.
ADMINISTRATIVE MATTERS
A. MINUTES FROM THE SPECIAL MEETING HELD ON JANUARY 24, 2019
RECOMMENDED ACTION: Approve Minutes.
B. EXCUSED ABSENCES
RECOMMENDED ACTION: Excuse absent commission members.
* * * END OF CONSENT CALENDAR * * *
CONSENT CALENDAR
All matters listed under the Consent Calendar are considered routine. These items will be enacted by one motion
without discussion unless otherwise directed by the Chairperson. Persons wishing to speak regarding Consent
Calendar matters should file a "Request to Speak" form with the Recording Secretary.
HISTORIC RESOURCES COMMISSION AGENDA 3 April 4, 2019
COMMUNICATION DISCLOSURE - Commissioner disclosure regarding agendized projects.
PUBLIC HEARING
1. HISTORIC EXTERIOR MODIFICATION APPLICATION NO. 2018-24 TO ALLOW
EXTERIOR MODIFICATION TO THE PROPERTY LOCATED AT 2415 N. BONNIE BRAE,
DESIGNATED AS KEY, HISTORICALLY KNOWN AS THE JUDGE ALLEN HOUSE –
CRAIG HOFFMAN, APPLICANT {STRATEGIC PLAN NOS. 5, 2}. Pedro Gomez, Case
Planner.
In accordance with the California Environmental Quality Act, the recommended action is
exempt from further review under Section 15331, Class 31, as this project is designed in a
manner consistent with the Secretary of Interior’s Standards. Categorical Exemption No.
ER-2018-130 will be filed for this project.
Legal notice published in the Orange County Reporter on January 14, 2019 and notices
mailed January 10, 2019.
Matter continued from the January 24, 2019 meeting by a vote of 7:2 (Contreras-Leo & Rush
absent).
Applicant has requested the matter be continued.
RECOMMENDED ACTION: Continue the matter until July 11, 2019.
2. HISTORIC EXTERIOR MODIFICATION APPLICATION NO. 2018-18 TO ALLOW
EXTERIOR MODIFICATIONS TO THE PROPERTY LOCATED AT 200 NORTH MAIN
STREET, A LOCAL LANDMARK, HISTORICALLY KNOWN AS THE BUILDERS
EXCHANGE BUILDING – LH 200 N MAIN STREET, LLC, APPLICANT. {STRATEGIC
PLAN NOS. 5, 2}. Pedro Gomez, Case Planner.
In accordance with the California Environmental Quality Act, the recommended action is
exempt from further review under Section 15331, Class 31, as this project is designed in a
manner consistent with the Secretary of Interior’s Standards. Categorical Exemption No.
ER-2018-115 will be filed for this project.
Legal notice published in the Orange County Reporter on March 25, 2019 and notices
mailed on March 25, 2019.
BUSINESS CALENDAR
All matters listed under the Business Calendar are generally items requiring discussion and action. Persons
wishing to speak regarding Business Calendar matters should file a "Request to Speak" form with the Recording
Secretary.
HISTORIC RESOURCES COMMISSION AGENDA 4 April 4, 2019
The Historic Resources Commission decision is final unless appealed within 10 days of the
decision by any interested party or group.
RECOMMENDED ACTION: Adopt a resolution.
A RESOLUTION OF THE HISTORIC RESOURCES COMMISSION OF THE CITY OF
SANTA ANA APPROVING THE CERTIFICATE OF APPROPRIATENESS FOR THE
PROPERTY LOCATED AT 200 NORTH MAIN STREET (HISTORIC EXTERIOR
MODIFICATION APPLICATION NO. 2018-18)
3. HISTORIC EXTERIOR MODIFICATION APPLICATION NO. 2019-03 TO ALLOW
EXTERIOR MODIFICATIONS TO THE PROPERTY AT 2117 NORTH VICTORIA DRIVE,
A LOCAL LANDMARK, HISTORICALLY KNOWN AS THE L.A. WEST HOUSE. –LANG
FAMILY TRUST, APPLICANT. {STRATEGIC PLAN NOS. 5, 2}. Pedro Gomez, Case
Planner.
In accordance with the California Environmental Quality Act, the recommended action is
exempt from further review under Section 15331, Class 31, as this project is designed in a
manner consistent with the Secretary of Interior’s Standards. Categorical Exemption No.
ER-2019-22 will be filed for this project.
Legal notice published in the Orange County Reporter on March 25, 2019 and notices
mailed on March 25, 2019.
The Historic Resources Commission decision is final unless appealed within 10 days of the
decision by any interested party or group.
RECOMMENDED ACTION: Adopt a resolution.
A RESOLUTION OF THE HISTORIC RESOURCES COMMISSION OF THE CITY OF
SANTA ANA APPROVING THE CERTIFICATE OF APPROPRIATENESS FOR THE
PROPERTY LOCATED AT 2117 NORTH VICTORIA DRIVE (HISTORIC EXTERIOR
MODIFICATION APPLICATION NO. 2019-03)
ADMINISTRATIVE MATTERS
4. CANCEL THE REGULAR MEETING SCHEDULED FOR JULY 4, 2019 AND CALL FOR A
SPECIAL MEETING ON JULY 11, 2019
RECOMMENDED ACTIONS:
1. Cancel the regular meeting scheduled for July 4, 2019; and
2. Hold a special meeting on July 11, 2019
HISTORIC RESOURCES COMMISSION AGENDA 5 April 4, 2019
5. NOMINATION OF TWO HISTORIC RESOURCES COMMISSIONERS TO PARTICIPATE
IN 2019 CITY OF SANTA ANA HISTORIC PRESERVATION AWARDS AD HOC
COMMITTEE – Pedro Gomez, Case Planner
RECOMMENDED ACTION: Nominate two Historic Resources Commissioners
to participate in 2019 Historic Preservation Awards Ad Hoc Committee.
WORK STUDY CALENDAR
6. UPDATE AND RESPONSE TO HISTORIC RESOURCES COMMISSION CONCERNS
REGARDING SEVERAL HISTORIC PROPERTIES, HISTORIC APPLICATION FEES,
DEMOLITION OF POTENTIAL HISTORIC STRUCTURES, AND 2019 AWARDS
PROGRAM
***END OF WORK STUDY CALENDAR***
COMMENTS
7. STAFF COMMENTS
8. COMMISSION MEMBER COMMENTS
ADJOURNMENT - The next regular meeting of the Historic Resources Commission scheduled
for Thursday, July 4, 2019 is cancelled. A special meeting will be held on
Thursday, July 11, at 4:30 p.m. in the Council Chamber, 22 Civic Center Plaza,
Santa Ana, California.
HISTORIC RESOURCES COMMISSION MINUTES 1 January 24, 2019
ACTION MINUTES OF THE SPECIAL MEETING OF THE
HISTORIC RESOURCES COMMISSION
OF THE CITY OF SANTA ANA
JANUARY 24, 2019
CALLED TO ORDER COUNCIL CHAMBER
22 CIVIC CENTER PLAZA
SANTA ANA, CALIFORNIA
4:39 P.M.
PLEDGE OF ALLEGIANCE
ROLL CALL COMMISSIONERS Present:
ALBERTA CHRISTY, Chair
GINELLE HARDY
LAURENCE HITTERDALE
EDWARD MURASHIE
STEVEN NGUYEN
ISURI RAMOS
PHIL SCHAEFER, Vice Chair
COMMISSIONERS Absent:
CYNTHIA CONTRERAS-LEO (Excused)
TIM RUSH (Excused)
STAFF Present:
MINH THAI, Executive Director
CANDIDA NEAL, Planning Manager
LISA STORCK, Assistant City Attorney
PEDRO GOMEZ, Case Planner
SARAH BERNAL, Recording Secretary
PUBLIC COMMENTS (on non-agenda items): None.
CONSENT CALENDAR
ADMINISTRATIVE MATTERS
A. MINUTES FROM THE SPECIAL MEETING HELD ON DECEMBER 17, 2018
MOTION: Approve Minutes.
MOTION: SCHAEFER SECOND: MURASHIE
VOTE: AYES: CHRISTY, HARDY, HITTERDALE, MURASHIE, NGUYEN,
RAMOS, SCHAEFER (7)
NOES: NONE (0)
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HISTORIC RESOURCES COMMISSION MINUTES 2 January 24, 2019
ABSTAIN: NONE (0)
ABSENT: CONTRERAS-LEO, RUSH (2)
AGREEMENTS
MOTION: Approve staff recommendations on the following Consent Calendar
Items: C through E.
MOTION: SCHAEFER SECOND: MURASHIE
VOTE: AYES: CHRISTY, HARDY, HITTERDALE, MURASHIE, NGUYEN,
RAMOS, SCHAEFER (7)
NOES: NONE (0)
ABSTAIN: NONE (0)
ABSENT: CONTRERAS-LEO, RUSH (2)
C. HISTORIC PROPERTY PRESERVATION AGREEMENT NO. 2018-04 (MILLS ACT) FOR
THE PROPERTY LOCATED AT 202-208 WEST FOURTH STREET — SCOTT OSTLUND
AND JEFF SMITH, APPLICANTS {STRATEGIC PLAN NOS. 5, 2; 5,3}. Pedro Gomez, Case
Planner.
MOTION: Recommend that the City Council authorize the City Manager and Clerk of
the Council to execute a Historic Property Preservation Agreement (Mills Act) with
Scott Ostlund and Jeff Smith for the property located at 202-208 West Fourth Street,
subject to non-substantive changes approved by the City Manager and City Attorney.
D. HISTORIC PROPERTY PRESERVATION AGREEMENT NO. 2018-03 (MILLS ACT) FOR
THE PROPERTY LOCATED AT 810 NORTH FRENCH STREET — VICTORIA A.
BETANCOURT, APPLICANTS {STRATEGIC PLAN NOS. 5, 2; 5,3}. Pedro Gomez, Case
Planner.
MOTION: Recommend that the City Council authorize the City Manager and Clerk of
the Council to execute a Historic Property Preservation Agreement (Mills Act) with
Victoria A. Betancourt for the property located at 810 North French Street, subject to
non-substantive changes approved by the City Manager and City Attorney.
E. HISTORIC PROPERTY PRESERVATION AGREEMENT NO. 2018-02 (MILLS ACT) FOR
THE PROPERTY LOCATED AT 1721 NORTH BUSH STREET — CHAD DE COSTA AND
ELISABETTA SICCARDI, APPLICANTS {STRATEGIC PLAN NOS. 5, 2; 5,3}. Pedro
Gomez, Case Planner.
MOTION: Recommend that the City Council authorize the City Manager and Clerk of
the Council to execute a Historic Property Preservation Agreement (Mills Act) with
Chad De Costa and Elisabetta Siccardi for the property located at 1721 North Bush
Street, subject to non-substantive changes approved by the City Manager and City
Attorney.
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HISTORIC RESOURCES COMMISSION MINUTES 3 January 24, 2019
MISCELLANEOUS ADMINISTRATION
F. CITY OF SANTA ANA CERTIFIED LOCAL GOVERNMENT 2017-2018 ANNUAL REPORT
MOTION: Receive and File.
MOTION: SCHAEFER SECOND: MURASHIE
VOTE: AYES: CHRISTY, HARDY, HITTERDALE, MURASHIE, NGUYEN,
RAMOS, SCHAEFER (7)
NOES: NONE (0)
ABSTAIN: NONE (0)
ABSENT: CONTRERAS-LEO, RUSH (2)
G. SOLAR PANEL INSTALLATION ON HISTORIC PROPERTIES
Commission expressed concern regarding solar panel installation on historic properties.
Requested that solar panels be placed in manner as to not be visible from the public street
view. Staff indicated that State law does not allow unreasonable restrictions on solar panel
placement. Staff will encourage the placement of solar panels to be placed out of public
street view, when possible.
MOTION: Receive and File.
MOTION: RAMOS SECOND: MURASHIE
VOTE: AYES: CHRISTY, HARDY, HITTERDALE, MURASHIE, NGUYEN,
RAMOS, SCHAEFER (7)
NOES: NONE (0)
ABSTAIN: NONE (0)
ABSENT: CONTRERAS-LEO, RUSH (2)
* * * END OF CONSENT CALENDAR * * *
BUSINESS CALENDAR
COMMISSIONER COMMUNICATION DISCLOSURE
None.
ADMINISTRATIVE MATTERS
1. AD HOC COMMITTEE RECOMMENDATION FOR 2018 CITY OF SANTA ANA HISTORIC
PRESERVATION AWARDS WINNERS {STRATEGIC PLAN NOS. 5, 2; 5, 3}
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HISTORIC RESOURCES COMMISSION MINUTES 4 January 24, 2019
Awards were presented to the following:
• Santa Ana Unified School District, GKK Group, and PJHM Architects
• City of Santa Ana & Bassenian/Lagoni Architects
• Rafael Ramos Jr.
• Dino Perez & Downtown Santa Ana, Inc.
MOTION: Approve Ad Hoc Committee recommendation nominations for 2018 City
of Santa Ana Historic Preservation Awards.
MOTION: HARDY SECOND: NGUYEN
VOTE: AYES: CHRISTY, HARDY, HITTERDALE, MURASHIE, NGUYEN,
RAMOS, SCHAEFER (7)
NOES: NONE (0)
ABSTAIN: NONE (0)
ABSENT: CONTRERAS-LEO, RUSH (2)
PUBLIC HEARINGS
2. HISTORIC EXTERIOR MODIFICATION APPLICATION NO. 2018-22 TO ALLOW
EXTERIOR MODIFICATIONS TO THE PROPERTY LOCATED AT 2441 NORTH
RIVERSIDE DRIVE – DAVID AND JAMIE BUSTER, APPLICANT. {STRATEGIC PLAN
NOS. 5, 2}. Pedro Gomez, Case Planner. Pursuant to the California Environmental Quality
Act (CEQA), the project is exempt in accordance with Categorical Exemption Class 31.
Legal notice published in the Orange County Reporter on January 14, 2019 and notices
mailed January 10, 2019.
Case Planner Gomez provided a project description. The applicant spoke in support of the
matter. Chairperson Christy opened the Public Hearing. There were no speakers and the
hearing was closed.
MOTION: Adopt a resolution approving a Certificate of Appropriateness for Historic
Exterior Modification Application No. 2018-22.
MOTION: SCHAEFER SECOND: MURASHIE
VOTE: AYES: CHRISTY, HARDY, HITTERDALE, MURASHIE, NGUYEN,
RAMOS, SCHAEFER (7)
NOES: NONE (0)
ABSTAIN: NONE (0)
ABSENT: CONTRERAS-LEO, RUSH (2)
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HISTORIC RESOURCES COMMISSION MINUTES 5 January 24, 2019
3. HISTORIC EXTERIOR MODIFICATION APPLICATION NO. 2018-23 TO ALLOW
EXTERIOR MODIFICATIONS TO THE PROPERTY LOCATED AT 2424 NORTH
VALENCIA STREET – MICHAEL AND PAMELA BISHOP, APPLICANT. {STRATEGIC
PLAN NOS. 5, 2}. Pedro Gomez, Case Planner. Pursuant to the California Environmental
Quality Act (CEQA), the project is exempt in accordance with Categorical Exemption Class
31.
Legal notice published in the Orange County Reporter on January 14, 2019 and notices
mailed January 10, 2019.
Case Planner Gomez provided a project description. The applicant spoke in support of the
matter.
Chairperson Christy opened the Public Hearing. The following individual spoke in support
of the matter:
• Dale Helvig
There were no other speakers and the hearing was closed.
MOTION: Adopt a resolution approving a Certificate of Appropriateness for
Historic Exterior Modification Application No. 2018-23.
MOTION: MURASHIE SECOND: RAMOS
VOTE: AYES: CHRISTY, HARDY, HITTERDALE, MURASHIE, NGUYEN,
RAMOS, SCHAEFER (7)
NOES: NONE (0)
ABSTAIN: NONE (0)
ABSENT: CONTRERAS-LEO, RUSH (2)
4. HISTORIC EXTERIOR MODIFICATION APPLICATION NO. 2018-24 TO ALLOW
EXTERIOR MODIFICATIONS TO THE PROPERTY LOCATED AT 2415 NORTH BONNIE
BRAE – CRAIG AND ELIZABETH HOFFMAN, APPLICANT. {STRATEGIC PLAN NOS. 5,
2}. Pedro Gomez, Case Planner. Pursuant to the California Environmental Quality Act
(CEQA), the project is exempt in accordance with Categorical Exemption Class 31.
Legal notice published in the Orange County Reporter on January 14, 2019 and notices
mailed January 10, 2019.
Applicant requested the matter be continued.
MOTION: Continue the matter until April 4, 2019.
MOTION: SCHAEFER SECOND: MURASHIE
VOTE: AYES: CHRISTY, HARDY, HITTERDALE, MURASHIE, NGUYEN,
RAMOS, SCHAEFER (7)
A-5
HISTORIC RESOURCES COMMISSION MINUTES 6 January 24, 2019
NOES: NONE (0)
ABSTAIN: NONE (0)
ABSENT: CONTRERAS-LEO, RUSH (2)
5. HISTORIC EXTERIOR MODIFICATION APPLICATION NO. 2018-25 TO ALLOW
EXTERIOR MODIFICATION TO THE PROPERTY LOCATED AT 2020 NORTH VICTORIA
DRIVE — KEVIN D. BARBER AND STACY A. CLINESMITH, APPLICANT. {STRATEGIC
PLAN NOS. 5, 2}. Pedro Gomez, Case Planner. Pursuant to the California Environmental
Quality Act (CEQA), the project is exempt in accordance with Categorical Exemption Class
31.
Legal notice published in the Orange County Reporter on January 14, 2019 and notices
mailed January 10, 2019.
Case Planner Gomez provided a project description. The applicant spoke in support of the
matter. Chairperson Christy opened the Public Hearing. There were no speakers and the
hearing was closed.
MOTION: Adopt a resolution approving a Certificate of Appropriateness for Historic
Exterior Modification Application No. 2018-25.
MOTION: SCHAEFER SECOND: NGUYEN
VOTE: AYES: CHRISTY, HARDY, HITTERDALE, MURASHIE, NGUYEN,
RAMOS, SCHAEFER (7)
NOES: NONE (0)
ABSTAIN: NONE (0)
ABSENT: CONTRERAS-LEO, RUSH (2)
REPORTS
6. HISTORIC RESOURCES COMMISSION CONCERNS AND ISSUES
Planning Manager Neal provided a presentation on the following:
Historic Properties
• 1666 N. Main Street
• First American Title
Potentially Historic Properties
• CEQA Provisions
• Demolitions
Restoration Guide
• City Historic Design Guidelines
• Secretary of Interior Standards
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HISTORIC RESOURCES COMMISSION MINUTES 7 January 24, 2019
Agenda Items
• Commission Handbook page 13
Future Agenda Items
• Plaque and historic memorial placement
• Post-war historic structures survey
• 150th Anniversary Commemoration
• Historic Preservation Enforcement
Commission discussion ensued regarding the demolition permit review process. Staff
reported that the City does not have authority to prevent demolition of non-designated
historic structures. Commission would like more information on the process for the
demolition of historic properties. Staff will review with the City Attorney and report back.
Commission also inquired on their authority to require the placement of plaques on historic
properties. Concern was expressed for maintenance of vacant properties. Staff will work
with Code Enforcement to address concerns.
7. HISTORIC DESIGNATION & MILLS ACT APPLICATION FEES
Executive Director Thai reported that staff is conducting a fee study to determine the actual
costs incurred for processing applications. Will report back in April. Commission expressed
frustration with the amount of time it has taken to determine the costs. Requested the fee
study be submitted for review.
***END OF BUSINESS CALENDAR***
COMMENTS
8. STAFF MEMBER COMMENTS: None.
9. COMMISSION MEMBER COMMENTS
All commissioners welcomed new Commissioner Nguyen, thanked staff, and congratulated
the awardees.
Vice Chair Schaefer
• Disappointed with the amount of time it has taken to evaluate the application fees.
Commissioner Hardy
• Need to start thinking about the 2019 award selection process
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HISTORIC RESOURCES COMMISSION MINUTES 8 January 24, 2019
Commissioner Nguyen
• Looks forward to serving on the Commission
AGENDA ITEM TAKEN OUT OF ORDER – ADMINISTRATIVE MATTERS
B. EXCUSED ABSENCES
MOTION: Excuse absent commission members: Contreras-Leo & Rush
MOTION: SCHAEFER SECOND: HARDY
VOTE: AYES: CHRISTY, HARDY, HITTERDALE, MURASHIE, NGUYEN,
RAMOS, SCHAEFER (7)
NOES: NONE (0)
ABSTAIN: NONE (0)
ABSENT: CONTRERAS-LEO, RUSH (2)
ADJOURNED 6:15 P.M. – The next regularly scheduled meeting of the Historic Resources
Commission will be held on April 4, 2019 in the Council Chamber, 22 Civic
Center Plaza, Santa Ana, California.
Sarah Bernal
Recording Secretary
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EXHIBIT 1
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FREE RECORDING PURSUANT TO
GOVERNMENT CODE § 27383
LS 4.4.19
RESOLUTION NO. 2019-xx
A RESOLUTION OF THE HISTORIC RESOURCES
COMMISSION OF THE CITY OF SANTA ANA APPROVING
THE CERTIFICATE OF APPROPRIATENESS FOR THE
PROPERTY LOCATED AT 200 NORTH MAIN STREET
(HISTORIC EXTERIOR MODIFICATION APPLICATION
NO. 2018-18)
BE IT RESOLVED BY THE HISTORIC RESOURCES COMMISSION OF THE
CITY OF SANTA ANA AS FOLLOWS:
Section 1. The Historic Resources Commission of the City of Santa Ana
hereby finds, determines and declares as follows:
A. Evan Raabe with Creative Space, representing LH 200 N Main Street,
LLC (“Applicant”) is requesting approval of Historic Exterior Modification
Application No. 2018-18 to allow exterior modifications to the property at
200 North Main Street, historically known as the Builders Exchange
Building.
B. The property was built in 1928 and was listed on the National Register of
Historic Places in 1982 as an individual resource, and in 1984 as a
contributor to the Downtown Historic District. The property is also listed in
the California Register of Historical Resources and individually listed as
No. 136 on the Santa Ana Register of Historical Properties and
categorized as “Landmark” in 2001.
C. The Builders Exchange Building is historically significant for its association
with the Builders Exchange organization whose members individually and
collectively shaped the face of Santa Ana and provided the first industry
self-regulation and standards in a geographic area of rapid, unregulated
growth. They were a building industry booster group that could assure the
public of quality construction in an era when the construction of many
structures was questionable. The quality of Santa Ana's historic building
stock today is the result of early code adoption and self-regulation
advocated by members of the building industry as the membership of the
Builders Exchange. The location of the Builders Exchange Building across
the street from the original Santa Ana City Hall is an indication of the close
relationship between the building trades and the prosperity of the City.
D. The Builders Exchange Building is architecturally significant as a good
example of commercial building design in the 1920s influenced by late
19th and 20th century revival of the Italian Renaissance style. The
property is constructed of steel, reinforced concrete, and brick, and
features architectural ornamentation executed in terracotta. Although the
Builders Exchange Building has undergone several alterations and
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repairs, including a historic rehabilitation in 1983, it still retains a high
degree of exterior integrity, with only minor modifications to the transom
glazing. Character-defining exterior features of the Builders Exchange
Building (original and restored) include, but may not be limited to: exterior
materials and finishes, such as brick, terracotta, and black tile; design and
configuration of the public elevations; architectural detailing such as
ornamentation, flagpole, piers, belt courses, window and door treatments,
frieze, and parapet; and fenestration, including windows, transoms, and
doors.
E. Pursuant to Santa Ana Municipal Code Section 30-6, no exterior physical
modifications, other than those identified by the Historic Resources
Commission for administrative approval by city staff, shall be permitted
with respect to a historic structure until the Historic Resources
Commission approves such request at a duly noticed public hearing and
issues a certificate of appropriateness. The Historic Resources
Commission shall issue the certificate of appropriateness upon finding that
the proposed modifications do not substantially change the character and
integrity of the historic property.
F. The exterior modifications are proposed in order to accommodate the
addition of 3,292 square feet of gross floor area, interior and structural
modifications, ADA improvements, ingress/egress alterations and the
replacements of double-hung, fixed and transom windows along the front
elevation. Specifically, the existing mezzanine level (constructed in 1984)
would be expanded, the rear lightwell would be enclosed with a steel/glass
structure and a new entry portal would be introduced for simplified access
along the adjacent surface parking area to the north.
G. The legal owner of the property is LH 200 N Main Street, LLC.
H. The legal description for the subject property is attached hereto as Exhibit
A and incorporated by this reference as though fully set forth herein.
I. Pursuant to Santa Ana Municipal Code Section 30-6, the Historic
Resources Commission held a duly noticed public hearing on April 4,
2019, for the request for exterior modifications to the Builders Exchange
Building.
J. Since the property is listed on the Santa Ana Register of Historical
Properties, all exterior modifications are required to meet the Secretary of
Interior’s Standards for Rehabilitation.
1. The following Secretary of Interior’s Standards are applicable:
i. Standard No. 1. The subject property will continue to be
used as it was historically, as an office building. The exterior
of the building, including its distinctive details, features,
spaces, and fenestration, would be restored under the
proposed project. The interior remodel would require minimal
alteration to the building’s floor plan, brick, reinforced
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concrete, and a partial steel frame system. The project
would therefore require minimal change to the building’s
distinctive features, spaces, and spatial relationships.
ii. Standard No. 2. The project would restore the building’s
exterior distinctive features and materials in the storefront
bays along the east and south elevation, including the wood
framed transom window system, double-hung and fixed
windows, and polished black tile base. Additionally, the
removal or alteration of historic materials or features is
proposed to be minimal. Along the rear light well portion of
the building (not protected by façade easement), the
masonry will remain visible within the space and through the
exterior windows. Where the windows are not necessary, the
existing windows will be removed and the opening will be
infilled with framing and drywall, maintaining the expression
of the window opening. Several window locations will have
the sills cut down to the floor line for pedestrian access
into/out of the new floor area within the existing light well.
Therefore, the majority of the property’s historic character
would be retained and preserved.
iii. Standard No. 3. The proposed changes will not create a
false sense of historical development and no conjectural
features or elements from other historic properties would be
added under the project. The proposed pedestrian access
gateway and glassed-in atrium have been carefully chosen
to read as modern in order to provide a distinction from the
commercial building design. Additionally, the new is
differentiated from the old, with both the pedestrian access
gateway and glassed-in atrium set back from the existing
building edges, allowing the addition to appear subordinate
to and not overwhelm the existing massing, and preserve the
historic sense of the commercial building design. This allows
the original commercial building design to be recognized as
a physical record of its time, place, and use.
iv. Standard No. 4. Since 1983, the Los Angeles Conservancy
has held an exterior/façade conservation easement on the
building which requires their review and approval for any
proposed alterations or modifications to the exterior of the
building along the east and south elevation. Since the
1980’s, the building has undergone significant repair and
reconstruction following substantial fire damage. Although
many of the original elements are no longer in place
following the fire, the elements that remain following
recordation of the easement have acquired historic
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significance in their own right. As proposed, these elements
will be retained and preserved.
v. Standard No. 5. Distinctive materials, features, finishes, and
construction techniques or examples of craftsmanship that
characterize the property will be preserved. The project
includes the restoration of distinctive exterior features and
materials, including the wood framed transom window
system, double-hung and fixed windows, and polished black
tile base along the east and south elevations. All distinctive
materials, features, finishes, and construction
techniques/examples of craftsmanship that characterize the
building would be preserved.
vi. Standard No. 6. The Project meets Standard No. 6. Existing
deteriorated historic features, including double-hung,
transom and fixed windows along the east, west, and south
elevation will be retained and preserved. The Applicant
proposes to “refurbish” and restore these historic features to
retain and preserve the window appearances, glazing, pane
configuration, sills, mullions, finishes, and colors casings.
The refurbishment of these windows is proposed to be
undertaken in a manner consistent with the Standards,
including the guidelines for preserving, rehabilitating,
restoring, and reconstructing historic buildings.
vii. Standard No. 7. Standard No. 7 does not apply as the
project will not involve chemical or physical treatments on
the historically significant portions of the building and will be
in full compliance with the Standards.
viii. Standard No. 8. Standard No. 8 does not apply as there will
be no ground disturbing activity.
ix. Standard No. 9. The proposed alterations and additions are
located on the north and west elevation and include the
addition of the proposed pedestrian access gateway and
glassed-in atrium. The improvements would be differentiated
from the old, as both the pedestrian access gateway and
glassed-in atrium are proposed to be set back from the
existing building edges, allowing the addition to appear
subordinate to and not overwhelm the existing massing.
Moreover, the new glassed-in atrium is proposed to be
located towards the rear of the building, clearly differentiated
with a modern design and aesthetic while maintaining visual
connection to the existing building walls from both the
interior and exterior of the building. The atrium is proposed
to be nine inches taller than the existing parapet. However, it
will not detract from the historic materials, features, or spatial
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relationships along the primary east and south elevations as
it will not be visible from the public right-of-way and therefore
appear subordinate to the existing roofline. In addition, the
proposed pedestrian gateway is not proposed to be any
taller than 10’-6” and would not overwhelm the existing
massing.
x. Standard No. 10. The Project meets Standard No. 10. The
proposed project is considered generally reversible, as it
does not remove essential aspects of the building’s form and
materials. As proposed, the pedestrian access gateway and
glassed-in atrium would be undertaken in such a manner
that, if removed in the future, the essential form and integrity
of the historic commercial building and the vast majority of its
historic materials will remain unimpaired.
Section 2. In accordance with the California Environmental Quality Act, the
recommended action is exempt from further review under Section 15331, Class 31, as
this project is designed in a manner consistent with the Secretary of Interior’s Standards
for the Treatment of Historic Properties with Guidelines for Preserving, Rehabilitating,
Restoring, and Reconstructing Historic Buildings. Categorical Exemption No. ER-2018-
115 will be filed for this project.
Section 3. The Historic Resources Commission of the City of Santa Ana after
conducting the public hearing hereby approves the Certificate of Appropriateness for
Historic Exterior Modification Application No. 2018-18. The Historic Resources
Commission finds that the proposed modifications do not substantially change the
character and integrity of the historic property. This decision is based upon the evidence
submitted at the above said hearing, which includes, but is not limited to: the Staff
Report and exhibits attached thereto and the public testimony, all of which are
incorporated herein by this reference.
Section 4. The Historic Resources Commission Secretary is hereby directed to
file a certified copy of this Resolution with the County Recorder’s Office after the adoption
of this Resolution pursuant to Public Resources Code Section 5029.
ADOPTED this 4th day of April 2019.
__________________________
Alberta Christy, Chairperson
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APPROVED AS TO FORM:
Sonia R. Carvalho, City Attorney
By:________________________
Lisa Storck
Assistant City Attorney
AYES: Commission members____________________________________
NOES: Commission members___________________________________
ABSTAIN: Commission members___________________________________
NOT PRESENT: Commission members___________________________________
CERTIFICATE OF ATTESTATION AND ORIGINALITY
I, SARAH BERNAL, Commission Secretary, do hereby attest to and certify the attached
Resolution No. 2019-xx to be the original resolution adopted by Historic Resources
Commission of the City of Santa Ana on April 4, 2019.
Date: ________________ ____________________________________
Commission Secretary
City of Santa Ana
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EXHIBIT A
LEGAL DESCRIPTION
APN Address Legal Description Owner Names
398-601-03 200 North Main Street THE LAND REFERRED TO
HEREIN BELOW IS
SITUATED IN THE COUNTY
OF ORANGE, STATE OF
CALIFORNIA, AND
DESCRIBED AS FOLLOWS:
LOTS 1 AND 4 IN BLOCK 6
OF THE “TOWN OF SANTA
ANA”, IN THE CITY OF SANTA
ANA, COUNTY OF ORANGE,
STATE OF CALIFORNIA, AS
SHOWN ON A MAP
RECORDED IN BOOK 2,
PAGE 51 OF
MISCELLANEOUS RECORDS
OF LOS ANGELES COUNTY,
CALIFORNIA.
EXCEPTING THEREFROM
THE NORTH 6 INCHES OF
SAID LOT 4.
LH 200 North
Main Street,
LLC, a Delawre
limited liability
company.
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EXHIBIT 2
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HEMA NO. 2018-18
200 NORTH MAIN STREET
BUILDERS EXCHANGE BUILDING
P L A N N I N G AND B U I L D I N G A G E N C Y
500’ RADIUS
EXHIBIT 2
SITE
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EXHIBIT 3
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Page 1 of 4
cm\historic\templates\Main 200 N (Builders Exchange)
9/25/01
NAME Builders Exchange Building REF. NO. 136
ADDRESS 200 North Main Street
CITY Santa Ana ZIP 92701 ORANGE COUNTY
YEAR BUILT 1928 LOCAL REGISTER CATEGORY: Landmark
HISTORIC DISTRICT Downtown Santa Ana NEIGHBORHOOD N/A
NATIONAL REGISTER CRITERIA FOR EVALUATION A, C NATIONAL REGISTER STATUS CODE 1B
Location: Not for Publication Unrestricted
USGS 7.5” Quad Date: T R ¼ of ¼ of Sec : B.M.
Prehistoric Historic Both
ARCHITECTURAL STYLE: Italian Renaissance (Late 19th and 20th Century Revivals)
DESCRIPTION/BACKGROUND RELATED TO PERIOD ARCHITECTURE:
The late 19th and 20th century revival of the Italian Renaissance style, also known as the Italian Renaissance Revival, was popular
from the late 19th century until 1930. It was inspired by the designs of the palazzi of northern Italy and popularized by American
architects McKim, Mead, and White. Utilized on public buildings and ornate homes, the vocabulary of the style also influenced the
appearance of commercial buildings. Characteristic features generally include masonry construction, often with different treatments
on lower and upper stories; stringcourses or belt courses between stories; flat roofs screened by parapets or hipped roofs; cornices,
dentils, pilasters, quoins, and other classical details; and a balanced, often symmetrical appearance. Taller, more elaborate buildings
often feature terracotta facade cladding or ornamentation while more modest one to three story examples utilize bricks of contrasting
colors as trim. Ground floors of multi-story buildings often housed banking rooms; more modest buildings may contain storefronts
with recessed entries and large plate glass display windows with transoms and bulkheads. Upper story windows are most commonly
one-over-one wood framed double-hung sash.
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cm\historic\templates\Main 200 N (Builders Exchange)
9/25/01
CONSTRUCTION HISTORY: (Construction data, alterations, and date of alterations)
October 19, 1928. Store building.
January 23, 1931. Alterations.
January 27, 1933. Alterations.
March 15, 1933. Repairs to brick building.
September 17, 1935. Alterations.
July 29, 1937. Fire door.
May 27, 1938. Repair store building.
March 6, 1940. Repairs to store front.
April 12, 1940. Alterations to store and office building.
August 2, 1948. Alteration to store building.
September 6, 1949. Alterations to kitchen.
October 27, 1949. Alterations to business building.
June 9, 1970. Replace wood overhead door with metal type.
January 20, 1983. Historic rehab.
July 8, 1983. Tenant improvements, 2nd floor.
November 16, 1983. Tenant improvement.
December 5, 1983. Toilet room.
May 8, 1984. Alter: repair fire damage.
July 25, 1984. Tenant improvement.
September 9, 1988. Tenant improvement and restroom.
RELATED FEATURES: (Other important features such as barns, sheds, fences, prominent or unusual trees, or landscape)
None
DESCRIPTION: (Describe resource and its major elements. Include design, materials, condition, alterations, size, settings, and
boundaries.)
Located on the northwest corner of Main and Second Streets, this is a two-story plus basement commercial building influenced by the
Italian Renaissance Revival style. Constructed of steel, reinforced concrete, and brick, the building features architectural
ornamentation executed in terracotta. The two public elevations (east and south) are faced with brown brick and banded between
stories by a terracotta belt course. Above the second story windows, a second belt course defines the lower edge of an entablature
consisting of a brick frieze ornamented with terracotta roundels and a denticulated cornice. A plain parapet tops the cornice, crowned
by terracotta coping. At the center of the principal (east elevation), a panel embellished with garlands and swags decorates the parapet
with ornamental scrolls and volutes rising above it and a flagpole appearing to emerge from the apex. Fluted piers, with stylized
composite capitals, sit on a polished black tile base and divide the lower story of the façade into four bays. The narrow, central bay
contains the entrance, highlighted by a shield-embellished panel over the flat-headed opening and by an entablature surmounted by
urns. Above a decorated spandrel, the single second story window in this bay features a quoined surround. The name of the building
is incised into a terracotta panel centered in the frieze. At street level, two bays to the south of the entry and a double-sized single bay
to the north of the entry are similarly composed, with black tile bases, display windows, and transoms. Four pairs of one-over-one
double-hung sash windows are located to either side of the central bay on the second story. The south elevation is asymmetrical in
organization, with a single bay on the east and two bays on the west duplicating the layout of the façade bays. A second building
entrance in the westernmost bay echoes the design of the main entrance. The Builders Exchange Building retains a high degree of
exterior integrity, with only minor modifications to the transom glazing apparent.
HISTORIC HIGHLIGHTS:
The Santiago Improvement Company constructed the Builders Exchange Building in 1928 at an announced cost of $75,000. The
owners intended the building to be a model project of the Orange County Builders Exchange, the building trades organization of the
county, which would showcase the most modern and progressive building techniques and materials. Designed and built by
C. A. Lansdowne and William Rohrbacher, both of whom would have distinguished careers in Santa Ana, the building housed the
Builders Exchange offices on the second floor after its opening in April 1929. Southern California Edison occupied space on the
ground floor. Other tenants of the building included Western Auto Supply and National Cash Register.
Members of the building trades founded the Builders Exchange in the early 1920s. It played a role in the local adoption of building
codes, and provided financial services, insurance services, and both a professional and a social forum for members. In 1938 it became
the Orange County Builders Association, which became affiliated with the California Association of Builders Exchanges in 1949
(Thomas, 1980).
The Builders Exchange Building was rehabilitated in 1983, and storefront alterations were reversed to return the building to its
original appearance.
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cm\historic\templates\Main 200 N (Builders Exchange)
9/25/01
RESOURCE ATTRIBUTES: (List attributes and codes from Appendix 4 of Instructions for Recording Historical Resources, Office
of Historic Preservation.)
(HP 6) 1-3 story Commercial Building
RESOURCES PRESENT:
Building Structure Object Site District Element of District Other
MOVED? No Yes Unknown Date: Original Location:
STATEMENT OF SIGNIFICANCE: (Discuss importance in terms of historical or architectural context as defined by theme,
period, geographic scope, and integrity.)
Santa Ana was founded by William Spurgeon in 1869 as a speculative townsite on part of the Spanish land grant known as Rancho
Santiago de Santa Ana. Early growth and development was stimulated by the arrival of the Southern Pacific Railroad in 1878 and the
Santa Fe Railroad in 1886. By the end of the 1880s, Santa Ana’s downtown business district was defined by five city blocks of brick
commercial buildings on Fourth Street, with the heart of the city at the intersection of Fourth and Main Streets (Thomas, 1984). The
period of 1911-1915 saw many characteristic new business blocks or remodels along Fourth Street, and by the 1920s Santa Ana’s
downtown had expanded in each direction to include both commercial and civic development.
The Builders Exchange Building is historically significant for its association with the Builders Exchange organization whose members
individually and collectively shaped the face of Santa Ana. In this regard, the location of the Builders Exchange across the street from
City Hall is an indication of the close relationship between the building trades and the prosperity of the City. It is equally significant
architecturally, as a good example of commercial building design in the 1920s. It is particularly noteworthy for its effective use of
architectural terracotta. Character-defining, original and restored, exterior features of the Builders Exchange Building which should
be preserved include, but may not be limited to: exterior materials and finishes, such as brick, terracotta, and black tile; design and
configuration of the public elevations; architectural detailing such as ornamentation, flagpole, piers, belt courses, window and door
treatments, frieze, and parapet; and fenestration, including windows, transoms, and doors.
SUMMARY/CONCLUSION:
This building was listed in the National Register of Historic Places in 1982 as an individual resource and in 1984 as a contributor to
the Downtown Historic District. Under the regulations implementing the California Register of Historical Resources, the building is
also listed in the California Register. The Builders Exchange Building is included in the Santa Ana Register of Historical Property
and has been categorized as “Landmark” because the building “is on the national register,” “is on the state register,” “has
historical/cultural significance to the City of Santa Ana” and has “unique architectural significance” (Municipal Code Section 30-
2.2(1)).
OWNER AND ADDRESS:
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cm\historic\templates\Main 200 N (Builders Exchange)
9/25/01
RECORDED BY: (Name, affiliation, and address)
Leslie J. Heumann
Science Applications International Corporation
35 S. Raymond Avenue, Suite 204, Pasadena, CA 91105
DATE RECORDED: September 4, 2001
SURVEY TYPE: (Intensive, reconnaissance, or other)
Intensive Survey Update
REPORT CITATION: (Cite survey report and other sources)
Les, Kathleen. “Santa Ana Historic Survey, Final Resources Inventory: Downtown.” May 1980.
Thomas, Harold. “Builders Exchange Building” National Register nomination form, 1980.
Thomas, Harold M. “Downtown Santa Ana Historic District” National Register nomination form,
1984.
REFERENCES: (List documents, date of publication, and page numbers. May also include oral interviews.)
Harris, Cyril M. American Architecture: An Illustrated Encyclopedia. New York, WW Norton, 1998.
Heritage Orange County and City of Santa Ana. Downtown Walking Tour, Santa Ana, 1986.
Marsh, Diann. Santa Ana, An Illustrated History. Encinitas, Heritage Publishing, 1994.
McAlester, Virginia and Lee. A Field Guide to American Houses. New York: Alfred A. Knopf, 1984.
National Register Bulletin 16A. “How to Complete the National Register Registration Form.”
Washington DC: National Register Branch, National Park Service, US Dept. of the Interior, 1991.
Whiffen, Marcus. American Architecture Since 1780. Cambridge: MIT Press, 1969.
EVALUATOR: Leslie J. Heumann DATE OF EVALUATION: September 4, 2001
EXPLANATION OF CODES:
• National Register Criteria for Evaluation: (From Appendix 7 of Instructions for Recording Historical Resources, Office of
Historic Preservation)
A: that are associated with events that have made a significant contribution to the broad patterns of our history.
C: that embody the distinctive characteristics of a type, period, or method of construction, or that represent the
work of a master, or that possess high artistic values, or that represent a significant and distinguishable entity
whose components may lack individual distinction.
• National Register Status Code: (From Appendix 2 of Instructions for Recording Historical Resources, Office of Historic
Preservation)
1B: Both separately listed and a contributor to a listed district.
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EXHIBIT 4
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HEMA-2018-18
BUILDERS EXCHANGE BUILDING
200 NORTH MAIN STREET
HISTORIC SITE PHOTOS
EXHIBIT 4
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EXHIBIT 5
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EXHIBIT 6
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2-52
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EXHIBIT 7
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EXHIBIT 1
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FREE RECORDING PURSUANT TO
GOVERNMENT CODE § 27383
LS 4.4.19
RESOLUTION NO. 2019-xx
A RESOLUTION OF THE HISTORIC RESOURCES
COMMISSION OF THE CITY OF SANTA ANA APPROVING
THE CERTIFICATE OF APPROPRIATENESS FOR THE
PROPERTY LOCATED AT 2117 NORTH VICTORIA DRIVE
(HISTORIC EXTERIOR MODIFICATION APPLICATION
NO. 2019-03)
BE IT RESOLVED BY THE HISTORIC RESOURCES COMMISSION OF THE
CITY OF SANTA ANA AS FOLLOWS:
Section 1. The Historic Resources Commission of the City of Santa Ana
hereby finds, determines and declares as follows:
A. David J. Lang, M.D. and Mary Joann Lang, trustees of The Lang Family
Trust dated July 19, 1994 (“Applicants”) are requesting approval of
Historic Exterior Modification Application No. 2019-03 to allow exterior
modifications to the property at 2117 North Victoria Drive, historically
known as the L.A. West House.
B. The L.A. West House is individually listed as No. 351 on the Santa Ana
Register of Historical Properties and was categorized as “Landmark” in
2003.
C. The L.A. West House has distinctive architectural features of the Spanish
Colonial Revival style and was built in 1929. Character-defining features
of the L.A. West House include materials and finishes (stucco, tile, wood,
wrought iron); roof configuration, materials, and treatment; massing and
composition; entry, doors and windows; patios and balcony; porte
cochere; architectural detailing (archways, grilles); chimney and fireplaces;
garage; original landscaping; and original interior materials, spaces,
finishes, and furnishings.
D. Pursuant to Santa Ana Municipal Code Section 30-6, no exterior physical
modifications, other than those identified by the Historic Resources
Commission for administrative approval by city staff, shall be permitted
with respect to a historic structure until the Historic Resources
Commission approves such request at a duly noticed public hearing and
issues a certificate of appropriateness. The Historic Resources
Commission shall issue the certificate of appropriateness upon finding that
the proposed modification(s) does not substantially change the character
and integrity of the historic property.
E. The exterior modifications are proposed in order to accomodate the
incorporation of a new elevator and a 315-square-foot second floor
addition located off of the existing second story master bedroom. Exterior
modifications include the extension of the master bedroom towards the
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south, with new walls set back approximately six inches from the existing
parapet edge in order to distinguish new from existing walls. A portion of
the south wall of the master bedroom, which contains three windows, and
the southernmost portion of the east wall of the master bedroom, which
contains a door, will be demolished in order to accommodate the addition.
In addition, a small portion of the southwest corner of the existing roof will
be demolished in order to accommodate a new roof for the addition. The
new roof will be hipped, will sit at a lower height than that of the existing
roof, and the pitch will also be lower than that of existing roof, in order to
appear subordinate and diminish visibility. The roof will be clad in red clay
tile matching the existing red clay tile as closely as possible. Proposed
rafter tails will be exposed and will have a similar profile to existing nearby
rafter tails, though they will be simplified in profile in order to appear
contemporary. The exterior walls will have a smooth stucco finish with
color matching that of existing stucco. All of the exterior modifications are
proposed to be located towards the rear of the property.
F. The legal owners of the property are David J. Lang, M.D. and Mary Joann
Lang, trustees of The Lang Family Trust dated July 19, 1994.
G. The legal description for the subject property is attached hereto as Exhibit
A and incorporated by this reference as though fully set forth herein.
H. Pursuant to Santa Ana Municipal Code Section 30-6, the Historic
Resources Commission held a duly noticed public hearing on April 4,
2019, for the request for exterior modifications to the L.A. West House.
I. Since the property is listed on the Santa Ana Register of Historical
Properties, all exterior modifications are required to meet the Secretary of
Interior’s Standards for Rehabilitation.
1. The following Secretary of Interior’s Standards are applicable:
i. Standard 1. In conformance with Standard 1, the subject
property will continue to be used as it was historically, as a
single-family home.
ii. Standard No. 2. In conformance with Standard 2, the historic
character of the subject property will be retained and
preserved. The proposed new first floor bathroom will be
located within an existing closet, which is not considered a
character-defining feature; no distinctive materials or
features will be removed. The proposed new elevator and
second floor addition have been carefully designed to
remove as little historic material as possible and will be in a
location at the rear of the property where they are not
generally visible from the public right of way and do not alter
the primary west façade and/or important spatial
relationships that characterize the property.
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iii. Standard No. 3. In conformance with Standard 3, the
proposed changes will not create a false sense of historical
development. The proposed new first floor bathroom will
include contemporary fixtures and finishes. The proposed
new elevator and second floor addition will also read as
contemporary. The elevator cab will have contemporary
hardware and finishes. At the second floor, care has been
taken to design the walls of the new addition to sit within the
existing parapet edge so the addition reads as a
contemporary insertion into the existing footprint, similar to a
screened-in sleeping porch. Additionally, materials have
been carefully chosen to read as contemporary. Rather than
mimic the existing textured, hand-troweled stucco walls, the
new walls will be smooth stucco. Rather than be carved to
exactly match the more elaborate profile of existing rafter
tails, the new rafter tails will have a simple profile. Rather
than exactly match existing window sash, new windows will
include a simplified light pattern and sash profile.
iv. Standard No. 5. In conformance with Standard 5, distinctive
materials, features, finishes, and construction techniques or
examples of craftsmanship that characterize the property will
be preserved. The proposed new first floor bathroom will be
located within an existing closet, which is not considered a
character-defining feature; no distinctive materials or
features will be removed. The proposed new elevator and
second floor addition have been carefully designed to
remove as little historic material as possible and will be
focused in locations at the rear of the property where they
are not generally visible from the public right of way and do
not remove materials or finishes in the most significant or
decorative spaces of the house.
v. Standard No. 9. In conformance with Standard 9, the new
second floor addition will not destroy historic materials,
features, or spatial relationships that characterize the
property. The new addition is located in the rear and most
private portion of the existing house. It is not generally visible
from the public right-of-way. Important spatial relationships
characterizing the Spanish Colonial Revival design will not
be disturbed, as the addition will sit within the existing
building footprint and read as an insertion. The new will be
differentiated from the old, with new walls set back from the
existing parapet edge, allowing the addition to appear
subordinate to and not overwhelm the existing massing, and
preserve the historic sense of a rambling floorplan. The
design of exterior walls, incorporating fenestration, will
achieve a lightness and transparency that will allow for a
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relationship of solid to void compatible with that of existing
surrounding walls, similar to a screened-in sleeping porch,
which is a common alteration to historic properties. The
roofline of the addition has been designed with the lowest
possible pitch to appear subordinate to the existing roofline.
The materials of the new addition will also be compatible
with existing historic materials, through use of similar yet
differentiated materials. Stucco walls will be smooth stucco,
distinct from existing textured, hand-troweled stucco; new
rafter tails will have a simple profile distinct from the more
elaborate existing rafter tails; and new window sash will
include a light pattern and sash profile that reads as a
simplified version of existing. Paint colors will be chosen in
light colors complementary to existing such that the design
does not overwhelm the house.
vi. Standard No. 10. In conformance with Standard 10, the
proposed project is considered generally reversible as it
does not remove essential aspects of the building’s form and
materials. The new first floor bathroom will be an insertion
into an existing closet, which is not considered a character-
defining feature. There will be no penetrations in the exterior
wall, nor removal of important historic fabric. The new
elevator and second floor addition will be located in the rear
corner of the house where they are not generally visible from
the public right-of-way and avoid the most significant and
character-defining features. The essential form of the house
and the vast majority of its historic materials will remain
unimpaired.
vii. Standard Nos. 4 and 6 through 8 are not applicable. No
features of this description would be affected by this Project.
Section 2. In accordance with the California Environmental Quality Act, the
recommended action is exempt from further review under Section 15331, Class 31, as
this project is designed in a manner consistent with the Secretary of Interior’s Standards
for the Treatment of Historic Properties with Guidelines for Preserving, Rehabilitating,
Restoring, and Reconstructing Historic Buildings. Categorical Exemption No. ER-2019-
22 will be filed for this project.
Section 3. The Historic Resources Commission of the City of Santa Ana after
conducting the public hearing hereby approves the Certificate of Appropriateness for
Historic Exterior Modification Application No. 2019-03. The Historic Resources
Commission finds that the proposed modifications do not substantially change the
character and integrity of the historic property. This decision is based upon the evidence
submitted at the above said hearing, which includes, but is not limited to: the Staff
Report and exhibits attached thereto and the public testimony, all of which are
incorporated herein by this reference.
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Section 4. The Historic Resources Commission Secretary is hereby directed to
file a certified copy of this Resolution with the County Recorder’s Office after the adoption
of this Resolution pursuant to Public Resources Code Section 5029.
ADOPTED this 4th day of April 2019.
__________________________
Alberta Christy, Chairperson
APPROVED AS TO FORM:
Sonia R. Carvalho, City Attorney
By:________________________
Lisa Storck
Assistant City Attorney
AYES: Commission members____________________________________
NOES: Commission members___________________________________
ABSTAIN: Commission members___________________________________
NOT PRESENT: Commission members___________________________________
CERTIFICATE OF ATTESTATION AND ORIGINALITY
I, SARAH BERNAL, Commission Secretary, do hereby attest to and certify the attached
Resolution No. 2019-xx to be the original resolution adopted by Historic Resources
Commission of the City of Santa Ana on April 4, 2019.
Date: ________________ ____________________________________
Commission Secretary
City of Santa Ana
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EXHIBIT A
LEGAL DESCRIPTION
APN Address Legal Description Owner Names
399-111-16 2117 North Victoria Drive LOTS 6 & 7 AND THE SOUTH
32.00 FEET OF LOT 8, ALL IN
BLOCK “B” OF COLES
NORTH SANTA ANA TRACT,
AS PER MAP RECORDED IN
BOOK 31, PAGE 13 OF
MISCELLANEOUS RECORDS,
IN THE OFFICE OF THE
COUNTY RECORDER OF
SAID COUNTY.
EXCEPTING THEREFROM
THE SOUTH 44.00 FEET
THEREOF.
ALSO EXCEPTING
THEREFROM THE EAST
204.00 FEET THEREOF.
David J. Lang,
M.D. and Mary
Joann Lang,
trustees of The
Lang Family
Trust dated July
19, 1994
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EXHIBIT 2
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HEMA NO. 2019-03
2117 NORTH VICTORIA DRIVE
L.A. WEST HOUSE
P L A N N I N G AND B U I L D I N G A G E N C Y
500’ RADIUS
EXHIBIT 2
SITE
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EXHIBIT 3
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EXECUTIVE SUMMARY
L. A. WEST HOUSE
2117 North Victoria Drive
Santa Ana, CA 92706
NAME L. A. West House REF. NO.
ADDRESS 2117 North Victoria Drive
CITY Santa Ana ZIP 92706 ORANGE COUNTY
YEAR BUILT 1929 LOCAL REGISTER CATEGORY: Landmark
HISTORIC DISTRICT N/A NEIGHBORHOOD Floral Park
NATIONAL REGISTER CRITERIA FOR EVALUATION B,C NATIONAL REGISTER STATUS CODE 3S
Location: Not for Publication Unrestricted
Prehistoric Historic Both
ARCHITECTURAL STYLE: Mission/Spanish Colonial Revival
The Mission/Spanish Colonial Revival style, as its name implies, encompasses two major subcategories. The Mission Revival
vocabulary, popular between 1890 and 1920, drew its inspiration from the missions of the Southwest. Identifying features include
curved parapets (or espadaña); red tiled roofs and coping; low-pitched roofs, often with overhanging eaves; porch roofs supported by
large, square piers; arches; and wall surfaces commonly covered in smooth stucco. The Spanish Colonial Revival flourished between
1915 and 1940, reaching its apex during the 1920s and 1930s. The movement received widespread attention after the Panama-
California Exposition in San Diego in 1915, where lavish interpretations of Spanish and Mexican prototypes were showcased. Easily
recognizable hallmarks of the Spanish Colonial Revival are low-pitched roofs, usually with little or no overhangs and red tile roof
coverings, flat roofs surrounded by tiled parapets; and stuccoed walls. The Spanish vocabulary also includes arches; asymmetry;
balconies and patios; window grilles; and decorative elements of wood, wrought iron, tile, or stone.
SUMMARY/CONCLUSION:
The L. A. West House appears eligible for listing in the National Register of Historic Places and the California Register of Historical
Resources. It also qualifies for listing in the Santa Ana Register of Historical Properties under Criterion 1, for its exemplification of
the Spanish Colonial Revival style, and under Criterion 4b, for its association with prominent Santa Ana citizen, attorney Leonard A.
West. The house also contributes to the historic character of the Floral Park neighborhood through its age, style, scale, and historic
associations. In addition, the L. A. West House has been categorized as “Landmark” because the building “appears to be eligible” to
be placed on the National Register and the California Register and “has a unique architectural significance” as an intact and
representative example of the Spanish Colonial Revival style that contributes to the historic streetscape of North Victoria Drive
(Municipal Code, Section 30-2.2).
EXPLANATION OF CODES:
• National Register Criteria for Evaluation: (From Appendix 7 of Instructions for Recording Historical Resources, Office of
Historic Preservation)
B: that are associated with the lives of persons significant in our past.
C: that embody the distinctive characteristics of a type, period, or method of construction, or that represent the
work of a master, or that possess high artistic values, or that represent a significant and distinguishable entity
whose components may lack individual distinction.
• National Register Status Code: (From Appendix 2 of Instructions for Recording Historical Resources, Office of Historic
Preservation)
3S: Appears eligible for separate listing.
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EXHIBIT 4
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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 _4_ Resource name(s) or number (assigned by recorder) L. A. West House
P1. Other Identifier:
*P2. Location: Not for Publication Unrestricted *a. County Orange County
*b. USGS 7.5’ Quad: Orange TCA 1725 Date:
*c. Address 2117 North Victoria Drive City Santa Ana Zip 92706
*e. Other Locational Data: Assessor’s Parcel Number: 399-11-16; Coles North Santa Ana TR Block: B Lot: 6 & 7, S 32 Ft.
Lot 8 of Said Blk B-Ex S 44Ft & E 204 Ft-
*P3a. Description: (Describe resource and its major elements. Include design, materials, condition, alterations, size, setting, and boundaries.)
This sprawling two-story, 6,500 square foot home is an outstanding example of the Spanish Colonial Revival style.
Asymmetrical in composition, the building is finished with stucco and capped by hipped, gabled, and shed roofs covered in
red clay tile. Located in the approximate center of the façade, the entry is deeply recessed within a flat-headed opening
outlined by a stepped surround. Three terra cotta paved stairs lead to the elaborately carved and paneled wood door.
Wrought iron sconces illuminate the opening. A shed roof shades the entry and continues south atop a one-story wing
pierced by large arched windows. North of the entry, a patio is enclosed by shrubbery and a low stucco wall. Above it, a
wooden balcony with turned balusters rests on decoratively carved beams. A porte cochere with a large, round-headed
opening occupies the northernmost bay. A variety of window types, shapes, and treatments was utilized, including two round
windows and two covered with pierced stucco grilles. Wrought iron grilles protect some windows. A broad, stuccoed
chimney rises from the ridgeline of the south wing. In the rear of the property, a one-story garage continues the Spanish
theme, with a tiled roof and stucco siding. The house appears virtually unaltered from the street and is complemented by an
expansive lawn and a variety of trees and shrubs.
*P3b. Resource Attributes: (list attributes and codes) HP2. Single-family Property
*P4. Resources Present: Building Structure Object Site District Element of District Other
P5b. Photo: (view and date)
East elevation
March 2003
*P6. Date Constructed/Age and
Sources: historic
1929/ Source: The Register,
September 18, 1982.
*P7. Owner and Address:
Lang 1994 Trust
2117 North Victoria Drive
Santa Ana, CA 92706
*P8. Recorded by:
Leslie J. Heumann
SAIC
35 S. Raymond Ave. # 204
Pasadena, CA 91105
*P9. Date Recorded:
April 2, 2003
*P10. Survey Type:
Intensive Survey
*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
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State of California The Resources Agency Primary #__________________________________________
DEPARTMENT OF PARKS AND RECREATION HRI#______________________________________________
BUILDING, STRUCTURE, AND OBJECT RECORD
Page 2 of 4 *NRHP Status Code_3S_________________________
*Resource Name or #: L. A. West House
B1. Historic Name: L. A. West House
B2. Common Name: Same
B3. Original Use: Single-family Residence B4. Present Use: Single-family Residence
*B5. Architectural Style: Mission/Spanish Colonial Revival
*B6. Construction History: (Construction date, alterations, and date of alterations): Constructed in 1929.
June 22, 1934. Lath House.
December 9, 1983. Bath addition.
December 14, 1983. A/C.
January 16, 1984. Rebuild exterior stairway.
March 29, 1999. Detached Entertainment Room with bathroom, 448 square feet; attached patio cover.
*B7. Moved? No Yes Unknown Date:__________ Original Location:_____________________________
*B8. Related Features:
Mature landscaping, rear garage.
B9a. Architect: Unknown b. Builder: Unknown
*B10. Significance: Theme Residential Architecture Area Santa Ana
Period of Significance: circa 1888-1953 Property Type: Single-family Residence Applicable Criteria: B, C
(Discuss importance in terms of historical or architectural context as defined by theme, period, and geographic scope. Also address integrity)
The L. A. West House is architecturally significant as an exceptional example of the Spanish Colonial Revival style, one of
the best in Santa Ana. Its period revival design, substantial scale, and generous setback contribute to the elegant and
distinctive streetscape on North Victoria Drive. The house was built in 1929 for attorney Leonard A. West and his wife,
Mamie H. West. Born in Kentucky in 1872 and educated in Indiana, West arrived in Santa Ana in 1907. He opened a law
office and practiced alone until 1930, when he entered into a partnership with B. Z. McKinney. West was elected district
attorney of Orange County three times, serving from 1910 until 1921. Active in many fraternal organizations in the city, West
was also chairman of the board of trustees of the Methodist Episcopal Church South.
(See Continuation Sheet 3 of 4.)
B11. Additional Resource Attributes: (List attributes and codes)
*B12. References:
City of Santa Ana Building Permits
Santa Ana History Room Collection, Santa Ana Public Library
Sanborn Maps
(See Continuation Sheet 4 of 4.)
B13. Remarks:
*B14. Evaluator: Leslie J. Heumann
*Date of Evaluation: April 2, 2003
DPR 523B (1/95) *Required information
Sketch Map
(This space reserved for official comments.)
L. A. WEST HOUSE
2117 NORTH VICTORIA DRIVE
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State of California The Resources Agency Primary # _____________________________________________
DEPARTMENT OF PARKS AND RECREATION HRI # ________________________________________________
CONTINUATION SHEET Trinomial _____________________________________________
Page 3_ of 4_ Resource Name or # (Assigned by recorder) L. A. West House
*Recorded by Leslie J. Heumann, SAIC *Date April 2, 2003 ⌧ Continuation Update
DPR 523L
*B10. Significance (continued):
The West family occupied the house until 1982, selling it complete with the original Barker Brothers furnishings to Carl
Lundquist and Gary Conway that year. Featured in a local home tour shortly thereafter, the house was described in an
article in the The Register on September 18, 1982. Highlights include a two-story entry hall with exposed trusses and
beams, tiled floors and a tiled staircase with Mexican tile risers and wrought iron railings, a step-down living room, formal
dining room, outdoor tiled fireplace, five bedrooms, and five baths finished in various combinations of colored tiles. Original
hardware and lighting was also in place at the time.
The L. A. West House is located in Floral Park, a neighborhood northwest of downtown Santa Ana bounded by West
Seventeenth Street, North Flower Street, Riverside Drive, and Broadway. Groves of oranges, avocados, and walnuts and
widely scattered ranch houses characterized this area before 1920. Developer and builder Allison Honer (1897-1981),
credited as the subdivider and builder of a major portion of northwest Santa Ana, arrived in Santa Ana from Beaver Falls,
New York in 1922 (Talbert, pages 353-356). “Before nightfall on the day of his arrival, Mr. Honer purchased a parcel of land.
And that month, he began building custom homes in Santa Ana” (Orange County Register, September 15, 1981). The
parcel chosen became the Floral Park subdivision between Seventeenth Street and Santiago Creek. “When built in the
1920s, the Floral Park homes were the most lavish and expensive in the area. They sold for about $45,000 each” (Orange
County Register, September 15, 1981). Revival architecture in a wide variety of romantic styles was celebrated in the 1920s
and 1930s and Floral Park showcased examples of the English Tudor, French Norman, Spanish Colonial, and Colonial
Revival. The Allison Honer Construction Company went on to complete such notable projects as the 1935 Art Deco styled
Old Santa Ana City Hall, the El Toro Marine Base during World War II, and the 1960 Honer Shopping Plaza. Honer lived in
the neighborhood he had helped to create, at 615 West Santa Clara Avenue.
In the late 1920s and 1930s, another builder, Roy Roscoe Russell (1881-1965), continued developing the groves of Floral
Park. An early Russell project was his 1928 subdivision of Victoria Drive between West Nineteenth Street and West Santa
Clara Avenue. The homes were quite grand and displayed various revival styles, including Russell’s own large, Colonial
Revival mansion at 2009 Victoria Drive. In the early post World War II years, Floral Park continued its development as
numerous, smaller, single-family houses were built. Continuing in the Floral Park tradition, they were mostly revival in style.
In the 1950s, low, horizontal Ranch Style houses completed the growth of Floral Park. Today (2003) Floral Park maintains
its identity as the premier neighborhood of Santa Ana, historically home to many affluent and prominent citizens.
The L. A. West House appears eligible for listing in the National Register of Historic Places and the California Register of
Historical Resources. It also qualifies for listing in the Santa Ana Register of Historical Properties under Criterion 1 for its
exemplification of the Spanish Colonial Revival style and under Criterion 4b for its association with a prominent member of
the community. The signature use hand troweled stucco exteriors and red clay tile roofs in combination with the wood work
of the roof and balcony, the asymmetrical massing incorporating patios in the front and rear, the incorporation of arcades
and arched openings, and the employment of such Moorish influenced features as pierced stucco grilles and tiled staircases
are notable in this regard. The house also contributes to the historic character of the Floral Park neighborhood through its
age, style, scale, and historic association with a prominent member of the community. Additionally, the house has been
categorized as “Landmark” for its unique architectural significance as an example of the Spanish Colonial Revival style that
contributes to the historic streetscape of North Victoria Drive. All original exterior features of the L. A. West House are
considered character defining and should be preserved. These features include, but may not be limited to: materials and
finishes (stucco, tile, wood, wrought iron); roof configuration, materials, and treatment; massing and composition; entry,
doors and windows; patios and balcony; porte cochere; architectural detailing (archways, grilles); chimney and fireplaces;
garage; original landscaping; and original interior materials, spaces, finishes, and furnishings.
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State of California The Resources Agency Primary # _____________________________________________
DEPARTMENT OF PARKS AND RECREATION HRI # ________________________________________________
CONTINUATION SHEET Trinomial _____________________________________________
Page 4_ of 4_ Resource Name or # (Assigned by recorder) L. A. West House
*Recorded by Leslie J. Heumann, SAIC *Date April 2, 2003 ⌧ Continuation Update
DPR 523L
*B12. References (continued):
Harris, Cyril M. American Architecture: An Illustrated Encyclopedia. New York, WW Norton, 1998.
Marsh, Diann. Santa Ana, An Illustrated History. Encinitas, Heritage Publishing, 1994.
McAlester, Virginia and Lee. A Field Guide to American Houses. New York: Alfred A. Knopf, 1984.
National Register Bulletin 16A. “How to Complete the National Register Registration Form.” Washington DC: National
Register Branch, National Park Service, US Dept. of the Interior, 1991.
Office of Historic Preservation. “Instructions for Recording Historical Resources.” Sacramento: March 1995.
“Alison Honer Dies at 84,” The Santa Ana Journal, September 21, 1981.
“Builder of Honer Plaza Dies,” Orange County Register, September 15, 1981.
“History of Floral Park.” http://www.floral-park.com/page2.html
Talbert, Thomas (editor-in-chief). Historical Volume and Reference Works Including Biographical Sketches of Leading
Citizens, Volume I. Whittier, Historical Publishers, 1963.
Pleasants, Mrs. J. E. History of Orange County, California, volume 3. Los Angeles: J. R. Finnell & Sons, 1931.
Orange County Directories, 1928-1952.
“Fantasy building spree left its mark on OC.” The Register, September 18, 1982.
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EXHIBIT 6
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Historic Resource Assessment and Impact s Analysis Report
2117 N. Victoria Drive
Santa Ana, CA 92706
Prepared for: Dolman Architecture
Prepared by: Kathryn McGee
February 2019
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2117 N. Victoria Drive, Santa Ana, California
TABLE OF CONTENTS
I. Introduction and Executive Summary ............................................................. 1
II. Consultant Qualifications ............................................................................... 1
III. Methodology ................................................................................................. 1
IV. Regulatory Setting ......................................................................................... 2
City of Santa Ana .................................................................................... 2
CEQA ..................................................................................................... 3
V. Property Description and History ................................................................... 4
Description .............................................................................................. 4
History .................................................................................................... 5
VI. Historic Context ............................................................................................. 8
Development of the Floral Park Neighborhood ........................................ 8
Spanish Colonial Revival Architecture ..................................................... 9
VII. Significance and Character-Defining Features ................................................ 10
VIII. Proposed Project ............................................................................................ 10
Description .............................................................................................. 10
Evaluation ............................................................................................... 12
IX. Conclusion..................................................................................................... 17
X. Bibliography .................................................................................................. 18
Attachments
Attachment A: Current Maps and Aerials
Attachment B: Historic Maps and Photographs
Attachment C: Current Photographs
Attachment D: Proposed Plans and Photo Mock-ups
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I. INTRODUCTION AND EXECUTIVE SUMMARY
This historic resource assessment and impacts analysis report evaluates a proposed project located at 2117
N. Victoria Drive in Santa Ana, California (hereinafter referred to in this report as “subject property”).
Situated in the Floral Park neighborhood in the north part of the City, the subject property contains one
single-family home, which was constructed in 1929 for local attorney L.A. West and designed by
architect Allan Ruoff. The subject property is locally designated as a Santa Ana Landmark for its Spanish
Colonial Revival architecture and association with L.A. West, and has a Mills Act Historical Property
Contract. The subject property was also previously found eligible for listing in the National Register of
Historic Places (National Register) and California Register of Historical Resources (California Register).
The subject property is considered an historical resource under the California Environmental Quality Act
(CEQA). The current property owner is proposing alterations including construction of a new half
bathroom at the first floor within an existing closet and incorporation of a new elevator and second floor
addition off the master bedroom (proposed project). Because the subject property is designed as a Santa
Ana Landmark and qualifies as an historical resource under CEQA, a Certificate of Appropriateness is
required for the proposed project. Alterations must be reviewed for conformance with the Secretary of the
Interior’s Standards for the Treatment of Historic Properties (Secretary’s Standards) and compliance
with the Santa Ana Historic Structure Guidelines. Projects that are in conformance with the Secretary’s
Standards are generally considered mitigated to a less than significant level or exempt under CEQA and
are also generally in compliance with the Santa Ana Historic Structure Guidelines. This report establishes
the history of the subject property, including description of character-defining features, and describes and
evaluates the plans for the proposed project. This report concludes the proposed project is in conformance
with the Rehabilitation Standards of the Secretary’s Standards, compliant with the Santa Ana Historic
Structure Guidelines, and will have no historical resources impact under CEQA.
II. CONSULTANT QUALIFICATIONS
This report was prepared by Kathryn McGee. Ms. McGee visited and photographed the subject property
on January 11, 2019. Ms. McGee is an architectural historian and historic preservation planner based in
Los Angeles. With over ten years of experience, she meets the Secretary of the Interior’s Professional
Qualification Standards in Architectural History. Ms. McGee launched an independent practice in 2015.
She previously worked as a Senior Associate at the historic preservation consulting firm, Chattel, Inc. Her
educational background includes a Bachelor of Arts degree in architectural history from the University of
California, Santa Barbara and a Master of Urban and Regional Planning degree from the University of
California, Irvine. She has also completed the Summer Program in Historic Preservation at the University
of Southern California and is a LEED Accredited Professional with specialty in Neighborhood
Development. Her consulting work entails writing reports for purposes of environmental and local project
review; preparation of historic resource assessments and surveys; preparation of technical reports for
General Plan Updates; evaluation of properties seeking or complying with Mills Act Contracts; and
consultation on adaptive reuse and federal Investment Tax Credit projects.
III. METHODOLOGY
Project methodology involved the following research:
Building Permits: Historic building permits available at the City of Santa Ana Building Safety Division
were reviewed in-person and online. The City of Santa Ana does not have the original building permit
from the subject property’s date of construction in 1929, nor does it have other early permits, though there
are some permits available from recent decades. Relevant data is referenced in this report.
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City Survey Records: The subject property was previously evaluated in an historic resource survey
conducted in 2003 and a California Department of Parks and Recreation (DPR) Primary Record was
prepared at that time. The survey form is referenced in this report.1
Historic Photographs: Historic aerial photographs of the subject property were obtained through in-
person archival research at the University of California, Los Angeles Air Photo Archive and through an
online database of the University of California, Santa Barbara. The historic photograph collection of the
First American Title Insurance Company in Santa Ana was searched through in-person archival research
and one photograph of the rear of the subject property was found. The online historic photograph
collections of the Santa Ana Public Library and Santa Ana Historical Society were also searched, but no
photographs of the subject property were found. Relevant photographs are included in Attachment B.
Online Databases: Online databases were searched, including but not limited to United States Federal
Census, voter and death indexes available on Ancestry.com, as well as other newspaper articles available
on Newspapers.com. Relevant information is referenced in this report.
Original Plans: A set of original blueprints prepared by Allen Ruoff Architects (13 sheets) was made
available by the current property owner for research purposes.
Sanborn Maps: An historic Sanborn fire insurance map for the subject property was obtained through
the Los Angeles Public Library’s ProQuest database and is included in Attachment B.
IV. REGULATORY SETTING
City of Santa Ana
In 1998, the City Council adopted Chapter 30 of the Santa Ana Municipal Code (SAMC) to establish the
Santa Ana Register of Historical Properties to list local historically significant properties, and created a
Historic Resources Commission to oversee Santa Ana’s Historic Preservation Program. A building,
structure, object, or site may be designated for inclusion on the register if the building, structure, object or
site is fifty (50) or more years old and if the commission finds that one (1) or more of the following
conditions are met:2
1) Buildings, structures or objects with distinguishing characteristics of an architectural style or
period, that exemplify a particular architectural style or design features;
2) Works of notable architects, builders, or designers whose style influenced architectural
development;
3) Rare buildings, structures, or objects or original designs;
4) Buildings, structures, objects or sites of historical significance which include places:
a. Where important events occurred;
b. Associated with famous people, original settlers, renowned organizations and businesses;
c. Which were originally present when the city was founded; or
d. That served as important centers for political, social, economic, or cultural activity.
5) Sites of archaeological importance;
1 Leslie Heumann, SAIC, “2117 North Victoria Drive,” State of California Department of Parks and Recreation Primary Record, April
2, 2003.
2 Santa Ana Municipal Code, Chapter 30, Section 30-2.
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6) Buildings or structures that were connected with a business or use which was once common, but
is now rare.
Alterations to Historic Properties
Section 30-6 of the SAMC provides the following regarding modification of historic properties:3
a) No exterior physical modifications, other than those identified by the historic resources
commission for administrative approval by city staff, shall be permitted with respect to an historic
structure until the historic resources commission approves such request at a duly noticed public
hearing and issues a certificate of appropriateness. The historic resources commission shall issue
the certificate of appropriateness upon finding that the proposed modification(s) does not
substantially change the character and integrity of the historic property. The minutes of the
historic resources commission meeting shall serve as the official record.
b) An application for exterior modification of a historic structure shall be accompanied, except for
those subject to administrative approval by city staff pursuant to subsection (a), by payment of an
application fee set in such amounts as shall be established by resolution of the city council.
c) The building official may determine a historic property is a dangerous building. Modifications as
determined necessary by the building official to correct the dangerous building shall not require a
certificate of appropriateness. Modifications shall be consistent with the overall architectural
design and historic character of the structure and blend in with the surrounding environment.
Additionally, the City of Santa Ana Historic Structures Guidelines included in Chapter 13 of the Citywide
Design Guidelines, provide guidance for projects that involve alterations to historic resources, and are
described in detail later in this report.4
Mills Act Program
The Mills Act Contract is a formal agreement between the City of Santa Ana and a property owner,
offering owners of historic properties potential property tax savings in exchange for a commitment to
reinvest savings in maintaining the property. The Mills Act program was enacted by the State of
California in 1972 and subsequently adopted by the City of Santa Ana. In order to be eligible, a property
must be listed on the Santa Ana Register of Historical Properties. The Mills Act Historical Property
Contract Program requires all proposed work be implemented following a set of Federal guidelines, the
rehabilitation standards of the Secretary’s Standards.
Relationship to this report: The subject property is locally listed as a Landmark in the Santa Ana Register
of Historical Properties and has a Mills Act contract, which was executed in 2007. A Certificate of
Appropriateness is required for project approvals. As described in detail in this report, the proposed
project is found in conformance with the Secretary’s Standards and compliant with the City of Santa Ana
Historic Structures Guidelines of the Citywide Design Guidelines.
California Environmental Quality Act (CEQA)
The California Environmental Quality Act (CEQA) was enacted in 1970 and offers protection for
identified historical resources. In general, for purposes of CEQA and environmental review, an “historical
resource” is that which has been determined eligible for listing in the California Register, or one that is
designated at the local level. The term “historical resource” includes the following:
3 Santa Ana Municipal Code, Chapter 30, Section 30-6.
4 Citywide Design Guidelines, City of Santa Ana, https://www.santa-ana.org/pb/planning-division/citywide-design-guidelines.
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1. A resource listed in, or determined to be eligible by the State Historical Resources
Commission for listing in the California Register of Historical Resources (Pub Res Code
SS5024.1, Title 14 CCR, Section 4850 et seq).
2. A resource included in a local register of historical resources, as defined in Section 5020.1(k)
of the Public Resources Code or identified as significant in an historical resource survey
meeting the requirements Section 5024.1(g) of the Public Resources Code, shall be presumed
to be historically or culturally significant. Public agencies must treat any such resource as
significant unless the preponderance of evidence demonstrates that it is not historically or
culturally significant.
3. Any object, building, structure, site, area, place, record, or manuscript which a lead agency
determines to be historically significant or significant in the architectural, engineering,
scientific, economic, agricultural, educational, social, political, military, or cultural annals of
California may be considered to an historical resource, provided the lead agency’s
determination is supported by substantial evidence in light of the whole record.
Generally, a resource shall be considered by the lead agency to be “historically significant” if the
resource meets the criteria for listing on the California Register (Pub Res Code SS5024.1, Title 14
CCR, Section 4852).
Relationship to this report: The subject property is locally listed as a Landmark in the Santa Ana Register
of Historical Properties and has previously been found eligible for listing in the California and National
Registers. Therefore, the subject property qualifies as an historical resource under CEQA.
V. PROPERTY DESCRIPTION AND HISTORY
Physical Description
Site
(Attachment A, Current Maps and Aerials; Attachment C, Current Photographs)
The subject property consists of one parcel located at 2117 N. Victoria Drive in the Floral Park
neighborhood in the north part of Santa Ana and contains one Spanish Colonial Revival single-family
home with a rear garage to the northeast and rear pool house to the east. Bounded by W. Santa Clara
Avenue to the north, N. Broadway to the east, W 19th Street to the south, and N. Victoria Drive to the
west, the subject property is oriented west. Adjacent development on the same block of Victoria Drive
includes single-family homes with varying architectural styles and dates of construction. Automobile
access is provided through a concrete driveway running north of the house to the garage. There is a large
front yard landscaped with grass, shrubs, and trees. Decorative hardscape features include a central tile
walkway providing a direct path from the sidewalk to the front door and including a central, circular tile
fountain.
Exterior
Designed in the Spanish Colonial Revival style, the single-family home at the subject property
encompasses one and two-story portions with a roughly T-shaped floor plan wrapping a rear courtyard.
The house features multiple rooflines, including hipped, gable and shed roofs capped in red clay tile, with
a chimney clad in stucco extending above the south wing. Exterior walls are clad in hand troweled stucco.
The primary west facade is asymmetrical in composition with four bays. The north bay encompasses the
porte cochere, which includes a large arched opening. The center bays step up to two stories and includes
the main entrance, roughly centered, which is recessed within a flat-headed opening, with decorative
venting cutouts on either side and a round window at the second floor above. The second floor includes a
Monterey-style wood balcony offset from the center of the elevation. The south bay steps down to one
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story, corresponding to the living room at the interior, and features two large arched openings with fixed
windows in the south wing. Other first and second floor fenestration includes irregularly spaced wood
casements.
The rear courtyard is wrapped on three sides by the house. Bordering the west side of the courtyard is the
(east) elevation of the north bay, which is one story, featuring an outdoor fireplace, wood sash doors set
within recessed openings, and a deep shed roof supported on columns. Along the north border of the
courtyard is the south elevation of the two-story portion of the house, where there are wood doors and
wood casement windows at the first and second floors. At the second floor, the elevation features a
Monterey-style wood balcony across a portion of the elevation. East of the balcony, the massing of the
elevation steps out slightly to the south and has a trio of wood sash casements along its south elevation.
Bordering the east side of the courtyard, the one-story sun room extends south. The proposed new second
floor addition will be added above the sun room. The sun room has arched openings encompassing wood
sash on its south, east, and west elevations. The east elevation of the two-story portion of the house
includes a secondary entrance door at the first floor and wood casement windows of varying sizes at first
and second floors. The north elevation fronting the driveway includes the porte-cochere as well as
secondary entrance doors and wood casement windows of varying sizes.
Interior
At the first floor, the main entrance in the west façade leads into a grand two-story foyer with tile floor,
wood ceiling with exposed trusses and beams and central curved metal stair to the second floor, where a
balcony encircles the landing. The foyer provides access to first floor spaces including the living room to
the south, dining room and kitchen to the east, and other private spaces to the north, via large arched
openings. South of the main entrance is a doorway into the closet planned for reuse as a new restroom as
part of the proposed project. The closet is a simple rectangular space with a wood floor and smooth
painted wall finish, as well as a wood sash window in the west wall. Extending east of the foyer, the
dining room and kitchen are interconnected. Beyond the kitchen, the one-story sun room extends to the
south. The sun room is rectangular in plan, with arched windows on its south, east and west walls, a closet
in the northeast corner, and built-in cabinets just north of the north wall, where the proposed new elevator
will be located. At the second floor, interior space is generally organized around a double-loaded corridor
running east-west, with the master bedroom at its east end. The master bedroom is rectangular in plan,
extending south over a portion of the first floor sun room, with a door onto the roof of the sun room in its
east wall and a trio of wood sash casement windows in its south wall.
History
History of Construction and Alterations
(Appendix A: Table of Building Permits; Attachment B, Historic Maps and Photographs)
The house at the subject property was constructed in 1929 in the Floral Park neighborhood of Santa Ana.
Plans were designed by architect Allan K. Ruoff (biography below) for original owner L.A. West
(biography below).
Allen K. Ruoff, Architect (1890-1945)
Allen K. Ruoff was a prolific Southern California architect.5 Born in Texas in 1890,6 he married Gertrude
5 Ruoff is often misspelled “Rouff” in historical documents.
Ruoff was not a member of the American Institute of Architects.
“Allen Ruoff,” AIA Historical Directory, https://aiahistoricaldirectory.atlassian.net.
6 “Allen Kelly Ruoff,” World War I Draft Registration Cards, 1917-1918, Registration State: California; Registration County: Los
Angeles; Roll: 1531272; Draft Board: 1, Ancestry.com.
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2117 N. Victoria Drive, Santa Ana, California
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Ruoff, though he later remarried.7 He began his career in Pasadena working as a draftsman.8 By 1918, he
moved to Los Angeles.9 In the 1920s, Ruoff wrote articles for Los Angeles Times about architecture and
design of single-family homes,10 including a 1924 piece in which he wrote that the Spanish bungalow,
“has proven so practical as an attractive home design, so complete in its arrangement and adapted to any
locality that it has become a fixed type of architecture and can be classed as a Southern California
contribution to American architectural design.”11 By the early 1920s, Ruoff formed a Los Angeles-based
partnership with Arthur C. Munson. In 1922, the partnership moved to the Greenleaf Building, a two-
story commercial building it had designed at 405-409 W. 4th Street in Santa Ana.12 Ruoff and Munson’s
other known work in the 1920s included single-family homes in South Pasadena, Claremont, and Los
Angeles,13 and new buildings for Vernon Avenue School in Los Angeles14 and at the Balboa Palisades
Club.15 The partnership was dissolved in 1926.16 Ruoff subsequently began his own firm,17 with offices in
the Taft Building in Los Angeles,18 and at 2nd Street and Broadway in Santa Ana.19 His firm designed
several buildings in Santa Ana, including commercial buildings at the corner of Broadway and 3rd Street
(address unknown, late 1920s), a two-story furniture store building at 6th and Main Streets (1929),20 and
residential buildings including the homes of L.A. West at the subject property (1929) and E.B. Sprague
(address unknown, late 1920s).21 The firm also designed Wilshire Branch Library in Los Angeles
(1927),22 a brick hotel at Phillips and 8th Streets in Hanford (1928),23 City Hall in Brea (1928),24 Legion
Hall in Brea (1929),25 and a two-story, eight room residence at 10386 Greenbar Avenue in Westwood
Hills (1936).26 Ruoff died at age 51 in 1945.27
History of Alterations
The City of Santa Ana does not have the original building permit for the subject property from 1929 on
file, nor does it have other early permits available, though there are some permits available from recent
decades. All available building permit data is included in the below Table of Building Permits. Based on
permit data, historic maps and photographs, and visual inspection, the property appears to have sustained
relatively few alterations since its construction in 1929. The most notable changes have been: removal of
original curved pathways leading from the sidewalk to the front door, with addition of one straight
pathway to the front door (occurred after 1962, see Attachment B, Historic Aerials 1-6); remodeling of
courtyard landscaping, including removal of some early trees and addition of new hardscape (date
unknown, see Attachment B, Historic Photograph 1); remodeling of bathrooms at the interior
(implemented in 1984 and 2013); addition of the existing detached entertainment room or pool room
7 In 1927, Ruoff was written about in the Los Angeles Times due to a court hearing regarding failure to pay alimony and child support.
“Architect Sent to Jail,” Los Angeles Times, August 24, 1970: 20, Newspapers.com.
8 “Allen K. Rouff,” Pasadena City Directory, 1916: 341, Ancestry.com.
9 “Views Differ on Designing,” Los Angeles Times, August 31, 1924: 69.
10 “Allen K. Rouff,” Los Angeles City Directory, 1918: 1702, Ancestry.com.
11 “Views Differ on Designing,” Los Angeles Times, August 31, 1924: 69.
12 “50,000 Greenleaf Building Seen as Big W. Fourth Asset,” Santa Ana Register, October 16, 1922: 7.
“Display Ad,” Santa Ana Register, January 11, 1923: 12.
13 “Neat Appearance Feature of Five-Room Residence,” Los Angeles Times, September 28, 1924: 95.
14 “Vernon Avenue School Site for New Structure,” Los Angeles Times, November 2, 1924: 95.
15 “Plan Additions to Beach Club: Balboa Site of Attractive Structures,” Los Angeles Times, November 23, 1924: 95.
16 “Ruoff and Munson,” Pacific Coast Architecture Database, http://pcad.lib.washington.edu/firm/586/, accessed January 9, 2019.
17 “Allen Rouff,” 1930 United States Federal Census, Census Place: Los Angeles, Los Angeles, California; Page: 16A; Enumeration
District: 0186; FHL microfilm: 2339875, Ancestry.com.
18 “Architect Sent to Jail: Allen Rouff Must Stay there for Ninety Days in Alimony Mix Up Unless He Pays,” Los Angeles Times,
August 24, 1927: 20.
19 “L.A. Architect Leases Office in Santa Ana,” Santa Ana Register, December 1, 1928: 14.
20 “Store Building to Rise,” Los Angeles Times, November 10, 1929: 68.
21 “L.A. Architect Leases Office in Santa Ana,” Santa Ana Register, December 1, 1928: 14.
22 “Display Ad,” Los Angeles Times, October 30, 1927: 133.
23 “Report Received of New Hanford Hotel,” Los Angeles Times, December 13, 1928: 14.
24 “Allen Kelly Ruoff,” Pacific Coast Architecture Database, http://pcad.lib.washington.edu/person/96/.
25 “4300 Ready for Brea Legion Home,” Santa Ana Register, February 8, 1929: 10.
26 “Two-Story Residence,” Los Angeles Times, October 11, 1936: 81.
27 “Allen Kelly Ruoff,” Pacific Coast Architecture Database, http://pcad.lib.washington.edu/person/96/.
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located west of the main house (implemented in 1999), and addition of a backyard swimming pool and
spa (implemented in 2012).
Table of Building Permits
Date Permit No. Work Owner Architect Contactor Valuation
June 22,
1934
19493 Construct lath
house. (This is not
the permit for the
main house and is
likely for the garage
or a small storage
building.)
L.A. West Not given Not given $85.00
January
19, 1984
22433 Remodel bathroom. Carl
Ljungquist
Not given Owner $750.00
January
19, 1984
22844 Install exterior
stairway.
Carl
Ljunquist
Not given None $300.00
January
25, 1984
22482 Install AC
condenser.
Carl
Ljunquist
Not given Lang
Plumbing &
AC.
Illegible
March 29,
1999
10119713 Construct detached
entertainment room
with bath, 448 sf,
and attached patio
cover, 112 sf, east of
existing house.
David J. and
Mary J. Lang
Fred Fischer,
Jr.
Not given $29,053.00
April 18,
2012
10174677 Install freestanding
arbor.
David J. and
Mary J. Lang
Not given Jim
Shepstone
Landscaping
$7,100.00
April 18,
2012
10174676 Install swimming
pool and spa.
David J. and
Mary J. Lang
Not given Jim
Shepstone
Landscaping
$40,000.00
October 9,
2013
10179821 Reconfigure
bathroom; add
shower; relocate
washer/dryer to
service area within
footprint of house.
David J. and
Mary J. Lang
Thomas
Drummond &
Assoc.
Jim
Shepstone
Landscaping
$6,815.00
History of Owners and Occupants
As previously noted, the subject property was originally constructed for L.A. West (biography below) and
his wife, Mamie H. West. Members of the West family resided at the subject property until 1982, when
the property was sold to Carl Lundquist and Gary Conway, who owned it until about 1999, when it was
sold to current owners, David J. Lang and Mary J. Lang.
L.A. West (1872-1955)
Known professionally as L.A. West, Leonard A. West (1872-1955) and his wife, Mamie H. West, were
the original owners of the subject property in 1929. L.A. West was born in 1872 in Kentucky.28 West
lived in Kentucky until at least 1900, was educated in Indiana,29 and relocated to Santa Ana by 1910.30 A
28 “Leonard A. West,” 1930 United States Federal Census, Census Place: Santa Ana, Orange, California; Page: 5A; Enumeration
District: 0080; FHL microfilm: 2339917, Ancestry.com.
29 Leslie Heumann, SAIC, “2117 North Victoria Drive,” State of California Department of Parks and Recreation Primary Record,
April 2, 2003.
30 “Leonard A. West,” 1910 United States Federal Census, Census Place: Santa Ana Ward 5, Orange, California; Roll: T624_90;
Page: 15A; Enumeration District: 0059; FHL microfilm: 1374103, Ancestry.com.
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prominent local attorney, West had a private practice through about 1930 and subsequently had a
partnership with attorney B.Z. McKinney. He also served as Orange County District Attorney three times
during the years 1919-1921.31 In addition to developing the house at the subject property, he developed
the house at 2226 Victoria Drive (extant).32 He died in 1955 and is buried in Santa Ana.33
VI. HISTORIC CONTEXT
Development of the Floral Park Neighborhood
The townsite of Santa Ana was founded by William Spurgeon in 1869. Much of the early development
that followed was spawned by arrival of the Southern Pacific and Santa Fe Railroads in 1878 and 1886,
respectively.34 The City was first incorporated in 1886 and was a “well-established city” at the time,
becoming the seat of Orange County in 1889.35 By 1900, Santa Ana had almost 500 residents.36 The early
years of the Twentieth Century saw a building boom and improvements, such as arrival of the gasoline-
powered Red Car providing transportation out of Los Angeles, brought prosperity and new development
opportunities.37 Following close of World War I in 1918, post-war prosperity ensued; substantial new
development was implemented in Santa Ana during the 1920s. It was during this decade new homes
began construction in the Floral Park neighborhood where the subject property is located, which today is
roughly bounded by W. Seventeenth Street, N. Flower Street, Riverside Drive, and Broadway.
Prior to 1920, Floral Park consisted of agricultural land with citrus, avocado, and walnut groves and
scattered ranch houses.38 Contractors responsible for building many of the homes in the area included
Allison Honer (1897-1981) and Roy Russell (1881-1965).39 Houses constructed there in the 1920s and
1930s espoused revival style architecture popular at the time, such as Colonial and Spanish Colonial
Revival, English Tudor, and French Norman designs. When the house at the subject property was
constructed, it stood out as one of the few on the east side of Victoria Drive, with areas of agricultural
land on either side. An historic aerial photograph from 1930 shows the house was one of the largest on the
block. With a deep front yard and curved pathways leading to the main entrance, the Spanish Colonial
Revival house was architecturally distinguished.
Development of new homes continued in Floral Park both during and after the close of World War II in
1945. Mirroring development trends throughout Southern California at the time, post-war prosperity and
the subsequent boom in growth of housing caused a rapid increase in development of land formerly used
for agriculture. By the 1950s, vacant parcels continued to be developed, though now often with the
modern Ranch style homes popular at the time. Historic aerial photographs show that by 1952, a
substantial amount of land formerly used for agriculture had been developed with single-family homes;
the neighborhood was even more built out by 1962, with little open land remaining (see Attachment B,
Historic Aerials 1-6). Floral park was historically and continues to be considered a “premier
neighborhood of Santa Ana… home to many affluent and prominent citizens.”40 Multiple properties
Victoria Drive near the subject property have been locally designated as Santa Ana Landmarks.41
31 Heumann, “2117 North Victoria Drive.”
32 “25,000 Home Will Be Built in Santa Ana,” Santa Ana Register, July 14, 1927: 9.
33 “Leonard A. West,” U.S., Find A Grave Index, 1600s-Current, Ancestry.com.
34 Leslie J. Heumann, “Old Santa Ana City Hall,” Historic Survey Form, Intensive Survey Update, September 4, 2001: 3.
35 Diann Marsh, Santa Ana… An Illustrated History, 2nd Ed., Encinitas: Heritage Publishing Company, 1994:
36 Marsh, 87.
37 Marsh, 92-93.
38 Heumann, “2117 North Victoria Drive.”
39 Diann Marsh, Santa Ana… An Illustrated History, 2nd Ed., Encinitas: Heritage Publishing Company, 1994: 131.
40 Heumann, “2117 North Victoria Drive.”
41 City of Santa Ana Historic Resource Map, updated October 10, 2018, https://www.santa-
ana.org/sites/default/files/Historic%20Resource%20Map%20October_2018.pdf.
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Spanish Colonial Revival Architecture
The 1890s–1930s was a period in which historic eclecticism became the dominant mode of architectural
expression. Education of high style architects in the late nineteenth century shifted from training under
apprentices to attendance at the École de Beaux Arts in Paris. This academic training resulted in more
faithful representations of historical styles, a trend that reached broad attention and widespread use after
the Chicago Columbian Exposition of 1893. With the emphasis on faithful replication, specific historic
styles were used to connote particular meanings.
What is now called Spanish Colonial Revival style is really the second phase of a larger, more
encompassing style that began in the 1890s and 1900s and can more broadly be referred to as
Mediterranean Revival. Developing alongside a national trend of high style, with academic architects
employing historic eclectic styles, Spanish Colonial Revival style was an attempt to create and define a
prototypical Californian expression of architecture. The earlier phase of Spanish Colonial Revival style
was based on designs for the California Missions, now called Mission Revival style, and was aimed at
transmitting a romantic myth of California’s European origins. Borrowing typical forms freely from its
colonial past, Mission Revival style is characterized by symmetrical facades and compact rectangular or
square plan. Like later manifestations of Spanish Colonial Revival Style, roofs were made of red clay tiles
and wall surfaces clad in smooth stucco. However, in contrast with later Spanish Colonial Revival style,
the eaves of Mission Revival style buildings are widely overhanging. Other defining characteristics are
Mission-like bell towers, quatrefoil windows, and shaped parapets.
The academic, high style expression of Spanish Colonial Revival style was popularized by the Panama-
California Exposition of 1915 in San Diego.42 By commemorating the opening of the Panama Canal a
year earlier, the exposition served to boost San Diego as the closest American port to the canal. The
Exposition, with Bertram Grosvenor Goodhue as chief architect, was a “statement of local industry
clothed in a Southern California architecture,”43 and had as much influence on subsequent use of Spanish
Colonial Revival style as the Chicago Columbian Exposition did for historic revival styles in general and
Classical Revival style in particular.44 Use of the Spanish Colonial Revival style at the Panama-California
Exposition represented Spanish historical antecedents more faithfully than the Mission Revival style and
“emphasize[d] the richness of Spanish precedents found throughout Latin America.”45
Character-defining features of the Spanish Colonial Revival style generally include:46
• Complex massing, resulting from turrets, towers, corbelled overhangs, multiple and often
asymmetrically organized wings, exterior staircases
• Distinctively shaped and capped chimneys
• Gable, hipped, and/or flat roof, typically with clay tile roof or roof trim
• One or two stories in height
• Patios, courtyards, loggias or covered porches and/or balconies
• Single and multi-paned windows, predominantly casement in type
• Stuccoed exteriors; secondary materials may include wrought iron, wood, cast stone, terra cotta,
and polychromatic tile
42 David Gebhard, “The Spanish Colonial Revival in Southern California (1895-1930),” The Journal of the Society of Architectural
Historians, Vol. 26, No. 2, May 1967: 136.
43 Paul Gleye, The Architecture of Los Angeles, Los Angeles: Rosebud Books, 1981: 87.
44 Gebhard, 136.
45 Virginia and Lee McAlester, A Field Guide to American Houses, New York: Alfred A. Knopf, 1998: 418.
46 City of Los Angeles Office of Historic Resources, “Context: Architecture and Engineering: 1850-1930; Theme: Mediterranean and
Indigenous Revival Architecture, 1887-1952; Sub-Theme: Spanish Colonial Revival, 1915-1942; Property Type: Residential; Sub-Type: Single-
Family Residence,” SurveyLA Historic Context Outline and Summary Table, May 6, 2014, http://preservation.lacity.org/news/surveyla-
historiccontext-outline-and-summary-tables-published.
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• Use of arches of a variety of shapes for windows, doors, niches, openings in wing walls, and
other features
• Window grilles, rejas, pierced stucco screens, clay attic vents
• Wooden plank or carved doors with prominent hinges and hardware
VII. SIGNIFICANCE AND CHARACTER-DEFINING FEATURES
The subject property is listed as a Santa Ana Landmark, significant for its Spanish Colonial Revival
architecture and association with its original owner, L.A. West. The following statement of significance
and description of character-defining features is excerpted from the historic resource survey form
prepared for the subject property in 2003, which informed the Landmark designation:47
The L.A. West House is architecturally significant as an exceptional example of the Spanish
Colonial Revival style, one of the best in Santa Ana. Its period revival design, substantial scale,
and generous setback contribute to the elegant and distinctive streetscape of North Victoria
Drive…
The L.A. West House appears eligible for listing in the National Register of Historic Places and
the California Register of Historical Resources. It also qualifies for listing in the Santa Ana
Register of Historical Properties under Criterion 1 for its exemplification of the Spanish Colonial
Revival style and under Criterion 4b for its association with a prominent member of the
community. The signature use hand troweled stucco exteriors and red clay tile roofs in
combination with the wood work of the roof and balcony, the asymmetrical massing
incorporating patios in the front and rear, the incorporation of arcades and arched openings, and
the employment of such Moorish influenced features as pierced stucco grilles and tiled staircases
are notable in this regard. The house also contributes to the historic character of the Floral Park
neighborhood through its age, style, scale, and historic association with a prominent member of
the community. Additionally, the house has been categorized as “Landmark” for its unique
architectural significance as an example of the Spanish Colonial Revival style that contributes to
the historic streetscape of North Victoria Drive. All original features of the L.A. West House are
considered character defining and should be preserved. These features include, but may not be
limited to: materials and finishes (stucco, tile, wood, wrought iron); roof configuration, materials,
and treatment; massing and composition; entry doors and windows; patios and balcony; porte
cochere; architectural detailing (archways, grilles); chimney and fireplaces; garage; original
landscaping; and original interior materials, spaces, finishes, and furnishings.
VIII. PROPOSED PROJECT
Description
(Attachment D, Proposed Plans and Photo Mock-Ups)
The proposed project is described in a drawing set prepared by Dolman Architecture, dated October 15,
2018 (9 sheets: A-1, A-1.0, A-1.1, A-2.0, A-2.1, A-2.2, A-3.0, A-3.1, and A-3.2, and photo mock-ups,
dated 2019) and attached to this report. The proposed project entails two components: (1) construction of
a new half bathroom at the first floor within an existing closet and (2) incorporation of a new elevator and
second floor addition off the master bedroom.
47 Leslie Heumann, SAIC, “2117 North Victoria Drive,” State of California Department of Parks and Recreation Primary Record,
April 2, 2003.
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The new half bathroom will be added at the first floor, entirely contained within an existing closet,
approximately 6’-2”x7’-3” in size, located south of the main entrance (for existing conditions, see
Attachment C, Figures 11-13). No new penetrations will be made in the west façade. The existing closet
is a non-descript utilitarian space with no decorative or character-defining features, and is described as a
coat closet on the original plans. The new mechanical, electrical, and plumbing for the new bathroom will
be concealed behind existing walls and will vent to the to the rear side of the second floor roof. The
restroom will include a new toilet and pedestal sink, but no bathtub or shower. Flooring will consist of
terra cotta floor tile to match existing in the foyer. Finishes will be contemporary.
The new elevator and second floor addition will be added in the southeast corner of the house, which is
the portion of the house furthest from the street (i.e., at the rear of the building). At the first floor, the
elevator will be located at the northeast corner of the existing sun room where there is an existing
contemporary cabinet and an existing closet, both of which will be demolished (for photographs of
existing conditions, see Attachment C, Figures 14-17). The north wall of the sun room will be replaced
with a new wall finished to match existing, incorporating a new door. The location of the existing
doorway in the north wall must be moved in order to accommodate the door swing for the elevator (see
Sheet A-2.1). The south, east, and west walls of the sun room, which are exterior walls, will all remain
intact. There will be no other changes to the first floor or sun room. The new elevator will have a 36’x60’
cab and will have contemporary finishes and hardware.
At the second floor, the new elevator will be located in the south end of the existing master bedroom,
within a new 315 square foot addition, extending the master bedroom south over the roof deck on top of
the existing sun room (for photographs of existing conditions, see Attachment C, Figures 18-19). The
portion of the addition extending over the roof deck will be approximately 13’x17’. Similar to an
enclosed sleeping porch with walls lined with windows, the new addition will be contained within the
footprint of the roof deck, with new walls set back from the existing parapet edge in order to distinguish
new from existing walls. A portion of the south wall of the master bedroom, which contains three
windows, and the southernmost portion of the east wall of the master bedroom, which contains a door,
will be demolished in order to accommodate the addition. The south, east, and west walls of the addition
will contain wood casement windows with a pattern of lights designed to be a similar, yet simplified
version of existing windows on the house, with sash painted to match the color of other existing windows.
A small portion of the southwest corner of the existing roof will be demolished in order to accommodate a
new roof for the addition. The new roof will be hipped, will sit at a lower height than that of the existing
roof, and the pitch will also be lower than that of existing roof, in order to appear subordinate and
diminish visibility. The roof will be clad in red clay tile matching the existing red clay tile as closely as
possible. Exposed rafter tails will have a similar profile to existing nearby rafter tails, though they will be
simplified in profile in order to appear contemporary. Exterior walls will have a smooth stucco finish with
color matching that of existing stucco. At the interior, the new addition will include a wood floor and base
to match existing.
The proposed second floor addition is located in the rear of the existing house. The project architect
prepared several line of sight studies (see Attachment D, Sheet A-1.0), as well as photo mock-ups in order
to ensure the addition would not generally be visible from the public-right-of-way (see Attachment D,
photo mock-ups, Photos 1-5). Studies clearly show the addition is not visible from the majority of
positions standing across Victoria Drive and/or on the sidewalk adjacent to the property. There are two
locations where the addition will be minimally visible. The first is above the one-story portion of the
existing roof in the south bay over the living room, when standing directly across the street (looking
west), though it is an almost imperceptibly slim portion of the new roof that will be visible (see Photo 3).
The second location is near the southwest corner of the property when standing across the street (looking
northeast), though that view will be partially shrouded by trees (see Photo 5).
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Evaluation
The proposed project is evaluated here for conformance with the Rehabilitation Standards of the
Secretary’s Standards48 and compliance with the City of Santa Ana Historic Structures Guidelines of the
Citywide Design Guidelines.49
Secretary’s Standards
The Secretary’s Standards consist of four treatments, the most common of which is rehabilitation, which
is defined as “the act or process of making possible a compatible use for a property through repair,
alterations, and additions while preserving those portions or features which convey its historical, cultural,
or architectural values.” The Secretary’s Standards are intended to be flexible and adaptable to specific
project conditions to balance change while retaining historic building fabric to the maximum extent
feasible. The National Park Service has created written guidance meant to aid in interpreting the
Secretary’s Standards, including Illustrated Guidelines for Rehabilitating Historic Buildings, Preservation
Briefs, Preservation Tech Notes, and Interpreting the Standards Bulletins (ITS). This evaluation follows
guidance contained in the National Park Service’s Preservation Brief 14: New Exterior Additions to
Historic Buildings: Preservation Concerns.50 The rehabilitation standards are listed below in italics with
analysis of the proposed project’s compliance with each standard following:
1. A property will be used as it was historically or be given a new use that requires minimal change
to its distinctive materials, features, spaces, and spatial relationships.
In conformance with Standard 1, the subject property will continue to be used as it was
historically, as a single-family home.
2. The historic character of a property will be retained and preserved. The removal of distinctive
materials or alteration of features, spaces, and spatial relationships that characterize a property
will be avoided.
In conformance with Standard 2, the historic character of the subject property will be retained and
preserved. The proposed new first floor bathroom will be located within an existing closet, which
is not considered a character-defining feature; no distinctive materials or features will be
removed. The proposed new elevator and second floor addition have been carefully designed to
remove as little historic material as possible and will be in a location at the rear of the property
where they are not generally visible from the public right of way and do not alter the primary
west façade and/or important spatial relationships that characterize the property.
3. Each property will be recognized as a physical record of its time, place, and use. Changes that
create a false sense of historical development, such as adding conjectural features or elements
from other historic properties, will not be undertaken.
In conformance with Standard 3, the proposed changes will not create a false sense of historical
development. The proposed new first floor bathroom will include contemporary fixtures and
48 “Secretary of the Interior’s Standards for Rehabilitation,” National Park Service, U.S. Department of the Interior, Technical
Preservation Services, https://www.nps.gov/tps/standards/rehabilitation/rehab/stand.htm.
49 “Chapter 13: Historic Structures Guidelines,” Citywide Design Guidelines, City of Santa Ana, https://www.santa-
ana.org/pb/planning-division/citywide-design-guidelines.
50 Anne E. Grimmer and Kay D. Weeks, “Preservation Brief 14: New Exterior Additions to Historic Buildings: Preservation
Concerns,” National Park Service, U.S. Department of the Interior, Technical Preservation Services, August 2010, https://www.nps.gov/tps/how-
to-preserve/preservedocs/preservation-briefs/14Preserve-Brief-Additions.pdf.
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finishes. The proposed new elevator and second floor addition will also read as contemporary.
The elevator cab will have contemporary hardware and finishes. At the second floor, care has
been taken to design the walls of the new addition to sit within the existing parapet edge so the
addition reads as a contemporary insertion into the existing footprint, similar to a screened-in
sleeping porch. Additionally, materials have been carefully chosen to read as contemporary.
Rather than mimic the existing textured, hand-troweled stucco walls, the new walls will be
smooth stucco. Rather than be carved to exactly match the more elaborate profile of existing
rafter tails, the new rafter tails will have a simple profile. Rather than exactly match existing
window sash, new windows will include a simplified light pattern and sash profile.
4. Changes to a property that have acquired historic significance in their own right will be retained
and preserved.
Standard 4 does not generally apply, as the project will not remove any significant features that
were added over time.
5. Distinctive materials, features, finishes, and construction techniques or examples of
craftsmanship that characterize a property will be preserved.
In conformance with Standard 5, distinctive materials, features, finishes, and construction
techniques or examples of craftsmanship that characterize the property will be preserved. The
proposed new first floor bathroom will be located within an existing closet, which is not
considered a character-defining feature; no distinctive materials or features will be removed. The
proposed new elevator and second floor addition have been carefully designed to remove as little
historic material as possible and will be focused in locations at the rear of the property where they
are not generally visible from the public right of way and do not remove materials or finishes in
the most significant or decorative spaces of the house.
6. Deteriorated historic features will be repaired rather than replaced. Where the severity of
deterioration requires replacement of a distinctive feature, the new feature will match the old in
design, color, texture, and, where possible, materials. Replacement of missing features will be
substantiated by documentary and physical evidence.
Standard 6 does not generally apply, as the proposed project does not deal with issues of
deterioration of existing materials or replacement of existing features.
7. Chemical or physical treatments, if appropriate, will be undertaken using the gentlest means
possible. Treatments that cause damage to historic materials will not be used.
Standard 7 does not generally apply, as the project does not focus on proposed chemical or
physical treatments to existing materials.
8. Archeological resources will be protected and preserved in place. If such resources must be
disturbed, mitigation measures will be undertaken.
Standard 8 does not generally apply, as there will be no ground disturbing activity.
9. New additions, exterior alterations, or related new construction will not destroy historic
materials, features, and spatial relationships that characterize the property. The new work will
be differentiated from the old and will be compatible with the historic materials, features, size,
scale and proportion, and massing to protect the integrity of the property and its environment.
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In conformance with Standard 9, the new second floor addition will not destroy historic materials,
features, or spatial relationships that characterize the property. The new addition is located in the
rear and most private portion of the existing house. It is not generally visible from the public
right-of-way. Important spatial relationships characterizing the Spanish Colonial Revival design
will not be disturbed, as the addition will sit within the existing building footprint and read as an
insertion. New will be differentiated from old, with new walls set back from the existing parapet
edge, allowing the addition to appear subordinate to and not overwhelm the existing massing, and
preserve the historic sense of a rambling floorplan. The design of exterior walls, incorporating
fenestration, will achieve a lightness and transparency that will allow for a relationship of solid to
void compatible with that of existing surrounding walls, similar to a screened-in sleeping porch,
which is a common alteration to historic properties. The roofline of the addition has been
designed with the lowest possible pitch to appear subordinate to the existing roofline. The
materials of the new addition will also be compatible with existing historic materials, through use
of similar yet differentiated materials. Stucco walls will be smooth stucco, distinct from existing
textured, hand-troweled stucco; new rafter tails will have a simple profile distinct from the more
elaborate existing rafter tails; and new window sash will include a light pattern and sash profile
that reads as a simplified version of existing. Paint colors will be chosen in light colors
complementary to existing such that the design does not overwhelm the house.
10. New additions and adjacent or related new construction will be undertaken in such a manner
that, if removed in the future, the essential form and integrity of the historic property and its
environment would be unimpaired.
In conformance with Standard 10, the proposed project is considered generally reversible as it
does not remove essential aspects of the building’s form and materials. The new first floor
bathroom will be an insertion into an existing closet, which is not considered a character-defining
feature. There will be no penetrations in the exterior wall, nor removal of important historic
fabric. The new elevator and second floor addition will be located in the rear corner of the house
where they are not generally visible from the public right-of-way and avoid the most significant
and character-defining features. The essential form of the house and the vast majority of its
historic materials will remain unimpaired.
City of Santa Ana Historic Structure Guidelines
The City of Santa Ana Historic Structures Guidelines are included in Chapter 13 of the Citywide Design
Guidelines.51 Excerpts relevant to review of the proposed project are included below. These guidelines are
consistent with the above-described Secretary’s Standards. For purposes of completeness, analysis of the
proposed project’s compliance with each guideline follows, though there is some redundancy with the
prior evaluation of conformance with the Secretary’s Standards.
13.8.1 General Principles
Additions should be designed so that if the addition were to be removed in the future, the essential form
and integrity of the original structure would be unimpaired. When designing an addition, the following
principles should apply:
a. Preserve significant historic and architectural features, details, and materials of existing building.
b. Preserve the character and scale of the structure by maintaining existing proportions for the new
addition.
c. Avoid creating a faux historical look.
51 Citywide Design Guidelines, City of Santa Ana, https://www.santa-ana.org/pb/planning-division/citywide-design-guidelines,
accessed January 30, 2019.
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d. Design new additions in a manner that makes clear what is historic and what is new.
The proposed second floor addition preserves the property’s significant historic features, details, and
materials. It is located in the rear corner of the house, not generally visible from the public right-of-way,
and requires minimal removal of existing material. The scale of the proposed new second floor addition
has been carefully designed to read as an insertion and sit within the footprint of the existing first floor
roof, with new walls set behind the parapet edge, incorporating a roof with a low pitch to minimize the
scale. Materials and design details have been chosen to avoid creating a faux historical look and make
clear what is historic and what is new. Materials will complement and pick up on existing, but also be
differentiated from old with simplified forms and finishes.
13.8.2 Site Plan Considerations
a. Additions should be carefully placed to minimize changes in the historic appearance of the
building from the street (Refer to Figure 13-39a & 13-39b).
b. Additions should be placed to the side or rear of the property and should minimize use of the street
facing facades.
The proposed second floor addition is located in the rear of the existing house. The project architect
prepared several line of sight studies (see Attachment D, Sheet A-1.0), as well as photo mock-ups in order
to ensure the addition would not generally be visible from the public-right-of-way (see Attachment D,
photo mock-ups, Photos 1-5). Studies clearly show the addition is not visible from the majority of
positions standing across Victoria Drive and/or on the sidewalk adjacent to the property. There are two
locations where the addition will be minimally visible. The first is above the one-story portion of the
existing roof in the south bay over the living room, when standing directly across the street (looking
west), though it is an almost imperceptibly slim portion of the new roof that will be visible (see Photo 3).
The second location is near the southwest corner of the property when standing across the street (looking
northeast), though that view will be partially shrouded by trees (see Photo 5).
13.8.3 Architectural Compatibility
a. The design of a proposed addition should complement the overall scale, proportion, massing and
detailing of the original structure and should not destroy historically significant features,
materials or finishes.
b. Additions that may alter the facade of the building need to be considered carefully. Additions to
architecturally significant buildings need to complement distinctive design features such as:
• Building scale, massing and proportion;
• Exterior materials;
• Roof style, pitch, material;
• Finished floor height;
• Color; and,
• Window rhythm, size, shape and type.
c. Avoiding a “faux” historical appearance, new additions may also incorporate architectural details
compatible with, but not necessarily identical to, the historic structure, including:
• Exterior material pattern
• Window rhythm, size, shape and type;
• Trim and decoration;
• Foundation wall detailing.
The proposed project achieves architectural compatibility, as the design of the proposed addition will read
as an insertion sitting within the footprint of the existing first floor roof, with new walls set behind the
parapet edge, incorporating a roof with a low pitch to minimize the scale. There will be minimal change
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to the overall massing of the house. With the proposed addition located at the rear of the house it will not
generally be perceptible from the public right-of-way. Materials and design details have been chosen to
avoid creating a faux historical look and make clear what is historic and what is new. Materials will
complement and pick up on existing, but be differentiated from old with simplified forms and finishes.
13.8.4 Scale and Mass
Each building has a characteristic scale and mass that is unique to its particular style. For example,
Victorian era homes, such as Italianate, Stick and Queen Anne are usually thought of as being rather tall
and slender with steep roofs, asymmetrical shapes, fine details and varied textures. In contrast, the
Craftsman Bungalow style emphasizes horizontal lines giving them a low to the ground appearance. Low-
pitched roofs with wide and thick porch pillars all add to this appearance.
Each style of architecture in Santa Ana possesses unique qualities that help to establish its own individual
mass and scale. It is important to recognize these features and incorporate and continue them in
additions and expansions.
The proposed new addition will continue the existing building’s Spanish Colonial Revival style
architecture, with new materials selected to pick up on existing, and design, as a rambling mass with two
stories. There will be no major changes to the overall architectural style or massing, and alterations will
not generally be visible from the street.
13.8.5 Roof Pitch Consistency
The roof of a building, especially its style and pitch, is an important architectural element that must be
taken into consideration when planning an addition or accessory building.
a. The roof style, pitch and detailing on the addition should match the original building (Refer to
Figure 13-40).
b. Roof materials should also match as close as possible in order to maintain the architectural style
of the original building.
The proposed new addition will incorporate a hipped roof with a low pitch in order to appear subordinate
to existing rooflines and minimize the scale. The roof form and materials, clad in red clay tile, will appear
similar to existing in order to achieve compatibility.
13.8.6 Second Story Additions
a. Adding a second story to an existing building will change a building’s proportions and should be
carefully designed to follow similar two story examples of the particular style.
b. Integrating the new second story addition into the original design of the building is more
compatible to the structure and respectful of the streetscape if the addition is setback from the
front façade (Refer to Figure 13-40 and 13-42).
c. New additions should be designed to respect and not overpower the significant architectural
features such as chimneys, porches, etc.
The proposed new addition has been carefully designed to achieve compatibility with the building’s
Spanish Colonial Revival architecture and design, which features a rambling mass and irregular floorplan.
The addition sits within the footprint of the existing first floor parapet and does not expand the building’s
footprint, and reads as an insertion similar to a screened-in sleeping porch, which is a common alteration
to historic buildings. The addition is not generally visible from the public right-of-way. The addition has
been carefully designed to achieve compatibility with the design of the house while also appearing
subordinate to the existing massing. New exterior walls are set within the parapet edge and there is a low
pitched roof. Exterior walls incorporate fenestration for lightness of design, with sash that has been
designed to be similar to, yet differentiated from, existing.
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13.8.7 Exterior Materials
a. The exterior appearance of additions and new accessory buildings should be compatible with the
style, quality, dimension, texture, and color of materials on the existing building.
b. Care should be taken at the intersections of the new and the old to avoid awkward connections of
the horizontal lines.
c. When new additions introduce major architectural features (e.g. chimneys, porches, etc.), they
should be compatible with the historic style, quality, dimension, texture, and color of materials on
the existing building.
The materials of the new addition will be compatible with the existing historic materials, through use of
similar yet differentiated materials. Stucco walls will be smooth stucco to be distinct from existing
textured, hand-troweled stucco; new rafter tails will have a simple profile distinct from the more elaborate
existing rafter tails; and new window sash will include a light pattern and sash profile that reads as a
simplified version of existing sash. Paint colors will be chosen in light colors similar to existing so the
addition does not overwhelm the existing house.
13.8.9 Windows
a. Original window type, style, and material should be integrated when creating an addition. Most
often, windows in historic buildings were wood sash.
b. The general rhythm of window placement (pattern of solid to void) and the size of the windows
should complement the style of the house, but need not match exactly.
c. Exterior trim of new windows should be compatible in design and color with windows on existing
structure.
Fenestration on the new addition will be designed to complement the rhythm of surrounding fenestration,
which has an asymmetrical rhythm of window placement. Exterior walls incorporate fenestration for
lightness of design, to minimize any perceived heaviness or solid aspect of the addition. The size of the
windows will be similar to existing. New sash will incorporate a light pattern and sash profile that reads
as a simplified version of existing. Paint colors will be chosen in light colors similar to existing.
VIII. CONCLUSION
The history and significance of the subject property is described in detail in this report, including
thorough documentation of existing conditions and an overview of the history of construction, alterations,
owners and tenants. The currently proposed project entails addition of a new first floor half bathroom and
a new elevator and second floor addition. The Rehabilitation Standards of the Secretary’s Standards,
especially Rehabilitation Standards 9 and 10, deal with design of new additions, and were used to
evaluate the proposed project. As currently designed, the proposed project is in conformance with the
Rehabilitation Standards of the Secretary’s Standards; it would therefore have no historical resources
impact and is eligible for a Class 31 Categorical Exemption under CEQA (14 CCR Section 15331). The
proposed project also meets the City of Santa Ana Historic Structure Guidelines. Therefore, the proposed
project should generally be considered acceptable for purposes of the local project review and the
Certificate of Appropriateness review process.
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IX. BIBLIOGRAPHY
Books
Ball, Guy D., Postcard History Series: Santa Ana in Vintage Photographs, Chicago: Arcadia Publishing,
2001.
Bitetti, Marge, Guy Ball, and Santa Ana Historical Preservation Society, Images of America: Early Santa
Ana, Charleston: Arcadia Publishing, 2006.
Gleye, Paul, The Architecture of Los Angeles, Los Angeles: Rosebud Books, 1981.
Marsh, Diann, Santa Ana… An Illustrated History, 2nd Ed., Encinitas: Heritage Publishing Company,
1994.
McAlester, Virginia and Lee, A Field Guide to American Houses, New York: Alfred A. Knopf, 1998.
Biographical Information
Allen Ruoff
“4300 Ready for Brea Legion Home,” Santa Ana Register, February 8, 1929: 10.
“50,000 Greenleaf Building Seen as Big W. Fourth Asset,” Santa Ana Register, October 16, 1922: 7.
“Allen Kelly Ruoff,” Pacific Coast Architecture Database, http://pcad.lib.washington.edu/person/96/.
“Allen Kelly Ruoff,” World War I Draft Registration Cards, 1917-1918, Registration State: California;
Registration County: Los Angeles; Roll: 1531272; Draft Board: 1, Ancestry.com.
“Allen K. Rouff,” Los Angeles City Directory, 1918: 1702, Ancestry.com.
“Allen K. Rouff,” Pasadena City Directory, 1916: 341, Ancestry.com.
“Allen Rouff,” 1930 United States Federal Census, Census Place: Los Angeles, Los Angeles, California;
Page: 16A; Enumeration District: 0186; FHL microfilm: 2339875, Ancestry.com.
“Allen Ruoff,” AIA Historical Directory, https://aiahistoricaldirectory.atlassian.net.
“Architect Sent to Jail,” Los Angeles Times, August 24, 1970: 20.
“Display Ad,” Los Angeles Times, October 30, 1927: 133.
“Display Ad,” Santa Ana Register, January 11, 1923: 12.
“L.A. Architect Leases Office in Santa Ana,” Santa Ana Register, December 1, 1928: 14.
“Neat Appearance Feature of Five-Room Residence,” Los Angeles Times, September 28, 1924: 95.
“Plan Additions to Beach Club: Balboa Site of Attractive Structures,” Los Angeles Times, November 23,
1924: 95.
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“Report Received of New Hanford Hotel,” Los Angeles Times, December 13, 1928: 14.
“Ruoff and Munson,” Pacific Coast Architecture Database, http://pcad.lib.washington.edu/firm/586/,
accessed January 9, 2019.
“Store Building to Rise,” Los Angeles Times, November 10, 1929: 68.
“Two-Story Residence,” Los Angeles Times, October 11, 1936: 81.
“Vernon Avenue School Site for New Structure,” Los Angeles Times, November 2, 1924: 95.
“Views Differ on Designing,” Los Angeles Times, August 31, 1924: 69.
L.A. West
“25,000 Home Will Be Built in Santa Ana,” Santa Ana Register, July 14, 1927: 9.
“Leonard A. West,” 1910 United States Federal Census, Census Place: Santa Ana Ward 5, Orange,
California; Roll: T624_90; Page: 15A; Enumeration District: 0059; FHL microfilm: 1374103,
Ancestry.com.
“Leonard A. West,” 1930 United States Federal Census, Census Place: Santa Ana, Orange, California;
Page: 5A; Enumeration District: 0080; FHL microfilm: 2339917, Ancestry.com.
“Leonard A. West,” U.S., Find A Grave Index, 1600s-Current, Ancestry.com.
City Documents
City of Santa Ana Building Permits, Building Safety Division, various years.
City of Santa Ana Historic Resource Map, updated October 10, 2018,
https://www.santaana.org/sites/default/files/Historic%20Resource%20Map%20October_2018.pd
f.
Citywide Design Guidelines, City of Santa Ana, https://www.santa-ana.org/pb/planning-
division/citywide-design-guidelines.
Heumann, Leslie J., “Old Santa Ana City Hall,” Historic Survey Form, Intensive Survey Update,
September 4, 2001: 3.
Heumann, Leslie, SAIC, “2117 North Victoria Drive,” State of California Department of Parks and
Recreation Primary Record, April 2, 2003.
Journal Articles
Gebhard, David, “The Spanish Colonial Revival in Southern California (1895-1930),” The Journal of the
Society of Architectural Historians, Vol. 26, No. 2, May 1967: 136.
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2117 N. Victoria Drive, Santa Ana, California
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Miscellaneous
City of Los Angeles Office of Historic Resources, “Context: Architecture and Engineering: 1850-1930;
Theme: Mediterranean and Indigenous Revival Architecture, 1887-1952; Sub-Theme: Spanish
Colonial Revival, 1915-1942; Property Type: Residential; Sub-Type: Single-Family Residence,”
SurveyLA Historic Context Outline and Summary Table, May 6, 2014,
http://preservation.lacity.org/news/surveyla-historiccontext-outline-and-summary-tables-
published.
National Park Service
Grimmer, Anne E. and Kay D. Weeks, “Preservation Brief 14: New Exterior Additions to Historic
Buildings: Preservation Concerns,” National Park Service, U.S. Department of the Interior,
Technical Preservation Services, August 2010, https://www.nps.gov/tps/how-to-
preserve/preservedocs/preservation-briefs/14Preserve-Brief-Additions.pdf.
“National Register Bulletin #15, How to Apply the National Register Criteria for Evaluation,” National
Park Service, United States Department of the Interior, 1990, revised 2002.
“Secretary of the Interior’s Standards for Rehabilitation,” National Park Service, U.S. Department of the
Interior, Technical Preservation Services,
https://www.nps.gov/tps/standards/rehabilitation/rehab/stand.htm.
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