Historic Nomination of the Dr. Charles and Nancy Rees / William Wahrenberger House 4496 Trias Street Mission Hills Neighborhood ~ San Diego, California

Ronald V. May, RPA Kiley Wallace Legacy 106, Inc. P.O. Box 15967 San Diego, CA 92175 (858) 459-0326 www.legacy106.com January 2018 1

“At-a-Glance” Report Summary Property Information & Applicable Criteria

Resource Type: Building / single family residence Resource Name (per HRB naming policy): The Dr. Charles and Nancy Rees / William Wahrenberger House. Resource Address: 4496 Trias Street, San Diego, CA 92103 (Mission Hills community) APN: 443-051-22-00 Requesting Mills Act? Y  N  Date of Construction: 1940 Architect/Builder: William F. Wahrenberger Prior Resource Address (if relocated): Date of Relocation:

Applicant’s Name: Ronald V. May, RPA & Kiley Wallace Owner’s Name: Frans & Claire Van Der Lee Address: Legacy 106, Inc. Address: 4496 Trias Street P.O. Box 15967 San Diego, CA 92175 San Diego, CA 92103 Phone #: (858) 459-0326 and (760) 704-7373 Phone #: (202) 321-1499 Email: [email protected] & Email: [email protected] [email protected]

The resource is being nominated for designation as a historical resource under:  HRB Criterion A as a special element of the City’s, a community’s or a neighborhood’s  historical development  archaeological development  cultural development  social development  economic development  political development  aesthetic development  engineering development  landscaping development  architectural development for the following reason(s):

 HRB Criterion B for its association with who/which is significant in local, state or national history for the following reason(s):

 HRB Criterion C as a good/excellent example of Colonial Revival style architecture with Regency Colonial influences.

HRB Criterion D as a notable work of William F. Wahrenberger , a Master Builder  Previously established as a Master  Proposed as a Master

 HRB Criterion E as a property which has been determined eligible by the National Park Service for listing on the National Register of Historic Places or is listed or has been determined eligible by the State Historical Preservation Office for listing on the State Register of Historical Resources.

 HRB Criterion F as a contributing resource to the Historical District.

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“At-a-Glance” Report Summary Required Forms and Documentation

Check Yes or No, indicating whether or not the following required documentation has been provided:

Report Copies Y N Provide one copy of the Historical Resource Research Report, stapled at the corner

Department of Parks and Recreation Forms Y N Primary Record (523a) Y N BSO Record (523b) Y N Archaeological Record (523c) (if applicable) Y N District Record (523d) (if applicable) Y N Location Map (523j) (if applicable) Y N Sketch Map (523k) (if applicable) Y N Continuation Sheet (523l)

Attachment A Attachment B Y N Assessor’s Record Y N Chain of Title Y N Notice of Completion Y N Directory Search Y N Water / Sewer Records Y N Deed from Date of Construction Y N Building Permits Y N Previous Survey Forms

Attachment C Attachment D Y N City SD 800 Scale Eng Maps Y N Historical and Transitional Photos Y N USGS Maps Y N Current Photos of North Elevation Y N Original Subdivision Map Y N Current Photos of East Elevation Y N 1886/1887 Sanborn Y N Current Photos of South Elevation Y N 1906 Sanborn Y N Current Photos of West Elevation Y N 1921 Sanborn Y N 1940 Sanborn Y N 1950 Sanborn Y N 1956 Sanborn

Attachment E Attachment F Y N Criterion A Documentation Y N Bibliography Y N Criterion B Documentation Y N Criterion C Documentation Y N Criterion D Documentation Y N Criterion E Documentation Y N Criterion F Documentation

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Page 3 of 24 *Resource Name or #: The Dr. Charles and Nancy Rees / William Wahrenberger House APN#: 443-051-22-00

P1. Other Identifier: *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: La Jolla Date: T ; R ; ¼ of ¼ of Sec ; M.D. B.M. c. Address: 4496 Trias Street City: San Diego Zip: 92103 d. UTM: Zone: 10 ; mE/ mN (G.P.S.) e. Other Locational Data: (e.g., parcel #, directions to resource, elevation, etc., as appropriate.) The Northeasterly sixty feet of Lot Three in Block 526 Old San Diego, according to map thereof made by James Pascoe in 1870, a copy of which said map was filed in the office of the recorder of said San Diego County, December 21, 1921, and is known as Miscellaneous Map No. 40. Also the Southwesterly 40 feet of that portion of Cherry Street lying northeasterly of and adjoining said Lot three in Block 526 and southwesterly of and adjoining Lot 4, in Block 527 of Old San Diego, as vacated and closed to public use on March 12, 1934 by resolution No. 61453 of the Common Council of said City of San Diego. Recorded December 22, 1938 in Book 857, Page 168 of Official Records, San Diego County, California. *P3a. Description: (Describe resource and its major elements. Include design, materials, condition, alterations, size, setting, and boundaries). Architectural Description: This house is a two-story rectangular Colonial Revival style home with Regency Colonial influences. The home was custom designed in 1939 by Master Builder William F. Wahrenberger and construction was completed in 1940. The single family residence features a balanced façade with balanced main two-story section with one story garage set back on the north side and a single story family room wing projecting out on the southern side. The home utilizes a two-story shallow pitched side gabled roof with matching side gabled one-story extending side wing and matching side garage wing which is semi-attached to the home. The house has a rectangular form and compound plan and is surfaced with stucco on the first floor and horizontal boards on the upper second level. The style of the house is the more modestly detailed sub-type of Regency Colonial Revival style which is loosely based on Georgian and other early English precedents. The entrance is recessed on the left side of the façade with simple dentil cornice and Doric pilasters accentuating the inset entry. The home represents an excellent example of a Regency Colonial Revival home constructed by Master Builder William F. Wahrenberger. The home has a recent rear addition which was approved by City Historic Resources Department staff as meeting the Secretary of Interior Standards and which sits mostly outside of the public view.

*P3b. Resource Attributes: (List attributes and codes) Single-family residence *P4. Resources Present: Building Structure Object Site District  Element of District Other P5b. Description of Photo: (View, date, accession #) Front (southeast) view. Photo by Kiley Wallace, June 2017.

P6. Date of Construction/Age and Sources: *P6. Date Constructed/Age and Sources: Historic Prehistoric Both Residential building record original date of construction is 1940. Notice of Completion is dated May 1940. Original water record dated February 1, 1940.

*P7. Owner and Address: Frans Van Der Lee & Claire Van Der Lee 4496 Trias Street San Diego, CA 92103

*P9. Date Recorded: January 2018 *P10. Survey Type: (Describe) Intensive *P11. Report Citation: (Cite survey report and other sources, or enter "none.") Historic Nomination of 4496 Trias Street, San Diego, California, for the City of San Diego, Historical Resources Board, by Ronald V. May, RPA, and Kiley Wallace, Legacy 106, Inc., January 2018. Legacy 106, Inc. is indebted to Alexandra Wallace for 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 (1/95) *Required information

4 State of California – The Resources Agency Primary # ______DEPARTMENT OF PARKS AND RECREATION HRI # ______

BUILDING, STRUCTURE, AND OBJECT RECORD

Page 4 of 24 *Resource Name or #: The Dr. Charles and Nancy Rees / William Wahrenberger House

*Recorded by: Ronald V. May, RPA and Kiley Wallace *Date: January 2018 Continuation Update

*P3a. Description: (Describe resource and its major elements. Include design, materials, condition, alterations, size, setting, and boundaries) (Continued): (See Attachment D, Photographs)

Colonial Revival Style. The Colonial Revival style became popular during the suburban growth of the 1925-1945 era, because it evoked patriotic memories of America's past, drawing inspiration from our American and English architectural heritage and also because the style had an old world charm which was considered to be in harmony with the older architecture of many existing neighborhoods. The Cape Cod was one of the most popular sub styles of the Colonial Revival styles. The post medieval English, Georgian, Adam, Dutch and Garrison Saltbox Colonials were also popular as Colonial Revival fashions shifted through the era.

The Regency Revival Style. The Regency variant of Colonial Revival is actually a revival of the original Regency style and is sometimes also known as Regency Revival. The original Regency style was named after the era of King George IV of England who was appointed to serve as the Regent of England from 1811 to 1820. The Regency variation of the Colonial Revival style was loosely patterned after early English houses rather than early American precedents. The Colonial / Regency Revival sub-style was popular for a brief period in the mid to late 1930's, with a few post-World War II examples and is characterized by its symmetrical shallow roof shape and box like two-story form, as well as the frequent use of differing lower and upper second floor level materials as seen in this example. The style emphasizes the front doorway and entryway as well as other Colonial Revival styles, but in a more simplified and subdued form than the exaggerated pediments and other detailing seen on other Colonial examples. The Regency Colonial Revival variant is demonstrated in this home's box shaped massing, low pitched gabled roof and uncomplicated doorway surround. Other Regency Colonial Revival details include the two levels of the structure delineated by the use of different exterior cladding (stucco and horizontal channel boards). The massing is also indicative of the Regency Colonial Revival style with the small single story side wing and detached garage attached to the dominant front façade and two-story structure. The resource also utilizes the characteristic straightforward roof wall junction with low pitched gabled roof and eaves with moderate roof overhang. The Regency Revival Colonial subtype is a relatively rare and short lived design style in San Diego gaining popularity in the era just prior to and just after World War II, approximately from the years 1935-1941 and 1945-1950.

The 1930-1940's era of the home's design has a more simplified detailing, as opposed to earlier exaggerated detailing seen on some Colonial Revival home styles. As noted by McAlester in A Field Guide to American Houses, "The economic depression of the 1930's, World War II, and changing postwar fashions led to a simplification of the Colonial Revival style in the late 1930's 1940's and 1950's. These later examples are more often of the side-gabled type, with simple stylized door surrounds, cornices, or other details that merely suggest their colonial precedents rather than closely mirroring them" (McAlester 2014: 326). The home's setting is in the Mission Hills neighborhood of San Diego.

The subject property at 4496 Trias Street is a Colonial Revival/Regency style two-story home with a side gabled roof, completed in 1940 by recognized Master Builder William F. Wahrenberger. The home features a balanced two-story façade with a low pitched gabled roof and single story southern side wing. This Colonial Revival symmetrical façade with one side wing became more popular into the 1930's and 1940's. As stated in A Field Guide to American Houses, regarding the Colonial Revival asymmetrical subtype, "In the 1930's, irregular façades reappeared with less elaborate detailing. These were, in part, inspired by the desire for attached garages, which were difficult to incorporate within a balanced façade."

5 State of California - The Resources Agency Primary # DEPARTMENT OF PARKS AND RECREATION HRI#

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Page 5 of 24 *Resource Name or #: The Dr. Charles and Nancy Rees / William Wahrenberger House

*Recorded by: Ronald V. May, RPA and Kiley Wallace *Date: January 2018 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 house displays the accentuated but restrained colonial front door entryway typical of this period of the Colonial Revival / Regency style. Some of the other significant architecturally defining elements of this Colonial Revival style home are its distinctive standing seam bay window metal roof seen on the side facing wing, brick rear eave end chimney and inset porch entryway, decorative wood shutters, and divided exterior cladding with stucco surfacing covering the first floor and horizontal wood wall surfacing seen on the upper level. The home has a straight alignment along diagonally positioned Trias Street, with the primary elevation facing southeast onto Trias Street. The property is in the Mission Hills neighborhood of San Diego. All windows are wooden and are painted white unless noted.

Fenestration consists mostly of six-over-one and eight over one wood double hung windows around the home. The newer rear wing addition area uses casement windows differentiating he rear from the original house. Other character defining features of the home's colonial style is the use of groupings of these rectangular double hung sash windows with upper multi-pane glazing throughout. The home's original divided light wooden windows are typical of the Colonial Revival style, being larger than those seen on earlier original Colonial Revival style homes. The subject property displays a low pitched side gabled roof with a small overhang and open eaves.

Southeast (Front) Elevation. The subject resource has a symmetrical two-story front façade with a single story wing to the left and set back garage and connected roof extending out to the right (northeast). The home has a low pitched side gable roof. The roof eaves have a slight overhang, open exposed eaves and wooden rafters. Along the upper level on the front façade, two small central rectangular six light wooden windows are flanked on each end with larger rectangular double hung eight-over-one windows with attached black painted wood shutters. The upper level utilizes horizontal wood siding. This is a favored Regency Colonial Revival detail which delineates the two levels of the structure by the use of different exterior cladding (stucco and horizontal wood siding). Topping the brick square chimney is a metal spark arrestor. The simple roof fascia boards and decorative exposed rafters are painted white, matching the windows and other painted trim. Underneath the slightly overhanging roof are visible wooden decorative cut roof rafters. This is an element of the Colonial Revival style not seen in the earlier original Colonial homes. As noted by McAlester in A Field Guide to American Houses, "These (cornices) are typical of many Colonial Revival examples. Some, however, have open eaves and rake or even exposed rafters, features never found on the original Colonial houses."

On the first floor level, the exterior surfacing changes to white painted stucco below the upper level windows and narrow beltline trim separation. The main entryway is inset into the house on the left side of the main home with a bay window seen on the left facing wing. The three sided bay window is sheltered by standing seam metal canopy roof. The Regency sub-style emphasizes the front doorway and entryway as well as other Colonial Revival styles, but in a more simplified and subdued form, than the exaggerated pediments and other detailing seen on other Colonial examples. The home utilizes an inset entryway surrounded by decorative pilasters and rectangular entablature. The front rectangular entry door utilizes a neoclassical six panel wooden doors in keeping with the home's Colonial style. The original solid wooden front entry door is divided by six panels with raised fielded rectangular panels built into to the black painted wooden door. Simple fluted pilasters are seen flanking the entry porch on each side. These and other entry details are also black painted wood. The front entry porch area features a raised brick floor with wide brick stairway connecting to the front sidewalk.

On the left side single level wing, a prominent three sided bay window is topped by a standing seam metal roof. The stucco surfaced wing is set back slightly from the main two-story section of the home. A two-story exposed brick chimney is placed at the rear behind the left facing side wing.

6 State of California - The Resources Agency Primary # DEPARTMENT OF PARKS AND RECREATION HRI#

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Page 6 of 24 *Resource Name or #: The Dr. Charles and Nancy Rees / William Wahrenberger House

*Recorded by: Ronald V. May, RPA and Kiley Wallace *Date: January 2018 Continuation Update

*P3a. Description: (Describe resource and its major elements. Include design, materials, condition, alterations, size, setting, and boundaries) (Continued): (See Attachment D, Photographs)

To the right of the doorway are three window groupings of three six-over-one double hung windows placed directly below the two small rectangular windows seen above on the second floor. This triple grouping of double hung wooden window groupings are also flanked by decorative louvered wooden shutters. To the right, on the lower level, near the front corner, a single matching rectangular wooden double hung windows have a six pane true divided light pattern and louvered wooden shutters matching the other front windows.

To the right of the home's main façade, the single level garage wing is set back behind the main wall plane as the home's front façade and extends out to the northeast. This has a matching single level side gabled roof. A covered arched open connecting hyphen area with swinging wooden porch door connects the garage and main home and provides access to the rear yard. The double garage is shown on all Sanborn maps and with the exception of the newer metal garage door, also appears mostly within the front public view.

Northeast (Side) Elevation. The southeast elevation exhibits a two-story side gabled roof with newer two-story gabled wing seen extending out to the rear. The set back single-story garage wing extends out along this elevation and connects to the main house via a connected roof and open passageway between the front and back yards. The rear wing portion had been expanded from the original design (probably sometime in the 1940’s) and has recently been redone and expanded at the rear with all remodel work approved by City Historic Resources Department staff. As with the other elevations, the roof has a slight overhang with exposed eaves and short rounded corner decorative rafters.

On the upper level, horizontal board siding wraps around the front corner and ends where the rear addition shows a slight stucco surfaced bump out offset approximately two inches from the rest of the wall plane to differentiate this recent rear upper level addition, on the main house just to the right above the garage wing. The lower level stucco surfacing matches the exterior seen on the rest of the home. On the left side of the wing, on the upper level, a single rectangular double hung six-over-one wooden window is visible facing out over the driveway. This upper left side window matches those seen on the front but lacks the flanking louvered wooden shutters seen on the front elevation. On the lower level in front, a matching original six-over-one wooden window sits directly below the matched window above. To the right above the garage, on the rear, is the extending stucco surfaced rear wing and addition with no windows visible. As seen in transitional photos, this upper level contained three windows above the garage which have been removed as part of the approved rear addition. The side elevation contains a covered walkway which may have been covered after the original 1940 date of construction. This covered walkway connects to the hyphen and semi-attached double garage.

Southwest (Side) Elevation. This gabled end main side elevation utilizes a two-story portion of the main home with horizontal wood surfacing, a small rectangular metal attic vent and a single six-over-one wooden double hung window positioned to the left. This elevation also exhibits matching lower stucco and upper horizontal wooden wall surfacing as seen around the home.

A single level wing extends out to the southeast with the side elevation positioned so that side wall faces the neighboring home to the south. The side wing maintains the gabled roof design with open eaves and exposed rounded decorative cut wooden rafters. The single level side wing has a gabled roof design matching the main portion of the home. Horizontal wood surfacing is seen on the gable end matching the rest of the home. Finally, the end wall incorporates two original groupings of six-over-one double hung windows which are seen one each side near the corners. The rear patio area is positioned behind the wing and sits outside of the public view.

7 State of California - The Resources Agency Primary # DEPARTMENT OF PARKS AND RECREATION HRI#

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Page 7 of 24 *Resource Name or #: The Dr. Charles and Nancy Rees / William Wahrenberger House

*Recorded by: Ronald V. May, RPA and Kiley Wallace *Date: January 2018 Continuation Update

*P3a. Description: (Describe resource and its major elements. Include design, materials, condition, alterations, size, setting, and boundaries) (Continued): (See Attachment D, Photographs)

Northwest (Rear) Elevation. This rear elevation displays a large central wing that replaces a non-original circa 1940's era rear wing addition. Behind the original second level portion of the home section and well set back is the sympathetic wing addition which is minimally visible from the front public view. To the right of the recently built / remodeled rear extending wing, the original side facing gable portion of the home has horizontal wood surfacing on the upper level and stucco on the first level, and is differentiated from the newer rear wing which has stucco surfacing on both the upper and lower levels. The original second level horizontal wood surfacing on the upper level and stucco surfacing on the lower level is seen all around the house. The original six-over-one wooden double hung windows are differentiated from the newer rear wing windows which utilizes mostly casement windows that the lack the lower sills seen on the original portion of the home. This rear addition was approved in 2016 by City of San Diego Historic Resources Department staff and was determined to meet the Secretary of Interior Standards for an addition to a historic or potentially historic structure.

To the right, the original single level portion of the home is very intact with large original rear brick end chimney displayed along this rear elevation of the home. Flanking the original stepped brick chimney are rectangular openings seen on each side. To the left of the chimney, an original six light wooden rear door provides access to the rear patio area. This wooden door has a lower fielded panel in keeping with the home's Colonial Revival architecture. The brick chimney is painted and has a common bond connection pattern. To the right of the chimney is a rectangular double hung wooden window with a six-over-one divided light design. A free standing rear BBQ area is seen near the rear corner of the home and does not connect to the original home.

Landscaping. The front yard and landscaping has been partially redone with newer brick walkway and grassed front yard area. The formal landscaping style complements the home's Colonial Revival design with terraced areas with grass and shrubs in the front and a straight walkway that continues down the cascading brick walkway to the front sidewalk area as the driveway and topography drops down slightly to the street below. The landscaping in front complements the Colonial Revival style of the house and is consistent with the type used in the historic period of the 1940's. At the rear, a rear patio courtyard area is utilized behind the chimney area.

A very large olive tree (Olea europaea) is seen in the front yard and the large tree was carefully preserved during the recent front yard redesign and rehab. This tree is many years old and may have been planted during or even prior to the home's 1940 original date of construction (78+ years old). The tree appears to be visible in the 1967 aerial photos (see Attachments D.1). The property owners plan to maintain and preserve the very large olive tree in the future.

Semi-attached double garage. The side gabled roof of the single story garage wing merges with the two-story main house with an overhanging hyphen roof with an open walkway separating the two structures. The side facing double garage is connected to the house by a wooden entry gate and covered under the connecting garage roof. This garage has a rear addition added outside of the public view and was approved by City of San Diego Historic Resources Department staff. The rear garage addition was added as part of the home's recent 2016-2017 renovation.

The semi-detached garage design and façade match the footprint shown on the Residential Building Record and the 1950 and 1956 Sanborn maps. This rear garage section is outside of the public view and

8 State of California - The Resources Agency Primary # DEPARTMENT OF PARKS AND RECREATION HRI#

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Page 8 of 24 *Resource Name or #: The Dr. Charles and Nancy Rees / William Wahrenberger House

*Recorded by: Ronald V. May, RPA and Kiley Wallace *Date: January 2018 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 garage maintains its original 1940 façade, open connection to the house and other architectural features including the wood and metal roof finial seen on the recent rendering and plans. In conclusion, the semi-attached double garage has excellent integrity and is recommended for inclusion in the proposed historic designation.

9 State of California - The Resources Agency Primary # DEPARTMENT OF PARKS AND RECREATION HRI#

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Page 9 of 24 *Resource Name or #: The Dr. Charles and Nancy Rees / William Wahrenberger House

*Recorded by: Ronald V. May, RPA and Kiley Wallace *Date: January 2018 Continuation Update

B1. Historic Name: 4496 Trias Street B2. Common Name: 4496 Trias Street B3. Original Use: Single-family residence B4. Present Use: Single-family residence *B5. Architectural Style: Colonial Revival *B6. Construction History: (Construction date, alterations, and date of alterations) The subject resource is a residential home constructed circa 1940 as shown on the Notice of Completion and the Residential Building Record. The original water record is dated February 1, 1940.

Only one significant past building permit record was found on file: Building permit # A09040 from November 1958. In the "Statement of Proposed Use" section, it reads: Enlarge door opening frame-cut out 1/2 wall kitchen to breakfast room. This is assumed to be for an interior wall removal between the kitchen and front breakfast nook.

Although not seen directly in existing building records, careful examination revealed a rear addition appears to have been extended at some point between 1940-1950 based on construction methods and materials and the fact that the rear wing is shown on the first Sanborn map in 1950 (the home was built after the 1940 Sanborn map was surveyed). The non-historic rear wing addition has been removed and replaced with a new rear addition completed with approval and guidance from City of San Diego Historic Resources Department staff, which approved the project as a part of the home's recent renovation and restoration in 2017. Please see attachments. Current and transitional plans are provided that show the non-original rear addition with plans and elevation and the current approved and completed site plan and elevations (Attachment E.3)

*B7. Moved? No Yes Unknown Date: Original Location: *B8. Related Features: B9a. Architect: unknown b. Builder: William F. Wahrenberger *B10. Significance: Theme: Residential architecture Area: Mission Hills (San Diego)

Period of Significance: 1940 Property Type: Residential Applicable Criteria: C & D (Discuss importance in terms of historical or architectural context as defined by theme, period, and geographic scope. Also address integrity.) Criterion A. The 1940 residential home does not sufficiently reflect the city's early development and was not found to qualify under Criterion A. The structure does not reflect special elements of the city's development to a greater extent than other typical structures of this era. Insufficient information was found to determine the subject structure qualifies under Criterion A. Criterion B. No significant associations or connections with historical persons were found. An occupancy list is provided. The home is a residential structure built for the Rees family and the home remained in the family until recently. Insufficient information was found to determine the subject structure qualifies under Criterion B. Criterion C. The home is an example of the Colonial Revival style and displays the key character defining features of the style. The home is significant under Criterion C and embodies the distinctive characteristics of the Colonial Revival architectural style. Please see detailed analysis attached. Criterion D. The building is additionally significant under Criterion D as representative of the notable work of recognized Master Builder William F. Wahrenberger. Please see detailed analysis attached. B11. Additional Resource Attributes: (List attributes and codes): None

*B12. References: see attached works cited B13. Remarks: none *B14. Evaluator: Ronald V. May, RPA and Kiley Wallace *Date of Evaluation: January 2018

(This space reserved for official comments.)

10 State of California - The Resources Agency Primary # DEPARTMENT OF PARKS AND RECREATION HRI# CONTINUATION SHEET Trinomial

Page 10 of 24 *Resource Name or #: The Dr. Charles and Nancy Rees / William Wahrenberger House

*Recorded by: Ronald V. May, RPA and Kiley Wallace *Date: January 2018 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.

The Dr. Charles and Nancy Rees / William Wahrenberger House at 4496 Trias Street 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. Although the house reflects and contributes to our understanding of Mission Hills as a hub for distinctive Architectural design, the home was not the first of this type in the area or a model home. No information came to light to determine that the resource rose to a level of significance to qualify for designation under Criterion A. The following discussion provides the background for that conclusion.

Introduction. Although the Mission Hills and Inspiration Heights communities have a number of individual homes that have been designated as historic for their significance, there remains much to be learned about how these neighborhoods 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.

Beginning Development - Arnold & Choate’s Addition, Map 334 (1872). This Mission Hills community is a quiet neighborhood with vicinity maps that date back to November 29, 1872, when the County of San Diego recorded Arnold & Choate’s Addition, Map 334, to the City of San Diego. At that time, there were no known houses or farms in this rugged, dry upland overlooking Mission Valley to the north and San Diego Bay to the south. Most of the lots were purchased and sold with little more development than clearing the Coastal sage scrub vegetation for dirt roads, if that. People who bought and sold those vacant lots were ranchers, store clerks, bank employees, and speculators attempting to earn money on the appreciation of their investments. For the most part, houses and ranches apparently did not begin to appear until sometime after 1905, however, this is a topic requiring more study.

In 1890, Map 634 North Florence Heights, was recorded. North Florence Heights is upland and north of Middletown, east of Mission Hills Map 1115 (1908) and west of Arnold and Choate’s Addition, Map 334. E.H. Miller, County Recorder, filed the 32.35 acre map on June 9, 1890. The map created the 10-acre Pioneer Cemetery, evenly divided in half to segregate the Catholic and Protestant occupants. North of the cemetery were twelve full-size residential blocks and three small blocks.

Calhoun and Randolph streets on either side of the central row up the center, flanked by Stephens on the west and Clay on the east. From north to south, Miller separated the blocks by Hunter, Stockton (now Arbor), Broadway (now Montecito), Lewis, and Getti (now Fort Stockton Drive). Several undivided blocks to the east of the cemetery completed the subdivision.

Corrections were made to the subdivision and recorded on February 19, 1915. From Old Town, a waterline served North Florence Heights through Lewis and Randolph Streets. At the time of creation of the North Florence Heights Map 634 in 1890, native vegetation and the Villa Orizaba lay to the west of Pioneer Cemetery. Downhill south of the cemetery, Middletown blocks lay in deep ravines, canyons, and

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Page 11 of 24 *Resource Name or #: The Dr. Charles and Nancy Rees / William Wahrenberger House

*Recorded by: Ronald V. May, RPA and Kiley Wallace *Date: January 2018 Continuation Update

*B10. Significance - Criterion A (continued):

the lower terraces around the edge of San Diego Bay. Ephraim Morse laid out Middletown in the 1870s and clusters of mariner’s shacks, small Victorian cottages, stores, saloons, and commercial buildings comprised the nearest town. A dirt road up what is now Washington connected North Florence Heights with Five Points, two cross-roads in Middletown that connected Old Town with Horton’s Addition further to the south.

When Arnold & Choates recorded Map 334 in 1872, they did not assign a name to the community. The area north of University Avenue and Washington assumed the general name of North Florence Heights by this point in time. The March 19, 1903 issue of the San Diego Union announced “Big Auction Sale of Town Lots, North Florence Heights Addition” to be held the following week. William Brewster organized a spectacular event with a band concert, high dive act, and promotional give away of a real estate lot on the day of the auction. The City of San Diego, Public Works held a special meeting on March 16, 1903 to legalize the lots for sale. On March 19th, the City Council held a special meeting to pass an ordinance that allowed Florence Heights Addition No. 2 owner L.N. Mills to auction off the lots. Auction sales ranged from $5 to $250 per lot for a total of $14,097.50. Speculators bought blocks of lots for resale and home construction.

A number of researchers are currently involved in various aspects of long-term intensive study of the greater Mission Hills community. Future research may provide further insights into community land ownership and subjects such as Kate Sessions’ nursery lands, Milton Sessions’ poinsettia farms around Palmetto Street; the acquisition of land to create the Francis Parker School; the nature of “Maggie’s Folly,” or Maggie Bowersock’s ownership of the canyon lands just west of Arbor Street; the evolution of Pioneer Cemetery; and the development of the West Lewis Street commercial center between Stephens and Ingalls Streets.

Early History The Native American peoples who occupied San Diego in the nineteenth century were the Kumeyaay. Little is known of their use of this upland area, but the lack of natural water would suggest ephemeral behavior activities.

The early history of Mission Hills is associated with the Native American people who used the local resources such as the San Diego River that flowed to the west into San Diego Bay, as well as the coastal and bay environments. The evidence for the presence of these early residents goes back in archaeological form at least 9,000 years, based on analysis of base camps found along the San Diego River’s south bank, associated river terraces, and coastal sites. Foot beaten trails criss-crossed these remote areas and the occasional overnight campsite has been recorded in archaeological surveys, but no long-term encampments are known. Oral traditions handed down by descendants remind us that this area and its proximity to Old Town and the San Diego Presidio are vitally important to San Diego’s history.

In 1642 Spanish sailors briefly visited San Diego while on a reconnaissance exploration of the Pacific coast. Another recorded visit was in 1769, and the subsequent period would in many ways define San Diego’s character and history as we know it today. Spanish and Mexican soldiers and residents of the 1769-1835 Royal Presidio de San Diego de Cosoy ran livestock in the area, which denuded some of the native plants from these hills.

Pueblo Lands. Following the Mexican War, ratification of the California Constitution, the U.S. Topographic survey created the Township and Range land mapping system. Under this system, San Diego received

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*B10. Significance - Criterion A (continued):

rights and ownership of Pueblo Land that theoretically belonged to the Mexican pueblo. The Common Council hired a private land surveyor to subdivide and create Pueblo Lots, which they sold at public auction to operate the city government. Reserved from these Pueblo Lots were private land grants and federal lands. Pueblo Lot A covered this portion of San Diego in the 19th century. After Statehood in 1849 and adoption of the Constitution by the United States Congress in 1850, the City of San Diego Common Council assumed control over an enormous “Pueblo Land” area that spanned from Del Mar to the north, Pacific Ocean on the west, inland foothills on the east, and National City on the south. In terms of land division, Lieutenant Cave Couts surveyed San Diego and produced a map of the Pueblo Lands in 1850. Charles Poole produced the next map in 1856 to correct errors and inaccuracies in the Couts Map. In 1870, James Pascoe produced the final early map, which is the basis for land transactions today.

Pueblo Lot A and the Acreage Lands. The Common Council divided Pueblo Lot A into quarters, which were themselves divided yet again into ownerships of ¼. The most famous early owner of the Pueblo Lot A lands was Henry James Johnston, captain of the Pacific Coast Steamship Company’s wooden side-wheel steamer S.S. Orizaba. He sailed a regular circuit between San Francisco and San Diego, and many of San Diego’s early pioneers left accounts of their travels with him on his vessel between these two ports of call. But before he could develop the land, he died and his widow inherited. A resident of San Francisco, she never visited Pueblo Lot A and, upon her death in 1886, it passed on to her daughter, who subdivided the land into Johnston Heights. Sarah Johnston Cox had the property re-surveyed and commissioned construction of a Victorian house on the land to help market the lots. This house, the Villa Orizaba, remains today, but it has been substantially altered. Cox never realized her dream to develop Johnston Heights, and when she died, her son inherited the property, and he created his own map, Inspiration Heights, which did develop into a successful tract. Much of the rest of Pueblo Lot A remained in single ownership as small ranches, orchards, or farms until the early twentieth century.

Realtors auctioned lot blocks and individual lots and speculators and investors snapped them up only to resell them once again, hoping for great profits. From 1850 to 1900, many of these transactions were simply lot sales that most homeowners never see on their chain of title. The eastern foothills overlooking Old Town San Diego were subdivided by the City of San Diego in the 1850s so the Trustees could auction-off blocks of lots to pay for governmental affairs. Difficult to access by horse or buggy, these hills remained in native chaparral until piped water could access the highlands at the beginning of the 20th century. Large lot orchards watered by rain-fed cisterns and seasonal rains characterized the uplands until sometime after 1880.

Captain Henry James Johnston, famous as the captain of the side-wheeler Orizaba, purchased 65.1 acres of Pueblo Lot 1121 on February 16, 1869. He sold 32.55 acres to his First Mate, Ormsby Hite, Jr., but sadly died in San Francisco from an injury at sea before he could retire to his ranch with his family. His widow, Ellen Johnston, remained in San Francisco and gifted the land to her daughter Sarah, Johnston’s step-daughter, in 1887 (Bevil 1995:11). She hired land surveyors and then named the area “Johnston Heights” in memory of her stepfather (Subdivision Map No. 204, filed June 1886).

Part of this land was later divided again into two other maps, “Inspiration Heights” and Map 1115 which would eventually became Randolph Terrace. One of Mission Hills’ most famous residences was the Queen Anne style house Sarah commissioned. She incorporated portions of the Orizaba, which had been decommissioned and was to be sold for scrap, into the house. The house still has a sideboard, keel timbers, and companionway railing from the ship’s salon incorporated into it, but the architectural style was later modernized from its original Queen Anne appearance to Prairie style (Bevil 1995:12). It is a favorite in house tours of Mission Hills.

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*B10. Significance - Criterion A (continued):

Sarah named the completed house, “Villa Orizaba” (MacMullen 1959:51). Sadly, by the time it was finished, San Diego’s real estate market had crashed and the population dropped from 40,000 to 16,000 (MacPhail 1979:72). Sarah joined the exodus of the winter of 1887 and went to live with her mother in San Francisco, but left her new husband, Earnest A. Cox to arrange rental of the house. The house and lands rented from 1900 to 1908 and orchards of olive and citrus trees dotted the landscape during this period (MacMullen 1959:50). Not much is known about these early farmers and ranchers in Mission Hills and more research needs to be done on this topic.

In 1903, Sarah returned to San Diego and commissioned Oscar W. Cotton, a prominent real estate broker to market her property. She sold some of her land to the Union Title and Trust Company. Unexpectedly, Sarah died in 1907 and soon after Harry moved to San Diego to resolve her holdings. Map 1115 covers a significant area of the Mission Hills mesa, but it does not extend all the way north to the Mission Valley canyon rim. That property belonged to the extended Allen family, Harvey and Stella Allen, the son and daughter-in-law of Sereno D. and Phemie A. Allen, who owned Allen’s Dairy farm in Mission Valley.

Miller worked with individuals at the Union Title and Trust Company, the Kelly Investment Company, Home Investment Company, Mission Hills Company, and other investors, bankers, and real estate operators interested in Mission Hills. (Dodge 1960:43; Cotton 1962:224-226; Miller Probate Case No. 8933, May 29, 1920). The extended Kelly family, which included Charles Kelly, president, John L. Kelly, secretary, his sister Emma Squires, and members of the Gunn family, were a pioneer ranch family. Charles owned a livery stable downtown and in 1907 was instrumental in recommending that Presidio Hills be set-aside as a park. George Marston, civic leader, progressive in politics, and owner of Marston’s Department Store, became part of this extended family when he married Anna Gunn and they had their own children. Also involved were Marston’s in-laws, Tom Hamilton, and C.S. Hamilton, and a business associate, Elisha S. Babcock (developer of the Hotel del Coronado). Babcock was the only member not directly related to Marston.

The women of the family were also active investors, as evidenced by their individual names on deed, tax, and survey records. The Marstons, Gunns, Kellys, Hamiltons, and Squires were all part of a greater extended family with intertwined financial relationships, both in land acquisitions and in association with influential members of the community. Within the Mission Hills Company and Home Investment Company, there were primary investors who bought up entire blocks to resell.

Conclusion: The Dr. Charles and Nancy Rees / William Wahrenberger House at 4496 Trias Street was not determined to qualify for designation under Criterion A. It 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. Although the house reflects and contributes to our understanding of the development history of Mission Hills as a community utilizing Colonial Revival design in the early 1940's, the home was not the first of this type in the area nor a model home. No information came to light to determine that the resource rose to a level of significance to qualify for designation under Criterion A.

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*B10. Significance - Criterion B:

Dr. Charles W. Rees and Nancy S. Rees Owners, 1938 to 1973 Residents, 1940 to 1972

In December 1938, Dr. Charles W. Rees and his wife Nancy S. Rees purchased the vacant lot upon which 4496 Trias Street would later be constructed. They purchased the lot from Clara Sturges Johnson, the ex-wife of Master Architect William Templeton Johnson. However, Johnson did not design the home at 4496 Trias Street. In December 1939, nearly a year after Dr. Rees and his wife purchased the vacant lot, they hired contractor William F. Wahrenberger to design and construct the subject property. According to the Notice of Completion, which was recorded on May 21, 1940, the residence and garage were actually completed on May 14, 1940. Wahrenberger is an established Master Builder in the City of San Diego. Dr. Charles W. Rees was a partner in San Diego’s Rees-Stealy medical clinic, although he was unrelated to its co-founder, Dr. Clarence Rees.

A native of Denver, Colorado, Charles Wendell Rees was born on November 9, 1899. His father, Charles Sr., was born in Wales in 1863 and immigrated to the United States in 1880. Mother Elva (Morrison) Rees was born in Maine in 1868. According to the 1900 U.S. Census, the Rees family lived in Denver, where Charles Sr. worked as a smelter. Charles Jr. was an infant at that time and had four older siblings: Edwin, Gladys, Ruth, and Ethel.

The 1910 U.S. Census shows that Dr. Rees was still a resident of Denver, but by 1918 lived in Garfield, Utah. It was there that he attended the University of Utah at Salt Lake City, and joined the Army in October 1918. He was honorably discharged the following month due to demobilization of troops at the close of World War I.

In 1920, Dr. Rees lived with his parents and three sisters in Salt Lake City. That year’s census does not list an occupation for him. He graduated from the University of Utah in 1924, and graduated with his medical degree from New York University in 1926. From 1927 to 1928, Dr. Rees served as an intern at Bellevue Hospital in New York (New York Times, October 11, 1966). From 1928 to 1930 he worked as a physician with Bellevue’s Ear, Nose and Throat Service. He married Nancy Stumberg, a native of Baton Rouge, Louisiana, around 1929. She was born on February 8, 1904, and her father Charles Henry Stumberg was a professor of modern languages at Louisiana State University. Dr. Rees and Nancy eventually had three children: Nancy Jane, Charles Jr., and Robert.

According to the 1930 U.S. Census, Dr. Rees and Nancy resided in Manhattan, New York City, and she worked as a nurse. They appear in the San Diego city directory the following year, and were residents of 1015 Alberta Place in the Mission Hills neighborhood. Upon moving to San Diego, Dr. Rees joined the Rees-Stealy Clinic, located at 2001 4th Ave. downtown. Interestingly, he was not related to its co-founder, Dr. Clarence E. Rees, who formed the clinic with Dr. Clair L. Stealy in 1923.

In 1933, Dr. Rees and Nancy had moved to 1030 Alberta Place, across the street from their original residence. By 1935 they were residents of 2345 Presidio Drive in Mission Hills. In December 1938, Dr. Rees and his wife purchased the vacant lot upon which 4496 Trias Street would be constructed. They purchased the lot from Clara Sturges Johnson, the ex-wife of Master Architect William Templeton Johnson. However, Johnson did not design the home at 4496 Trias Street. In December 1939, nearly a year after Dr. Rees and his wife purchased the vacant lot, they hired established Master Builder William F. Wahrenberger to construct the subject property. According to the Notice of Completion, which was recorded on May 21, 1940, the residence and garage were actually completed on May 14, 1940. Wahrenberger was an accomplished Builder and an established Master Builder in the City of San Diego.

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Dr. Rees and his wife raised their three children at 4496 Trias Street. During World War II, Dr. Rees served in the U.S. Navy Medical Corps. He served two years at the Naval Hospital in San Diego and one year at the Navy Hospital on the Philippine island of Leyte (San Diego Union, October 10, 1966). In 1945, Dr. Rees retired from the Navy as a commander.

After an illness of two years, Dr. Rees passed away in San Diego on October 9, 1966. His obituary, published in the San Diego Union the following day, states that he was a fellow of the American College of Surgeons, a fellow and past president of the San Diego Academy of Medicine, and a member of the following professional organizations:

 American Medical Association  San Diego County Medical Society  American Board of Oto-Laryngology  American Laryngological, Rhynological and Otological Society, Inc.  Pacific Coast Oto-Ophthalmological Society

In 1985, the Rees-Stealy Medical Group was acquired by Sharp Healthcare. Now known as Sharp-Rees Stealy, the medical group has grown to over twenty locations, 500 physicians in a variety of specialties, and over 2,800 staff members (https://www.sharp.com/rees-stealy/about.cfm).

San Diego city directories indicate that after her husband’s death in 1966, Nancy remained at 4496 Trias Street until approximately 1968, when she moved to 2327 Hickory Street in Mission Hills. Around that same time, her son Charles Jr. and his wife Dorothy moved into 4496 Trias Street. In 1973, Nancy S. Rees sold or signed the subject property over to them. Nancy died in San Diego on November 13, 1988. Her obituary was published in the San Diego Union three days later and states that she was a past president of the Thursday Club, the San Diego Medical Auxiliary and of several Parent-Teacher Associations.

Charles W. Rees, Jr., born in 1936, grew up at 4496 Trias Street. He graduated with a law degree from Stanford University. In June 1957 he married Dorothy Hedwig Diehl at the Stanford Memorial Church on the University’s campus. The couple, both attorneys, moved into 4496 Trias Street around 1968, when Nancy S. Rees (Charles Jr.'s widowed mother) moved nearby to 2327 Hickory St. Around 1970, Charles Jr. partnered in the law firm of McInnis Fitzgerald Rees & Wilkey. In the 1970’s, Charles Jr. and Dorothy divorced, and she took ownership of the home. Dorothy remained in the home until selling it to the current owners, the Van Der Lees, in 2015.

Dr. Charles W. Rees was a prominent physician in San Diego and had 4496 Trias Street constructed in 1940 by established Master Builder William F. Wahrenberger. Dr. Rees lived there with his wife Nancy and children from 1940 until his death in 1966. Upon his arrival in San Diego in 1930, Dr. Rees partnered in the Rees-Stealy Clinic, which had already been in existence for seven years. However, he was not a founding member, nor was he related to Dr. Clarence E. Rees, who formed the clinic with Dr. Clair L. Stealy in 1923. Although Dr. Rees was a partner in the well- respected and successful clinic, evidence that his affiliation with it did not rise to the level of significance required for historical designation of 4496 Trias Street under Criterion B. Insufficient information was found about Dr. Charles W. Rees and Nancy S. Rees to determine they were historically significant for their association with 4496 Trias Street under Criterion B.

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*B10. Significance - Criterion C:

Criterion C (Architectural Style): 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.

Colonial / Regency Revival. This house is an excellent example of a Colonial / Regency Revival home and was custom built in 1940 by recognized Master Builder William F. Wahrenberger. Specifically, the home exhibits the important character defining features of the Colonial Revival style and unique Regency sub-style. The home is characterized by its elaborated inset front entryway porch, balanced front façade, double hung wooden windows with multi-pane upper sash and louvered wooden shutters, low pitched side gabled roof as well as its box-like two-story shape and form. The home further displays the Regency style with its use of two small rectangular windows on the secondary façade of the second floor. The Regency Colonial Revival variant is also demonstrated in this home's differing upper and lower levels and uncomplicated entryway porch and elaborated entryway. The massing of the home and small wing extensions are also indicative of the Regency Colonial Revival style with the small single story garage wing attached to the dominant front façade and two-story structure. The home also the utilizes multi-light double hung and casement windows which are arranged symmetrically as are typically found in this style.

Integrity Standards for Landmarking. The City of San Diego’s Historical Landmarking Policy 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. Basically, the guidelines say that each property is recognized as a physical record of its time, place, and use. 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.

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.

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*B10. Significance - Criterion C (continued):

The architecturally defining features that are supportive of historic landmarking are:

1. The low pitched side gabled roof without dormers; 2. The symmetrical balanced façade with open eaves and exposed rounded edge wooden rafters; 3. The characteristic smaller upper level dual rectangular windows on the front elevation; 4. The inset front entry porch flanked by fluted pilasters; 5. The original wooden louvered shutters; 6. The three-part standing seam metal roof over the three sided front bay window; 7. The exposed brick rear end chimney; 8. The rectangular wooden double hung windows with six and eight pane upper sash design; 9. The entryway with fluted pilasters flanking the inset entry and dentil cornice; 10. The massing which is indicative of the Regency Colonial revival style with the small single story garage wing attached to the dominant front façade and two-story structure; 11. The accentuated front doorway with rectangular six paneled wooden door; 12. The elaborated entryway with raised paneled design entry details; 13. The home's symmetrical design featuring a front facing semi-attached double garage; 14. The two levels of the structure delineated by the use of different exterior cladding (stucco and horizontal wood surfacing); 15. The symmetrically arranged windows with fixed and multi-light double hung and windows; 16. The brick surfacing at the base of the three-part bay windows; 17. The decorative wooden rafter ends underneath the slightly overhanging roof; 18. The home's two-story box shaped massing with single floor horizontal wing design and wide prominent street façade.

The following are architectural changes that cause integrity loss:

 The approved rear addition on the northwest elevation, highlighted in red in Attachment E.3 (this addition is set back and minimally visible behind the original two-story structure).

 The divided light wooden window sashes which have been approved by City Historic Resources Department staff and repaired and replaced "in kind" in the original window openings.

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*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.

Research shows the resource has not changed location at 4496 Trias Street since it was built in 1940. 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 displays the box-like two story form, as well as the use of differing lower and upper level materials indicative of the Regency / Colonial Revival style. The home displays the accentuated but restrained front door Colonial Revival entryway which is inset and typical of the 1930's and 1940's era of the home. Some of the other significant architecturally defining elements of this Colonial Revival style home are its distinctive inset entryway porch, standing seam metal roof seen on the three sided bay window on the side wing, brick rear end chimney, decorative wood shutters, and divided exterior cladding with stucco surfacing covering the first floor and horizontal wood wall surfacing seen on the upper level.

The Regency Colonial Revival variant is demonstrated in this home's box shaped massing, low pitched side gabled roof and uncomplicated doorway surround. Other Regency Colonial Revival details include the two levels of the structure delineated by the use of different exterior cladding (stucco and horizontal channel boards). The massing is also indicative of the Regency Colonial Revival style with the small single story side wing and detached garage attached to the dominant front façade and two-story structure. The resource also utilizes the characteristic straightforward roof wall junction with low pitched gabled roof and eaves with moderate roof overhang.

Analysis of a historic aerial photos, building records and careful examination of the resource at 4496 Trias Street reveals that the front and side elevations closely match the original design of the house. The home is an excellent example of a Colonial Revival style home built by recognized Master Builder William F. Wahrenberger. The home has recently undergone a full renovation and restoration after years of deferred maintenance. After years of neglect by past owners, and thanks to the current owners, the Dr. Charles and Nancy Rees / William Wahrenberger House has been thoroughly renovated and restored with repaired and rebuilt wooden divided light windows, repaired and rehabilitated wood and stucco surfacing and rehabilitated landscaping. The renovation has greatly improved the condition of the home to match the home's excellent architectural design integrity. The front façade exactly matches the original design as seen in current and transitional photos (Attachment D.1) with low pitched side gabled roof, balanced façade, horizontal wooden upper surfacing joined with stucco lower floor surfacing, and wooden divided light casement and double hung windows.

The central two-story section is flanked by secondary one story wings on each side. The left side wing retains the three sided bay window sheltered by a standing seam metal roof. The house also retains the original design with decorative fluted pilasters porch columns fronting the inset porch entryway. The single story double garage wing is seen to the right with a connecting roof and a newer metal roll up garage door.

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*B10. Significance - Criterion C (continued):

The original brick surfacing seen on the front bay window and rear end chimney is retained, although it has been painted and was likely originally unpainted. Original louvered wooden shutters are seen flanking windows along the front elevation. As seen in the building records and comparisons between the plans and current photos, the only major addition occurred to the rear central section of the home and has been removed and replaced by a newer rear addition. This rear addition area is minimally visible from the front public view. Although this does somewhat affect the home's original architectural integrity, the rear addition does not affect the front façade or view and this replacement rear addition was approved by City Historic Resources Department staff and is in keeping with the Colonial Revival style of the home. The rear addition is also differentiated and does not conflict with the home's original design. The home continues to display sufficient integrity of design and embodies the Colonial/Regency Revival style. 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 historic setting remains intact. The historic setting of the home is a 1920's-1940's residential street with single-family residential construction located on a large mostly level lot in the Mission Hills area of San Diego. The surrounding neighborhood has retained this suburban setting with different individually styled single family homes. With the exception of some 1950's era homes added at the end of the cul-de- sac nearby, the early suburban neighborhood setting has not substantially changed since the home's original construction in 1940. The setback of the house continues to match the existing neighborhood. The grass hill front yard and semi-attached double garage and cascading brick entry sidewalk have all been retained. 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.

The front and side façade materials remain as designed with the original materials. Horizontal wood and stucco wall surfaces and brickwork seen on the chimney are original and intact features of the home's front façade. For a Colonial Revival style home, the original exterior materials such as exterior surfacing, wood entry porch elaboration, brickwork details, divided light windows and paneled wooden doors are the most important material aspects of integrity.

The exterior materials such as the exterior horizontal wood on the second level and stucco surfacing on the first level, brick chimney and double hung wooden windows with multi-pane glazing are original and intact matching the original design. The home features original and intact building materials throughout such as the paneled front entry wood door, fluted wood porch pediments, scroll cut wood rafters and standing seam metal bay window roof. The wooden divided light window sashes are original or have been replaced in kind. Even the landscaping is original or is in keeping with the Colonial Revival style. The Materials aspect of Integrity is excellent.

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*B10. Significance - Criterion C (continued):

Workmanship. Workmanship is the physical evidence of the crafts of a particular culture or people during any given period in history or prehistory.

The Workmanship aspect of this home reflects its time period of the late 1930's and early 1940's and its Colonial/Regency Revival style. The exterior features materials such as precisely coursed horizontal wood siding, stucco wall surfacing, brick, and decoratively cut wood rafters along with metal porch roof. This wood workmanship throughout is of very good quality. The decorative entryway porch with fluted pilasters and fielded panels all represent fine example of high craftsmanship. The Workmanship aspect of Integrity is excellent.

Feeling. Feeling is a property's expression of the aesthetic or historic sense of a particular period of time.

The residence in its present condition is well preserved and imparts the visitor with a realistic sense of the era just after the Great Depression but before the U.S. entered World War II. This resource, along with its neighborhood setting, retain a strong historical sense of the classic Southern California suburb of the 1940's. The feeling of a Colonial Revival home is retained. The Feeling aspect of Integrity is excellent.

Association. Association is the direct link between an important historic event or person and a historic property.

The Dr. Charles and Nancy Rees / William Wahrenberger House was constructed by Master Builder William F. Wahrenberger in 1940 for Dr. Charles Rees and his wife Nancy. However, the home was not found to have sufficient associations with historically significant persons or events.

In conclusion, the Dr. Charles and Nancy Rees / William Wahrenberger House meets Location, Design, Setting, Materials, Workmanship, and Feeling, aspects of integrity. Thus, the house has six of seven aspects of integrity that apply and meets the Secretary of Interior's Standards for Integrity. Therefore, Legacy 106, Inc. recommends the house for historical designation under Criterion C.

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Page 21 of 24 *Resource Name or #: The Dr. Charles and Nancy Rees / William Wahrenberger House

*Recorded by: Ronald V. May, RPA and Kiley Wallace *Date: January 2018 Continuation Update

*B10. Significance - Criterion D:

William F. Wahrenberger (established Master Builder) Builder, 1940

In December 1938, Dr. Charles W. Rees and his wife Nancy S. Rees purchased the vacant lot upon which 4496 Trias Street would later be constructed. They purchased the lot from Clara Sturges Johnson, the ex-wife of Master Architect William Templeton Johnson. However, Johnson did not design the home at 4496 Trias Street. In December 1939, nearly a year after Dr. Rees and his wife purchased the vacant lot, they hired Master Builder and contractor William F. Wahrenberger to design and construct the subject property. According to the Notice of Completion, which was recorded on May 21, 1940, the residence and attached garage were actually completed on May 14, 1940. Wahrenberger is now an established Master Builder in the City of San Diego.

The home in its current state with unchanged front façade sufficiently reflects an example of the architectural design of William F. Wahrenberger. He is known for his high quality designs, primarily in the Craftsman style. The residence at 4496 Trias Street represents an original work of William F. Wahrenberger and if designated would be the sole designated Colonial Revival home designed by him. The home in its current, very original condition (with the exception of the 1940's rear wing addition) displays sufficient integrity to reflect William F. Wahrenberger's 1940 design. The home's front public view still reflects this original 1940 design and is a rare example of the builders work in the Colonial style. The subject home therefore qualifies under Criterion D as a notable work of established Master Builder William F. Wahrenberger.

An Architectural designer and builder who designed many houses, William never obtained an architect’s license. He followed his father into the construction business in San Diego, and they worked together until John’s death in 1918. William designed all the homes he built and completed some of the interior finish work himself. The homes he designed and constructed can be seen in several San Diego neighborhoods, including Mission Hills, Inspiration Heights, Fleetridge, La Jolla, Loma Portal and Point Loma. On several occasions, William built homes on groupings of adjacent lots that he purchased together. For example, in the 1910’s he built three Craftsman style residences at 4267 Trias St., 4277 Trias St., and 4285 Trias St. in the Fremont Heights subdivision within Mission Hills. In the 1940’s, William constructed four homes on adjacent lots in Loma Portal: 3220 Tennyson St., 3230 Tennyson St., 3240 Tennyson St., and 2110 Evergreen St.

Because he constructed houses for more than fifty years, William’s work evolved due to his improved skills and changes in stylistic trends. The homes he designed and built represent several styles including Craftsman, Spanish Eclectic, Italian Renaissance Revival and Colonial Revival. In addition to his architectural and building interests, he was an accomplished craftsman, carver, glass worker, calligrapher, and fisherman.

Early Life. On March 1, 1892, William Fredrick Wahrenberger was born in Colorado to John J. and Emilie Wahrenberger. Both William’s maternal and paternal grandparents were originally from Germany. According to the 1910 U.S. Census, William lived in Denver with his parents and younger sister Helen. By 1911, the family resided at 1121 E. Lewis Street in San Diego’s Mission Hills neighborhood. The 1911 San Diego city directory indicates that John Wahrenberger was employed as secretary of the Bay City Construction Company, headed by Master Builder Martin V. Melhorn. It should be noted that shortly before the Wahrenbergers relocated from Denver to San Diego, two other prominent San Diego builders, Nathan Rigdon and Martin V. Melhorn, did the same.

22 State of California - The Resources Agency Primary # DEPARTMENT OF PARKS AND RECREATION HRI#

CONTINUATION SHEET Trinomial

Page 22 of 24 *Resource Name or #: The Dr. Charles and Nancy Rees / William Wahrenberger House

*Recorded by: Ronald V. May, RPA and Kiley Wallace *Date: January 2018 Continuation Update

*B10. Significance - Criterion D (continued):

The Start of Master Builder William F. Wahrenberger’s Construction Career. In 1913, William constructed a two-story Craftsman style home for his parents. Located at 4267 Trias Street in Mission Hills, the home was historically designated in November 2004 as the John and Emilie Wahrenberger / William Wahrenberger Spec House #1 (HRB # 694). In 1917, William married Grace E. McCormick in San Diego. That same year, he constructed a house next door to his parents, and he and Grace used it as their personal residence. Located at 4277 Trias Street, this one-story Craftsman style home was historically designated in August 2004 as the William and Grace Wahrenberger House (HRB # 680). In 1923, William and Grace moved to 3924 Henry Street in Mission Hills, where they lived until moving to 3040 Dumas Street in Loma Portal around 1934. William also constructed the Dumas Street home.

By 1939, William and Grace resided at 3205 Edith Lane in Loma Portal, and he lived there until his death in December 1965. In December 1939, Dr. Charles W. Rees and his wife Nancy hired William F. Wahrenberger to construct the Regency Colonial Revival style subject property at 4496 Trias Street in Mission Hills. According to the Notice of Completion, which was recorded on May 21, 1940, the residence and attached garage were actually completed on May 14, 1940.

Known projects designed and built by Master Builder William F. Wahrenberger:

 4188 Arden Way in Mission Hills. Constructed by Wahrenberger in 1925, this one-story Spanish Eclectic style residence was historically designated in October 2011 as the J.A. and Mary Smith / William Wahrenberger House (HRB # 1026).

 4196 Arden Way in Mission Hills. According to a building permit published in the San Diego Evening Tribune on September 29, 1926, prominent San Diegan C. Arnholt Smith hired William F. Wahrenberger to construct this one-story Spanish Eclectic style residence and garage.

 4430 Arista Street in Mission Hills, a two-story Monterey style residence. According to a San Diego Union article dated December 5, 1931, William F. Wahrenberger constructed the $15,000 home for J.A. Woodfell.

 3040 Dumas Street in Loma Portal. William F. Wahrenberger constructed this home around 1934, and he and wife Grace lived there until approximately 1939.

 2110 Evergreen Street in Loma Portal.

 3839 Hawk Street in Mission Hills.

 3924 Henry Street in Mission Hills.

 212 Lewis Street in Mission Hills.

 2166 Pine Street in Mission Hills. William F. Wahrenberger obtained a building permit for this $6,000 Spanish Eclectic style residence and garage. The permit was published in the San Diego Evening Tribune on June 10, 1927.

23 State of California - The Resources Agency Primary # DEPARTMENT OF PARKS AND RECREATION HRI#

CONTINUATION SHEET Trinomial

Page 23 of 24 *Resource Name or #: The Dr. Charles and Nancy Rees / William Wahrenberger House

*Recorded by: Ronald V. May, RPA and Kiley Wallace *Date: January 2018 Continuation Update

*B10. Significance - Criterion D (continued):

 2306 Pine Street in Mission Hills. This two-story Italian Renaissance Revival style home was constructed by William F. Wahrenberger in 1938. It was historically designated in October 2012 as the Bessie Olds / William Wahrenberger House (HRB # 1075).

 2677 Poinsettia Drive in Loma Portal. A building permit published in the San Diego Union on November 13, 1927 indicates that William F. Wahrenberger constructed this $7,000 one-story home.

 2448 Presidio Drive in Mission Hills. According to a brief article published in the San Diego Union on November 15, 1936, William F. Wahrenberger built this two-story stucco Monterey style residence for H.R. Weizz at a cost of $12,000.

 4170 Randolph Street in Mission Hills.

 4184 Randolph Street in Mission Hills.

 826 San Luis Rey Place in Mission Beach. The building permit for this one-story Spanish Eclectic style residence and garage was published in the San Diego Evening Tribune on April 11, 1927.

 3205 Tennyson Street in Loma Portal.

 3220 Tennyson Street in Loma Portal.

 3230 Tennyson Street in Loma Portal.

 3240 Tennyson Street in Loma Portal.

 4215 Trias Street in Mission Hills. According to a building permit published in the San Diego Evening Tribune on April 5, 1930, William F. Wahrenberger constructed this two-story Monterey style residence.

 4267 Trias Street in Mission Hills. Built by William F. Wahrenberger for his parents, John and Emilie, in 1913, this two-story Craftsman style residence was historically designated in November 2004 as the John and Emilie Wahrenberger / William Wahrenberger Spec House #1 (HRB # 694).

 4277 Trias Street in Mission Hills. This one-story Craftsman style home was built by William F. Wahrenberger in 1917. It was historically designated in August 2004 as the William and Grace Wahrenberger House (HRB # 680).

 4285 Trias Street in Mission Hills. This one-story Craftsman style home was built by William F. Wahrenberger in 1913. It was historically designated in August 2004 as the Frances Herrick / William Wahrenberger House (HRB # 681).

24 State of California - The Resources Agency Primary # DEPARTMENT OF PARKS AND RECREATION HRI#

CONTINUATION SHEET Trinomial

Page 24 of 24 *Resource Name or #: The Dr. Charles and Nancy Rees / William Wahrenberger House

*Recorded by: Ronald V. May, RPA and Kiley Wallace *Date: January 2018 Continuation Update

*B10. Significance - Criterion D (continued):

 3311 Udall Street in Loma Portal. Designed and built by William F. Wahrenberger in 1948, this two- story Monterey style residence was historically designated in June 2009 as the William Wahrenberger Spec House #3 (HRB # 912).

It is also important to note for the sake of accuracy that Master Builder William F. Wahrenberger was named after his uncle, and that the uncle resided with wife Elizabeth at 4396 Arista in Mission Hills from 1927 to 1962. The elder William F. Wahrenberger was not involved in home design or construction as a career, and it is not yet known if his nephew (the Master Builder William F. Wahrenberger) constructed the home at 4396 Arista.

The Dr. Charles and Nancy Rees / William Wahrenberger House represents a significant example of the work of Master Builder William F. Wahrenberger. The house embodies distinctive elements of Wahrenberger's rare use of Colonial Revival style architecture at a later point in his building career. The home is an important example of his architectural skill and design in 1940.

25

Attachment A Ownership and Occupant Information

A.1 – Assessor's Building Record A.2 – Notice of Completion A.3 – Water / Sewer Record A.4 – Building / Construction Permits A.5 – Site Plan with Footprint A.6 – County Lot and Block Book Page A.7 – Previous Survey Forms

26

A.1 Assessor’s Building Record

27

A.1 Assessor’s Building Record

28

A.2 Notice of Completion On December 8, 1939, property owner Dr. Charles W. Rees entered into a contract with Master Builder William F. Wahrenberger for the construction of 4496 Trias Street and the attached garage. The home was actually completed on May 14, 1940.

29

A.3 Water Record Dated February 1, 1940. The property owner is listed as Charles W. Rees. The permit was obtained by builder William F. Wahrenberger, who is now an established Master Builder in the City of San Diego.

30

A.3 Sewer Record

After an extensive search, the sewer record could not be located.

31

A.4 Building / Construction Permits

32

A.4 Building / Construction Permits Building permit # A09040 from November 1958. In the "Statement of Proposed Use" section, it reads: Enlarge door opening frame cut out 1/2 wall kitchen to breakfast room.

33

A.4 Building / Construction Permits E-mail response received from the Development Services Department after Legacy 106, Inc.'s request for post-1990 building permits for 4496 Trias Street.

34

A.4 Building / Construction Permits Historic Site Specific Study Determination dated September 21, 2015.

Continued on next page.

35

A.4 Building / Construction Permits Historic Site Specific Study Determination dated September 21, 2015.

Continued from previous page.

36

A.5 Site Plan with Footprint Taken from the Residential Building Record.

37

A.5 Site Plan with Footprint 2017 site plan from architect Larry Pappas.

38

A.6 County Lot and Block Book Page Improvements upon Lot Three in Block 526 Old San Diego were first assessed to Dr. Charles W. Rees in 1941.

39

A.7 Previous Survey Form 4496 Trias Street is listed in the 2007 Uptown Historic Architectural and Cultural Landscape Reconnaissance Survey by IS Architecture as "minimally altered." The home was assigned status code 5D3: Appears to be a contributor to a geographic district that appears eligible for local designation through survey evaluation. For purposes of the Land Development Code 45 year review, this property needs a research report to determine its potential historical significance.

40

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

41

B.1 Chain of Title 4496 Trias Street APN # 443-051-22-00

Instrument Date Grantor to Grantee, Recording Date, Book Number, Page Number

January 11, 1924 Lida Scripps to W. Templeton Johnson, recorded January 30, 1924, Deed Book 979, Page 357.

January 25, 1930 W. Templeton Johnson to Clara Sturges Johnson, recorded January 28, 1930, Deed Book 1726, Page 342.

December 5, 1938 Clara Sturges Johnson to Charles W. Rees and Nancy S. Rees, recorded December 22, 1938, Official Records Book 857, Page 168.

May 14, 1940 Notice of Completion. On December 8, 1939, owner Charles W. Rees entered into a contract with W.F. Wahrenberger, as contractor, for the construction of 4496 Trias Street and the attached garage. The home was actually completed on May 14, 1940. Recorded May 21, 1940, Official Records Book 1029, Page 273.

September 17, 1954 Charles W. Rees and Nancy S. Rees to Raymond M. Wansley, recorded September 13, 1954, Document # 126943, Book 5373, Page 129.

September 17, 1954 Raymond M. Wansley to Charles W. Rees and Nancy S. Rees, recorded September 13, 1954, Document # 126944, Book 5373, Page 130.

July 14, 1972 Order and Judgment Settling First and Final Accounting and Report of Executor, Prorating Federal Estate Tax, and of Final Distribution Under Will (In the Matter of the Estate of Charles Wendell Rees, deceased), recorded September 25, 1972, File # 256047.

March 1, 1973 Nancy S. Rees to Charles W. Rees, Jr. and Dorothy D. Rees, recorded August 31, 1973, File # 73-247732.

August 22, 1973 Charles W. Rees, Jr. to Dorothy D. Rees, recorded August 31, 1973, File # 73-247734.

July 14, 2005 Dorothy D. Rees to Dorothy D. Rees (an unmarried woman), recorded August 2, 2005, Document # 2005-0655247.

42

B.2 Directory Search of Occupants

1941 Rees CW (o) Rees Chas W (Nancy S) (Rees-Stealy Clinic) physician 2001 4th Av h 4496 Trias 1942 Rees CW (o) Rees Chas W (Nancy S) (Rees-Stealy Clinic) physician 2001 4th Av h 4496 Trias 1943 Rees CW (o) Rees Chas W (Nancy S) (Rees-Stealy Clinic) physician 2001 4th Av h 4496 Trias 1944- Rees CW (o) Rees Chas W (Nancy S) (Rees-Stealy Clinic) physician 2001 4th Av h 4496 1945 Trias 1946 Directory not published this year. 1947- Rees CW (o) Rees Chas W (Nancy S) (Rees-Stealy Clinic) physician 2001 4th Av h 4496 1948 Trias 1949 Directory not published this year. 1950 Vacant Charles and Nancy Rees resided at 3321 Ocean Front Walk this year. 1951 Directory not published this year. 1952 Rees CW (o) Rees Chas W (Nancy S; Rees-Stealy Clinic) h 4496 Trias 1953- Rees CW (o) Rees Chas W (Nancy S; Rees-Stealy Clinic) h 4496 Trias 1954 1955 Rees CW (o) Rees Chas W (Nancy S; Rees-Stealy Clinic) h 4496 Trias 1956 Rees Chas W (o) Rees Charles W (Nancy S; Rees-Stealy Clinic) h 4496 Trias Rees Charles W jr student r 4496 Trias Rees Nancy student r 4496 Trias Rees Robert r 4496 Trias 1957 Rees Chas W (o) Rees Charles W (Nancy S; Rees-Stealy Clinic) h 4496 Trias Rees Charles W jr student r 4496 Trias Rees Nancy teacher r 4496 Trias Rees Robert r 4496 Trias 1958 Rees Chas W (o) Rees Charles W (Nancy S; Rees-Stealy Clinic) h 4496 Trias Rees Charles W jr student r 4496 Trias Rees Robert M student r 4496 Trias 1959 Rees Chas W (o) Rees Charles W (Nancy S; Rees-Stealy Clinic) h 4496 Trias Rees Charles W jr student r 4496 Trias Rees Robert M student r 4496 Trias 1960 Rees Chas W (o) Rees Charles W (Nancy) physician 2001 4th Av h 4496 Trias Rees Charles W jr student r 4496 Trias Rees Robert M student r 4496 Trias 1961 Rees Chas W (o) Rees Charles W (Nancy) physician 2001 4th Av h 4496 Trias Rees Charles W jr student r 4496 Trias Rees Robert M student r 4496 Trias 1962 Rees Chas W (o) Rees Charles W (Nancy) physician 2001 4th Av h 4496 Trias Rees Robert M student r 4496 Trias 1963- Rees Chas W (o) Rees Charles W (Nancy) physician 2001 4th Av h 4496 Trias 1964 1965 Rees Chas W (o) Rees Charles W (Nancy) physician 2001 4th Av h 4496 Trias 1966 Rees Chas W (o) Rees Charles W (Nancy) physician 2001 4th Av h 4496 Trias 1967 Rees Nancy S Mrs (o) Rees Nancy S (wid Charles W) h 4496 Trias St 1968 Rees Nancy S Mrs (o) Rees Charles W jr (Dorothy D) (McInnis Fitzgerald & Wilkey) r 4496 Trias St Rees Nancy S (wid Charles W) h 4496 Trias St

43

1969- Rees Charles W jr (o) Rees Charles W jr (Dorothy D) (McInnis Fitzgerald & Wilkey) h 4496 Trias St 1970 1971 Rees Charles W jr (o) Rees Charles W jr (Dorothy D) (McInnis Fitzgerald & Wilkey) h 4496 Trias St 1972 Rees Charles W jr (o) Rees Charles W jr (Dorothy D) (McInnis Fitzgerald Rees & Wilkey) h 4496 Trias St 1973 Rees Charles W jr (o) Rees Charles W jr (Dorothy D) (McInnis Fitzgerald Rees & Wilkey) h 4496 Trias St 1974 Rees Charles W jr (o) Rees Charles W jr (Dorothy D) vice-president McInnis Fitzgerald Rees & Wilkey h 4496 Trias St 1975 Rees Charles W jr (o) Rees Charles W jr (Dorothy D) vice-president McInnis Fitzgerald Rees & Wilkey h 4496 Trias St 1976 Rees Charles W jr (o) Rees Charles W jr (Dorothy D) vice-president McInnis Fitzgerald Rees & Wilkey h 4496 Trias St

44

B.3 Deed From the Date of Construction In December 1938, Dr. Charles W. Rees and his wife Nancy S. Rees purchased the vacant lot upon which 4496 Trias Street would later be constructed. They purchased the lot from Clara Sturges Johnson, the ex-wife of Master Architect William Templeton Johnson. However, Johnson did not design the home at 4496 Trias Street. In December 1939, nearly a year after Dr. Rees and his wife purchased the vacant lot, they hired contractor William F. Wahrenberger to design and construct the subject property.

45

B.3 Deed In 1973, Nancy Rees, the widow of Dr. Charles W. Rees, granted ownership of 4496 Trias Street to her son, Charles W. Rees, Jr. and Charles Jr.'s wife Dorothy.

46

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 1940 1950 1956

47

C.1 - City of San Diego 800 Scale Engineering Map

48

C.2 Current USGS Map - 2015 La Jolla quadrangle

49

C.2 Historic USGS Map – 1943

50

C.3 Original Subdivision Map

51

C.3 Tax Assessor's Map

52

C.4 Sanborn Map – 1940 The resource was constructed in 1940 but not yet completed when this map was drawn that year.

53

C.4 Sanborn Map – 1950 Note that rear wing addition was already completed by 1950.

54

C.4 Sanborn Map – 1956

55

Attachment D Photographs

D.1 — Historical / Transitional Photographs D.2 — Current Photographs

56

D.1 Historical Photographs The southwest (side) elevation of 4496 Trias Street is visible in this January 8, 1967 aerial. Photo # 010867-1 / 2007.93.1215 courtesy of the San Diego History Center.

57

D.1 Historical Photographs The northwest (rear) and southwest (side) elevations of 4496 Trias Street are visible in this January 8, 1967 aerial. Photo # 010867-3 / 2007.93.1214 courtesy of the San Diego History Center.

58

D.1 Transitional Photographs – Southeast (front) Elevation

All transitional photos by Kiley Wallace and Larry Pappas, August 2015.

59

D.1 Transitional Photographs – Southeast (front) Elevation

60

D.1 Transitional Photographs – Northeast (side) elevation and front garage.

61

D.1 Transitional Photographs – Northwest (rear) Elevation

62

D.1 Transitional Photographs – Northwest (rear) Elevation

63

D.1 Transitional Photographs – Northwest (rear) Elevation

64

D.1 Transitional Photographs – Northwest (rear) Elevation

65

D.1 Transitional Photographs - Northwest and Southwest (rear and side) Elevations Note rear wing addition with offset or misalignment of cornice detailing where the rear wing joins the main house. Also note different wing window design groupings and light pattern.

Note unusual and awkward rear wing narrow doorway and covered rear entry area where three doorways come together.

66

D.1 Transitional Photographs - Northwest and Southwest (rear and side) Elevations Note rear wing addition with offset or misalignment of cornice detailing where the rear wing joins the main house.

Below: Note rear wing addition unusual and awkward narrow doorway covered rear entry area where three doorways come together.

67

D.1 Transitional Photographs – Northwest (rear) Elevation Note 1940's rear wing addition (left) where (right) the cornice on the main house meets the rear wing addition. Also note covered rear window on enclosed rear porch.

68

D.1 Transitional Photographs – Northwest and Southwest (rear and side) Elevations Note 1940's rear wing addition with stepped down slab on grade foundation as opposed to the raised foundation seen on the original home.

Also note eight light casement window design groupings instead of double hung six-over-one pattern wood windows seen on the rest of the home.

69

D.1 Transitional Photographs – Covered hyphen connecting house and garage.

70

D.2 Current Photographs - Southeast (Front) Elevation Current photos by Kiley Wallace, June 2017

71

D.2 Current Photographs - Southeast (Front) Elevation

72

D.2 Current Photographs - Southeast (Front) Elevation

73

D.2 Current Photographs - Southeast (Front) Elevation

74

D.2 Current Photographs - Southeast (Front) Elevation

75

D.2 Current Photographs - Southeast (Front) Elevation

76

D.2 Current Photographs - Southeast (Front) Elevation

77

D.2 Current Photographs - Southeast (Front) Elevation

78

D.2 Current Photographs - Northeast (Side) Elevation

79

D.2 Current Photographs - Northeast (Side) Elevation

80

D.2 Current Photographs - Northeast (Side) Elevation

81

D.2 Current Photographs - Northeast (Side) Elevation of Garage

82

D.2 Current Photographs - Northeast (Side) Elevation of Garage

83

D.2 Current Photographs - Northwest (Rear) Elevation

84

D.2 Current Photographs - Northwest (Rear) Elevation

85

D.2 Current Photographs - Northwest (Rear) Elevation

Left: View of rear elevation from second-story window.

86

D.2 Current Photographs - Northwest (Rear) Elevation and Southwest (Side) Elevation

87

D.2 Current Photographs - Southwest (Side) Elevation

88

D.2 Current Photographs - Southwest (Side) Elevation

89

D.2 Current Photographs - Interior

For reference only. Not included in proposed designation.

90

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

91

E.1 Criterion A - Community History

92

E.1 Criterion A - Community History Continued from previous page.

93

E.2 Criterion B - Historic Person Dr. Charles W. Rees and Nancy S. Rees Owners, 1938 to 1973 Residents, 1940 to 1972

94

E.2 Criterion B - Historic Person Dr. Charles W. Rees and Nancy S. Rees Owners, 1938 to 1973 Residents, 1940 to 1972

95

E.2 Criterion B - Historic Person Charles W. Rees, Jr. and Dorothy H. (Diehl) Rees Owners, 1973 to 2005 Residents, 1940 to 1961 and 1968 to at least 1976 (Charles Jr.) Resident, 1968 to 2005 (Dorothy)

96

E.3 Criterion C - Architecture Existing first floor plan by architect Larry Pappas, 2017. Likely rear addition area is shown in red.

Front Elevation

97

E.3 Criterion C - Architecture Existing second floor plan by architect Larry Pappas, 2017.

Likely rear addition area is shown in red.

Front Elevation

98

E.3 Criterion C - Architecture Top: Existing front elevation by architect Larry Pappas, 2017.

Below: Existing north (side) elevation.

Non-historic rear addition area is shown in red.

99

E.3 Criterion C - Architecture Existing west (rear) elevation by architect Larry Pappas, 2017. Non-historic rear addition area is shown in red.

Below: Existing south (side) elevation. Non-historic rear addition area is shown in red.

100

E.3 Criterion C - Architecture

Current east and south elevations by architect Larry Pappas, 2017. Rear addition is shown in red.

Front Elevation

Side Elevation

101

E.3 Criterion C - Architecture

Current west and north elevations by architect Larry Pappas, 2017. Rear addition is shown in red.

Front Elevation

Side Elevation

102

E.4 Criterion D - Master Builder William F. Wahrenberger (already an established Master Builder)

103

E.4 Criterion D - Master Builder William F. Wahrenberger (already an established Master Builder) Photos of other later homes constructed by William F. Wahrenberger. Photos this page courtesy of the historic nomination report of the John and Emilie Wahrenberger / William Wahrenberger Spec House #1, written by Beth Montes in 2004.

104

E.4 Criterion D - Master Builder William F. Wahrenberger (already an established Master Builder) Photos of other later homes constructed by William F. Wahrenberger. Photos this page courtesy of the historic nomination report of the John and Emilie Wahrenberger/ William Wahrenberger Spec House #1, written by Beth Montes in 2004.

105

Works Cited

E.1 — Provide a list of works cited (bibliography)

106

E.1 Bibliography

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

Hartmann, Glenn D. 1977 Architectural Description Guide: Developed for Use in Preparing Nominations for State and National Registers of Historic Places. Olympia, Washington: Office of Archaeology and Historic Preservation, Washington State Parks & Recreation Commission.

MacPhail, Elizabeth C. 1979 The Story of New San Diego and of its Founder Alonzo E. Horton. San Diego: The San Diego Historical Society.

McAlester, Virginia 2013 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

Smith, G.E. Kidder 1996 Source Book of American Architecture. New York City: Princeton Architectural Press

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, 1890, 1900, 1910, 1920, 1930, 1940; California Death Index; Social Security Death Index; genealogical files)

Journal Articles

MacMullen, Jerry. "The Orizaba and Johnston Heights." The Journal of San Diego History. Volume 5, Number 3, July 1959.

Newspaper

San Diego Union San Diego Evening Tribune San Diego Union-Tribune

The Dr. Charles and Nancy Rees / William Wahrenberger House at 4496 Trias Street - Addendum and 1950 Sanborn Map Clarification

Sanborn Fire Insurance maps can sometimes be mistaken and are unreliable at times. It is not entirely known why, but the 1950 Sanborn map displays an anomaly or mistaken sketch of the single-story south wing of 4496 Trias Street (please see page 53 of the Historic Nomination Report). The 1950 sketch shows that the footprint of the home is out of scale for the lot and shows two lines for the south wing which are cut off and end at the property line. It appears that whoever sketched the home slightly oversized the home's scaled footprint and then ran out of room for the southern sections of the home. For the 1956 Sanborn map (please see page 54 of the Historic Nomination Report), it appears that the sketch was corrected and the home was shown correctly situated on the lot with the southern wing shown in the same matching location but with the full outline and placement of the home sketched more accurately. The footprint matches the sketch shown on the Residential Building Record of the same time period. Also, detailed site analysis and even interviews with past owners and residents all confirm the originality of the home's southern wing. This single-story southern wing undertakes to retain a symmetrical form and balanced façade and is a design feature that allows the home to balance and offset the home's northern singe story garage wing.

Further, As stated in McAlester's book A Field Guide to American Houses, regarding the Colonial Revival asymmetrical subtype, "In the 1930's, irregular façades reappeared with less elaborate detailing. These were, in part, inspired by the desire for attached garages, which were difficult to incorporate within a balanced façade."

Conclusion. It appears that a mistake was made on the 1950 Sanborn sketch which was corrected on the 1956 Sanborn map.

1950

1956