Historic Nomination Report of the Jesse and Dora Fleming House 2815 28th Street North Park Community ~ San Diego, California
Ronald V. May, RPA Kiley Wallace Legacy 106, Inc. P.O. Box 15967 San Diego, CA 92175 (858) 459-0326 (760) 704-7373 www.legacy106.com January 2019 1
HISTORIC HOUSE RESEARCH Ronald V. May, RPA, President and Principal Investigator Kiley Wallace, Vice President and Architectural Historian P.O. Box 15967 • San Diego, CA 92175 Phone (858) 459-0326 • (760) 704-7373 http://www.legacy106.com
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3 State of California – The Resources Agency Primary # ______DEPARTMENT OF PARKS AND RECREATION HRI # ______PRIMARY RECORD Trinomial ______NRHP Status Code 3S Other Listings ______Review Code _____ Reviewer ______Date ______
Page 3 of 26 *Resource Name or #: The Jesse and Dora Fleming House
P1. Other Identifier: 2815 28th Street, San Diego, CA 92104
*P2. Location: Not for Publication Unrestricted *a. County: San Diego and (P2b and P2c or P2d. Attach a Location Map as necessary.) *b. USGS 7.5' Quad: Point Loma Date: 2015 T ; R ; ¼ of ¼ of Sec ; M.D. B.M. c. Address: 2815 28th Street City: San Diego Zip: 92104 d. UTM: Zone: 11 ; mE/ mN (G.P.S.)
e. Other Locational Data: (e.g., parcel #, directions to resource, elevation, etc.) Elevation: 380 feet Legal Description: Lots 7 and 8, Block 5, Blair's Highland Addition, according to Official Map thereof on file in the Office of the County Recorder of San Diego County. It is Tax Assessor’s Parcel (APN) # 453-631-03-00.
*P3a. Description. (Describe resource and its major elements. Include design, materials, condition, alterations, size, setting, and boundaries). This two-story house was built in 1920 and is an excellent example of the Prairie school architectural style. The home sits on a hilltop lot overlooking Balboa Park in the North Park neighborhood of San Diego. The single family home has a rectangular two-story square box type form with a full width upper balcony with crenulated corners. On the open entry porch a small projecting cantilevered almost flat shed roof extends above the open porch and solid matching crenulated balustrade. The home has two full stories with the front (west) elevation facing downhill to 28th Street. After extensive consultation with historical resources city staff Senior Planner Jodie Brown, including a June 2015 Design Assistance Subcommittee Meeting, May 17, 2017 meeting, and e-mails in 2016 and 2017 detailing restoration elements. The home has undergone this major multiyear restoration with guidance from City Historic Resources Department staff. The upper level balcony, that had been enclosed, has been restored to its original open design revealing the original crenulated solid wall balustrade. The home has a single level rear addition that was added as part of the recent restoration and remodel. (See Continuation Sheet.) *P3b. Resource Attributes: (List attributes and codes) (HP2) Single family property *P4. Resources Present: Building Structure Object Site District Element of District P5b. Description of Photo: (View, date, accession #) View of west (front) elevation. Photo by Dan Soderberg, January 2019. *P6. Date Constructed/Age and Sources: Historic Prehistoric Both Residential building record date is 1920. The Lot and Block book page is dated 1920. No sewer records were found. Water record is dated 1925. 1996 historic survey estimated const. date 1921. Historic photo circa 1920.
*P7. Owner and Address: Dr. Craig J. Salt and Haruko K. Salt 2815 28th Street San Diego, CA 92104
*P8. Recorded by: (Name, affiliation, and address) Ronald V. May, RPA and Kiley Wallace, Legacy 106, Inc., P.O. Box 15967, San Diego, CA 92175 *P9. Date Recorded: January 2019 *P10. Survey Type: (Describe) Intensive *P11. Report Citation: (Cite survey report and other sources, or enter "none.") Historical Nomination of the Jesse and Dora Fleming House, San Diego, California for the City of San Diego, Historical Resources Board, by Ronald V. May, RPA, and Kiley Wallace, Legacy 106, Inc., January 2019. Legacy 106, Inc. is indebted to Alexandra Wallace and Dan Soderberg for extensive research, and other assistance with the preparation of this report. *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 *Required Information 4 State of California The Resources Agency Primary # DEPARTMENT OF PARKS AND RECREATION HRI#
CONTINUATION SHEET Trinomial
Page 4 of 26 *Resource Name or #: The Jesse and Dora Fleming House
*Recorded by: Ronald V. May, RPA and Kiley Wallace *Date: January 2019 Continuation Update
*P3a. Description: (Describe resource and its major elements. Include design, materials, condition, alterations, size, setting, and boundaries) (Continued): (See Attachment D, Photographs)
The subject property at 2815 28th Street is a large hipped roof two-story home with an upper level full width front balcony and a cantilevered front entry porch roof. The roof displays wide extending enclosed eaves with cornice edge detail that wraps around the home on the upper level. The front entry porch and upper level balcony are both surrounded by a crenulated solid railing. The open porch is sheltered by cantilevered shed roof which is supported by decorative brackets seen below the enclosed eave. The house utilizes a rectangular form and is constructed of hollow clay tiles. The home is surfaced in stucco and features large window groupings to take advantage of the expansive Balboa Park view. It is a rare and unusual almost modern example of the Prairie style built in 1920. The home has undergone a recent extensive multi-year restoration.
The subject resource features the character defining features indicative of the Prairie school architectural style while incorporating some elements of Mission Revival styles. The home utilizes a strong horizontal emphasis with wide projecting eaves with long banded eave fascia boards. The two-story house has a one-story porch and balcony which is another character defining feature of the Prairie style. The front porch roof cover extends out with matching enclosed eave supported by decorative brackets. It has an unattached rear garage with a long side driveway.
Prairie Architectural Style. Prairie style architects and designers such as Frank Lloyd Wright and Louis Sullivan began developing this influential and original, American architectural style in the suburban neighborhoods in the Midwest regions around Chicago, inspired by the horizontal plains of the region. The so-called Prairie School focused on letting the home or building's inherent structure and form serve as its design attraction rather than through the use of applied ornamentation and decoration. The style is also characterized by its strong expression of form. The architects and designers in this unique style explored relating homes to the surrounding environment and utilized simple natural materials with an emphasis on horizontal lines. One of the most important new concepts explored in the style was the opening up of the inside interior spaces with a new simplified open interior plans with rooms with living areas defined by built-in furniture and panels. Wright and others attempted to "break down the box" by opening up the small interior rooms which were largely used on residential designs up to that point. The style grew out of the Midwestern region with vernacular forms but was short lived, lasting only about twenty years from approximately 1900-1920, with Wright's famous Robie House being an influential example of the style. The style is recognized as one of the earliest modern styles and for being a truly American art form that was wildly influential to many other architectural styles, such as the European International style of the 1930's and the Ranch style of the 1950's.
The subject resource represents this Prairie design and ethos with its square Cubist style massing and structure showing a clear expression of its form. The home shows limited use of added materials and ornamentation. The structure expresses its function without the use of extensive applied decoration. The wide horizontal hipped roof with banded cornice and solid balcony balustrade emphasize the horizontal lines of the home. Horizontal design lines are also emphasized with the use of the flat roof cantilevered porch roof with widely overhanging eaves, flat square chimney and wide horizontal windows and window bands which are simply framed with almost flush minimal window moldings. The stucco surfacing was the favored exterior material utilized on homes in the Prairie style. This North Park example of the style utilizes a low hipped roof and extending eaves and wide full width balcony.
Irving Gill and Gill Inspired Designs. This home also reflects the distinctive original Southern California regional style based on the work of architect Irving J. Gill which predates the later European International and Art Moderne movements of the 1930's. The style derived inspiration from California's Mission Revival and Pueblo vernacular styles. These Spanish forms were often stripped down to the bare essentials and were free of the excessive ornamentation popular at the time.
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State of California The Resources Agency Primary # DEPARTMENT OF PARKS AND RECREATION HRI# CONTINUATION SHEET Trinomial
Page 5 of 26 *Resource Name or #: The Jesse and Dora Fleming House
*Recorded by: Ronald V. May, RPA and Kiley Wallace *Date: January 2019 Continuation Update
*P3a. Description (continued):
This inspiration was sometimes combined with modern building methods and materials such as tilt up slab concrete or fireproof hollow clay tiles. These Irving Gill and Gill inspired designs are also associated with the San Diego Progressive and Arts and Crafts movements of the time period. Many designs feature communal housing, labor saving designs, natural lighting, cross ventilation and utilization of experimental lower cost building materials and methods. Also these designs show the understanding of the local climate by making extensive use of terraces, courtyards and pergolas with integration of indoor and outdoor living spaces through design, with Gill often referring to outdoor spaces like courtyards and terraces as "green rooms."
The San Diego Uptown Historical Survey describes the Gill and Gill inspired structure style as not only a precursor to the later machine inspired modern movements, but as anticipating these modern styles before they existed. The Survey explains, "Thus Gill forms a homegrown bridge between the Arts and Crafts and the International Style that did not fully mature until after World War II."
West (Front) Elevation – The front façade faces 28th Street to the west and is dominated by the upper level balcony with shaped Mission style parapet railing just behind the partial width covered front porch with cantilevered front porch overhang. The home utilizes many design features that capitalize on the expansive hilltop views of Balboa Park which sits across the street and below. Starting from the top, the upper level low pitched hipped roof with wide overhang wraps around the entire house on all elevations and is topped by an extending horizontal simple fascia board band. The overhanging eaves have an enclosed and boxed style soffit. On the upper level overlooking the open balcony a central rectangular French door is seen with a large four light rectangular window seen on the left and a double French door set seen on the right providing access from the master bedroom. These upper level door and window openings have very little surrounding trim. The surrounding balcony raised crenulated stepped corners displaying the mission influence on the home. The entire home is finished with medium sand stucco. The stucco surfacing had been coated with lacey stucco and has now been restored based on historical photos and extant original stucco sections.
On the first floor to the left, the open shed roof front porch overhang is supported by two arched wooden bracket supports. This open balcony is supported by a cantilever extending from the house without the use of large stucco columns. This cantilevered porch design was in keeping with modernist ethos of the Prairie style. Beneath this open front porch, a rectangular wooden door is flanked by single light glazed rectangular wooden sidelights. The home's raised front entryway and side facing porch stairs are located to the right, with solid railing with crenulated corners matching the upper level balcony parapet and railing parapet. As seen in the circa 1920 historical photo (Attachment D.1), the home's restoration of the original design has preserved or rehabilitated the original open front porch design. To the right on the lower level, is a large rectangular glazed wooden window also shown in the 1920 historic photo. This window was undoubtedly designed for the scenic view over Balboa Park. This large fixed wooden window without divisions or panes is similar to picture windows of the later 1930-1950's modern era. To the right, below the extending upper level eave, is a large stucco end chimney with dropped side design.
A wide side facing entry stairway carries down from the front entryway to the front yard area. A straight scored concrete walkway and simple stairway connects to the front sidewalk and Balboa Park which is located directly across the street.
6 State of California The Resources Agency Primary # DEPARTMENT OF PARKS AND RECREATION HRI#
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Page 6 of 26 *Resource Name or #: The Jesse and Dora Fleming House
*Recorded by: Ronald V. May, RPA and Kiley Wallace *Date: January 2019 Continuation Update
*P3a. Description (continued):
South (Side) Elevation – This portion of the house faces the neighboring home to the south, as seen in the circa 1918 historic photo. The west elevation continues the low pitched hipped roof with wide overhanging enclosed eaves. This side of the home is oriented along the driveway side of the home with a long concrete driveway connecting to a detached rear two car garage. Below the home's hipped roof, a stucco surfaced end chimney matches the stucco texture on the house. On the upper level, just behind the chimney, a single one-over-one double hung wooden window is seen to the left, while a grouping of three matching double hung wooden windows is located near the rear corner. The wall surfacing matches all other elevations with fine sandy stucco surfacing.
On the first floor from left to right sits a one-over-one rectangular wooden window set back before and behind the stepped stucco end chimney. A rear addition is slightly inset from the original home and displays a raised rear post support and a small rectangular wooden window fills an opening where this rear addition has been added. The rear addition continues at the rear where a single story extends out and seen at the back corner.
East (Rear) Elevation – This elevation reveals the simple flat rectangular two story stucco end chimney which rises above the original two story hipped roof and wide eave overhang. Along the upper level a rear upper level addition extends out about five feet along the rear wall a displays a grouping of three rectangular double hung wooden windows is seen on the right side along with a smaller single double hung rectangular wooden window which is seen to the right. The rear elevation displays a lower level shed roof covered rear addition which was approved by the city of San Diego Historic Resources Department and added in 2018. The rear addition subsumed two earlier smaller rear additions. This area is not in the public view.
North (Side) Elevation – This side elevation is positioned just a few feet from the neighboring property line and fence and is difficult to photograph. From the top, the view of the low pitched hipped roof with wide overhanging eaves is visible along the second level. This long horizontal roof eave, low pitched roof and fascia board along the upper level both create long horizontal lines which maintain the Prairie architectural style of the home. Upper level window fenestration consists of a double window grouping with double hung one over one windows to the rear (left) and next to the right, a single wooden double hung window. Along the lower level, a small horizontal rectangular double hung window is seen near the front corner below the front upper level balcony. All of these windows have an extending wooden lower sill matching the others on the home.
Next, to the left, is a double grouping of rectangular wooden windows. Finally, near the rear of the home on the first level just behind a side site wall, sits a single rectangular double hung wooden window. At the rear, a single level rear addition is minimally visible along the side of the side elevation.
Detached Garage - The un-attached double car garage is placed on the rear corner of the lot. The separate detached rear "carriage house" style double garage is shown on the 1921 Sanborn maps, not long after the home was constructed around 1920. The location of the garage matches this earliest 1921 Sanborn map, however the garage today is a double car garage which would have been uncommon in 1919-1920 when the home was being built. The garage seems to generally match the circa 1920 historical photo that shows just a corner of the garage front in the background. The simple Cubist design and stucco surfacing matches the home, but it is not readily apparent if the garage is original or was rebuilt or expanded at some point.
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Page 7 of 26 *Resource Name or #: The Jesse and Dora Fleming House
*Recorded by: Ronald V. May, RPA and Kiley Wallace *Date: January 2019 Continuation Update
*P3a. Description (continued):
Landscaping / Yard Setting – Central to the downhill front yard is a long straight concrete walkway with short three steps stairway with sloped site walls curbs. The original scored concrete walkway shows some small repairs but is largely very intact and matches the 1920 historical photo. The home features multiple hedges, grass and other landscaping on the side and rear elevations. The open landscaping in front complements the style of the house and is consistent with the design seen in historic photos. The neighboring houses exhibit the similar building and landscape setbacks.
8 State of California – The Resources Agency Primary # ______DEPARTMENT OF PARKS AND RECREATION HRI # ______
BUILDING, STRUCTURE, AND OBJECT RECORD
Page 8 of 26 *Resource Name or #: The Jesse and Dora Fleming House
*Recorded by: Ronald V. May, RPA and Kiley Wallace *Date: January 2019 Continuation Update
B1. Historic Name: 2815 28th Street B2. Common Name: 2815 28th Street B3. Original Use: Single Family Property B4. Present Use: Single Family Property *B5. Architectural Style: Prairie architectural style *B6. Construction History: (Construction date, alterations, and date of alterations) The residential building record shows the home was completed in 1920. The Lot and Block Book is dated 1920. The water record is dated 1925, five years after the home was constructed. No sewer or water permits were found. A historic photo of the home taken not long after construction is dated circa 1920. This Notice of Completion dates from 1948, when work was done (probably the enclosure of the upper level porch), well after the home was originally constructed in 1920. The Notice does not indicate what work was done to 2815 28th Street in 1948, however, it is most likely that this was created when the second-story front balcony was enclosed as seen on the Residential Building Record with note "Add 8'x32'- 12- 20- 1948". Both the 1996 Historic Survey and 2004 Draft North Park survey shows an estimated 1921 date of construction for the home based on the tax Assessor information. The 1996 Historic Survey and 2004 Draft North Park Survey both assigned the home a status code 5S3: "Appears to be individually eligible for local listing or designation through survey evaluation." The City of San Diego has the following building permits on record: The upper level front balcony was fully enclosed as stated circa 1948. However, the home recently underwent an extensive exterior restoration, which included removal of the non-original enclosure of the front porch, rear addition and restored stucco exterior surfacing and replacement of any front non-historic and inappropriate windows with wooden windows matching the historical photos and other evidence. The RBR lists a permit # 98213 was enclosed as seen on the Residential Building Record, with note "Add 8'x32'- 12- 20- 1948". This 8'x32' dimension listed on the RBR is the measurement of the front balcony. A reroof was completed under permit #A52650 and is dated May 21, 1962. The 2017 and 2018 exterior restoration, approved rear addition and interior remodel were completed under project number # 527270. This permit includes the removal of the 1948 upper level balcony enclosure and the rebuilding of the original entry cover. There was extensive consultation with City Historic Resources Department staff Senior Planner Jodie Brown, including a June 2015 Design Assistance Subcommittee Meeting, May 17, 2017 meeting and e-mails in 2016 and 2017 detailing restoration elements. The home has undergone this major multiyear restoration with guidance from City staff. The upper level balcony that had been enclosed was recently restored to its original open design. The home has a single level rear addition that was added as part of the recent restoration and remodel. The historic photos and transitional photos and site analysis show the front porch style entryway cover was replaced circa 2010, but has now been accurately rebuilt restoring the original front porch design as seen in the 1920 historic photo. 1996 Historic Survey estimated const. date 1921. *B7. Moved? No Yes Unknown Date: Original Location: *B8. Related Features: B9a. Architect: Unknown b. Builder: Unknown *B10. Significance: Theme: Residential Architecture Area: North Park (San Diego) Period of Significance: 1920 Property Type: Single-Family Property Applicable Criteria: C (Discuss importance in terms of historical or architectural context as defined by theme, period, and geographic scope. Also address integrity.) The home is significant under Criterion "C” as an excellent example of Prairie style N architecture in the North Park neighborhood of San Diego.
B11. Additional Resource Attributes: (List attributes and codes) none
*B12. References: (See Continuation Sheet)
B13. Remarks: none *B14. Evaluator: Ronald V. May, RPA and Kiley Wallace
*Date of Evaluation: January 2019
(This space reserved for official comments.)
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Page 9 of 26 *Resource Name or #: The Jesse and Dora Fleming House
*Recorded by: Ronald V. May, RPA and Kiley Wallace *Date: January 2019 Continuation Update
*B10. Significance - Criterion A:
Criterion A: Exemplifies or reflects special elements of the City’s, a community’s or a neighborhood’s historical, archaeological, cultural, social, economic, political, aesthetic, engineering, landscaping or architectural development.
Although the house reflects and contributes to our understanding of San Diego's architectural development, the Jesse and Dora Fleming House was not found to rise to the level of exemplifying special elements of the community's historical, archaeological, cultural, social, economic, political, aesthetic, engineering, landscaping or architectural development. The following discussion provides the background for that conclusion.
Introduction. Although the North Park community and nearby Dryden Historic District have a number of homes that have been designated as historic for their significance, there remains much to be learned about how this neighborhood developed, the reasons for the architectural styles that were built, and the lives of the people who lived and worked there. Criterion A evaluations are often complicated because they require the presentation of broad contexts and associations to establish the significance of the special elements of importance. The single most important mechanism to bring new information forward to better understand these communities is the intensive research associated with individual houses nominations. Legacy 106, Inc. and other researchers and homeowners have written additional nominations that now form an important body of primary research about the area.
Native American, Spanish, Mexican, and American Periods. The landscape that we see today in this area has changed dramatically over time. The first people who arrived in this area may have come here as early as 20,000 years ago, although that is a subject of ongoing study. Certainly early peoples began to populate the region by 12,000 years ago. During that era, the Laguna Mountains were frozen and expansive savannah lands surrounded shallow lakes east to the Lower Colorado River. One of the most dramatic differences involved the location of the coastal shoreline, which was substantially further to the west than what we know today. In fact, geological evidence suggests that glacial ice drew-down the sea level to approximately 400 feet lower than we know it today. The “coastal” archaeological sites that reflect this period of occupation are now deeply submerged and available only to underwater explorers.
Between 10,000 and 5,000 years ago, glacial melt elevated the sea level and prehistoric people intensified their use of the land. About 1,500 years ago, rainfall lessened and San Diego became the coastal desert of today. The upper mesas that make up North Park were covered with Mixed Chaparral, a drought resistant population of plants and animals that could survive months without rainfall. Archaeological investigation of San Diego has revealed most prehistoric cultures concentrated their population centers near freshwater drainages, estuaries, bays, and marine resources. These upland mesas served as sources for medicinal seeds, roots, and bark, as well as hunting and food gathering areas. Most of the prehistoric sites recorded for these uplands consist of vegetal roasting ovens, trail breakage, and overnight camps. At least one seasonal habitation camp existed in Switzer Canyon at the time Spanish colonists arrived in San Diego in 1769. Other villages are known to have been in Mission Valley, Rose Canyon, and around San Diego Bay.
Prior to 1769, Native Kumeyaay families and unknown prehistoric people before them lived in this general area on a nomadic basis, following food resources as they became seasonally available. The local Kumeyaay people continued traditional use rights on the land in this area through the Spanish and Mexican periods of California history, although their ability to live in the area and use the resources of the land became increasingly restricted by European dictates and encroachment from non-native grants, pre- emption, and homestead claims upon choice properties.
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Page 10 of 26 *Resource Name or #: The Jesse and Dora Fleming House
*Recorded by: Ronald V. May, RPA and Kiley Wallace *Date: January 2019 Continuation Update
*B10. Significance - Criterion A (continued):
The first United States surveys passed through this area in the 1850s, but the first subdivisions as we understand it today with the system of Blocks and Lots did not occur until after 1900. Some sources record local Kumeyaay families living in Mission Valley and in various parts of coastal San Diego until about 1910 based on ethnographic interviews (Shipek 1991). After then, the Kumeyaay families who had not been forced to live on U.S. Government controlled reservations had abandoned these ancestrally- owned lands to move east or south to Baja, California where they still had cultural ties and could live with less interference. While today, American society generally does not recognize Native American usage/ownership of the land as part of the legal chain of title, it is, nevertheless, part of the chronological and historical sequence of land usage over time.
Given the many thousands of years of prehistoric occupation, the Spanish colonization era passed through the Mexican Revolution and Mexican War with the United States in a mere heartbeat of time. By the 1870s, European American land surveyors began extending the boundary of the City of San Diego. Real estate speculators bought “Pueblo Land” from the Common Council and City Trustees and then drew maps that created grids of streets and blocks of lots.
Paper Tracts and Early Development History
The following two paragraphs are excerpts from the 2009 North Park Dryden Historic District designation:
Both sides of Pershing Avenue and the west side of 28th Street are within the Park Villas Tract (Map 438, which was surveyed May 1870 but not filed until October 14, 1887); the east side of 28th Street is within the West End Tract (Map 590, which was surveyed November 1872 and filed May 17, 1873). On paper, these subdivisions are among the oldest in North Park and are associated with San Diego’s founding political and entrepreneurial figures. These tracts were mapped during the beginning of Alonzo Horton’s New Town optimism and soon after reservation of the 1,400-acre City Park on February 4, 1870, as proposed by visionary Ephraim Morse and requested of the state legislature by City Trustees Jose Engstrand 1980, p. 47). Designation of City Park (now Balboa Park) influenced the pattern of development in North Park more than any other single land use decision in San Diego’s early days.
Subdivision of land north and east of the planned City park began as early as the 1870s, although the construction of homes on most of these “paper” tracts did not begin until streetcar service was available on University Avenue in the 1907 and on 30th Street north of Switzer Canyon in the following year. The lots on the east side of 28th Street are in the West End Tract, which was laid out in paper as early as 1872. Lots in West End Tract were 100 feet in depth, with relatively small blocks similar to downtown San Diego. Lots on Pershing Avenue and on the west side of 28th Street are part of the western section of the Park Villas Tract that was first surveyed in 1870, with a subdivision map filed in 1887. Lots in the Park Villas Tract were deeper and backed onto alleys. Home construction in the area began in 1912, five years after streetcars began service on University Avenue, just to the north. The first public school in North Park was built in the Park Villas Tract to the north of the Dryden District in 1910. Most lots were developed by the late 1920s. Early homes in the district reflect the Arts and Crafts movement; many later homes reflect a Spanish Revival character.
Broader Context for the Development of the Area. Probably the most comprehensive overview of this area is covered in the September 2010 Uptown Community Plan Update, Draft Historical Context Statement, by the City of San Diego City Planning and Community Investment department. The historical
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*Recorded by: Ronald V. May, RPA and Kiley Wallace *Date: January 2019 Continuation Update
*B10. Significance - Criterion A (continued):
context applies to the general area and suggests that the distribution of single family home construction in the uptown areas followed the development of increased transportation options.
Development of Residential Subdivisions. Improvements in transportation infrastructure, in conjunction with the establishment of Mission Cliff Gardens, made the northern reaches of Uptown accessible. Whereas new construction was confined to the area south of Laurel Street in previous years, development activity began to extend into the undeveloped areas of University Heights, Hillcrest and Mission Hills by the turn of the twentieth century. At the time development in these areas consisted primarily of single-family homes, though other types of development, including schools, fire stations and medical facilities, were also built to meet the needs of Uptown’s growing population.
Before 1900, Uptown was a remote and inaccessible section of the city, but the construction of roads and bridges, mass transit lines, hospitals, parks and a college campus fueled growth in several sections of the study area. By 1904, approximately 23 percent of Uptown was developed, though the majority of structures were concentrated south of Laurel Street in Park West. At this time, construction had also occurred in the northern half of Park West, Hillcrest, Mission Hills and University Heights, although development in these areas was comparatively sparse.
Residential subdivisions in the Planning Area continued to be surveyed, registered and subsequently developed into the 1920's. By this time, however, much of Uptown had already been platted; therefore, subdivisions planned after the Exposition were generally sited in those sections of the study area not well- served by streetcar lines. To maximize the amount of buildable land, especially in areas bisected by canyons, many developers conformed to the study area’s natural topography by incorporating winding streets, asymmetrical blocks and irregular-shaped parcels into their plans.
The continuous growth of Uptown’s population sparked the construction of a number of commercial districts by the early 1920's. Sanborn maps indicate that, like residences, these commercial nodes were patterned along mass transit lines, as the majority of businesses were located near the streetcar stops at Fifth Street and University Avenue in Hillcrest; Washington and Goldfinch streets in Mission Hills; and Park Boulevard and Adams Avenue in University Heights. A handful of commercial structures in Park Villas were scattered on main grid streets in the area
The park is an important reference point that gave rise to tract names such as Hartley’s North Park (and thence the community’s name) and Park Villas. The park separated North Park from the downtown developments of New Town and Horton’s Addition, which enabled the area to develop independently on a delayed timeline that determined the dominant architectural styles.
The park also constrained the construction of roadways. The 1902 U.S. Geological Survey (USGS) Map of San Diego illustrates the barrier that the park represented. Only a few threads connect the North Park area to the dense grid of downtown San Diego. One of these is a wagon road that would become Pershing Drive, and it leads directly to the northeast corner of the park at the future intersection of Upas and 28th Streets. The 1917 street grid map of San Diego clearly shows the road through the park leading to Upas and 28th Streets, with spurs to Redwood Street and Arnold Avenue.
Park Villas Tract. The Park Villas tract is a large subdivision in two pieces. The tract encompasses the east half of Lot 1126, the east half of Lot 1127, and the whole of Lot 1349 of the Pueblo Lands of San Diego. The west half of Lot 1127 is not included in the Park Villas subdivision; it became the West End subdivision. The Park Villas tract has a complex history. Map 438 notes that Park Villas was "Surveyed for J. Nash Esq. May 1870 by James Pascoe". City Engineer of San Diego. North Park: A San Diego
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*Recorded by: Ronald V. May, RPA and Kiley Wallace *Date: January 2019 Continuation Update
*B10. Significance - Criterion A (continued):
Urban Village, 1896-1946 (Covington 2007) describes Nash as follows: Joseph Nash was an early San Diego entrepreneur who opened his general merchandise store on the New Town waterfront in 1868. It was Nash’s business that a young clerk in the store, George Marston, and his friend Charles Hamilton, bought for $10,000 in 1873. The Marston Company ultimately became San Diego’s leading department store. Nash was a contemporary of Alonzo Horton, founder of San Diego’s New Town. A 1914 news article about Nash noted, "He purchased a lot in the business district for $25 and erected a building to house his stock. He purchased other business property at the same price. Nash is quoted as saying, "I purchased whole blocks for $200 per block. We divided up some of the blocks into lots and tried to sell the lots for $5 each. I remember one man who claimed he had been cheated and demanded his $5 back. He threatened us with lawsuits and made such dire intimations against our characters that we gave him back his money."
Joseph Nash was listed in the 1874 City of San Diego Directory as having a General Merchandise store at the corner of Fifth and J streets. He was a charter member of the Chamber of Commerce, and Vice President of the Citizens Railroad Committee in 1872. He was part of the effort to bring the Texas & Pacific Railroad to San Diego, which was described in San Diego, California’s Cornerstone (Engstrand 1980, page 50) as follows:
In the spring of 1871, Congress passed a bill approving construction of the Texas & Pacific Railroad. Speculation was rife when Colonel Thomas Scott, president of the company, came to the Horton House to check over possible depot sites. The offer of enough open land and town property assured location of the terminus on San Diego Bay. Property values went up accordingly. But the untimely failure of the great railroad speculator Jay Cook on "Black Friday", September 18, 1873, caused the end of Texas & Pacific plans. Nash sold many of his interests and relocated. In the 1883-1884 McKenney’s Pacific Coast Directory, Nash was listed in San Francisco at 328 Montgomery with the occupation "mining sec."
A March 31, 1885 news article noted that ― the case of Cadwalader vs J. Nash and the California Southern Railroad Company has been filed; the object of the action is to quiet plaintiff’s title to the east half of Pueblo lots 1126 and 1127. These lots represent the majority of the Park Villas tract. The California Southern Railroad was incorporated in October 1880, and the successful completion of the local rail line in 1885 led to land speculation that would set off the "Boom of the Eighties" (Engstrand 1980, page 54). The lawsuit’s final judgment was filed in the Superior Court of the County of San Diego on September 20, 1887, which explains why Nash’s tract map was not actually filed until October 14, 1887.
After settlement of the lawsuit, Eliza did not move to San Diego to enjoy her landholdings. The 1900 Federal Census listed her in San Francisco with two sons and a daughter, and with her occupation as "capitalist." It is not apparent exactly when she sold the land, but the 1890 City of San Diego Lot Books, which are the earliest assessor books in the San Diego History Center's records, identified the land ownership for the blocks in the western side of the Park Villas tract (Blocks 62 through 81) as unknown, except for the row along University Avenue and part of Block 78, which were identified as being owned by Charles S. Hamilton. This was land decreed owned by Nash in the lawsuit. In 1891, most of the unknown ownership blocks were identified as being owned by the College Hill Land Association, except for the blocks between Dwight and Myrtle streets from 28th to Arizona streets (Blocks 65, 70, 75 and 80), which were identified as being owned jointly by C.C. Seaman, R.A. Thomas, and J.W. Collins. The College Hill Land Association formed in 1886 and initiated development of a branch of the University of Southern California in what is now University Heights, a dream that failed with the land bust of 1888-1889. Their stockholders included C.C. Seaman and Richard A. Thomas ("San Diego’s Normal Heights: The Growth
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*B10. Significance - Criterion A (continued): of a Suburban Neighborhood", 1886-1926, by Suzanne Ledeboer, Journal of San Diego History, V. 52, No.1&2, Winter/Spring 2006). Thus, the early history of the Park Villas tract, including the proposed District, is intertwined with the investors who held land that eventually became University Heights.
West End Tract. As noted above, the Park Villas tract is a large subdivision in two pieces separated by the west half of Lot 1127. The 1870 Park Villas Tract Map shows a blank space between the two portions, with stub-outs for the east-west streets extending into the west half of Lot 1127. But in November 1872, when the west half of Pueblo Lot No. 1127 was surveyed and drawn by L.L. Lockling, City Engineer, and named "West End", an entirely different lot pattern and street grid was laid out and approved by the Board of Trustees. As noted in North Park: A San Diego Urban Village, 1896-1946 (Covington 2007), the first paper tract map #590, dated May 17, 1873, followed the precedent of Horton’s Addition of that same year. The 80-foot wide streets, blocks 200 feet by 300 feet, and lots 50 feet by 100 feet gave it a different configuration from the typical 60-foot wide streets and 50-foot by 125-foot lots in the surrounding tracts of Park Villas and University Heights, hence the multiple dog-leg intersections at the tract boundaries. The effect of the different block patterns is illustrated by the tract map diagrams in Figure 4. The street grid differences, including the two extra east-west streets terminating on either side of the tract, created more corners and view angles along 28th Street, the boundary of the two tracts, than a matching street grid would have, a fact that would have importance nearly 40 years later when residential development finally began in earnest.
Further echoing the downtown theme, the east-west roadways of the West End tract were named 1st Avenue through 6th Avenue (now North Park Way, Gunn, Landis, Dwight, Capps, and Myrtle). The north- south street names reflected an early trend – prominent business figures of the day – for example, Gatewood Street (now 29th), for W. Jeff Gatewood, who was listed as Attorney at Law in Horton’s Bank Block in the 1874 City Directory, and Johnson Street (later Sherman and now Granada) for Geo. A. Johnson, a Director of the Commercial Bank of San Diego in 1874. Nash Street in the Park Villas tract was later Missouri Street and is now 32nd. Arnold Avenue was named for a prominent real estate developer of the time, G. C. Arnold, and neighboring Choate Street (now Arizona) was named for his business partner, Daniel Choate. The West End tract is different from Joseph Nash’s Park Villas in that the West End tract map cites no single developer. The map is noted as "Approved officially by the Board of Trustees of the City of San Diego, March 17th 1873." The 1874 City Directory listed the members of the Board of Trustees as E. A. Veazie (President), W.A. Begole, J. B. Boyd, J. G. Estudillo, M. Keating, A. P. Knowles (Marshal), and M. P. Shaffer (City Assessor). E. A. Veazie was a Director of the Commercial Bank of San Diego, and J. G. Estudillo was the Assistant Cashier.
Although the Jesse and Dora Fleming House contributes to our understanding of the early development of North Park a, no special elements about this house were found in the course of research for this study to determine it qualifies for designation under Criterion A.
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*B10. Significance - Criterion B:
Criterion B: Is identified with persons or events significant in local, state, or national history. A summary of the individuals associated with this property is provided along with a conclusion regarding their significance under Criterion B.
Based on the research found and evidence presented in this report, Legacy 106, Inc. concludes that the Jesse and Dora Fleming House at 2815 28th Street does not have associations with significant individuals to qualify for nomination under Criterion B.
Jesse W. Fleming and Dora Blanche Fleming Owners and Residents, 1920 to 1923
In November 1919, Jesse W. Fleming and Dora Blanche Fleming purchased lots 7 and 8 in block 5 of Blair’s Highland Addition. Because a Notice of Completion was not filed upon the subject property’s completion, it could not be determined who the architect or builder was. A search of local newspaper articles, as well as 1919 and 1920 issues of Southwest Builder and Contractor, also did not yield this information.
The Flemings resided at 2815 28th Street from 1920 until 1923. Jesse W. Fleming was a partner in the firm of Greene & Fleming, local sales representatives of the Chandler Motor Company of Cleveland, Ohio.
On May 4, 1871, Jesse Wilbur Fleming was born in Washington County, Iowa. His father, John M. Fleming, was a farmer and Civil War veteran originally from Ohio, and Jesse’s mother Angeline Rhoda (Greene) was originally from New York. According to the 1880 U.S. Census, Jesse lived with his parents and two brothers in Seventy-Six, Iowa, where the family farmed. Little else about Jesse’s early years could be found.
Jesse married Dora Blanche Boal in Washington County, Iowa on Christmas Eve of 1895. She was born there on December 18, 1871 and typically appears in records under her middle name, Blanche. The couple’s only child, a daughter named Bernice, was born in Iowa in 1897. The 1900 U.S. Census shows that Jesse, Blanche, and Bernice lived in Rockwell, Iowa, where Jesse worked as a teacher.
By 1910, the Flemings lived in Grand Junction, Colorado, where Jesse was a partner in a furniture store business. The family moved to 753 C Ave. in Coronado around 1912, and according to the 1912 San Diego city directory, Jesse was still working in the furniture business. By 1914, the Flemings lived at 1276 Cleveland Ave. in San Diego’s University Heights neighborhood. By 1916, Jesse switched careers and got into the automobile business. According to an August 5, 1916 article in the San Diego Union, Jesse was a partner in the firm of Greene & Fleming, local sales representatives of the Chandler automobile company of Cleveland, Ohio. Although Greene was the maiden name of Jesse’s mother, it does not appear that Jesse’s business partner Charles E. Greene was a relative. Greene & Fleming opened their first showroom in August 1916 at the corner of Fifth Avenue and Cedar Street in downtown San Diego.
Despite an economic downturn following World War I, the Chandler Motor Company remained quite profitable through the mid-1920’s (Hemmings Classic Car, September 2007). In 1925, the company merged with the Cleveland Automobile Company to form the Chandler-Cleveland Motors Corporation. Shortly thereafter, the company began to suffer negatively from its over expansion in an increasingly competitive and saturated automobile market. By 1928, the company posted an annual operating loss of
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*B10. Significance - Criterion B (continued):
nearly $475,000. Chandler-Cleveland was purchased by Detroit’s Hupp Motor Car Company in 1929, and Hupp quickly discontinued the production of Chandler automobiles to produce their own line of cars (Ibid.).
The Fleming family moved a few more times in the late 1910’s until moving into their newly completed home at 2815 28th Street in North Park in 1920. They lived there until 1923, when they sold the home and moved to 2925 Cedar Street in South Park. Jesse and his wife had the Cedar Street home designed and built by the team of Ralph Hurlburt and Charles H. Tifal in 1924. That home was historically designated in August 2016 as the J.W. and Dora Fleming / Hurlburt and Tifal House (HRB # 1229).
In June 1928, around the time that the Chandler-Cleveland Motors Corporation began to decline in profitability, Jesse W. Fleming and his business partner Charles E. Greene dissolved their partnership. Jesse then began to work for the Robert D. Maxwell automobile dealership. Jesse remained there until approximately 1942, when he and Blanche sold their home at 2925 Cedar Street.
It could not be determined exactly where the Flemings moved after they sold 2925 Cedar Street. Jesse W. Fleming died in San Bernardino, California on November 30, 1948. Dora passed away there on August 25, 1958. Their daughter Bernice died in January 1980.
Insufficient information was found about Jesse W. Fleming or Dora Blanche Fleming to determine they were historically significant for their association with 2815 28th Street under Criterion B.
William P. Mayer and Elizabeth R. Mayer Owners and Residents, 1923 to 1941
Willard R. Mayer Resident, 1934 to 1935 and 1937 to 1938
William P. Mayer and Elizabeth R. Mayer purchased 2815 28th Street from Jesse W. Fleming and Dora Blanche Fleming in 1923, and lived there until they sold the home in 1941. Willard R. Mayer, the son of William and Elizabeth, is listed as a resident of the home in the 1934, 1935, 1937, and 1938 San Diego city directories.
Originally an attorney in Ohio, William worked as a real estate agent and developer in the mid-1920’s in the San Diego firm of Mayer-Krumholz. The 1928 to 1931 San Diego city directories do not list an occupation for William, but by 1932 he had changed careers, and was employed as a case worker with the County Welfare Department. By 1937, he had been promoted to a department superintendent. Willard R. Mayer, William’s son, worked as an orderly at a psychiatric hospital before finding work at the Marston’s department store.
A native of Newburgh Heights, Ohio, William Pletcher Mayer was born on April 13, 1881. His father, Ulrich John Mayer, was a farmer originally from Switzerland, and mother Anna (Pletscher) Mayer was from Germany. William grew up in Newburgh Heights, where he attended public school. He then graduated from the Cleveland Law School of Baldwin University, and in 1911 was admitted to the state bar of Ohio.
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*B10. Significance - Criterion B (continued):
On June 3, 1913, William married Elizabeth E. Rush in Cuyahoga County, Ohio. She was born in Ohio on July 22, 1886. According to the 1920 U.S. Census, William and Elizabeth resided in Shaker Heights, Ohio with their four year-old son Willard. William worked as a lawyer in private practice at that time.
Upon moving to San Diego in 1923, William and Elizabeth purchased 2815 28th Street. It is not known why William did not practice law in San Diego. Rather, he worked as a real estate agent and developer in the mid-1920’s in the local firm of Mayer-Krumholz.
According to the 2001 historic nomination of 4647 Van Dyke Avenue in the Kensington neighborhood, which was authored by the late historian and researcher Beth Montes, William P. Mayer invested heavily in San Diego real estate upon arriving here in 1923. In 1927 alone, the County Deed Books recorded over 40 real estate transactions that he was involved in.
It should be noted that in October 2001, the residence at 4647 Van Dyke Avenue in Kensington was historically designated as the William P. Mayer House (HRB # 500). This one-story Spanish Eclectic residence was constructed for the Mayers in 1929, however, they utilized it as a rental property for several years, and did not occupy it until 1942, directly after selling and moving out of 2815 28th Street.
In addition to being historically designated under Criterion C as a significant example of Spanish Eclectic style architecture, 4647 Van Dyke Ave. was also designated under Criterion B for its association with William P. Mayer. The City staff report # P-01-201 states:
It is associated with William P. Mayer, an important developer active during the 1920's, 30's and 40's in the development of Kensington, Talmadge, and other East San Diego subdivisions. He acquired the property in 1930 and lived there until 1957. However, Mr. Mayer's career as a developer was short lived (1926-1931). In 1931 he began a new career in the welfare department rising to the level of Assistant Director, and acted as Director of Public Welfare during World War II.
The 1928 to 1931 San Diego city directories do not list an occupation for William, but by 1932 he changed careers, and was employed as a case worker with the County Welfare Department. William was promoted to the position of department superintendent by 1937. This job no doubt kept William quite busy during the years of the Great Depression.
In 1941, the Mayers sold 2815 28th Street and moved into 4647 Van Dyke Ave., which they had owned since 1930 but used as a rental income property until 1941. William retired from the County Welfare Department in 1951, and died in 1955. According to his September 13, 1955 obituary published in the San Diego Union, he was a 32nd degree Mason, was a member of the Sciots, served on the San Diego County Adoption Committee and was treasurer of the local chapter of the National Foundation for Infantile Paralysis.
Elizabeth remained at 4647 Van Dyke Ave. until selling it in 1957 and moving to Sacramento, where her son Willard lived with his wife. Elizabeth Mayer died there in February 1978. Willard died in Sacramento on October 16, 1997.
Insufficient information was found about William P. Mayer and Elizabeth R. Mayer, or Willard R. Mayer, to determine they were historically significant for their association with 2815 28th Street under Criterion B.
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*B10. Significance - Criterion B (continued):
Harry E. Farb and Alice Farb Owner and Resident, 1941 to 1955 (Harry) Owner and Resident, 1941 to 1945 (Alice)
Jean M. Farb (Harry’s second wife) Resident (with Harry), 1947 to 1955
In 1941, Harry E. Farb and his wife Alice purchased 2815 28th Street. Alice lived there with Harry until their divorce around 1945. Harry remained in the home, and his next wife, Jean M. Farb, moved into the home with him. Harry and Jean resided at the subject property until selling it in 1955. Harry owned at least one liquor store in downtown San Diego during the time that he resided at the subject property. In his later years, after he moved out of 2815 28th Street, Harry became a prominent local real estate developer, banker, Democratic Party worker and philanthropist. A staunch Democrat, Harry was a county finance chairman for the presidential campaigns of Robert F. Kennedy and Adlai Stevenson. In 1974, Harry headed the San Diego county campaign for California Governor Jerry Brown, who in April 1975 appointed Harry to the California Commission on Government Organization and Economy.
On June 2, 1897, Harry Edward Farb was born in Russia. Little information about his early life could be found. He immigrated to the U.S. around 1913, and from June 1918 to February 1919, Harry served in the Army. Details of his service could not be found.
By 1930, Harry was a resident of Los Angeles and worked as a hotel manager. He married Alice around 1931, and they appear together in the 1932 Los Angeles city directory, which lists Harry’s occupation as manager for the Wagner and Vanderbilt Hotels.
Harry and Alice moved to San Diego around 1936, and briefly settled at 3175 Juniper Street in the Burlingame neighborhood. They moved to 2911 Bancroft Street the following year. It was around this time that Harry became the proprietor of at least one liquor store downtown.
Harry and Alice purchased 2815 28th Street in 1941, and first appear as residents of the home in the 1942 San Diego city directory. Harry was still employed as a liquor merchant at this time. According to a brief article in the August 25, 1944 issue of the San Diego Union, Alice was a member of a Women’s Army Corps (WAC) unit which was trained at the Fort Des Moines training center in Iowa before transferring to an Army hospital in Pasadena. Around this same time in the mid-1940's, Alice and Harry divorced, she moved out, and she was no longer co-owner of 2815 28th Street. On August 19, 1946, Harry wed Mildred Jean Sanders. She was born in 1912 and typically went by her middle name, Jean. After their marriage, Jean moved into 2815 28th Street with Harry.
It was in the late 1940’s that Harry became involved in politics, particularly with Democratic party campaigns and causes. In 1950, he was vice chairman of the San Diego committee to elect Democrat James Roosevelt for California Governor (San Diego Union, January 5, 1950). Roosevelt, the son of former U.S. President Franklin Delano Roosevelt, lost the governorship to Republican Earl Warren.
Harry was elected president of the San Diego Men's Democratic Club in 1952 and served several terms. That same year, he was a delegate in the 30th Congressional District for the 1952 Presidential election and campaigned for Oklahoma Senator Robert S. Kerr's presidential bid. Harry was subsequently a delegate in the campaigns of several other Democratic politicians.
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Harry and Jean were active in numerous civic activities together. They were major donors to Mercy Hospital, she served as chairwoman of the hospital's annual fundraising ball, and Jean also supported the UCSD Hospital. Jean was also active with the Salk Institute and the Salvation Army's Door of Hope campaign.
Harry and Jean were also involved in Jewish community causes. In December 1950, Harry was named to the board of directors of San Diego's United Jewish Fund (San Diego Union, December 18, 1950). Jean was active with the United Jewish Federation of Women. The Farbs also donated money for the construction of a vocational high school in Tel Aviv, Israel.
The Farbs sold 2815 28th Street in 1955, and moved to a newly constructed Ranch style home at 4444 Yerba Santa Dr. in the College area. In the late 1950's, Harry managed the successful gubernatorial campaign of Edmund G. “Pat” Brown, the father of recent California Governor Jerry Brown. Governor Edmund G. “Pat” Brown then appointed Harry to the board of the 22nd Agricultural District.
Harry and his wife Jean donated large sums of money to educational causes, such as scholarships. Jean M. Farb passed away in 1974 at the age of 62, and around 1980, the San Diego Unified School District named a newly constructed school in the Tierrasanta neighborhood in her honor. Farb Middle School is located at 4880 La Cuenta Drive.
In 1975, Harry established a trust agreement with the San Diego Unified School District to provide over $300,000 in rental income from property he owned downtown to school district programs unable to be financed with state or federal funds. (San Diego Union, March 10, 1981). The trust agreement provided that upon Harry’s death, the school district would receive approximately $30,000 annually in rental income from the property located at the corner of 13th Street and Market. After 25 years, ownership of the property would revert to the school district (San Diego Union, November 7, 1975).
In February 1976, Harry wed Wanda J. Segerman. He passed away in San Diego on March 8, 1981, at the age of 83. His obituary, published in the San Diego Union two days later, quotes former California Governor Edmund G. “Pat” Brown as saying:
“He was a shrewd politician and a very honorable man. He was my first finance chairman and the first [political advisor] to criticize my clothes. He worked like a Trojan in every one of my campaigns from then on.”
Harry and Jean Farb were prominent San Diegans whose philanthropy, particularly to education, had a positive impact on numerous residents of the city. However, during the time that they lived at 2815 28th Street, Harry was still in the liquor business and was only beginning to become involved in politics and philanthropy. In 1955, when the Farbs sold the subject property, they moved to 4444 Yerba Santa Dr. in the College area. That home is extant and better reflects the productive period of Harry and Jean Farb's philanthropic, civic and political activities. Therefore, insufficient information was found about Harry Farb, Alice Farb, or Jean M. Farb, to determine they were historically significant for their association with 2815 28th Street under Criterion B.
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*B10. Significance - Criterion B (continued):
Mrs. Walda Bella Resident, 1947 to 1948
According to the 1947-1948 San Diego city directory, Mrs. Walda Bella resided at 2815 28th Street, along with the homeowners, Harry and Jean M. Farb. The directory indicates that Mrs. Bella operated a beauty salon. She does not appear in later city directories. After an extensive search, further information about Mrs. Walda Bella could not be located.
Insufficient information was found about Mrs. Walda Bella to determine she was historically significant for her association with 2815 28th Street under Criterion B.
William J. Rossi and Fay L. Rossi Owners and Residents, 1955 to 1969
Carol L. Rossi Resident, 1963 to 1969
In 1955, William J. Rossi and Fay L. Rossi purchased 2815 28th Street. They lived there together until their divorce in the late 1960's. William then moved out, and Fay remained in their home until selling it in 1969. Carol L. Rossi, the adult daughter of William and Fay, is listed in the San Diego city directories as a resident of the home from 1963 to 1969. Early in the couple's ownership of the home, William worked at Rohr Aircraft and was an interviewer for Ryan Aircraft. From 1959 to 1962, the city directories list him as a musician at the San Diego Club. In 1963, William was again working for Ryan Aircraft, but as a personnel manager.
A native of Erie, Pennsylvania, William J. Rossi was born on October 5, 1911. He moved to San Diego with his family as a teenager in 1927. According to the 1930 U.S. Census, William lived at 4128 Estrella Ave. in City Heights with his parents and two younger siblings. His father Joseph was employed as a real estate salesman at that time.
William graduated from San Diego High School around 1930, and worked as a musician and music teacher in the early 1930's. He was a skilled vocalist and pianist, and from 1934 to 1940 entertained at the Tavern Hacienda in City Heights and at the Paris Inn downtown (San Diego Union-Tribune, July 5, 1999). He also acted as master of ceremonies at the clubs and booked other entertainers. Beginning in 1940, William played with his small musical combo at the San Diego Athletic Club, located downtown at 6th Ave. and A Street, and at the Mission Beach and Pacific Square Ballrooms. Despite his success as a local entertainer, William had a full-time day job for most of his working years. He worked at the Rohr Aircraft factory until the late 1950's, and then as an interviewer for Ryan Aircraft.
William met Fay Louise Brown around 1940, when they both lived at the Egyptian Court Apartments in Hillcrest (San Diego Union-Tribune, July 5, 1999). They married in San Diego on August 30, 1942. She was born in Long Beach on August 3, 1916, but spent her early years living with her parents, Ernest and Jessie Brown, in Calexico. Fay graduated from Hoover High School in 1935, and then found work as a switchboard operator with Pacific Bell Telephone Company. William and Fay eventually had two children: Carol Louise (born in 1944), and Tom (born in 1946).
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After their marriage, the Rossis settled at 3324 Dwight Street in North Park before moving to 3568 Villa Terrace in North Park around 1950. William and Fay purchased 2815 28th Street in 1955, and lived there together with their children until divorcing in the late 1960's. William moved out around 1968, and Fay remained until selling the home in 1969.
William J. Rossi retired in 1973, and died in San Diego on June 22, 1999. His former wife Fay remarried in 1978, to Carl W. Morrow. She passed away in 2006. According to her July 9, 2006 obituary in the San Diego Union-Tribune, Fay was a volunteer at the Old Globe Theater and Museum of Man in Balboa Park, and traveled extensively with her second husband.
Insufficient information was found about William J. Rossi and Fay L. Rossi, or Carol L. Rossi,, to determine they were historically significant for their association with 2815 28th Street under Criterion B.
Calvin F. Bishop and Marjorie Bishop Owner and Resident, 1969 to 1999 (Marjorie) Owner and Resident, 1969 to 2003 (Calvin)
Calvin F. Bishop and his wife Marjorie purchased 2815 28th Street in 1969. Marjorie lived there with Calvin until her death in 1999, and Calvin lived there until his passing in 2003. At the time that they purchased the home, Calvin was serving as a Navy physician and specialized in pathology.
Calvin Franklin Bishop, a native of Rio Hondo, Texas, was born on July 11, 1926. Calvin was the youngest of four sons born to farmers George Richard Bishop and Nellie Mae (Goodhart) Bishop. Calvin grew up in nearby San Benito, Texas, and attended public schools in Rio Hondo. He was frequently named as an honor roll student in the Brownsville Herald during his junior high and high school years. in 1944, three days after his 18th birthday, he registered for the draft.
It could not be determined if Calvin was selected for the draft to serve in World War II, as his whereabouts in 1945 and 1946 could not be determined. In 1947, Calvin began attending Baylor University in Waco, Texas, but it is not known where he ultimately obtained his medical degree. He enlisted in the Navy in 1954, right around the time he likely would have completed his degree. He served as a flight surgeon at the Naval Air Station in Glenview, Illinois prior to being transferred to San Diego in 1959.
On March 25, 1961, Calvin married Marjorie Wade Vandergriff in the chapel of San Diego's Naval Hospital (San Diego Union, March 26, 1961). She was born in Missouri on March 11, 1929. In 1957, Marjorie was hired to the administrative staff at the San Diego Naval Hospital, and it is possible that is where she and Calvin met.
After their marriage, the Bishops settled at 4351 Hamilton St., an apartment in North Park. They purchased 2815 28th Street in 1969. Calvin retired from the Navy in 1983. Marjorie passed away on May 15, 1999. Calvin retained ownership of 2815 28th Street until he passed away on July 27, 2003.
Insufficient information was found about Calvin F. Bishop and Marjorie Bishop to determine they were historically significant for their association with 2815 28th Street under Criterion B.
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*B10. Significance - Criterion C:
Criterion “C” Embodies distinctive characteristics of a style, type, period, or method of construction or is a valuable example of the use of indigenous materials or craftsmanship.
The Jesse and Dora Fleming House is an excellent example of a Prairie style home. The home exemplifies the eclectic architectural heritage of North Park.
This is an excellent example of a home in the Prairie style with Mission influences. The house features the character defining features indicative of a Prairie style home. The home has a low pitched hipped roof with widely overhanging enclosed eaves. The home's front design and detailing with low pitched hipped roof with wide eave overhang and extending porch cover both with matching fascia board emphasizes the home's horizontal long lines. Also, eaves extend widely from the upper level with enclosed painted soffit. The home's Cubist massing also reflect the Prairie style with a square two story mass with one story open front porch. The home is coated in a sandy stucco surfacing which is consistent around the home unless otherwise noted.
Prairie Architectural Style. Prairie style architects and designers, such as Frank Lloyd Wright and Louis Sullivan, began developing this influential and original American architectural style in the suburban neighborhoods in the Midwest regions around Chicago, and were inspired by the horizontal plains of the region. The so-called Prairie School focused on letting the home or building's inherent structure and form serve as its design attraction, rather than through the use of applied ornamentation and decoration. The style is also characterized by its strong expression of form. The architects and designers in this unique style explored the idea of relating homes to the surrounding environment, and utilized simple natural materials with an emphasis on horizontal lines. While the simple outside form was clearly expressed, one of the most important new concepts explored in the style was the opening up of the inside interior spaces with a new simplified open plan, with living areas defined by built-in furniture and panels. Wright and others attempted to "break down the box" by opening up the small interior rooms which were largely used on residential designs up to that point. The style grew out of the Midwestern region with vernacular forms but was short lived, lasting only about twenty years from approximately 1900-1920, with Wright's famous Robie House being an influential example of the style. The style is recognized as one of the earliest modern styles and for being a truly American art form that was wildly influential to many other architectural styles such as the European International of the 1920's and the Ranch of the 1950's.
The subject resource represents this Prairie design and ethos with its simple square Cubist structure showing a clear expression of its form. The home shows limited use of materials and ornamentation. The structure expresses its function without the use of extensive applied decoration. The horizontal low pitched hipped roof, simple wooden eave banding and simple solid balustrade all emphasize the horizontal lines of the home. Horizontal design and lines are also emphasized through the home's use of a flat roof with widely overhanging eaves, flat square chimney and wide horizontal windows and window bands which are simply framed with rectangular surrounds.
The subject resource as a representative example of Irving Gill or Gill Inspired design. The design or design influences of Gill are seen on the Prairie style subject property. The Jesse and Dora Fleming House conveys Irving J. Gill's balanced symmetry and uncommon for the time, spare modern massing with minimal ornamentation and almost flush windows with very little trim. The home also utilizes characteristic Irving Gill features such as the extending simple porch roof support brackets. The home also shows Gill's design or influence in its use of numerous balconies and patios with French doors and large windows for increased sunlight and ventilation.
22 State of California The Resources Agency Primary # DEPARTMENT OF PARKS AND RECREATION HRI#
CONTINUATION SHEET Trinomial
Page 22 of 26 *Resource Name or #: The Jesse and Dora Fleming House
*Recorded by: Ronald V. May, RPA and Kiley Wallace *Date: January 2019 Continuation Update
*B10. Significance - Criterion C (continued):
Integrity Standards for Landmarking. The City of San Diego’s Historical Landmarking primarily focuses on what can be seen from the sidewalk, or public view, and that view must present “good” integrity. This term simply means high integrity would be no change since it was built and changes are a loss of integrity. Integrity is grounded in the property’s physical features and how they convey its significance. In other words, why, where, and when a property was built is important. The degree to which changes impact the ability of a house to landmark is guided by whether or not the historic character of the property was retained and preserved. Changes, if old enough, can achieve historical significance in their own right. Ultimately, the question of integrity is answered by whether or not the property retains the identity for which it is significant. In evaluating a historic property, the City of San Diego uses the Secretary of the Interior’s Standards for the Treatment of Historic Properties. Part VIII of the National Register Bulletin provides guidance on how to evaluate the integrity of a property by outlining seven values or tests.
These values are the property’s Location, Design, Setting, Materials, Workmanship, Feeling, and Association. That document asserts that a property must possess some, if not most, of these aspects in order to meet the National Register’s threshold for integrity. Local jurisdictions use these aspects as guidelines, but often apply a less stringent threshold for local landmarking.
The architecturally defining features that are supportive of historic landmarking are:
1. The square two story mass with one-story front porch; 2. The home's simple, almost modernistic Cubist form and massing; 3. The low pitched hipped roof with widely overhanging eaves; 4. The horizontal line emphasizing design and detailing with flat roof fascia at the eave and matching extending horizontal porch with flat fascia boards; 5. The decorative double porch eave corbels; 5. The wide over hanging open eaves with enclosed soffit; 6. The stucco exterior surfacing; 7. The large, wide "modern" Prairie style wooden windows with expansive views of Balboa Park; 8. The flat stepped end chimney; 9. The double hung wooden sash windows; 10. The upper level balcony and front porch with matching stepped parapet design; 11. The original scored concrete straight walkway and stairway; 12. The partial width cantilevered front porch supported by arched brackets; 13. The full width open upper level balcony space with French doors connecting to interior bedroom and hallway; 14. The wooden interior staircase in the front entryway; 15. The wide doorway with simple wooden door and matching simple sidelights on the front porch; 16. The large uncovered side entryway.
The following are architectural changes that cause integrity loss. Please see Attachment E.3, Elevations.
The recreated / rehabilitated porch roof extension which was replaced in-kind matching the original 1920 historical photo and forensic wall framing evidence found during construction. (in-kind replacement); The 2017 rear lower level addition approved by City of San Diego Historical Resources Department staff. This addition is differentiated and sitting outside of the public view.
23 State of California The Resources Agency Primary # DEPARTMENT OF PARKS AND RECREATION HRI#
CONTINUATION SHEET Trinomial
Page 23 of 26 *Resource Name or #: The Jesse and Dora Fleming House
*Recorded by: Ronald V. May, RPA and Kiley Wallace *Date: January 2019 Continuation Update
*B10. Significance - Criterion C (continued):
Architectural Integrity Analysis. The following is an analysis of the integrity of the home's architecture.
Location. Location is the place where the historic property was constructed or the place where the historic event occurred.
Based on comparison with the residential building records, historic and aerial photos, Sanborn Fire Insurance maps and other research, the resource is shown to be in its original location at 2815 28th Street. The House has excellent integrity of Location.
Design. Design is the combination of elements that create the form, plan, space, structure, and style of a property. Changes that create a false sense of historical development, such as adding conjectural features or elements from other historic properties, will not be undertaken.
The house is an excellent example of the Prairie style with Mission Revival influences. The home embodies the distinctive characteristics of the Prairie style through the retention and rehabilitation of character defining features of the style, such as the low pitched hipped roofline and flat open porch with balcony cover below, both emphasizing the horizontal lines of the home with widely overhanging boxed eaves. The two-story home utilizes a one-story one front section with full width balcony above. A cantilevered roof extends out over the front porch, supported by large arched support bracket porch supports. The horizontal emphasis is also expressed in the horizontal fascia board bands along the roof eave edge and wide horizontal inset windows, cantilevered porch roof and supporting brackets. The capped chimney drops and also emphasize the horizontal elements of the home and are an important original character defining feature of this Prairie style home. The broad flat side end chimney and large wide windows are other characteristics indicative of the Prairie style. These and other character defining details and features are all present.
Analysis of historic photos, building records and examination of the resource at 2815 28th Street reveals the front (west) facing 28th Street and the two side (north and south) elevations closely match the original design of the house. The home has undergone an extensive multiyear restoration that included removal of an inappropriate added 1940's era upper level balcony roof and enclosure, as well as reconstruction of the front porch overhang, and restored the home to its original design as seen in the circa 1920 historical photo. The lower level wide rectangular "picture" style window which had windows installed were restored / rebuilt in-kind in the original single pane matching the historical photos and extant original wood windows. The side windows were also either restored, or if needed, rebuilt in-kind matching the original one-over-one design and double hung functionality.
The home has undergone this major multiyear restoration with direct guidance from City Historic Resources Department staff. The upper level balcony that had been enclosed was restored to its original open design. There was extensive consultation with City Historic Resources Department staff Senior Planner Jodie Brown, including a June 2015 Design Assistance Subcommittee meeting, a May 17, 2017 restoration meeting and e-mails in 2016 and 2017 detailing restoration elements. The home has a single level rear addition that was added as part of the recent restoration and remodel.
A non-original front porch has been removed as seen in transitional photos and the original sandy stucco finish was repaired and recreated matching original stucco areas and historical photos. The stucco finish matches the sandy finish seen in the circa 1920 historical photo (Attachment D.1). The original widely overhanging eave fascia boards emphasizing the horizontal lines of the home reflect the home's Prairie architectural style, and have been retained and restored. This 1920 house is an excellent example of the short lived eclectic mixture Prairie architectural style with Mission Revival influences.
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State of California The Resources Agency Primary # DEPARTMENT OF PARKS AND RECREATION HRI# CONTINUATION SHEET Trinomial
Page 24 of 26 *Resource Name or #: The Jesse and Dora Fleming House
*Recorded by: Ronald V. May, RPA and Kiley Wallace *Date: January 2019 Continuation Update
*B10. Significance - Criterion C (continued):
The home's limited small changes do not impact the significant character defining features of the home. The restored home retains a high level of original design integrity.
This home in its current restored condition is an excellent example of the Prairie style with rare and unique Mission Revival influences. The Design element of this home is excellent.
Setting. Setting is the physical environment of a historic property. The setting is the larger area or environment in which a historic property is located. It may be an urban, suburban, or rural neighborhood or a natural landscape in which buildings have been constructed. The relationship of buildings to each other, setbacks, fence patterns, views, driveways and walkways, and street trees together create the character of a district or neighborhood.
The setting is that of an early San Diego street car suburb with large houses along 28th Street overlooking Balboa Park. The development and streets are designed for pedestrians with protected sidewalk and landscaping. The street and side setback of the house matches the historic neighborhood. Most houses on 28th Street exhibit the same setbacks from the street and surrounding houses.
This house matches the historic photos with front yard and side driveway on the south and straight walkway up the center. The Setting aspect of integrity appears to be excellent. The street along 28th Street conveys the 1910-1920 era and setting of when the home was built. The house has excellent integrity of Setting.
Materials. Materials are the physical elements that were combined or deposited during a particular period of time and in a particular pattern or configuration to form a historic property. The Standards state that deteriorated historic features shall be repaired rather than replaced. Where the severity of deterioration requires replacement of a distinctive feature, the new feature shall match the old in design, color, texture, and other visual qualities and, where possible, materials. Replacement of missing features shall be substantiated by documentary, physical, or pictorial evidence.
Because of the home's Irving Gill inspired, almost modernistic 1920 Prairie style, it displays much less elaboration, as the goal was to remove unnecessary decoration and allow the home's form to be expressed. The primary materials of this Prairie style home are the sandy stucco surfacing, wood brackets, fascia boards and wood windows. The resource retains its most important material elements which include the sandy stucco exterior surfacing, wood windows and wooden fascia boards, all matching the circa 1920 historic photo. All features which were not extant or were not able to be repaired were replaced in-kind from carefully measured paint originals and historic photos. The sandy stucco and true divided light wooden windows were restored or rebuilt in-kind. After historic photos were found, the home underwent a complete restoration in which the non-original front balcony roof and enclosure was removed, revealing the original upper level balcony French door openings. The non-original front porch covering seen in (2015) transitional photos in Attachment D.1 was also carefully removed before restoring the original cantilevered porch cover design. Whenever possible, original material was repaired, and any replacement materials were made in-kind based on extant originals, historical photos and sometimes paint impressions left on original material.
The home features wooden double hung and fixed windows on the front and visible side elevations, and all are original or have been replaced in-kind. The front door is not original, but has been rebuilt utilizing wood and matching the original Shaker style wooden door as seen in historic photos.
25 State of California The Resources Agency Primary # DEPARTMENT OF PARKS AND RECREATION HRI#
CONTINUATION SHEET Trinomial
Page 25 of 26 *Resource Name or #: The Jesse and Dora Fleming House
*Recorded by: Ronald V. May, RPA and Kiley Wallace *Date: January 2019 Continuation Update
*B10. Significance - Criterion C (continued):
The scored concrete walkway and stairs are also original and match the historic photos. The owners have invested greatly into preserving this important North Park resource. The contractors, carpenters and other craftsmen have invested many hours into the exact exacting restoration of the resource. There are no significant changes to the materials within the public view. As noted throughout this analysis, the Materials aspect of Integrity of this home is excellent.
Workmanship. Workmanship is the physical evidence of the crafts of a particular culture or people during any given period in history or prehistory.
The craftsmanship exhibited in this house represents skilled construction techniques. The fine workmanship is visible in the wood workmanship seen on the large arched multi-light window. Excellent examples of fine work is also reflected on the simple windows and door edges, which are crisp and precise, with no trim, and show builders' commitment to the more modern Prairie style Gill aesthetic. The stucco workmanship was closely matched to the existing original material. The interior wood floors and built-in wooden interior screens are also of excellent quality. The original wooden windows also reflect the skilled workmanship seen in the house. The home features original or wooden double hung and fixed windows that have been replaced in-kind. The Workmanship aspect of Integrity is good.
Feeling. Feeling is a property's expression of the aesthetic or historic sense of a particular period of time.
This 1920 Prairie residence in its present excellent restored condition imparts the visitor with a realistic sense and feeling of the 1910-1920's historic North Park neighborhood. When standing back on 28th Street across from Balboa Park, the home reflects its original historic era and imparts the visitor with a realistic sense and feel of its 1920 time period and neighborhood. The overall streetscape of lawn strips, landscapes, house setback and in relation to one another creates a strong visual feeling of the past. The home blends in well with historic older neighboring properties in North Park. The home continues to convey the feeling of an early Prairie style home with Mission Revival influences in its original 1920 period of significance. The Feeling aspect of Integrity is excellent.
Association. Association is the direct link between an important historic event or person and a historic property.
Insufficient information was found to qualify the Jesse and Dora Fleming House under Criterion B for association with important people or events.
Conclusion: The Jesse and Dora Fleming House meets six of seven aspects of integrity and can be said to have good architectural integrity for historical designation. Legacy 106, Inc. recommends the house for historical designation under Criterion C.
26 State of California The Resources Agency Primary # DEPARTMENT OF PARKS AND RECREATION HRI#
CONTINUATION SHEET Trinomial
Page 26 of 26 *Resource Name or #: The Jesse and Dora Fleming House
*Recorded by: Ronald V. May, RPA and Kiley Wallace *Date: January 2019 Continuation Update
*B10. Significance - Criterion E and Criterion F:
HRB Criterion E National Register of Historic Places listing or eligibility.
Criterion E does not apply to this property.
HRB Criterion F as a contributing resource to the _____ Historical District.
Criterion F does not apply to this property.
27
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A.1 Assessor’s Building Record
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A.1 Assessor’s Building Record
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A.2 Notice of Completion - Page 1 of 2 This Notice of Completion dates from 1948, well after the home was originally constructed in 1920. The Notice does not indicate what work was done to 2815 28th Street in 1948, however, it is possible that this was when the second-story front balcony was enclosed. The current owners have recently restored the home to its original appearance, based on a circa 1920 historic photo.
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A.2 Notice of Completion - Page 2 of 2
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A.3 Water Record The only water record that could be located is this one from 1925, which dates from approximately five years after 2815 28th Street was constructed.
33
A.3 Sewer Record
The original sewer record could not be located.
34
A.4 Building / Construction Permits 1962 permit for reroofing.
35
A.4 Building / Construction Permits April 2015 permit to add a roof mounted photovoltaic (solar) system.
36
A.4 Building / Construction Permits May 2017 permit for remodel / addition and restoration of the front of the home to match the circa 1920 historic photo.
37
A.4 Plans Proposed site plan from 2017 remodel / addition plans by Marrokal Design.
38
A.4 Plans Proposed first and second floor plans from 2017 remodel / addition plans by Marrokal Design.
39
A.4 Plans Proposed first and second floor area plans from 2017 remodel / addition plans by Marrokal Design.
40
A.4 Plans Existing / demo first and second floor plans from 2017 remodel / addition plans by Marrokal Design.
41
A.4 Plans Window schedule from 2017 remodel / addition plans by Marrokal Design.
42
A.4 Plans Window schedule from 2017 remodel / addition plans by Marrokal Design.
43
A.4 Plans Door schedule from 2017 remodel / addition plans by Marrokal Design.
44
A.4 Plans West (front) and south (side) elevation from 2017 remodel / addition plans by Marrokal Design.
45
A.4 Plans Existing / demo west (front) and south (side) elevation from 2017 remodel / addition plans by Marrokal Design.
46
A.4 Plans East (rear) and north (side) elevation from 2017 remodel / addition plans by Marrokal Design.
47
A.4 Plans Existing / demo east (rear) and north (side) elevation from 2017 remodel / addition plans by Marrokal Design.
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A.4 Correspondence with Senior Planner Jodie Brown
Continued on next page
RE: 2815 28th Street From: Brown, Jodie ([email protected]) To: [email protected] Date: Monday, May 15, 2017, 08:32 AM PDT
Works for me. I will see you then.
Thanks!
Jodie Brown, AICP Senior Planner Development Services Department 619.533.6300 From: Kiley Wallace [mailto:[email protected]] Sent: Saturday, May 13, 2017 12:34 PM To: Brown, Jodie
Hello Jodie,
Yes, Thank you, Wednesday (5/17) at 2pm would be great if that works for you.
Thanks,
Kiley
Kiley Wallace Vice President / Architectural Historian Legacy 106, Inc. [email protected] www.legacy106.com San Diego, CA 92175 Cell (760) 704-7373 Office (858) 459-0326
From: "Brown, Jodie"
Kiley-
My apologies for the delay responding to your email. I have time available next week. I am pretty open on Wednesday (5/17), Thursday (5/18) and Friday (5/19). Is there a particular time that works for you on any of those days?
Thanks!
Jodie Brown, AICP Senior Planner Development Services Department 619.533.6300
49
A.4 Correspondence with Senior Planner Jodie Brown
Continued from previous page
From: Kiley Wallace [mailto:[email protected]] Sent: Monday, May 01, 2017 12:32 PM To: Brown, Jodie
Hello Jodie,
I would like to request a meeting with you to go over final restoration plans for 2815 28th Street. We came before you and DAS in 2016 with this one early in the design process. We have a great historical photo and other information on this one. Please let me know your availability.
Thanks,
Kiley
Kiley Wallace Vice President / Architectural Historian Legacy 106, Inc. [email protected] www.legacy106.com San Diego, CA 92175 Cell (760) 704-7373 Office (858) 459-0326
50
A.4 Correspondence with Senior Planner Jodie Brown
Continued on next page
RE: 2815 28th Street Salt Entry Canopy Details & Photo From: Brown, Jodie ([email protected]) To: [email protected] Date: Friday, August 11, 2017, 03:06 PM PDT
Kiley-
Pretty good, but the top slope of the corbel looks bigger than what is pictured. Also. Can they provide a better detail on the drip edge and how that will work?
Thanks!
Jodie Brown, AICP Senior Planner Development Services Department 619.533.6300
From: Kiley Wallace [mailto:[email protected]] Sent: Saturday, August 05, 2017 8:55 PM To: Brown, Jodie
Hello Jodie,
Please see attached front porch plan details and historic photo for rehabilitation of 2815 28th Street. The porch design looks pretty accurate to me. Please let me know what you think.
Thanks,
Kiley
Kiley Wallace Vice President / Architectural Historian Legacy 106, Inc. [email protected] www.legacy106.com San Diego, CA 92175 Cell (760) 704-7373 Office (858) 459-0326 ----- Forwarded Message ----- From: Alicia Readler
Hello Kiley,
Please see the attached drawing for the overhang above the front door on the exterior of the SALT home. We were hoping you could review details and get final approval of this with Jodi? Let me know if you need any further information. Thanks.
Alicia
Alicia 51
A.4 Correspondence with Senior Planner Jodie Brown
Continued from previous page
------Forwarded message ------From: John Simko
Please review and I will send to kyile.
John Simko Marrokal Design and Remodeling Cell 619-964-2012
------Forwarded message ------From: "Frank Piermarini"
Thank You,
Frank Piermarini, Licensed Architect/Drafting Designer Lic. No. C32337 [email protected] Marrokal Design & Remodeling 9474 Kearny Villa Road, Suite 205 San Diego, CA 92126 858.549.9000 x39 | 619.441.9300 | 858.935.2053 Fax
Go Green! Print this email only when necessary.
Thank you for being environmentally responsible.
--
Alicia Readler
Design Consultant
Marrokal Design & Remodeling
9474 Kearny Villa Rd. #205
San Diego, CA
52
A.4 Design Assistance Subcommittee Meeting Minutes from June 2015 Page 1 of 2
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A.4 Design Assistance Subcommittee Meeting Minutes from June 2015 Page 2 of 2
54
A.5 Site Plan with Footprint Taken from the Residential Building Record. Rear addition is shown in red.
Front Elevation 55
A.5 Site Plan with Footprint Site plan from April 2017 remodel and addition.
56
A.6 County Lot and Block Book Page Lots 7 and 8 in Block 5 of Blair's Highland Addition were first assessed to owner Jesse Fleming in 1920.
57
A.7 Previous Survey Form The photo associated with this survey could not be located. Continued on next page.
58
A.7 Previous Survey Form
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A.7 Previous Survey Form 2815 28th Street pictured in the Draft North Park Survey, 2004.
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Attachment B Ownership and Occupant Information
B.1 – Chain of Title B.2 – Directory Search of Occupants B.3 – Deed from the Date of Construction
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B.1 Chain of Title 2815 28th Street, San Diego, CA 92104 Lots 7 and 8 in Block 5 of Blair's Highland Addition APN: 453-631-03-00
Instrument Date Grantor to Grantee, Recording Date, Book Number, Page Number
November 8, 1919 Union Trust Company of San Diego to Jesse W. Fleming and Dora Blanche Fleming (husband and wife, as joint tenants), recorded February 4, 1920, Deed Book 802, Page 105.
September 1, 1923 Jesse W. Fleming and Dora Blanche Fleming (husband and wife) to William P. Mayer and Elizabeth R. Mayer (husband and wife, as joint tenants), recorded September 20, 1923, Deed Book 936, Page 400.
November 2, 1941 William P. Mayer and Elizabeth R. Mayer (husband and wife) to Harry Farb and Alice Farb (husband and wife, as joint tenants), recorded October 7, 1941, Official Records Book 1259, Page 82.
March 8, 1945 Alice Farb to Harry Farb (as his sole and separate property), recorded April 3, 1945, Official Records Book 1840, Page 457.
December 20, 1948 Notice of Completion. The contractor is not named on the Notice, and the nature of the work completed on the subject property on December 16, 1948 is not described. Recorded December 21, 1948, Document # 125795, Official Records Book 3056, Page 380.
August 25, 1955 Harry Farb to William J. Rossi and Fay L. Rossi (husband and wife), recorded September 13, 1955, Document # 119524, Official Records Book 5789, Page 267.
April 29, 1966 William J. Rossi to William J. Rossi and Fay L. Rossi, recorded January 9, 1969, Document # 74499.
December 12, 1968 William Joseph Rossi to Fay Louise Rossi, recorded May 3, 1966, Document # 5029.
August 4, 1969 Fay Louise Rossi to Calvin F. Bishop and Marjorie Bishop (husband and wife, as joint tenants), recorded September 3, 1969, Document # 161297.
June 26, 1981 Calvin F. Bishop and Marjorie Bishop to Calvin F. Bishop and Marjorie Bishop (as trustees of the Calvin F. Bishop Family Trust), recorded June 26, 1981, Document # 81-202099.
August 30, 1999 Affidavit - Death of Trustee (Marjorie Bishop, deceased). Calvin F. Bishop the sole remaining trustee of the Calvin F. Bishop Family Trust, dated June 26, 1981, recorded September 22, 1999, Document # 1999-0648196.
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B.1 Chain of Title Continued from previous page August 21, 2000 Calvin F. Bishop (as Trustee of the Calvin F. Bishop Family Trust, dated June 26, 1981) to Calvin F. Bishop (as Trustee of the Calvin F. Bishop Survivor's Trust, dated May 15, 1999), recorded September 27, 2000, Document # 2000- 0516104. April 7, 2004 Affidavit - Death of Trustee (Calvin F. Bishop, deceased). Michael B. Bishop named Successor Trustee. Recorded April 30, 2004, Document # 2004-0391201.
March 11, 2004 Michael B. Bishop (Successor Trustee of the Calvin F. Bishop Survivor's Trust dated May 15, 1999) to Andrew Berdy and Nikki Berdy (husband and wife as community property), recorded April 30, 2004, Document # 2004-0391202.
April 15, 2006 Andrew & Nikki Berdy (a married couple) to The Berdy Family Trust, recorded June 27, 2006, Document # 2006-0452672.
March 27, 2012 Andrew Berdy and Nikki Berdy (husband and wife as community property with right of survivorship), and Andrew Berdy and Nikki Berdy (as Trustees of the Berdy Family Trust dated October 22, 2005, who acquired title as The Berdy Family Trust) to Andrew Berdy and Nikki Berdy (husband and wife as community property with right of survivorship), recorded March 29, 2012, Document # 2012-0183073.
March 27, 2012 Andrew Berdy and Nikki Berdy (husband and wife as community property with right of survivorship) to Andrew Berdy and Nikki Berdy (as Trustees of the Berdy Family Trust dated October 22, 2005), recorded April 2, 2012, Document # 2012-0187932.
September 24, 2014 Andrew Berdy and Nikki Berdy (as Trustees of the Berdy Family Trust dated October 22, 2005) to Craig J. Salt (a married man, as his sole and separate property), recorded November 4, 2014, Document # 2014-0480165.
September 30, 2014 Cher Salt (wife of the grantee) to Craig J. Salt (a married man, as his sole and separate property), recorded November 4, 2014, Document # 2014-0480166.
February 8, 2017 Haruko Salt (spouse of grantee) to Craig J. Salt (a married man, as his sole and separate property), recorded February 10, 2017, Document # 2017-0068945.
January 6, 2018 Craig J. Salt to Craig J. Salt and Haruko K. Salt (Co-Trustees of the Salt Family Trust dated January 6, 2018), recorded January 16, 2018, Document # 2018- 0016603.
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B.2 Directory Search of Occupants 1920 Fleming Jesse W (Blanche D) (Greene & Fleming), r 2815 28th 1921 Fleming Bernice L, r 2815 28th Fleming Jesse W (Blanche D) (Greene & Fleming), r 2815 28th 1922 Fleming Bernice L r 2815 28th Fleming Jesse W (Blanche D) (Greene & Fleming) r 2815 28th 1923 Fleming Bernice L r 2815 28th Fleming Jesse W (Blanche D) (Greene & Fleming) r 2815 28th 1924 Mayer William P (Elizabeth R) h 2815 28th 1925 Mayer William P (Elizabeth) h 2815 28th 1926 Mayer WP Mayer William P (Elizabeth; Mayer-Krumholz) h 2815 28th 1927 Mayer WP Mayer William P (Elizabeth; Mayer-Krumholz) h 2815 28th 1928 Mayer WP Mayer William P (Elizabeth R) h 2815 28th 1929 Mayer WP (o) Mayer William P (Elizabeth R) h 2815 28th 1930 Mayer WP (o) Mayer William P (Elizabeth R) h 2815 28th 1931 Mayer WP (o) Mayer William P (Elizabeth R) h 2815 28th 1932 Mayer WP (o) Mayer William P (Elizabeth R) case worker County Welfare Dept h 2815 28th 1933 Mayer WP (o) Mayer William P (Elizabeth R) case worker County Welfare Com h 2815 28th 1934 Mayer WP (o) Mayer Willard R clerk r 2815 28th Mayer William P (Elizabeth R) dept secretary County Welfare Com h 2815 28th 1935 Mayer WP (o) Mayer Willard R orderly County Hospital (Note: No home address listed this year). Mayer William P (Elizabeth R) dept secretary County Welfare Com h 2815 28th 1936 Mayer WP (o) Mayer William P (Elizabeth) supervisor out-door relief County Dept of Public Welfare h 2815 28th 1937 Mayer WP (o) Mayer Willard R with The Marston Company r 2815 28th Mayer William P (Elizabeth R) department superintendent County Dept of Public Welfare h 2815 28th 1938 Mayer WP (o) Mayer Willard R r 2815 28th Mayer William P (Elizabeth R) social worker County Dept of Public Welfare h 2815 28th 1939 Mayer WP (o) Mayer William P (Elizabeth R) superintendent County Welfare Dept h 2815 28th 1940 Mayer WP (o) Note: The main portion of this year's city directory lists William P. and Elizabeth R. Mayer as residents of 2829 28th Street. This was likely an error, as the Mayers again appear as residents of 2815 28th Street in the 1941 city directory. 1941 Mayer WP (o) Mayer William P (Elizabeth R) relief superintendent County Welfare Dept h 2815 28th 1942 Forbs Harry Note: The main portion of the 1942 city directory has two separate listings for 2815 28th Street - one for Harry E. and Alice Farb, and one for Harry & Alice Forbs. This was likely an error.
Farb Harry E (Alice) liquors 1302 Market and 568 5th Ave r 2815 28th Forbs Harry (Alice) h 2815 28th 1943 Note: The reverse Farb Harry E (Alice) liquors 568 5th Ave r 2815 28th portion of the 1943 city directory does not have a listing for 2815 28th St. 1944 - Farb HE Farb Harry E (Alice) (Normandy Hotel) liquors 1302 Market and 568 5th Ave h 2815 1945 28th 1946 Directory not published this year 1947 - Farb HE (o) Bella Walda Mrs beauty operator r 2815 28th 1948 Farb Harry E (Jean M) (Star Liquor House) h 2815 28th 1949 Directory not published this year
64
B.2 Directory Search of Occupants Continued from previous page
1950 Farb HE (o) Farb Harry E (Jean) h 2815 28th 1951 Directory not published this year 1952 Farb HE (o) Farb Harry E (Jean) h 2815 28th 1953- Farb Harry E (o) Farb Harry E (Jean M) h 2815 28th 1954 1955 Farb Harry E (o) Farb Harry E (Jean M) h 2815 28th 1956 Rossi Wm J Rossi William (Faye) employee Rohr h 2815 28th 1957 Rossi Wm J (o) Rossi William J (Fay L) interviewer Ryan Aircraft h 2815 28th 1958 Rossi Wm J (o) Rossi William J (Fay L) h 2815 28th 1959 Rossi Wm J (o) Rossi William J (Fay L) musician San Diego Club h 2815 28th 1960 Rossi Wm J (o) Rossi William J (Fay L) musician San Diego Club h 2815 28th 1961 Rossi Wm J (o) Rossi William J (Fay L) musician San Diego Club h 2815 28th 1962 Rossi Wm J (o) Rossi William J (Fay L) musician San Diego Club h 2815 28th 1963- Rossi Wm J (o) Rossi Carol L student r 2815 28th 1964 Rossi William J (Fay L) personnel manager Ryan h 2815 28th 1965 Rossi Wm J (o) Rossi William J (Fay L) personnel manager Ryan h 2815 28th 1966 Rossi Wm J (o) Rossi Carol L student r 2815 28th Rossi William J (Fay L) personnel manager Ryan h 2815 28th 1967 Rossi Wm J (o) Rossi Carol L student r 2815 28th Rossi William J (Fay L) personnel manager Ryan h 2815 28th 1968 Rossi Wm J (o) Rossi Carol L student r 2815 28th Rossi William J (Fay L) personnel manager Ryan h 2815 28th 1969- Rossi Fay L Mrs (o) Rossi Carol L student r 2815 28th 1970 Rossi Fay L Mrs h 2815 28th 1971 Bishop Calvin F (o) Bishop Calvin F (Marjory) US Navy h 2815 28th St 1972 Bishop Calvin F (o) Bishop Calvin F (Marjory) US Navy h 2815 28th St 1973 Bishop Calvin F (o) Bishop Calvin F (Marjory) US Navy h 2815 28th St 1974 Bishop Calvin F (o) Bishop Calvin F (Marjorie) US Navy h 2815 28th St 1975 Bishop Calvin F (o) Bishop Calvin F (Marjorie) US Navy h 2815 28th St 1976 Bishop Calvin F (o) Bishop Calvin F (Marjorie) US Navy h 2815 28th St 1977 Bishop Calvin F (o) Bishop Calvin F (Marjorie) US Navy h 2815 28th St 1978 Bishop Calvin F (o) Bishop Calvin F (Marjorie) US Navy h 2815 28th St 1979 Bishop Calvin F (o) Bishop Calvin F (Marjorie) US Navy h 2815 28th St 1980 Bishop Calvin F (o) Bishop Calvin F (Marjorie) US Navy h 2815 28th St 1981 Bishop Calvin F (o) Bishop Calvin F (Marjorie) US Navy h 2815 28th St 1982 Bishop Calvin F (o) Bishop Calvin F (Marjorie) US Navy h 2815 28th St 1983 Bishop Calvin F (o) Bishop Calvin F (Marjorie) US Navy h 2815 28th St 1984- Bishop Calvin F (o) Bishop Calvin F (Marjorie) retired h 2815 28th St 1999 2000- Bishop Calvin F (o) Bishop Calvin F h 2815 28th St 2003 2004- Berdy Andrew & Nikki Andrew Berdy & Nikki Berdy h 2815 28th St 2014 2014- Salt Craig Craig Salt h 2815 28th St 2016 2017- Salt Craig & Haruko Craig Salt & Haruko K. Salt h 2815 28th St Present
65
B.3 Deed from the Date of Construction Union Trust Company of San Diego to Jesse W. Fleming and Dora Blanche Fleming. Recorded February 4, 1920. Page 1 of 3
Continued on next page.
66
B.3 Deed from the Date of Construction Page 2 of 3
Continued on next page.
67
B.3 Deed from the Date of Construction Page 3 of 3
68
B.3 Deed Jesse W. Fleming and Dora Blanche Fleming to William P. Mayer and Elizabeth R. Mayer. Recorded September 20, 1923.
69
B.3 Deed William P. Mayer and Elizabeth R. Mayer to Harry Farb and Alice Farb. Recorded October 7, 1941.
70 Attachment C Maps
C.1 — City of San Diego 800 Scale Engineering Map C.2 — Current and Historical USGS Maps C.3 — Original Subdivision Map C.4 — Sanborn Maps 1921 1940 1950 1956
71
C.1 City of San Diego 800 Scale Engineering Map
72
C.2 Current USGS Map - 2015 Point Loma quadrangle 7.5' series
73
C.2 Historical USGS Map – 1942
74
C.3 Original Subdivision Map
75
C.3 Tax Assessor's Map
76
C.4 Sanborn Map – 1921
77
C.4 Sanborn Map – 1940
None for this area
78
C.4 Sanborn Map – 1950
79
C.4 Sanborn Map – 1956
80
Attachment D Photographs
D.1 — Historical / Transitional Photographs D.2 — Current Photographs
81
D.1 Historical Photographs 2815 28th Street pictured circa 1920, shortly after construction was completed. Photo # 4879 courtesy of the San Diego History Center.
82
D.1 Historical Photographs
Circa 1920 photo with January 2019 photo for comparison.
83
D.1 Transitional Photographs 2815 28th Street pictured in the Draft North Park Survey, 2004.
84
D.1 Transitional Photographs 2815 28th Street in May 2015, prior to restoration.
85
D.1 Transitional Photographs 2815 28th Street during restoration, February 2018. Photos by Kiley Wallace
Left: South (side) elevation
86
D.2 Current Photographs – West (front) Elevation Photo this page by Dan Soderberg, January 2019
87
D.2 Current Photographs – West (front) Elevation All other current photos by Kiley Wallace, December 2018
88
D.2 Current Photographs – West (front) Elevation
89
D.2 Current Photographs – West (front) Elevation
90
D.2 Current Photographs – West (front) Elevation
91
D.2 Current Photographs – West (front) Elevation Second story front balcony
92
D.2 Current Photographs – West (front) Elevation Second story front balcony
93
D.2 Current Photographs – Southwest (front and side) Elevation
94
D.2 Current Photographs – South (side) Elevation
95
D.2 Current Photographs – South (side) Elevation
96
D.2 Current Photographs – South (side) Elevation
97
D.2 Current Photographs – East (rear) Elevation
98
D.2 Current Photographs – Northeast (rear and side) Elevation
99
D.2 Current Photographs – North (side) Elevation
100
D.2 Current Photographs – North (side) Elevation
101
D.2 Current Photographs – North (side) Elevation
102
D.2 Current Photographs – North (side) Elevation
103
D.2 Current Photographs – Detached Garage West (front) elevation
Below: North (side) elevation
104
D.2 Current Photographs – South (side) Elevation East (rear) elevation
105
Attachment E HRB Criteria Supplemental Documentation
E.1 — Criterion A E.2 — Criterion B E.3 — Criterion C E.4 — Criterion D E.5 — Criterion E E.6 — Criterion F
106
E.1 Criterion A – Community History
107
E.2 Criterion B – Historic Person
Jesse W. Fleming and Dora Blanche Fleming Owners and Residents, 1920 to 1923
108
E.2 Criterion B – Historic Person William P. Mayer and Elizabeth R. Mayer Owners and Residents, 1923 to 1941
Willard R. Mayer (son of William and Elizabeth) Resident, 1934 to 1935 and 1937 to 1938 The Mayer family is shown in the 1930 U.S. Census as residents of 2815 28th Street.
109
E.2 Criterion B – Historic Person William P. Mayer and Elizabeth R. Mayer Owners and Residents, 1923 to 1941
Willard R. Mayer (son of William and Elizabeth) Resident, 1934 to 1935 and 1937 to 1938
It should be noted that in October 2001, this residence at 4647 Van Dyke Avenue in Kensington was historically designated as the William P. Mayer House (HRB # 500). This one-story Spanish Eclectic home was constructed for the Mayers in 1929, however, they utilized it as a rental property for several years, and did not occupy it until 1942, directly after selling and moving out of 2815 28th Street.
In addition to being historically designated under Criterion C as a significant example of Spanish Eclectic style architecture, 4647 Van Dyke Ave. was also designated under Criterion B for its association with William P. Mayer. The excerpt below is from City staff report P-01-201:
110
E.2 Criterion B – Historic Person Harry E. Farb and Alice Farb Owner and Resident, 1941 to 1955 (Harry) Owner and Resident, 1941 to 1945 (Alice)
Jean M. Farb (Harry’s second wife) Resident (with Harry), 1947 to 1955
111
E.2 Criterion B – Historic Person Harry E. Farb and Alice Farb Owner and Resident, 1941 to 1955 (Harry) Owner and Resident, 1941 to 1945 (Alice)
Jean M. Farb (Harry’s second wife) Resident (with Harry), 1947 to 1955
112
E.2 Criterion B – Historic Person Harry E. Farb and Alice Farb Owner and Resident, 1941 to 1955 (Harry) Owner and Resident, 1941 to 1945 (Alice)
Jean M. Farb (Harry’s second wife) Resident (with Harry), 1947 to 1955
113
E.2 Criterion B – Historic Person William J. Rossi and Fay L. Rossi Owners and Residents, 1955 to 1969
Carol L. Rossi (daughter of William and Fay) Resident, 1963 to 1969 Bill Rossi, 87 entertainer at several area nightspots The San Diego Union-Tribune - Monday, July 5, 1999 At age 5, a precocious Bill Rossi began poking out tunes on a piano. Well into his 80s, with a long entertainment career behind him, he was playing his Steinway baby grand at least an hour a day.
Mr. Rossi, a fixture over the years at several San Diego nightspots, died of complications from a kidney ailment June 22 at Kaiser Foundation Hospital. He was 87.
With an affable stage presence and a vocal style sometimes compared with that of Bing Crosby, Mr. Rossi entertained from 1934 to 1940 at the Tavern Hacienda in East San Diego and the Paris Inn downtown. Mr. Rossi also booked entertainers at the clubs and acted as master of ceremonies.
"He booked as many as three shows a night," said former wife Fay Rossi. By his calculations, that amounted to more than 10,000 shows. For more than 20 years, beginning in 1940, Mr. Rossi performed with his small musical combo at the San Diego Athletic Club at Sixth Avenue and A Street. "It was a hot spot for years, with a bar and grill, a stage and a dance floor," Fay Rossi recalled.
"Bill knew all the popular, romantic and danceable tunes from the '20s, '30s and '40s," she said. "He made many people happy with his music, songs and joviality for more than 60 years in San Diego. He loved to joke with his audience."
During the heyday of the Big Band era, Mr. Rossi played at such popular venues as the Mission Beach and Pacific Square ballrooms. Offered a chance to join a touring big band with some nationally prominent musicians, he turned it down to stay in San Diego. Even at the height of his career as an entertainer, Mr. Rossi had a full-time day job. From 1940 until his retirement in 1973, he worked as a supervisor in industrial relations at Ryan Aeronautical.
Born in Erie, Pa., Mr. Rossi moved with his family to San Diego in 1927. He graduated from San Diego High School, where he played piano and sang at student assemblies at Russ Auditorium. He later studied history at San Diego State College.
"Bill was going to be a lawyer," said Fay Rossi, who was married to Mr. Rossi from 1942 to 1970. "But he did so well as an entertainer that he decided to stick with it."
As early as his high school years, Mr. Rossi sang and played piano on a San Diego radio station, Fay Rossi said. During the 1960s, as a member of the Globe Guilders, he entertained at fund- raisers and dinners to benefit the Old Globe Theatre. He also played for various musical combos
114
E.2 Criterion B – Historic Person William J. Rossi and Fay L. Rossi Owners and Residents, 1955 to 1969
Carol L. Rossi (daughter of William and Fay) Resident, 1963 to 1969
Continued from previous page and bands after he retired from Ryan.
Mr. Rossi, a Hillcrest resident, managed and directed choirs at two Catholic churches over the years -- St. Patrick's in North Park and St. Vincent's in Mission Hills.
In 1955, Mr. Rossi bought a Steinway baby grand piano at the landmark Thearle Music Co. in downtown San Diego. He continued to play it, often entertaining visitors, until two weeks before his death, Fay Rossi said.
He is survived by a daughter, Carol Fritz of Santa Barbara; a son, Tom Rossi of Los Angeles; and two grandchildren.
A memorial Mass will be celebrated at 11 a.m. July 12 at St. John's Catholic Church, 1638 Polk Ave., San Diego.
115
E.2 Criterion B – Historic Person William J. Rossi and Fay L. Rossi Owners and Residents, 1955 to 1969
Carol L. Rossi (daughter of William and Fay) Resident, 1963 to 1969 Fay Louise Rossi August 3, 1916 to July 4, 2006 The San Diego Union-Tribune - Sunday, July 9, 2006 Born in Long Beach, California, Mrs. Rossi lived the first few years of her life with her parents in Calexico, California. She was the daughter of Ernest and Jessie Brown. Her family moved to San Diego, where Fay eventually graduated from Hoover High School in 1935. While working as a switchboard operator for the Pacific Bell Telephone Company, and living in the Egyptian Court in Hillcrest, she met and married Bill Rossi in 1942. They had two children, Carol in 1944 and Tom in 1946.
Fay was a wonderful mother, encouraging her children's activities and interests, giving unselfishly of her love and her time to them. She became a championship bridge player, forming a bridge club of her lady friends that met weekly in each others' homes for many years. She also became an extremely skilled seamstress, sewing beautiful clothes for her daughter and granddaughter. She was extremely generous in offering her help to others, from friends who needed assistance to volunteering at the Old Globe Theater and the Museum of Man in Balboa Park. Mrs. Rossi was also a member of the auxiliaries to these, The Globe Guilders and the Klee Wyk Society.
In the 1960s, she worked with other members of these organizations to further the causes of these two worthy institutions. She touched many lives in San Diego with her generous spirit, endless vitality, and loving ways. Her family home was a polling center for many an election day through the years, another example of her willingness to reach out and help her community. She married Carl W. Morrow in 1978, and they enjoyed traveling together to Mexico, Guatemala, Hawaii, and China until his death in 1985.
Mrs. Fay Louise Rossi died peacefully after having suffered from various debilitating illnesses in the past few years. She is survived by her two children: Carol Fritz, her husband Paul and their children, Kate and Steven, of Santa Barbara; and her son Tom Rossi of Fallbrook. Carol and Tom would like to sincerely thank all of the caregivers at The Springs of Oceanside for their loving concern and care for their mother over the last four years. Additionally, they wish to thank the wonderful nurses from Odyssey Hospice for their tender compassion and care in their mom's final months. There will be a Memorial Mass for Mrs. Rossi on Tuesday, July 11th at the Immaculate Conception Church located at: 2540 San Diego Avenue, San Diego, CA. Mass begins at 1 p.m.
116
E.3 Criterion C - Architecture 2015 rendering by Marrokal Design & Remodeling, prior to the start of restoration.
117
E.3 Criterion C - Architecture West (front) and south (side) elevation from 2017 remodel / addition plans by Marrokal Design.
118
E.3 Criterion C - Architecture East (rear) and north (side) elevation from 2017 remodel / addition plans by Marrokal Design. Rear addition shown in red.
119
E.3 Criterion C - Architecture First and second floor plans from 2017 remodel / addition plans by Marrokal Design.
120 Attachment F Works Cited
F.1 — Provide a list of works cited (bibliography)
121
F.1 Works Cited
Books
Brandes, Ray S. 1991 San Diego Architects 1868-1939. San Diego: University of San Diego
California Office of Historic Preservation 1996 The California Register of Historic Resources: Regulations for Nomination of Historic Properties. State of California, The Resources Agency, Department of Parks and Recreation
Ching, Francis D.K. 1995 A Visual Dictionary of Architecture. New York City: John Wiley & Sons
Crawford, Richard W. 2011 The Way We Were in San Diego. Charleston, South Carolina: The History Press
Hartmann, Glenn D. 1977 Architectural Description Guide: Developed for Use in Preparing Nominations for State and National Registers of Historic Places. Office of Archaeology and Historic Preservation, Washington State Parks & Recreation Commission, Olympia, Washington
Hunt, Rockwell D. 1932 California and Californians, Volume IV. Chicago: Lewis Publishing Company
McAlester, Virginia and Lee McAlester 2002 Field Guide to American Houses. New York City: Alfred A. Knopf, Inc.
McGrew, Clarence Alan 1922 City of San Diego and San Diego County, the Birthplace of California. Volume I. Chicago: The American Historical Society.
National Park Service 1985 Historic American Building Survey Guidelines for Preparing Written and Historical Descriptive Data. Division of National Register Programs, Western Regional Office, San Francisco, California
Newcomb, Rexford 1990 Spanish-Colonial Architecture in the United States. New York City: Dover Publications Requa, Richard S., A.I.A. 1937 Inside Lights on the Building of San Diego's Exposition: 1935. San Diego: Frye & Smith, Ltd.
Smith, G.E. Kidder 1996 Source Book of American Architecture. New York City: Princeton Architectural Press
Walker, Lester 2002 American Homes - An Illustrated Encyclopedia of Domestic Architecture. New York: Black Dog & Leventhal Publishers
Woods, Douglas, Melba Levick and M. Brian Tichenor 2012 The California Casa. New York City: Rizzoli International Publications, Inc.
122
F.1 Works Cited - Continued
Government Documents
City of San Diego Historical Resources Board 2009 Historical Resource Research Report Guidelines and Requirements, Land Development Manual, Historical Resources Guidelines, Appendix E, Part 1.1, Adopted by the Historical Resources Board November 30, 2006, Updated January 24, 2008 and February 9, 2009.
Internet
Ancestry.com, www.ancestry.com (U.S. Census 1880, 1900, 1910, 1920, 1930, 1940; California Death Index; Social Security Death Index; genealogical files)
Newspaper
San Diego Union
San Diego Evening Tribune
San Diego Union-Tribune