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EXHIBIT 1
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FREE RECORDING PURSUANT TO
GOVERNMENT CODE § 27383
EXHIBIT 1
1.24.19 LS
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 2020 NORTH VICTORIA DRIVE
(HISTORIC EXTERIOR MODIFICATION APPLICATION
NO. 2018-25)
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. Kevin D. Barber and Stacy A. Clinesmith (Applicants) are requesting
approval of Historic Exterior Modification Application No. 2018-25 to allow
exterior modifications to the property at 2020 North Victoria Drive,
historically known as the Wells House.
B. The Wells House is individually listed as No. 347 on the Santa Ana
Register of Historical Properties and categorized as “Landmark” in 2003.
C. The Wells House has distinctive architectural features of the Spanish
Colonial Revival style and was built in 1928. Character-defining features
of the Wells House include materials and finishes (wood and stucco), roof
configuration, materials and treatment, massing and composition, porch,
recessed wood doors and windows, architectural detailing (decorative
relief, carved brackets, window grilles), and the original garage.
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 a second
story addition and deck. Exterior modifications include the demolition of an
existing exterior deck located on the second floor in order to
accommodate the addition and expansion of the second floor master
bathroom, approximately 186 square feet in size. The addition will also
include a cantilevered wood balcony with decorative wrought iron railings,
compatible with the Spanish Colonial Revival style. Lastly, the proposed
work will include various landscaping improvements to the front yard
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including a new decorative walkway, fountain with decorative tile accents,
and an elevated patio area. With exception of the proposed front yard
improvements, all of the work is proposed to be located towards the rear
of the property.
F. The legal owners of the property are Kevin D. Barber and Stacy A.
Clinesmith.
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 January 24,
2019 for the request for exterior modifications to the Wells 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. The property currently maintains its historic use
as a single-family residence. The use is not proposed to
change. The interior configuration will remain substantially
the same with the exterior additions providing enhanced
functionality.
ii. Standard No. 2. The proposed second-story addition would
be limited in square footage and proposed to be located
toward the back elevation to preserve the character-defining
elements of the home's front elevation. The removal of
existing historic fabric will be limited to an inappropriate
second floor exterior deck which includes the removal of a
limited area of smooth stucco exterior finish and multi-paned
casements located along the rear elevation. The proposed
work will not involve the removal or alteration of any other
character-defining features, including the medium-pitched,
side-gabled red tiled roof with shallow eaves and
architectural detailing (decorative relief, carved brackets,
window grilles, carved rafters).
iii. Standard No. 3. No conjectural features or elements from
other historic properties would be added under the Project.
iv. Standard No. 5. The addition does not involve the removal of
any historic fabric or character-defining features as noted
under criterion 2 above, with exception of the removal of a
limited area of smooth stucco exterior finish and multipaned
casements located along the rear elevation. The addition
involves the removal of an incompatible second story deck
which is not individually distinctive, and therefore will not
constitute a loss. Character-defining features such the red
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tiled roof, exposed carved rafters, decorative iron grilles, and
massing and articulation shall be preserved.
v. Standard No. 9. The proposed addition and modification on
the second floor will not involve the removal of historic
materials, features, or spatial relationships, except as noted
in under Criteria 2 and 5 above. The addition in this area is
compatible with the existing scale and massing of the
residence and will match the existing flat parapet roof along
the rear and incorporate new wood doors and windows to
match the existing recessed multi-paned wood windows. The
addition will also include a cantilevered wood balcony with
decorative wrought iron railings, compatible with the Spanish
Colonial Revival style. The proposed addition will be limited
in square footage and located on the back elevation in order
to preserve the character-defining front elevation. Moreover,
the proposed decorative walkway, decorative fountain, and
an elevated patio area are proposed to be compatible with
the existing streetscape. Lastly, all new exterior materials will
match the existing materials and the addition will incorporate
a line of demarcation to differentiate the existing siding with
the new.
vi. Standard No. 10. Due to the additive nature of the proposal,
the new work could be removed in the future and the
property returned to its current form and environment.
Further, if a future owner were to desire, most of the
additions which have occurred in prior years could be
removed as well.
vii. Standards 4 and 6-8 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. Categorical Exemption No. ER-2018-129 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. 2018-25. 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.
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ADOPTED this 24th day of January 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 January 24, 2019.
Date: ________________ ____________________________________
Commission Secretary
City of Santa Ana
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EXHIBIT A
LEGAL DESCRIPTION
APN Address Legal Description Owner Names
002-101-02 2020 North Victoria Drive BEGINNING AT A POINT ON
THE NORTH LINE OF THE
TRACT OF LAND MARKED
JACOB FISHER ON A MAP
OF RESUBDIVISION OF
ORANGE GROVE TRACT AS
PER MAP RECORDED IN
BOOK 2, PAGE 9 OF
MISCELLANEOUS MAPS,
RECORDS OF SAID ORANGE
COUNTY, 463.5 FEET WEST
OF THE NORTHEAST
CORNER OF SAID TRACT,
SAID POINT BEING IN THE
CENTERLINE OF VICTORIA
DRIVE; THENCE WEST
ALONG SAID NORTH LINE
209.5 FEET, MORE OR LESS
TO THE NORTHWEST
CORNER OF SAID TRACT,
THENCE SOUTH ALONG THE
WEST LINE OF SAID TRACT
MARKED JACOB FISHER,
146.34 FEET TO THE
WESTERLY EXTENSION OF
THE NORTHERLY LINE OF
THE PROPERTY CONVEYED
IN THE DEED FROM
MELISSA A. FISHER TO
MAURINE RUSSELL
RECORDED IN BOOK 358 AT
PAGE 271 OF DEEDS,
RECORDS OF SAID ORANGE
COUNTY; THENCE EAST
ALONG SAID EXTENSION
AND ALONG SAID NORTH
LINE 211.50 FEET TO THE
CCENTER LINE OF VICTORIA
Kevin D. Barber
and Stacy A.
Clinesmith
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DRIVE; THENCE NORTH
ALONG CENTERLINE OF
VICTORIA DRIVE 146.68
FEET TO THE POINT OF
BEGINNING.
Exhibit A
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EXHIBIT 2
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HEMA NO. 2018-25
2020 NORTH VICTORIA DRIVE
WELLS 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
WELLS HOUSE
2020 North Victoria Drive
Santa Ana, CA 92706
NAME Wells House REF. NO.
ADDRESS 2020 North Victoria Drive
CITY Santa Ana ZIP 92706 ORANGE COUNTY
YEAR BUILT 1928 LOCAL REGISTER CATEGORY: Landmark
HISTORIC DISTRICT N/A NEIGHBORHOOD Floral Park
NATIONAL REGISTER CRITERIA FOR EVALUATION 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 Wells 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. The house also contributes to the historic character of the Floral Park neighborhood through its
age, style, scale, and historic association with members of the local business and professional communities. In addition, the Wells
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)
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) Wells House
P1. Other Identifier:
*P2. Location: Not for Publication Unrestricted *a. County Orange County
*b. USGS 7.5’ Quad TCA 1725 Date:
*c. Address 2020 North Victoria Drive City Santa Ana Zip 92706
*e. Other Locational Data: Assessor’s Parcel Number 002-101-02; ORANGE GROVE TR LOT S 73.17 FT N 146.34 FT
W 169.5 FT .
*P3a. Description: (Describe resource and its major elements. Include design, materials, condition, alterations, size, setting, and boundaries.)
This rectangular, two-story Spanish Colonial Revival residence faces east and is capped with a medium-pitched, side-gabled
red tiled roof with shallow eaves. The house is symmetrical except for a one-story side wing with a shed roof located on the
south end of the building. Carved rafters are visible beneath the eaves of the shed roof. Smooth stucco finishes the
exteriors. Towards the rear, the roof has a flatter pitch to cover the west-facing rooms. Façade windows are narrow, multi-
pane casements that are deeply recessed on both floors. An arched window centers the south elevation. North elevation
windows are narrow casements that are nearly flush with the surrounding wall. The deeply recessed entrance is topped by
(See Continuation Sheet 3 of 4.)
*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
January 2003
*P6. Date Constructed/Age and
Sources: historic
1928/Source: City of Santa Ana
Building Permits
*P7. Owner and Address:
Melinda W Elguindy
2020 North Victoria Drive
Santa Ana, CA 92706
*P8. Recorded by:
Leslie J. Heumann, Peter C. Moruzzi
SAIC
35 S. Raymond Ave. # 204
Pasadena, CA 91105
*P9. Date Recorded:
February 1, 2003
*P10. Survey Type:
Intensive Survey Update
*P11. Report Citation: (Cite survey report and other sources, or enter “none”)
None.
*Attachments: None Location Map Sketch Map Continuation Sheet Building, Structure, and Object Record
Archaeological Record District Record Linear Feature Record Milling Station Record Rock Art Record
Artifact Record Photograph Record Other (list)
DPR 523A (1/95) *Required information
P5a. Photo
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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 #: Wells House
B1. Historic Name: Wells 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):
March 8, 1928. Residence and garage. Owner, George Wells. $12,500.
June 30, 1944. Reroof.
January 31, 1957. Detached studio room for Gifford Teeples. $2,800.
March 15, 1957. Plastering for G. Teeples.
December 8, 1982. Reroof.
March 8, 1988. Reroof garage.
September 29, 1992. Install soffit in kitchen.
*B7. Moved? No Yes Unknown Date:__________ Original Location:_____________________________
*B8. Related Features:
Detached garage, mature pine and redwood trees.
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: C
(Discuss importance in terms of historical or architectural context as defined by theme, period, and geographic scope. Also address integrity)
The Wells House significant as a fine example of the Spanish Colonial Revival style in terms of its execution and integrity. Its
period revival design, substantial scale, and generous setback contribute to the elegant and distinctive streetscape on North
Victoria Drive. According to the original building permit, the house was constructed in 1928 at a cost of $12,500 for George
R. and Helen E. Wells. George Wells was associated with the firm of Wells and Bressler. The Wells’ resided at the address
from 1929 until at least 1941, according to Orange County directories. From 1945 until at least 1957, records show that
Gifford L. Teeple, USAC (in 1945), and his wife Olive owned the house.
(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: February 1, 2003
DPR 523B (1/95) *Required information
Sketch Map
(This space reserved for official comments.)
Wells House
2020 North Victoria Dr.
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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) Wells House
*Recorded by Leslie J. Heumann, Peter C. Moruzzi, SAIC *Date February 1, 2003 ⌧ Continuation Update
DPR 523L
*P3a. Description (continued):
an elaborate cast stone panel in low-relief featuring a cartouche bordered by scroll and floral designs. Slender apertures
with window grilles flank the entrance. The entry door is solid wood with a small, rectangular center opening covered by a
decorative iron grille. A concrete driveway near the north side of the property leads to a detached, two-car garage with
stucco finish and a tile roof similar in style to the main house. A pair of tall, square pedestals on either side of the driveway
near the house mark where a gate may have once stood. Enormous, mature pine and redwood trees obscure much of the
house from the street, dominating the front yard. Other landscaping consists of ivy, low hedges, and an arc of lawn. The
house appears original and in excellent condition.
*B10. Significance (continued):
The Wells 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 Wells 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. Notable in this regard are the materials, massing, deeply recessed
windows, and Churrigueresque-inspired entry ornamentation. The house also contributes to the historic character of the
Floral Park neighborhood through its age, style, scale, and historic association with members of the local business
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 Wells House are considered character defining and should be preserved. These features include,
but may not be limited to: materials (wood) and finishes (stucco); roof configuration, materials and treatment; massing and
composition; porch; doors and windows; architectural detailing (decorative relief, carved brackets, window grilles); and
original garage.
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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) Wells House
*Recorded by Leslie J. Heumann, Peter C. Moruzzi, SAIC *Date February 1, 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.
Whiffen, Marcus. American Architecture Since 1780. Cambridge: MIT Press, 1969.
“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.
Armor, Samuel. History of Orange County. 1921.
Orange County Directories, 1930-1941, 1945.
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