Analysis of Environs of 819 Avalon Road, Patrick Mugan Residence

Step One

Historical Significance and Context

According to the application for Historic Landmark Designation, the original portion of the existing structure located at 819 Avalon Road was constructed in 1866. The property is being nominated to the Lawrence Register of Historic Places under local criteria one and six. Local criteria one is a property’s character, interest, or value as part of the development, heritage or cultural characteristics of the community, county, state, or nation. Local criteria six is embodiment of elements of design, detailing, materials, or craftsmanship that render it architecturally significant.

The importance of this structure’s visual and physical characteristics influences the environs definition process in that it is good example of a vernacular gable front and wing style of architecture. The structure maintains integrity in location and design.

The period of significance for the related nomination categories is as follows:

Local Register Criteria One

Value as an example of the development patterns associated with the growth of Lawrence 1884 to 1956.

Local Register Criteria Six

Because this criterion is based on architectural elements there is no specific period of significance.

Step Two

Historical Character of the Area Surrounding the Property

Historical character is the primary issue considered in this section. Historic photographs, Sanborn Fire Insurance Maps, the nomination information, 1873 Douglas County Atlas, Living with History: A Historic Preservation Plan for Lawrence, Kansas, by Dale Nimz, and Historic Resources of Lawrence, Douglas County, Kansas Multiple Property Documentation Form (MPDF) are the primary sources used to identify the historic character of the area.

Natural Features The environs consisted of hilly ground associated with the proximity to Mount Oread.

Land Use Patterns and Zoning Land use in the area was mainly agricultural with some undeveloped land. Some of the tracts developed with farm houses for single family use. There was no zoning in the area at the time of construction. The property was not located in the City of Lawrence on the 1929 or 1935 zoning maps. On the 1966 zoning map the property was zoned RS-2.

Circulation Patterns The final street development was established in 1956 with the subdivision plat. Avalon Road was platted at an angle and connected to West 9^th Street at an angle. The street had a 60’ right-of-way and a right-angle turn at the north end of the street that was a dead end.

Planned Vegetation Patterns Historically there was vegetation on property consistent with the settlement patterns of the tract and the construction of the house. In some areas, trees and shrubs were planted and a kitchen garden may have existed.

Signs and Pedestrian amenities At the time of construction, there were no signs or pedestrian amenities.

Primary Structures There were few primary structures in the area when the structure was built. 837 Avalon Road was constructed c. 1860, but almost all of the development along Avalon Road occurred during 1958 and 1962. While the primary structure for 819 Avalon Road is a vernacular form of architecture from the 1860s, the remainder of the primary structures in the area, with the exception of 837 Avalon Road, are a mix of various sub-types of the ranch style and split level structures. Building materials also vary but include brick veneer and wood siding. Fenestration patterns vary but most of the structures have a primary entrance that faces the street.

Secondary Structures. There were few secondary structures in historic area. The secondary structures for the Mugan residence were likely simple structures associated with the rural location. As development of the residential structures in the area occurred, there were very few accessory structures.

Outdoor Activity Spaces Outdoor spaces were originally defined by the large tracts of undeveloped land. As the area developed, open space was primarily limited to the portions of the individual lots that were not encompassed with structure. There were no city parks in the area.

Utilities and Mechanical Equipment City utilities and mechanical equipment were primarily introduced when the area was incorporated into the city and when the subdivision was developed. The plat for the subdivision indicates the right to construct and maintain pipes for water, gas, and sewers and poles for electricity and telephones.

Views The views to the listed property were expansive when the Fuller House was constructed. As the tract was subdivided, views were reduced to the typical views of lots in a developed subdivision.

Step Three

Present Character of the Area Surrounding the Property

The primary source of information on this section is personal observation, city zoning maps, and recent aerial photographs.

Natural Features The environs consist of hilly ground associated with the proximity to Mount Oread.

Property Boundaries and Ownership Patterns Property boundaries in this area are primarily consistent with the platted residential lots. Ownership patterns of the individual lots are typically individual owners for each lot. Some lots have been combined to provide individual owners with larger parcels. The property to the southeast was developed as an apartment complex.

Land Use Patterns and Zoning The land use patterns for the area are consistent with the ownership patterns. The zoning supports the residential detached dwelling (single dwelling) use and the multifamily zoning use for the area to the southeast.

Circulation Patterns Vehicular traffic in the area is primarily local traffic on the improved streets; however, the access to the apartment complex to the southeast is off of Avalon Road and creates more traffic than a typical street of this size. The northeast portion of the street is a dead end as is W 8^th Terrace to the east approximately mid-block. The main street to the south, 9^th Street, is a minor arterial and has significant vehicular traffic.

Planned Vegetation Patterns The landscape in the area is mature and typical for a subdivision of this age. The planned vegetation in the front yards consists of mature trees and plant beds with both annual and perennial plantings. Due to the change in elevation from the street to the houses on the west side of Avalon Road, much of the street level yards have a considerable amount of vegetation that obscures the views to the primary structures.

Signs and Pedestrian amenities Signs in the area vary, but typically they are road signs with street names and traffic signs. There are no pedestrian amenities including sidewalks.

Primary Structures 819 and 837 Avalon Road are the only primary structures of a historic vernacular form in the area. Development of the remaining primary structures is from the late 1950s and 1960s, and consists of various sub-types of the ranch style and split level structures. Building materials include brick veneer and wood siding. Fenestration patterns vary but most of the structures have a primary entrance that faces the street.

Secondary Structures There are very few secondary structures in the area. While 819 Avalon Road has a detached garage, most garages in the area are attached.

Outdoor Activity Spaces Open space is primarily limited to the portions of the individual lots that are not encompassed with structure. There are no city parks in the area.

Utilities and Mechanical Equipment There are storm sewer inlets, traffic signs and some street lighting along streets in the area. Water meter and manhole covers are typical through the area. Fire hydrants are located along the streets. City water and sewer lines are primarily in the streets Mechanical equipment consists primarily of HVAC units that are located on the ground adjacent to the primary structures and behind the front building plane. Electrical and telephone lines exist in the area.

Views Views to and from the nominated property are limited due to the topography and residential development of the area. In addition, views are often obscured by the mature vegetation in the area.

Primary Structures The majority of primary structures in the area continue to be residential structures with the exception of the apartment complex to the southeast.

Secondary Structures Almost no secondary structures exist.

Outdoor Activity Spaces Open space continues to be limited to the portions of the individual lots that are not encompassed with structure. There are no city parks in the area.

Utilities and Mechanical Equipment While utilities and mechanical equipment have significantly changed since the construction of the property, the utilities and mechanical equipment are primarily the same as they were in the later development pattern.

Views The views in the area have changed since the periods of significance due the growth of the landscape features including trees and large shrubs.

Conclusion

While the Environs for 819 Avalon Road, the Mugan Residence, have changed since the c 1866 date of construction, the environs have not significantly changed since the 1956 plat and subsequent development. Because there is a significant difference between dates of the construction period of the property and the development of the area after the development of the area post the 1956 plat, staff recommends the commission use the development pattern created by the final establishment of the area before 1966 which is the date (50 years or older) established by the National Park Service for the eligibility of properties to be identified as historic.

The environs should be divided into four areas and reviewed in the following manner.

Area One

The area primarily consists of residential structures with some line of ~~site~~ sight to the landmark. The residential character of the environs in this area is important. The area should maintain the overall residential character of the historic environs and the following should apply:

The proposed alteration or construction should meet the intent of the Criteria set forth in 22-505. Important design elements include scale, massing, site placement, height, directional expression, percentage of building coverage to site, setback, roof shapes, rhythm of openings, and sense of entry. Demolition of properties shall be approved if a compatible structure is proposed on the site. Maintaining views to the listed property and maintaining the rhythm and pattern within the environs are the primary focus of review.

All projects except for demolition of main structures and new infill construction will be reviewed administratively by the Historic Resources Administrator. The proposed alteration or construction should meet the intent of the Criteria set forth in 22-505. The main issues in the review are the continuation of the residential character of the area and whether the project will encroach upon, damage or destroy the environs of the listed property. If the project does not meet the Criteria set forth in 22-505, the project will be forwarded to the Historic Resources Commission for review.

Demolition of main structures and new infill construction will be reviewed by the Historic Resources Commission. The proposed alteration or construction should meet the intent of the Criteria set forth in 22-505. The main issues in the review are the continuation of the residential character of the area including setbacks, size, scale, and massing.

Area Two

The area located to the west of the landmark and the property located at 1602 W 8^th Terrace are residential and consist of structures constructed after 1958. The residential character of the environs in this area is important. The area should maintain the overall residential character of the historic environs and the following should apply:

All projects will be reviewed administratively by the Historic Resources Administrator. The proposed construction should meet the intent of the Criteria set forth in 22-505. The main issues in the review are the continuation of the residential character of the area and whether the project will encroach upon, damage or destroy the environs of the listed property. If the project does not meet the Criteria set forth in 22-505, the project will be forwarded to the Historic Resources Commission for review. The main issues in the review are the continuation of the residential character of the area including setbacks, size, scale, and massing.

Area Three

The area to the southeast of the landmark has developed as an apartment complex. The design in this area is not currently compatible with the residential patterns, including residential primary structure forms. If at some point in the future the property redevelops, the residential character of the environs should be respected. New construction as a result of the redevelopment of the property should maintain the overall residential character of the historic environs.

All projects except for new infill construction or new redevelopment construction will be reviewed administratively by the Historic Resources Administrator. The proposed alteration or construction should not increase the disruption of the residential character of the landmark. The main issues for the review are the continuation of the residential character of the area and whether the project will encroach upon, damage or destroy the environs of the listed property.

New infill construction or new redevelopment construction will be reviewed by the Historic Resources Commission. The proposed construction should meet the intent of the Criteria set forth in 22-505. The main issues in the review are the continuation of the residential character of the area including setbacks, size, scale, and massing.

Area Four

The property to the north of the dead-end streets of Avalon Road and Broadview Drive that is included within the 250’ environs boundary is predominantly undeveloped land that is associated with residential structures to the north on large lots. This area has no line of sight to the listed property. The only possible impact this area could have on the landmark is out of scale development that is not compatible with the residential character and patterns of the environs of the landmark. The area should maintain the overall residential character of the historic environs and the following should apply: